Authored by the expert who managed and guided the team behind the Nicaragua Property Pack
Everything you need to know before buying real estate is included in our Nicaragua Property Pack
This article covers the current housing prices in Nicaragua, including average costs, price per square meter, neighborhood comparisons, and what you can buy at different budget levels.
We constantly update this blog post with fresh data from authoritative sources to make sure you always have the latest information.
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 Nicaragua.
Insights
- Nicaragua's median home price of $110,000 in 2026 sits roughly 30% below the average, showing how a small number of luxury coastal properties pull the average upward significantly.
- Managua neighborhoods like Santo Domingo command up to $2,000 per square meter, while entry-level areas like Ciudad Sandino start around $450 per square meter, a gap of more than 4x.
- Closed sale prices in Nicaragua typically run 6% to 8% below listing prices, with coastal second-home markets seeing the largest negotiation discounts.
- New-build homes in Nicaragua carry an 18% premium over comparable older properties, driven by modern electrical systems, water backup, and move-in-ready finishes.
- Nicaragua's official inflation stayed below 3% in 2024, meaning property prices grew in real terms by about 2% after adjusting for the cost of living.
- Over the past decade, Nicaragua housing prices rose roughly 60% in nominal terms, but only about 20% in inflation-adjusted terms.
- Standalone houses make up about 55% of Nicaragua's residential listings, while apartments and condos account for just 10% of available inventory.
- Buyers in Nicaragua should budget an extra 8% to 20% on top of the purchase price for taxes, registry fees, notary costs, and potential renovations.
- The official exchange rate in Nicaragua is about 36.62 cordobas per US dollar, and most property listings in Managua and coastal areas are quoted directly in USD.
What is the average housing price in Nicaragua in 2026?
The median housing price is more telling than the average because it represents the middle point of the market, without being skewed by a few very expensive luxury homes that can inflate the average.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources that we manually double-checked.
The median housing price in Nicaragua in 2026 is about C$4,030,000 (around $110,000 or roughly €101,000), while the average housing price is about C$5,860,000 (around $160,000 or roughly €147,000). The gap between median and average reflects the influence of high-end coastal and luxury properties on the overall market.
In the Nicaragua market in 2026, 80% of residential properties fall within a price range of $50,000 to $280,000 (about C$1.8 million to C$10.3 million, or €46,000 to €257,000).
A realistic entry range in Nicaragua in 2026 is $40,000 to $70,000 (C$1.5 million to C$2.6 million, or €37,000 to €64,000), which typically gets you an existing small house of 60 to 90 square meters in areas like Tipitapa or Ciudad Sandino, often with older finishes.
For a typical luxury property in Nicaragua in 2026, expect to pay between $600,000 and $1,200,000 (C$22 million to C$44 million, or €550,000 to €1.1 million), which buys a newer high-end house of 350 to 600 square meters in a gated community like Santo Domingo or Las Colinas, or an ocean-view beachfront home in San Juan del Sur or Tola.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Nicaragua.
Are Nicaragua property listing prices close to the actual sale price in 2026?
In Nicaragua in 2026, closed sale prices are typically about 6% below listing prices in Managua and around 8% below in coastal and second-home areas.
This discount exists because cash purchases are common in Nicaragua and sellers often test the market with higher asking prices, knowing negotiation is expected. The gap tends to be largest for coastal vacation properties and older homes where condition issues or title complexities surface during due diligence.
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What is the price per sq m or per sq ft for properties in Nicaragua in 2026?
As of early 2026, the median housing price in Nicaragua is about $800 per square meter (C$29,300/sqm or €734/sqm), which works out to roughly $74 per square foot. The average price is higher at about $950 per square meter (C$34,800/sqm or €872/sqm), or approximately $88 per square foot.
In Nicaragua in 2026, newer condos in gated communities and ocean-view homes command the highest price per square meter, while older homes farther from prime corridors or those needing heavy renovation have the lowest, mainly due to location premiums, security, and build quality differences.
In Nicaragua in 2026, the highest prices per square meter are found in neighborhoods like Santo Domingo and Lomas de Santo Domingo in Managua, ranging from C$43,900 to C$80,600 per sqm ($1,200 to $2,200). The lowest prices appear in Ciudad Sandino and Tipitapa, where you can find properties at C$16,500 to C$25,600 per sqm ($450 to $700).
