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Guide to the Best Neighborhoods on Nicaragua’s Southern Pacific Coast

Guide to the Best Neighborhoods on Nicaragua’s Southern Pacific Coast

Report by San Juan Live

Note to the reader

The information contained in this report is obtained from sources believed to be reliable, but its accuracy cannot be guaranteed. Properties featured at the time of writing may no longer be available or prices may have changed.

Real estate investing involves financial and legal issues but this report cannot be viewed as financial or legal advice. Only a licensed professional familiar with your specific circumstances can provide that kind of advice, and we hope you’ll seek it.

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Imagine the Possibilities…

A few months from now you could own a gorgeous ocean view home where the weather is warm year round and a meal for two at a beachside restaurant costs less than $15.

You spend the days surfing un-crowded waves and the evenings entertaining your friends on your deck while you watch the hills turn pink with the setting sun. And you never have to worry about doing the housework. Because where you live you can easily afford the luxury of in-house help and a full time gardener.

Not many people get to experience this kind of life. But if you’re willing to explore new frontiers overseas, research well and take necessary steps to protect yourself, you too can seek out these kinds of opportunities for yourself.

The Southern Pacific Coast Advantage

It’s into this discussion that we’re introducing the Southern Pacific Coast of Nicaragua. An area that begins at the border with Costa Rica and extends northwards to the the small fishing town of Astillero encompassing the regions of San Juan del Sur and The Emerald Coast

It’s arguably the most beautiful part of Nicaragua’s coastline. The steep hills, jagged cliffs and sandy coves offer exquisite ocean views and endless opportunities for fishing, swimming, surfing, yachting, horseback riding, or just relaxing on the beach.

Visitor numbers are growing, new properties are being built, large infrastructure investments are underway and niche businesses are sprouting up all around. But despite being on an upward development path, real estate prices are still lower than comparable locations elsewhere in Central America. Plus the region has a low cost of living, is highly desirable and is somewhere people enjoy spending time in.

In this report we share the 10 neighborhoods that stand out when it comes to value and amenity. Which one is right for you will depend on your personal goals and priorities. But we’re confident that whether you’re looking strictly for investment or for a desirable, affordable place to live, you'll find something to suit you on Nicaragua’s Southern Pacific Coast.

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Downtown San Juan del Sur

Despite the ever increasing tourism visitors, San Juan del Sur retains the relaxed charm of an easy going fishing village. The beachfront road begins at the foot of the southern headland and runs northwards for ⅔ of the bay to the the estuary. Known locally as the malecón, it’s lined with restaurants, bars and cafes looking out to the fishing boats anchored in the bay (and the occasional cruise ship).

As you’d expect on the property front, San Juan del Sur’s downtown has a commercial flavor. If you happen to own one of the corner buildings in the center you can be assured of strong rental demand from restaurant owners, hostels or real estate agencies looking to set up shop. While the beachfront road has received most attention from investors, there are interesting areas developing back from the beach, with some streets starting to develop an arty vibe, others clustered with interesting shops and street food.

If you want to be in the heart of everything, then this is the place to choose. The downside? You are, quite literally, in the middle of everything going on in town.

Downtown San Juan del Sur Real Estate

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House on Central Park. Live. Rent. Apts. Condos $220,000The house is located in the center of town right on the Church Plaza. While there is a pharmacy and Nica home on the land right now, the main value is in the location. There is no better… Get the details

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Casa Luna: In the Heart of San Juan del Sur $275,000A multiple use property originally designed as a single family home with rental rooms and retail space downstairs. High ceilings and open courtyard design provide plenty of shade… Get the details

Downtown San Juan del Sur Market Price Snapshot

Median Price PSM Lots: $112.50 Median Lot Prices: $70,000 Median Price PSF Houses: $156 Median House Prices: $250,000

See methodology note at the end of the report

Deeded Pelican Eyes Home $189,000An extremely rare opportunity to purchase Casa Fantasia one of the most beautiful units within the Pelican Eyes Resort Development.… Get the details

La Talanguera

The neighborhood of La Talanguera is just past the estuary on the northern end of the bay. While it’s only a few minutes from downtown, it feels much further. Here life quiets down and the leafy residential streets give it a distinct neighborhood feeling.

