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La Estela Marina
3 min drive to beachocean view

Hacienda del Mar · Guanacaste

La Estela Marina

Lots · 9 bd · 4 ba · 5,005 sqft · 2,234 m² lot

$3,250,000

View broker listing ↗

via Tres Amigos Realty · land asking

Weak build · thin comps

Land · build scenario

Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on all-in cost
Conservative· Our estimate
2%
$85k/yr
Moderate
2%
$106k/yr
Optimistic
2%
$104k/yr

We're not perfect — we're working to make these numbers as accurate as possible. Spot an error, or have an idea? Let us know.

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Thin build yield on paper — stress-test the config before you commit.

Modeled ~2% gross on all-in is below our 10% benchmark. Try another bedroom count or finish tier in the calculator below.

Weak build · thin comps
What you'd earn
Conservative· Our estimate
$85k
Moderate
$106k
Optimistic
$126k

Estimated yield is in the header above.

All-in vs fair
$4,498,260
Income supports ~$854k (+427% vs fair)
Location & comps
3 min drive to beach
3 proven comps · med 3.9 km

Walk-to-beach lot — headline uses walk/beach-access comps (apple-to-apple).

Our pick · 4BR luxury · ~2% gross · $4.5M all-in · Walk to the beach · Pool · Air conditioning

Stress-test →

Walk-to-beach lot — headline uses walk/beach-access comps (apple-to-apple).

Finish tier

Land ~$1455/m² — premium finish floor at this land basis. Land ~$1455/m² — luxury finish at this land basis.

Floors

Luxury build · ~380 m² villa (95 m²/bd) · residential lot → 75% max coverage → buildable up to ~1,676 m² (about 17 BR at this tier/floors). This 4BR footprint fits.

All-in cost to build

Land (asking)$3,250,000
Construction · 380 m² × $2,400/m² (in-house)$912,000
Pool, landscaping & site works$45,000
Furnishings (FF&E)$88,000
Soft costs · permits/design/infra (18%)$172,260
All-in basis$4,498,260

≈ $11,838/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 ~$2,400/m² luxury 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.
  • •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.
  • 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

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