Authored by the expert who managed and guided the team behind the Costa Rica Property Pack
Everything you need to know before buying real estate is included in our Costa Rica Property Pack
This blog post breaks down rental yields in Costa Rica as of early 2026, covering everything from gross and net returns to neighborhood-level variations.
We've done the research so you can make informed decisions without sifting through dozens of sources yourself.
We constantly update this article to reflect the latest data and market shifts.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Costa Rica.
Insights
- Costa Rica's national average gross rental yield sits at approximately 7.8% in early 2026, which is notably higher than many other Central American markets and competitive with popular expat destinations in Latin America.
- The gap between coastal and Central Valley vacancy rates is striking: Guanacaste and Puntarenas show around 19% unoccupied dwellings versus just 8% in San José and Heredia, directly impacting effective yields.
- Heredia delivers the highest average gross yield among major metro areas at roughly 8.7%, making it a standout for investors seeking both returns and tenant stability.
- Luxury homes valued above 143 million colones face the Impuesto Solidario tax (0.25% to 0.55%), which can shave a meaningful chunk off net yields for high-end properties in Costa Rica.
- Smaller units like studios and one-bedrooms consistently outperform larger properties on yield per square meter because rents do not scale proportionally with purchase prices.
- Escazú, one of Costa Rica's most desirable neighborhoods, delivers lower yields (around 6.9% gross) precisely because property prices have outpaced rental growth.
- The upcoming Tren Eléctrico GAM project could lift rents near future station corridors in the Greater Metro Area, even before construction finishes, as expectations already influence pricing.
- Property management fees in Costa Rica typically range from 8% to 12% of monthly rent, making it the largest controllable expense after vacancy for long-term landlords.
What are the rental yields in Costa Rica as of 2026?
What's the average gross rental yield in Costa Rica as of 2026?
As of early 2026, the average gross rental yield in Costa Rica is estimated at approximately 7.8% per year, based on the most recent rent-to-price data available from late 2025.
Most typical residential properties in Costa Rica fall within a gross yield range of about 6.5% to 9%, depending on location, property size, and condition.
This 7.8% average positions Costa Rica competitively within Latin America and above many developed markets, reflecting a healthy balance between rental demand and property prices in the country.
The single most important factor influencing gross yields in Costa Rica right now is location, specifically whether a property sits in the job-rich Central Valley or in the more seasonal coastal provinces where vacancy and second-home dynamics play a bigger role.
What's the average net rental yield in Costa Rica as of 2026?
As of early 2026, the average net rental yield in Costa Rica is estimated at approximately 6.1% per year after accounting for typical landlord expenses.
The difference between gross and net yields in Costa Rica usually falls between 1.5 and 2 percentage points, reflecting standard deductions for vacancy, maintenance, management, and taxes.
Vacancy and property management fees are the expense categories that most significantly reduce gross yields in Costa Rica, especially in coastal areas where downtime between tenants can be longer.
Most standard investment properties in Costa Rica deliver net yields in the range of 5.5% to 6.5%, with the variation depending largely on how well landlords control vacancy and management costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Costa Rica.
We made this infographic to show you how property prices in Costa Rica compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Costa Rica in 2026?
In Costa Rica, a gross rental yield of 8% or higher is generally considered "good" by local investors, as it meaningfully exceeds the national average and provides a comfortable buffer against expenses.
The threshold that separates average-performing properties from high-performing ones in Costa Rica is typically around 8% gross, with anything above that mark putting you in the top tier of returns for long-term residential rentals.
How much do yields vary by neighborhood in Costa Rica as of 2026?
As of early 2026, gross rental yields in Costa Rica's mainstream metro submarkets range from roughly 5.5% to 9.5%, representing a significant spread that can make or break an investment.
Higher-yield neighborhoods in Costa Rica tend to be practical, commuter-friendly areas with strong tenant demand, such as Heredia (around 8.7% gross), San José's Mata Redonda district (up to 9% gross), and Rohrmoser (around 7.8% gross).
Lower-yield neighborhoods are typically premium, high-price areas where property values have outpaced rents, such as Escazú (around 6.9% gross) and certain luxury pockets within Santa Ana.
The main reason yields vary so much across Costa Rica's neighborhoods is that property prices in desirable, upscale areas have risen faster than rents, compressing returns, while more practical locations offer better rent-to-price ratios.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Costa Rica.
How much do yields vary by property type in Costa Rica as of 2026?
As of early 2026, gross rental yields across different property types in Costa Rica range from about 5.5% for large luxury homes to over 9% for well-located studios and smaller apartments.
Smaller, simpler units like studios and one-bedroom apartments currently deliver the highest average gross yields in Costa Rica because they appeal to the broadest tenant pool and rent quickly.