La Talanguera is one of the most established neighborhoods in San Juan del Sur, with some properties owned for generations by prominent Nicaraguan families. This also means that listings for single family homes are rarely available.

But if a condo unit within walking distance to the beach is in your game plan you should find some options here. There are also some choice residential lots and townhouse communities just across the Chocolata road.

La Talanguera Real Estate

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Townhomes With Direct Ocean & Sunset Views At Below Market Value $195,000If you’re looking for a high quality new product in San Juan del Sur with direct ocean and sunset views you’ll find it in these units. Experienced builders are bringing high quality finishes.…Get the details

Modern Studio in a Townhouse Community with Ocean Views and Tropical Gardens $107,600Modern Ocean View Townhomes surround a huge tropical garden, just over 200 meters from the Pacific in La Talanguera, San Juan del Sur’s most tranquil and exclusive district…Get the details

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Modern Ocean View Townhomes Surround a Huge Tropical Garden $256,200Modern Ocean View Townhomes surround a huge tropical garden, just over 200 meters from the Pacific in La Talanguera, San Juan del Sur’s most tranquil and exclusive district…Get the details

Ocean View Condos At An Amazing Price $175,000These 3 bedroom condos enjoy a lovely open floor plan that takes advantage of the natural light and direct ocean and sunset views. Experienced builders are bringing high quality finishes and a modern, crisp design at below market prices.…Get the details

La Talanguera Market Price Snapshot

Median Price PSM Lots: $229 Median Lot Prices: $82,138 Median Price PSF Houses: $164 Median House Prices: $272,950

Palermo

In the contoured foothills directly east of town you’ll find the Palermo Neighborhood. It offers panoramic views over the bay of San Juan del Sur, close access to downtown and surprisingly affordable real estate opportunities.

For many it’s an ideal location; close enough to San Juan del Sur to quickly take advantage of all it has to offer, yet far enough away to escape the noise and bustle. Villas de Palermo, a luxury resort and hotel, set within beautifully maintained gardens, anchors the area. Rental homes in Palermo are highly sought after by regular expat visitors to town. It’s always a good sign when regulars who know the country well choose to stay in a neighborhood time and again.

A little further east, falling on both sides of the main road, lies the neighborhood of La Cuesta. The north side rises steeply up a forested hill revealing stunning views. The southern side has a lower elevation and a friendly neighborhood feel that isn’t cooked up for tourists. It’s the balance of proximity to town and closeness to nature that attracts buyers here.

Palermo and La Cuesta Real Estate

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Turnkey vacation home in well-managed development with all services included $97,000Villa Palermo boasts panoramic ocean views and is near the pool, bar and restaurant in the gated resort community of Villas de Palermo – a fun, safe vacation spot for families.…Get the details

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Large Townhomes with Ocean and Valley Views $135,900La Terraza at Vista Azul is a boutique community of six homes located four kilometers via paved highway from San Juan Del Sur, Nicaragua. The luxury homes offer 1,250 square feet of covered living space with two large bedrooms and two…Get the details

Vista Azul: A boutique development of prime residential building lots $20,000Located only 5 minutes from San Juan del Sur, these large and private building lots offer a unique and affordable opportunity for individuals looking to invest, vacation.…Get the details

Commercial lot in San Juan del Sur’s premier residential community $250,000This is one of the best locations for a commercial lot in the San Juan del Sur region. It’s quiet, the ocean and country views are soothing and the property is part of a gated development with.…Get the details

Palermo & La Cuesta Market Price Snapshot

Median Price PSM Lots: $42.82 Median Lot Prices: $60,000 Median Price PSF Houses: $104 Median House Prices: $149,450

2 Bedroom Condos With Pool Located Close To Town$75,000

Calling all snowbirds, retirees and investors, this is something different. …Get the details

Escamequita

Escamequita enjoys the benefits of a beautiful rural setting but is still close to some of the best surfing beaches in Central America and the town of San Juan del Sur. Hills roll in all directions, occasionally breaking for a long ocean view; cattle graze in the fields and locals ride around on horseback. Life here feels secluded, picturesque and tranquil.