How have property prices evolved in Nicaragua?
Compared to one year ago (January 2025), property prices in Nicaragua have risen by about 5% in nominal terms, or roughly 2% after adjusting for inflation. This growth is mainly driven by concentrated demand in Managua and coastal expat zones where inventory that meets international buyer standards remains limited.
Over the past decade (since January 2016), Nicaragua housing prices have increased by approximately 60% in nominal terms, but only about 20% in real, inflation-adjusted terms. This long-term growth reflects urbanization concentrating housing demand around Managua, plus steady tourism and second-home interest lifting coastal property values.
By the way, we've written a blog article detailing the latest updates on property price variations in Nicaragua.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Nicaragua.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Nicaragua 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 types of properties are available in Nicaragua and how do prices vary in 2026?
In Nicaragua in 2026, standalone houses make up about 55% of listings, followed by land plots at 20%, apartments and condos at 10%, townhouses and gated community homes at 10%, and beach homes at 5%, reflecting a market still dominated by traditional single-family housing with limited apartment inventory.
Average prices in Nicaragua as of the first half of 2026 vary significantly by property type. Apartments and condos average around $140,000 (C$5.1 million or €128,000), townhouses in gated communities around $190,000 (C$7 million or €174,000), standalone houses around $150,000 (C$5.5 million or €138,000), colonial-style homes in Granada or Leon around $170,000 (C$6.2 million or €156,000), non-luxury beach homes around $280,000 (C$10.3 million or €257,000), and luxury villas in Managua or beachfront locations average around $900,000 (C$33 million or €826,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Nicaragua in 2026?
In Nicaragua in 2026, new-build homes carry a premium of approximately 18% compared to similar older properties.
This premium exists because new constructions typically include upgrades that buyers value highly, such as modern electrical systems, water pressure and backup systems, better insulation, and move-in-ready finishes, while replacement costs for imported materials and skilled labor remain elevated.
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How do property prices vary by neighborhood in Nicaragua in 2026?
Santo Domingo in Managua is one of Nicaragua's most prestigious residential areas, featuring large gated communities with top-tier security and proximity to international schools. Prices in Santo Domingo in 2026 range from C$14.6 million to C$36.6 million ($400,000 to $1,000,000 or €367,000 to €917,000), reflecting the premium families and expats pay for safety and services.
Las Colinas is a popular expat neighborhood in Managua known for newer constructions and strong amenities. Property prices in Las Colinas in 2026 range from C$9.1 million to C$22 million ($250,000 to $600,000 or €229,000 to €550,000), driven by demand from international residents seeking modern, secure housing.
Ciudad Sandino on the outskirts of Greater Managua offers entry-level pricing for budget-conscious buyers and families. In 2026, prices in Ciudad Sandino range from C$1.5 million to C$4 million ($40,000 to $110,000 or €37,000 to €101,000), making it one of the most affordable areas to purchase property near the capital.
You will find a much more detailed analysis by areas in our property pack about Nicaragua. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Santo Domingo | Luxury / Family | C$14.6M-36.6M ($400k-$1M) | C$43.9k-73.2k ($1,200-$2,000) | C$4,083-6,805 ($111-$186) |
| Lomas de Santo Domingo | Ultra Luxury | C$18.3M-43.9M ($500k-$1.2M) | C$51.3k-80.6k ($1,400-$2,200) | C$4,763-7,485 ($130-$204) |
| Las Colinas | Expat / Premium | C$9.1M-22M ($250k-$600k) | C$38.4k-62.3k ($1,050-$1,700) | C$3,569-5,788 ($98-$158) |
| Villa Fontana | Commute / Premium | C$8.8M-18.3M ($240k-$500k) | C$36.6k-58.6k ($1,000-$1,600) | C$3,402-5,444 ($93-$149) |
| Los Robles | Central / Popular | C$5.5M-14.6M ($150k-$400k) | C$29.3k-47.6k ($800-$1,300) | C$2,722-4,424 ($74-$121) |
| Bolonia | Central / Family | C$5.5M-13.9M ($150k-$380k) | C$27.5k-45.8k ($750-$1,250) | C$2,553-4,252 ($70-$116) |
| Altamira | Commute / Mixed | C$4.8M-10.9M ($130k-$300k) | C$25.6k-40.3k ($700-$1,100) | C$2,382-3,742 ($65-$102) |
| Carretera Sur | Family / Cooler Climate | C$4.4M-14.6M ($120k-$400k) | C$23.8k-47.6k ($650-$1,300) | C$2,212-4,424 ($60-$121) |
| Carretera a Masaya | Commute / Gated | C$5.9M-16.5M ($160k-$450k) | C$27.5k-51.3k ($750-$1,400) | C$2,553-4,763 ($70-$130) |
| Monsenor Lezcano | Value / Central | C$2.6M-6.6M ($70k-$180k) | C$18.3k-29.3k ($500-$800) | C$1,701-2,722 ($46-$74) |
| Tipitapa | Entry / Value | C$1.8M-4.4M ($50k-$120k) | C$16.5k-25.6k ($450-$700) | C$1,531-2,382 ($43-$65) |
| Ciudad Sandino | Entry / Family | C$1.5M-4M ($40k-$110k) | C$16.5k-25.6k ($450-$700) | C$1,531-2,382 ($43-$65) |
How much more do you pay for properties in Nicaragua when you include renovation work, taxes, and fees?
