Hacienda del Mar · Guanacaste
HACIENDA DEL MAR LOT 30
Lots · 914 m² lot
$425,000
View broker listing ↗via Tres Amigos Realty · land asking
Land · build scenario
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Thin build yield on paper — stress-test the config before you commit.
Modeled ~8% gross on all-in is below our 10% benchmark. Try another bedroom count or finish tier in the calculator below.
Estimated yield is in the header above.
Walk-to-beach lot — headline uses walk/beach-access comps (apple-to-apple).
Our pick · 3BR premium · ~8% gross · $961k all-in · Walk to the beach · Pool · Air conditioning
Stress-test →Hide
Walk-to-beach lot — headline uses walk/beach-access comps (apple-to-apple).
Land ~$465/m² — premium finish floor at this land basis.
Premium build · ~225 m² villa (75 m²/bd) · residential lot → 75% max coverage → buildable up to ~686 m² (about 9 BR at this tier/floors). This 3BR footprint fits.
All-in cost to build
≈ $4,273/m² all-in (incl. land).
Edit assumptions (plug in real contractor quotes)
Feasibility scenario — not a contractor quote
- •Construction uses our in-house team's ~$1,600/m² premium rate (shell + finishes; pool/landscaping & permits are added separately). Typical local quotes run $1,200–2,400/m². Final cost still depends on the confirmed scope.
- •Assumes a ~14-month build with no rental income during construction; excludes land-carry, financing and price escalation.
- •Papagayo beachfront often sits in the Maritime Zone (ZMT) — much is concession, not titled fee-simple.
- •Few or scattered nearby comps behind the revenue estimate — lower confidence.
- •Water availability (ASADA letter) and utilities can make or break a build — verify before you buy the lot.
Story
Is it for you?
Patient capital building equity — design-build or JV, not move-in cashflow.
Move on if you need rental income on day one.
Good to know
- Few or scattered nearby rentals behind this build scenario — lower confidence.
- Recipe gaps vs local winners: Gym / fitness.
- Build scenarios use market-level revenue anchors — re-run at the lot pin on the report.
Check before you offer
- Map pin placed in Hacienda del Mar by operator — confirm exact lot before closing.
- Confirm registered fee-simple title (folio real), free of liens.
- Confirm a legal water supply (AyA or ASADA letter / carta de agua) — no water letter, no deal.
- If anything is already built on the lot, confirm permisos de construcción cover it — unpermitted work can block closing.
- Verify buildable footprint, coverage rules, access, and ZMT status with the municipality.
- Get real contractor quotes before trusting any yield-on-cost figure.
Go deeper: Comps & math · Live & rent · Photos · Check before you offer · Site & legal. Automated check — verify list price, title, water, and building permits before an offer. More like this on the map →
Next steps
Automated screen — open Check before you offer for what still needs a human double-check before you wire. Want me in the loop? Deal Desk builds a shortlist around homes like this.