The road from town has recently been paved, which only increases the desirability of the area. Houses for sale are harder to find than land, so your best bet is to buy a lot and build your own home or to buy through a developer who will build the home for you.

Lot sizes are typically much larger than in other neighborhoods and have a lower price PSM, so if space and privacy are what you’re after, make sure you check this area out.

Escamequita Real Estate For Sale

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Turn your vacation into a lifestyle at Big Sky Ranch$62,000

With rolling grassy plains, a natural forest border and a gentle sloping ridge which features a commanding view of the Pacific Ocean, Big Sky Ranch is the ultimate escape. Rest or adventure. Safari on horseback, or romance by the seaside.

Whether you’ve dreamed of a storybook second home or a re-imagined countryside colonial with pristine rural views and contemporary comforts, this opportunity is worth booking a Lifestyle Tour for.Get the details

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Arriba Verde – A Lot for a Little $15,000Nestled in the hills behind Playa Hermosa, Arriba Verde is an off grid community of sizeable lots with sweeping views of jungle wildlife, ocean sunsets and distant city lights…Get the details

Gorgeous 4 acre ranch lot in an eco-preserve $89,000Surfers, nature lovers, Eco-conscious travelers, sun lovers, peace seekers: look no further. The lots at Las Fincas de Escamequita are for you. Surrounded by greenery, lush mountains, a 400 acre nature preserve…Get the details

Escamequita Market Price Snapshot

Median Price PSM Lots: $5.56 Median Lot Prices: $30,000 Median Price PSF Houses: N/A Median House Prices: $223,000

Elevated Lot At Playa Yankee With Killer Ocean Views $75,000

An elevated lot with killer ocean views from just about everywhere you stand on the property. You can see the mountains of Costa Rica as well as the vast ocean, sunsets and rock islands.…Get the details

Green hilltop lot with incredible Costa Rica / ocean / jungle views $45,000This .83 acre parcel situated at the top of a hill has sweeping panoramic views from the ocean to Cosa Rica to hundreds of acres of adjacent, gorgeous undeveloped farmland.Get the details

South to Remanso

The line of hills marking the southern edge of San Juan del Sur offer exquisite views over the town and bay, and a perfect sunset orientation. Walk or drive from your property to the bottom of the hill and you’re quickly catapulted back into the heart of downtown.

Head over the line of hills and down the other side and you’ll arrive at another bay. Smaller and rockier than the bay of San Juan del Sur, Paradise bay is named after a real estate development that started here a few years ago.

The neighborhood has the elevation and views, but is still less developed than Pacific Marlin, on the northern end of the bay. Real estate options are varied and include a clutch of impressive architect designed homes, serviced lots and condos. Larger parcels, perfect for condo development are also available to tempt the commercial investor.