In Nicaragua in 2026, buyers should expect to pay an additional 8% to 20% on top of the purchase price to cover taxes, fees, and potential renovation costs.
For a property around $200,000 (C$7.3 million), you would typically face taxes and fees of about $12,000 to $20,000, plus potential renovation costs of $10,000 to $20,000 if the home needs updating. This means your total cost could range from roughly $222,000 to $240,000.
For a property around $500,000 (C$18.3 million), taxes and fees would run approximately $35,000 to $60,000, with renovation costs potentially adding another $25,000 to $60,000 depending on scope. Your total investment could reach $560,000 to $620,000.
For a property around $1,000,000 (C$36.6 million), expect taxes and fees of about $70,000 to $120,000, plus renovation or upgrade costs that could range from $50,000 to $150,000 for high-end finishes. The total cost could be anywhere from $1,120,000 to $1,270,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Nicaragua.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Nicaragua
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Transfer Tax | Tax | 1% to 7% of the declared or appraised property value, depending on which DGI bracket the property falls into. Higher-value properties face higher rates. This is paid to the tax authority (Direccion General de Ingresos) at the time of transfer. |
| Registry Fees | Official Fees | Approximately 0.5% to 1% of the property value in practice. The exact amount depends on the specific registry action and deed value. These fees are set by the Registro Publico and are required to formally record ownership. |
| Notary and Legal Fees | Professional Fees | About 1% to 2% of the purchase price, varying with transaction complexity. This covers the notary who prepares and authenticates the deed, plus any legal review or due diligence support you may need. |
| Technical Due Diligence | Risk Control | $300 to $1,500 (C$11,000 to C$55,000) for property surveys, boundary verification, and engineer inspections. Coastal properties or those with unclear boundaries may require more extensive checks. |
| Renovation Costs | Renovation | 0% to 15% or more of the purchase price, depending on property condition. Older homes or coastal properties exposed to humidity and salt may need significant work on roofing, plumbing, electrical, or finishes. |
We made this infographic to show you how property prices in Nicaragua 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 properties can you buy in Nicaragua in 2026 with different budgets?
With $100,000 in Nicaragua in January 2026, you could buy an existing 2 to 3 bedroom house of 80 to 120 square meters in Ciudad Sandino with basic finishes, a small house of 70 to 110 square meters in Tipitapa in a family neighborhood, or an older 2 bedroom apartment of 70 to 90 square meters in outer Managua that may need cosmetic updates.
With $200,000, you could purchase an existing 3 bedroom house of 160 to 250 square meters in Bolonia or on the edge of Altamira with older finishes, a townhouse of 140 to 200 square meters in a guarded compound along the Carretera a Masaya corridor, or a 2 to 3 bedroom condo of 110 to 160 square meters in Los Robles in a secure building.
With $300,000, options include a newer family house of 220 to 350 square meters along Carretera Sur with a larger lot and greener setting, a premium condo of 150 to 220 square meters in Villa Fontana with better amenities, or a gated community home of 200 to 320 square meters in Las Colinas with good security.
With $500,000, you could buy a high-end house of 300 to 500 square meters in Las Colinas with a pool and backup systems, a large lot property along Carretera Sur with more land and privacy, or a modern coastal home in the San Juan del Sur area with ocean views but not necessarily beachfront.