Large homes and luxury villas typically deliver the lowest gross yields in Costa Rica because their purchase prices rise faster than the rents they can command in the long-term market.
The key reason yields differ between property types in Costa Rica is that rental demand is deepest for practical, affordable units, while high-end properties face thinner tenant pools and may also incur the Impuesto Solidario tax on luxury homes.
By the way, you might want to read the following:
What's the typical vacancy rate in Costa Rica as of 2026?
As of early 2026, the estimated average residential vacancy rate in Costa Rica is around 7% for long-term rentals, though this figure varies significantly by location.
Vacancy rates across Costa Rica's different neighborhoods range from roughly 5% to 7% in the Central Valley's core metro areas up to 8% to 12% in coastal and tourism-heavy provinces like Guanacaste and Puntarenas.
The main factor driving vacancy rates in Costa Rica is whether a property is located near stable employment centers, as job access creates consistent tenant demand throughout the year.
Costa Rica's Central Valley vacancy rates are lower than coastal provinces because INEC data shows unoccupied dwelling shares of only about 8% in San José and Heredia versus around 19% in Guanacaste and Puntarenas, reflecting heavy second-home and seasonal dynamics on the coasts.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Costa Rica.
What's the rent-to-price ratio in Costa Rica as of 2026?
As of early 2026, the average rent-to-price ratio in Costa Rica is approximately 0.65% per month (or about 7.8% annually), meaning annual rent equals roughly 7.8% of the property's purchase price.
A rent-to-price ratio above 0.65% monthly (8% annually) is generally considered favorable for buy-to-let investors in Costa Rica, and this ratio is mathematically identical to the gross rental yield, just expressed differently.
Costa Rica's rent-to-price ratio compares favorably to many Latin American markets and significantly outperforms most European and North American cities, where ratios often fall below 5% annually.
We have made this infographic to give you a quick and clear snapshot of the property market in Costa Rica. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Costa Rica give the best yields as of 2026?
Where are the highest-yield areas in Costa Rica as of 2026?
As of early 2026, the top three highest-yield areas in Costa Rica are Heredia (around 8.7% gross), San José's Mata Redonda district (up to 9% gross), and Rohrmoser in San José (around 7.8% gross).
These top-performing areas in Costa Rica typically deliver gross yields ranging from 7.8% to 9%, which is well above the national average and provides a solid return cushion.
What Heredia, Mata Redonda, and Rohrmoser share is strong, stable tenant demand driven by proximity to jobs, services, and good public transport connections within the Greater Metro Area.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Costa Rica.
Where are the lowest-yield areas in Costa Rica as of 2026?
As of early 2026, the lowest-yield areas in Costa Rica include Escazú (around 6.9% gross), premium pockets of Santa Ana, and high-end sections of western San José where luxury properties dominate.
These low-yield areas typically deliver gross returns in the range of 5.5% to 7%, which is below the national average despite their desirability.
The main reason yields are compressed in Escazú and similar premium areas is that property prices have surged faster than long-term rents, reflecting buyer demand for lifestyle and status rather than pure investment returns.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Costa Rica.
Which areas have the lowest vacancy in Costa Rica as of 2026?
As of early 2026, the areas with the lowest residential vacancy in Costa Rica are San José's core neighborhoods like Rohrmoser and Mata Redonda, Curridabat, and Heredia's urban center.
These low-vacancy areas in Costa Rica typically experience vacancy rates in the range of 5% to 7%, meaning landlords face minimal downtime between tenants.
The main demand driver keeping vacancy low in Rohrmoser, Curridabat, and Heredia is the concentration of jobs, universities, and services that create a steady stream of professionals, students, and families seeking rental housing.
The trade-off investors face when targeting these low-vacancy areas is that strong demand often pushes property prices higher, which can compress yields compared to slightly less central locations.
Which areas have the most renter demand in Costa Rica right now?
The three neighborhoods currently experiencing the strongest renter demand in Costa Rica are the Escazú-Santa Ana corridor (corporate professionals), central San José areas like Rohrmoser (service sector workers), and Heredia-Alajuela zones near the Coyol Free Zone (manufacturing employees).
The renter profile driving most demand in these areas consists of young professionals, corporate relocations, and employees of multinational companies operating in Costa Rica's free trade zones.
Rental listings in these high-demand neighborhoods typically get filled within two to four weeks, especially for well-priced one and two-bedroom units in good condition.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Costa Rica.
Which upcoming projects could boost rents and rental yields in Costa Rica as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Costa Rica are the Circunvalación Norte road upgrade, the Tren Eléctrico GAM electric rail system, and continued expansion of the Coyol Free Zone employment hub.