South to Remanso Real Estate

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A rare collection of ocean view lots right above town $98,000

If you thought ocean view lots walking distance to town in San Juan del Sur were a thing of the past, this recently released development is offering a reward to those who have waited…Get the details

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Walking distance to town and stunning views of San Juan Bay and the Pacific Ocean $445,000Located on a hill with clear views over San Juan Bay and amazing sunsets you will be delighted to just sit and watch the ever changing kaleidoscope before you. In addition to the…Get the details

Stunning Modern Architect-Designed 3 Bedroom Home with ‘Top of the World’ Views over San Juan $399,000This is a newly constructed home in the exclusive development of Paradise Bay in San Juan del Sur. It has incredible views over the whole of the town, and the half moon shaped bay…Get the details

Great Site for an Ocean View Development in the Heart of Town $1,200,000This is a great site for an ocean view development in the heart of town. This parcel offers beautiful views of San Juan del Sur bay, the ocean and the town. The property has easy access .…Get the details

South to Remanso Market Price Snapshot

Median Price PSM Lots: $125 Median Lot Prices: $139,123 Median Price PSF Houses: $152 Median House Prices: $325,000

Pacific Marlin

The Pacific Marlin neighborhood has been popular ever since San Juan del Sur got on the map as an important investment destination and main tourism draw for the area. No surprise really, the high cliffs hook out into the ocean offering magnificent views out to sea, across the bay and over the town.

The majority of properties on Pacific Marlin are singly family homes. Some are truly spectacular - the kind of homes that could be featured on the pages of Architectural Digest. Vacationers pay good money to rent homes here.

This neighborhood is all about location and dramatic ocean views. There isn’t much commerce (meaning almost no restaurants or shopping in the immediate area) but just roll down the hill and you’ll find it all there.

Pacific Marlin Real Estate

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Oceanfront 4,000sq.ft Luxury Home + Loft apt $989,000“Casa Del Soul” is a 4,000 Sq. Ft. Oceanfront Luxury Home, located on a private bay with 4 beaches. .It’s unique 3 story layout has a 1 bedroom Penthouse Suite (all imported Travertine marble floors) with a kitchen and a custom…Get the details

Pacific Marlin Market Price Snapshot

Median Price PSM Lots: $97.43 Median Lot Prices: $154,500 Median Price PSF Houses: $184 Median House Prices: $585,000

Nacascolo

Heading north out of town, the first neighborhood after Pacific Marlin is Nacascolo. The views and landscapes here are stunning and you'd think the homes must be costly, but if you’re looking for good value (and you don’t mind a few unpaved sections of road) this area is hard to beat.

As you approach from the road, you may wonder what the fuss is about. But as soon as you get some altitude the views of Nacascolo bay open up beautifully. From some special spots you're treated to a “double view” of Ometepe rising out of Lake Nicaragua towards the east and the Pacific ocean to the west.

Nacascolo Real Estate

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A Modern Take On The Classic Casita Only Minutes From Town $189,000The Casitas phase offers lot/home packages with modern, Nica-inspired, rustic styling and the best location for those looking to be close to town. With only 8 lots it’s an intimate spot in El Encanto …Get the details

Views Of A Half Dozen Bays, Costa Rica And The Continental Divide $29,900Pacific Ocean views as far as the eye can see, from Costa Rica to the south, to Majagual beach and beyond. A former cornfield has now become home to the highest active phase of El Encanto…Get the details

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Stunning Villa and Pool Perched High Above the Pacific Ocean$385,000

The San Juan del Sur coastline offers epic ocean views with backdrops of sweeping hillsides and rocky cliffs. This Polynesian inspired villa is perched high on a hill giving the homeowner a front row view of the deep blue sea and its epic surroundings.… Get the details

Home with ocean view and walking distance to San Juan Del Sur $225,000Single family home with 2 bedrooms plus Bonus Room which can be used as a 3rd bedroom or storage area with 2 1/2 baths. On a Large lot with ocean view and walking distance to beach.Get the details

Nacascolo Market Price Snapshot

Median Price PSM Lots: $37.38 Median Lot Prices: $60,000 Median Price PSF Houses: $147

Marsella

Marsella is all about the natural attraction of the beach: a golden crescent of sand stretching between two rocky headlands.

Most of the beachfront is taken up by private houses which rarely become available for sale. Cropping up in the hills behind the beach are a few small scale developments and some larger parcels of ocean view land.

