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Poston Lot
walk to beachocean view

Playa Ocotal · Guanacaste

Poston Lot

Lots · 1,120 m² lot

$390,000

View broker listing ↗

via Tres Amigos Realty · land asking

Looks cheap · verify

Land · build scenario

Estimated yearly income for this property
From successful nearby Airbnbs after bed and finish adjustments.
on all-in cost
Conservative
6%
$70k/yr
Moderate· Our estimate
13%
$165k/yr
Optimistic
18%
$224k/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.

Strong build yield with ~25% equity vs buying finished.

At $1,237,600 all-in (5BR premium) it clears our 10% benchmark.

Looks cheap · verify
What you'd earn
Conservative
$70k
Moderate· Our estimate
$165k
Optimistic
$224k

Estimated yield is in the header above.

All-in vs fair
$1,237,600
Income supports ~$1.7M (−25% vs fair)
Location & comps
Walk to the beach · 0.3 km to beach
8 proven comps · med 4.6 km

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

Our pick · 5BR premium · ~13% gross · $1.2M 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 ~$348/m² — premium finish floor at this land basis.

Floors

Premium build · ~375 m² villa (75 m²/bd) · residential lot → 75% max coverage → buildable up to ~840 m² (about 11 BR at this tier/floors). This 5BR footprint fits.

All-in cost to build

Land (asking)$390,000
Construction · 375 m² × $1,600/m² (in-house)$600,000
Pool, landscaping & site works$45,000
Furnishings (FF&E)$70,000
Soft costs · permits/design/infra (18%)$116,100
All-in basis$1,237,600

≈ $3,300/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.
  • •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

  • 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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