• Average asking price $785,993
  • % + or - average Caribbean property price -186%
  • Property price range $190,000 - $2,495,000
  • Average price per sq ft $245
  • Annual tourist arrivals 1,390,338
  • % change in annual tourist arrivals +4.7%

Overview – The Nicaragua Real Estate Market

The largest country in Central America, Nicaragua has long Caribbean Sea and Pacific Ocean coastlines with beaches that stretch for miles. With a tropical climate and landscape which varies from fertile valleys to tropical rainforest, the country is extremely biologically diverse, hence its nickname “the land of lakes and volcanoes”. Until recently Nicaragua was one of Central America’s best kept secrets, but now, the secret is out. The country was named by CNN as one of the “World’s fastest-growing tourist destinations for 2017.” Its blossoming tourism sector attracts well over 1.2 million tourists per year and plans for a trans-continental canal to rival the canal in Panama, would, if realised, provide a major boost to economic growth.

While the slated opening of a new breed of high quality resorts on Nicaragua’s Pacific Coast, such as the proposed Six Senses, is likely to bolster Nicaragua’s luxury credentials, the real estate market is still considered emerging. It is very much a buyer’s market and, for the time being, property prices in Nicaragua remain lower than in nearby Costa Rica, Panama or Belize. Real estate for sale in Nicaragua, which ranges from newly built condos overlooking manicured golf courses to finished turnkey beachfront homes, is particularly popular with North American buyers, including retirees looking for more bang from their buck and investors with an eye on the increasingly lucrative rental market.

As specialists in luxury Caribbean property, we can introduce you to the finest residential property, land for sale and commercial real estate in Nicaragua, including in San Juan del Sur and the Emerald Coast. Our agents on the ground in Nicaragua offer unrivalled local insight into the real estate market and the most desirable investment opportunities.


Search our Nicaragua Real Estate Listings

As specialists in luxury property in the Caribbean and Central America, we can introduce you to a wide selection of the finest residential property, land for sale and commercial real estate in Nicaragua.

Our agents on the ground can offer unrivaled local insight into the market and the most desirable investment opportunities.

To discover your perfect property in Nicaragua, search our Nicaragua real estate listings.




Discover the Carazo – Read our Guide to Carazo Real Estate.

Emerald Coast

Discover the Emerald Coast – Read our Guide to Emerald Coast Real Estate.


Discover the Granada – Read our Guide to Granada Real Estate.


Discover the Managua – Read our Guide to Managua Real Estate.

San Juan del Sur

Discover San Juan del Sur – Read our Guide to San Juan del Sur Real Estate.


Buying Property in Nicaragua

There are no restrictions on foreign nationals acquiring real estate in Nicaragua and property can be purchased by an individual or a Nicaragua registered corporation.

Once you have signed a contract for sale, your attorney should conduct due diligence including a title search and property survey. Your attorney will then draw up an Escritura (Title Deed) and witness the signing by both you and the seller. Once payment has been transferred your attorney should register the property in your name at the Cadastral Office.

There is a Transfer Tax paid by the seller (except in San Juan del Sur where it is paid by the buyer) that varies by the property value:

  • 1% (<$50,000)
  • 2% (~$100,000)
  • 3% (~$200,000)
  • 4% ($200,000+)

There is also a Registration Tax and IMI Tax – 1% each.

There is an annual property tax (IBI) of 1% of the assessed value of the property.

Nicaragua operates a retirement program offering residency for 5 years (renewable) and a host of incentives to attract retirees, including tax exemptions and freedom from tax on any out-of-country earnings.


Nicaragua – Land for Sale

Purchasing a lot of land provides you with a blank canvas and the opportunity to build your dream home in Nicaragua.

Whether you are looking for beachfront land or a centrally located plot, we offer various lots of land for sale in Nicaragua.

For larger parcels of land for commercial development, please see our commercial real estate listings.


Saving on Your Purchase

You could save money when investing in Nicaragua real estate by using a foreign exchange expert to get the best rate for your property purchase. We have partnered with Halo Financial, a specialist in foreign exchange, to help you get the best exchange rates when making one-off or regular international payments for a property purchase in Nicaragua. To see how you could save money, read more: Foreign Exchange.


Getting There

There are direct flights to Nicaragua’s Sandino International Airport near Managua from Europe and the Americas.

From the USA you can fly to Nicaragua’s Sandino International Airport in Managua with American Airlines from Miami, with Delta from Atlanta or with Continental from Houston.

From Europe, fly with Iberia from Madrid or connect in the USA.

There are also regular flights to Nicaragua from various Central and South American cities.

Atlanta to Nicaragua: 3 hours 45 mins
Houston to Nicaragua: 3 hours 20 mins
Miami to Nicaragua: 2 hours 35 mins

Local weather

25° Precipitacion0.28%
Wed 23° | 28°
Thu 22° | 30°
Fri 22° | 29°
Sat 23° | 26°
Sun 21° | 27°
Mon 21° | 29°
Tue 22° | 27°

Local time

12:47AM Wednesday 18th Jul 2018 (CST)
Wed 23° | 28°
Thu 22° | 30°
Fri 22° | 29°
Sat 23° | 26°
Sun 21° | 27°
Mon 21° | 29°
Tue 22° | 27°

Fast facts

  • Population 6,071,045
  • Capital Managua
  • Language Spanish
  • Currency Nicaraguan Córdoba
  • Time zone GMT-6 | ET