Marsella Real Estate

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45 Acres Of Amazing Farm Land With Ocean Views $600,000

45 acres of amazing farmland with ocean views located 3 km north of San Juan del Sur. The parcel overlooks Marsella beach and mountains and commands panoramic coastline…Get the details

Private House With Pool Directly On Marsella Beach $ 427,500

This 3 bedroom, 3 bedroom house enjoys a private setting directly on Marsella beach. As this is a “double lot” the property comes with…Get the details

Marsella Market Price Snapshot

Median Price PSM Lots: $64.11 Median Lot Prices: $79,450 Median Price PSF Houses: $142

Maderas

If you’re a sucker for surfing and laid-back beach living, you may find yourself kicking back and falling for the seductive charm of the Maderas area. The terrain rolls up from the shoreline into a series of rugged hill where you’re treated to breathtaking views up and down the coast.

The growing community makes the most out of the main outdoor activity of the area: surfing – you pass several real estate projects catering to the surfer crowd on the way to the beach. But the development at Maderas still has a small-scale, rustic feel; although every year there’s a little more of it.

Maderas Real Estate

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Eco Forest and Surf Villa SOLDStunning 4,000 square foot home, nestled into the jungle boasting expansive views that are nothing short of magnificent. Designed by the renowned architect Matthew Faulkner of Simplemente Madera, this home was made purely of his.…SOLD ON SAN JUAN LIVE

Eco-rancho nestled in the jungle close to Playa Maderasand San Juan del Sur. $485,000The property consists of four homes nestled in 3 acres of jungle and located close to Playa Maderas and Playa Marsella, and about 7 kilometers from the town of San Juan del Sur, Nicaragua..…Get the details

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Maderas Market Price Snapshot

Median Price PSM Lots: $42.97 Median Lot Prices: $52,995 Median Price PSF Houses: $121 Median House Prices: $300,000

2.5 acre family compound located at the junction to Playa Marsella and Playa Maderas $260,000This almost 2.5 acre property has road and river frontage, located at the junction to Playa Marsella and Playa Maderas. It is strategically located on the only..…Get the details

The Emerald Coast

The Emerald Coast is a stretch of coastline between the towns of Tola, Gigante and El Astillero. The development of the area has been kicked up a notch by the opening of Mukul Beach, Golf & Spa at Guacalito – arguably the most spectacular resort on the Pacific coast of Nicaragua.

All around are sparkling white sand beaches with rocky outcrops, dramatic bluffs and secluded bays. The region has no shortage of excellent surf – the two most notable surf breaks are Playa Colorado and Popoyo. They often play host to both national and international surf competitions.

It’s no wonder that this area is attracting a great deal of investor interest from lifestyle investors and developers.

Emerald Coast Real Estate

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Virgin Beachfront & Hillside -Tola - Playa Icacal $875,000Playa Icacal is a portion of the larger beach area known as Brito. This ~24.5 acre parcel consists of two separate lots (A & B). Lot A is prime virgin land with 150 meters of beachfront. It was Lot B is the.…Get the details

Emerald Coast Market Price Snapshot

Median Price PSM Lots: $54.52 Median Lot Prices: $63,000 Median Price PSF Houses: $175 Median House Prices: $377,000

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The Insider Guide To San Juan del Sur

Enjoy an amazing vacation and learn more about San Juan del Sur by downloading the Insider Guide to the region.

The guidebook explains in detail the neighborhoods, places to stay, places to eat, businesses and local culture. We donate $1 to charity for every book sold -

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Market Snapshot Methodology Note

• All price information was based upon published listing prices current as of 1/25/2015.

• The listing prices include realtor commissions. • The median figures represent a calculation of the median prices of lots within the

given community. In communities without 1 or more resale listing, the actual sales price of the only available for sale within the community was listed as the median price.

• PSM is price per square meter. PSF is price per square foot. All prices are in USD.

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