• Average asking price $578,277
  • % + or - average Caribbean property price -295%
  • Property price range $120,000 - $1,300,000
  • Average price per sq ft $190
  • Annual tourist arrivals 1.5 million
  • % change in annual tourist arrivals +6.5%

A Guide to Buying Property in Nicaragua for Foreign Buyers

With some of the best surfing conditions in the region, long golden sand beaches and comparatively affordable real estate, Nicaragua’s property market has attracted the attention of international buyers in recent years.

If you are currently considering investing in real estate in Nicaragua but you are wondering “where are the best places to buy property in Nicaragua?” or “how do I go about owning property in Nicaragua as a foreign buyer” then this guide is for you.

Our guide takes you through the process of buying property in Nicaragua from beginning to end, including an introduction to the real estate market, the buying process and the taxes you will need to be aware of.



Overview – The Real Estate Market
Buying Process, Fees & Taxes
Search Real Estate Listings
Best Places to Buy
Residency & Citizenship
Sending Money
How to Get There


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 attracted approximately 1.5 million tourists in 2017 and plans for a trans-continental canal to rival the canal in Panama, would, if realized, 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.


Buying Property in Nicaragua

Can foreigners buy property in Nicaragua?

Yes, foreigners can buy property in Nicaragua and the Government of Nicaragua welcomes investment from overseas buyers. There are practically no restrictions on foreign buyers acquiring real estate in the country and the buying process is the same for citizens and foreigners alike. However, foreign buyers are not permitted to purchase land within 5km of the international borders and require a waiver permit to purchase land within 5 to 15km from the international borders. Land that lies within 50 meters of the high tide mark is considered the property of Nicaragua and its citizens and is unavailable for purchase.

Buying Process

Buying property in Nicaragua is a relatively simple process, which typically involves the following steps:

  1. Begin your property search.
  2. Find your perfect property and make an offer.
  3. Once you have signed a contract for sale, your attorney should conduct due diligence including a title search and property survey.
  4. Your attorney will then draw up an Escritura (Title Deed) and witness the signing by both you and the seller.
  5. Once payment has been transferred your attorney should register the property in your name at the Cadastral Office.
  6. Pay all required taxes and fees.

Transfer Tax

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+)

Registration Tax

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

Property Tax

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


Search Nicaragua Real Estate Listings

As specialists in luxury Caribbean property, we can introduce you to a wide selection of the finest residential property in Nicaragua.

Homes for Sale & Condos for Sale

Our website is the ultimate destination to discover a wide selection of villas, houses and homes for sale in Nicaragua, as well as apartments and condos for sale in Nicaragua.

Land for Sale

You can also browse undeveloped land. 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 lot, we’re here to help you find the perfect lot of land for sale in Nicaragua.

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

Hotels for Sale

Searching for hotels for sale in Nicaragua? Browse hotels, B&Bs and guests houses right here.

Finding the Perfect Property for Sale in Nicaragua

Discover the most sought after real estate investment opportunities and benefit from unrivaled insight into the market.

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


Best Places to Buy Property in Nicaragua


Discover the Carazo – Read our guide to buying property in Carazo.

Emerald Coast

Discover the Emerald Coast – Read our guide to buying property in Emerald Coast.


Discover the Granada – Read our guide to buying property in Granada.


Discover the Managua – Read our guide to buying property in Managua.

San Juan del Sur

Discover San Juan del Sur – Read our guide to buying property in San Juan del Sur.


Nicaragua Residency & Citizenship

How long can a foreign citizen stay in Nicaragua?

Citizens of the USA, Canada, UK, and many countries in the Caribbean and Latin America are permitted to visit Nicaragua without a visa for up to 90 days within a 180-day period.

As Nicaragua is party to the Central America Border Control Agreement (CA-4) tourists can travel within the CA-4 countries (Honduras, Nicaragua, El Salvador and Guatemala) for up to 90 days without completing entry and exit formalities at border immigration checkpoints.

How do I become a resident of Nicaragua?

Nicaragua offers foreign nationals who would like to live in Nicaragua 2 optional routes to obtaining residency status:

  1. Retiree Residency: According to the Law of Resident Pensioners and Retirees (Decree 628), retirees aged over 45 with an income equivalent to at least $600 per month from Social Security or a pension can apply to become resident in Nicaragua for a 5 year period (renewable). Residency offers tax benefits including no tax on out-of-country income, exemption from duty on importing up to US $20,000 worth of household goods and a vehicle valued at less than $25,000.
  2. Investor Residency: According to the Foreign Promotions Investment Law, individuals investing a minimum of US $30,000 in a business or real estate in Nicaragua can apply for residency in the country. Applications must be made in person in Nicaragua and applicants must remain in the country for at least 30 days following the application to allow for follow up visits from Immigration officials.

How do I become a citizen of Nicaragua?

Individuals who have lawfully resided in Nicaragua for 5 years can apply for citizenship by naturalization.


Sending Money to Nicaragua

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.


How to Get to Nicaragua

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° Precipitacion0.04%
Thu 23° | 28°
Fri 23° | 32°
Sat 23° | 32°
Sun 23° | 32°
Mon 23° | 32°
Tue 24° | 34°
Wed 24° | 31°

Local time

8:56PM Wednesday 12th May 2021 (CST)
Thu 23° | 28°
Fri 23° | 32°
Sat 23° | 32°
Sun 23° | 32°
Mon 23° | 32°
Tue 24° | 34°
Wed 24° | 31°

Fast facts

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