The neighborhoods most likely to benefit include La Uruca and Calle Blancos (along the Circunvalación Norte corridor), areas near planned GAM rail stations, and Alajuela suburbs close to the Coyol Free Zone.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in directly affected micro-areas, with the rail project potentially having the largest long-term impact.
You'll find our latest property market analysis about Costa Rica here.
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What property type should I buy for renting in Costa Rica as of 2026?
Between studios and larger units in Costa Rica, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments generally outperform larger units in Costa Rica on both rental yield and occupancy, making them the better choice for pure income-focused investors.
Studios in Costa Rica typically deliver gross yields of 8% to 9% (roughly 640,000 to 720,000 colones, 1,200 to 1,400 USD, or 1,100 to 1,300 EUR annually per million colones invested), while larger three-bedroom units often fall closer to 6.5% to 7.5%.
The main factor explaining this difference is that smaller units tap into the deepest tenant pool of young professionals, couples, and relocating workers who prioritize location and affordability over space.
However, larger units can be the better investment choice in Costa Rica when targeting stable family tenants who tend to stay longer, reducing turnover costs and providing more predictable income despite the lower headline yield.
What property types are in most demand in Costa Rica as of 2026?
As of early 2026, apartments and condominiums in the Greater Metro Area are the most in-demand property type for long-term rentals in Costa Rica, driven by security features, amenities, and commute convenience.
The top three property types ranked by current tenant demand in Costa Rica are: first, modern apartments/condos in gated communities; second, practical townhomes in family-friendly suburbs; and third, well-located single-family homes with good access to schools.
The primary demographic trend driving this demand pattern is Costa Rica's growing professional class working in free trade zones and service sectors, who prioritize security, low maintenance, and proximity to their jobs.
Large luxury villas and beachfront vacation properties are currently underperforming in long-term rental demand and likely to remain so, as they appeal more to seasonal visitors than year-round tenants.
What unit size has the best yield per m² in Costa Rica as of 2026?
As of early 2026, units between 40 and 70 square meters deliver the best gross rental yield per square meter in Costa Rica, hitting the sweet spot between efficient space and strong rental demand.
The typical gross rental yield for this optimal unit size in Costa Rica ranges from 8% to 9% per year (approximately 640,000 to 720,000 colones, 1,200 to 1,400 USD, or 1,100 to 1,300 EUR annually per million colones of property value).
Smaller units under 35 square meters can feel cramped and limit tenant appeal, while units over 100 square meters see purchase prices rise faster than achievable rents, dragging down yield per square meter.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Costa Rica.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Costa Rica versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Costa Rica as of 2026?
What are typical property taxes and recurring local fees in Costa Rica as of 2026?
As of early 2026, the annual property tax (Impuesto sobre Bienes Inmuebles) for a typical rental apartment in Costa Rica runs about 0.25% of assessed value, which might translate to roughly 200,000 to 400,000 colones (380 to 760 USD or 350 to 700 EUR) for a mid-range unit.
Other recurring fees landlords must budget for in Costa Rica include municipal garbage collection fees and, for properties valued above 143 million colones, the Impuesto Solidario luxury tax ranging from 0.25% to 0.55% annually.
These taxes and fees typically represent between 1% and 3% of gross rental income in Costa Rica, though the percentage rises significantly for luxury properties subject to the solidarity tax.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Costa Rica.
What insurance, maintenance, and annual repair costs should landlords budget in Costa Rica right now?
Annual landlord insurance for a typical rental property in Costa Rica costs roughly 150,000 to 400,000 colones (285 to 760 USD or 260 to 700 EUR), depending on the property value, location, and coverage level.
The recommended annual maintenance and repair budget in Costa Rica is about 1% of property value for average properties, which works out to approximately 0.5% for newer condos with strong HOA maintenance and 1.5% or more for older homes in humid coastal conditions.
The repair expense that most commonly catches Costa Rica landlords off guard is water damage and humidity-related issues like mold, leaks, and appliance corrosion, especially in coastal properties or older buildings without proper ventilation.
In total, landlords should realistically budget around 1.5% to 2.5% of property value annually for combined insurance, maintenance, and repairs, which translates to roughly 1.2 to 2 million colones (2,300 to 3,800 USD or 2,100 to 3,500 EUR) for a typical mid-range investment property.
Which utilities do landlords typically pay, and what do they cost in Costa Rica right now?
In most long-term rental agreements in Costa Rica, tenants pay their own electricity, water, internet, and gas, though landlords sometimes cover certain utilities in furnished rentals or properties with shared meters.
When landlords do cover utilities in Costa Rica, the monthly cost typically runs 30,000 to 80,000 colones (57 to 150 USD or 52 to 140 EUR) for a standard apartment, depending on usage and whether the property has air conditioning.
What does full-service property management cost, including leasing, in Costa Rica as of 2026?
As of early 2026, full-service property management in Costa Rica typically costs between 8% and 12% of monthly rent, which would be roughly 40,000 to 72,000 colones (76 to 137 USD or 70 to 125 EUR) on a 500,000 colones per month rental.
On top of ongoing management, leasing or tenant-placement fees in Costa Rica usually range from 50% to 100% of one month's rent, covering marketing, screening, and contract preparation.
What's a realistic vacancy buffer in Costa Rica as of 2026?
As of early 2026, landlords in Costa Rica should set aside approximately 8% of annual rental income as a vacancy buffer in the Central Valley, rising to about 12% for coastal and tourism-heavy areas.
This translates to roughly 4 to 6 weeks vacant per year in the Greater Metro Area, while coastal properties in Guanacaste or Puntarenas might see 6 to 8 weeks of downtime annually.
Buying real estate in Costa Rica can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Costa Rica, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Global Property Guide - Costa Rica Rental Yields | It's a long-running international real estate dataset with a published yield formula and regular update cadence. | We used it as the anchor for gross yields, including national averages and San José-area submarkets. We treated late 2025 yields as the closest observable benchmark for early 2026. |
| INEC - Housing and Population Estimates 2022 | INEC is Costa Rica's official statistics office, and this is a formal national housing publication. | We used it to quantify how empty housing stock differs by province, which serves as a proxy for vacancy risk. We used provincial gaps to adjust vacancy assumptions between the Central Valley and coastal areas. |
| INEC - Census 2022 Portal | It's INEC's official portal for census outputs and methodology. | We used it to verify that housing estimates are part of the official 2022 census program. We used it as the reference landing page for readers wanting official context. |
| BCCR - Economic Indicators | The Central Bank is the top official source for macro indicators that shape rents, credit, and demand. | We used it to frame early 2026 market conditions and expectations. We used it as a cross-check so yield conclusions fit Costa Rica's broader economic backdrop. |
| OECD - Housing Prices Indicators | The OECD clearly defines the price-to-rent ratio and how it should be interpreted. | We used it to explain rent-to-price and price-to-rent in a simple, comparable way. We used the OECD definition to keep ratio interpretation consistent and beginner-friendly. |
| Hacienda - Impuesto Solidario 2026 Notice | It's the Finance Ministry's own notice about a key housing-related tax. | We used it to confirm the solidarity tax exists, applies in 2026, and the payment deadline mechanics. We used it when discussing what can cut net yield for higher-value homes. |
| Hacienda - ISO Calculation Examples | It's a ministry-issued explainer that states the progressive rate range for the luxury-home solidarity tax. | We used it to cite the rate range of 0.25% to 0.55% and explain how progressive brackets work. We used it as the official backstop when translating tax rules into yield impact. |
| BDO Costa Rica - Impuesto Solidario 2026 Note | BDO is a major professional services firm that cites decree publication details. | We used it to pin down the 143 million colones exemption threshold for the 2026 period. We used it only as a cross-reference alongside Hacienda's own notice. |
| ARESEP - Water Tariffs | ARESEP is the national regulator and the most official place to verify tariff structures. | We used it to explain that water charges are regulated and vary by operator and tariff block. We used it to keep utility-cost guidance grounded in verifiable pricing sources. |
| CNFL - Electricity Tariffs | CNFL is a major electricity distributor and publishes the tariff sheets used in billing. | We used it to anchor the utilities cost section in something checkable for early 2026. We used it as a practical reference because many Central Valley rentals fall under CNFL billing. |
| ICE - Tariff Changes Press Note | ICE is a key national utility actor and publishes official communications on tariffs. | We used it to support that electricity prices can change year to year and are regulator-approved. We used it to justify including a utility buffer in net-yield math. |
| CONAVI - Circunvalación Norte Project | CONAVI is the official road authority and this is their own project documentation. | We used it to identify transport projects that can lift renter demand in specific corridors. We used it to connect commute improvements to neighborhood-level rent pressure. |
| INCOFER - Tren Eléctrico GAM Financing | INCOFER is the national rail entity and this is an official financing announcement. | We used it to flag a major medium-term demand catalyst around stations and job centers in the Greater Metro Area. We used it to justify which micro-areas could see future rent uplift. |
| CINDE - Coyol Free Zone Profile | CINDE is the national investment promotion agency and tracks major employment hubs. | We used it to support why Alajuela and Coyol-area rental demand stays strong. We used it when naming high-demand corridors beyond the obvious San José center. |
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