With $1,000,000, you could purchase a luxury house of 450 to 700 square meters in Santo Domingo in a top-tier gated community, a beachfront or prime ocean-view home in San Juan del Sur or Tola with high-end finishes, or a compound-style property with a main house and guesthouse in a Managua premium corridor.
With $2,000,000 in Nicaragua, there is a market but inventory is thin and very specific. You could find a prime beachfront trophy home in San Juan del Sur or Tola with a premium lot and design, an ultra-luxury gated estate in Santo Domingo with large built area and lot, or a signature ocean-view villa with guest units that could be tourism-ready in a coastal location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Nicaragua.
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 Nicaragua, 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 |
|---|---|---|
| Banco Central de Nicaragua (Exchange Rate Policy) | The central bank is the official source for Nicaragua's exchange rate policy and USD to cordoba conversion rates. | We used it to anchor all USD to cordoba conversions at the official crawl level of 36.62 cordobas per dollar. We kept all currency figures internally consistent using this rate. |
| Banco Central de Nicaragua (2024 Inflation Results) | The central bank summarizes official CPI results compiled by the national statistics office. | We used the 2024 inflation benchmark of 2.84% to calculate real, inflation-adjusted price changes. We applied this as a sanity check for our 1-year and 10-year comparisons. |
| INIDE CPI Monthly Report | INIDE is Nicaragua's official statistics agency and this is their primary-source CPI publication. | We used the late-2025 CPI data to approximate current inflation heading into January 2026. We applied this to produce inflation-corrected price change estimates. |
| DGI (Direccion General de Ingresos) | The tax authority publishes official brackets and percentages for property transfer taxes. | We used the official tax schedule to estimate buyer taxes and withholdings tied to property transfers. We translated these into practical cost ranges for different price points. |
| Asamblea Nacional (Registry Fee Schedule) | The official legislative repository for Nicaraguan norms and decrees including registration fees. | We used it to support the existence of official registration fees and converted them into realistic cost ranges. We factored these into our total buyer cost estimates. |
| European Central Bank (EUR/USD Rates) | The ECB provides official reference rates for euro currency crosses used globally. | We used the ECB reference rate to convert USD amounts into euros consistently. We applied a near-term reference level of approximately 1 euro equals 1.09 dollars. |
| Encuentra24 (Nicaragua) | The largest mainstream classifieds portal in Nicaragua with large visible inventory and standardized listing fields. | We used it to ground prices in what buyers actually see and to build neighborhood-level ranges. We treated it as an asking-price dataset and applied negotiation discounts to estimate closing prices. |
| Properstar | A well-known international portal that publishes transparent listing-based price indices with stated methodology. | We used it as an independent listing-based benchmark to cross-check our per-square-meter estimates. We treated it as a triangulation point against Encuentra24 data. |
| Global Property Guide | An established research publisher that curates comparable price-per-square-meter data across countries. | We used it as a high-level sanity check that Nicaragua prices sit in a plausible regional band. We did not rely on it alone but used it to validate our bottom-up estimates. |
| Banco Central de Nicaragua (Monetary Policy Report) | Official central bank publication on monetary and exchange rate policy. | We referenced it to confirm the stable exchange rate policy framework. We used this context when explaining why USD pricing is common in Nicaragua real estate. |
| Encuentra24 (Apartments) | Dedicated apartment listings section of the largest Nicaragua classifieds portal. | We used it to analyze apartment and condo inventory specifically. We calculated average prices and price-per-square-meter for this property type category. |
| Encuentra24 (All Real Estate) | Comprehensive real estate section showing full market inventory breakdown by category. | We used it to estimate the market mix between property types (houses, apartments, land, etc.). We analyzed listing category distributions to understand what buyers typically find. |
| Properstar (Managua Listings) | International property portal with Managua-specific listings and market data. | We used it to verify listing volumes and cross-check neighborhood price patterns. We compared their data against Encuentra24 for consistency. |
| Local Real Estate Agent Networks | On-the-ground professionals with direct transaction experience in Nicaragua markets. | We consulted local market knowledge to validate negotiation discount estimates of 6% to 8%. We used their input to confirm typical buyer cost ranges. |
| Nicaragua Property Transaction Records | Recorded sales provide actual closing price data when available. | We used available transaction data to calibrate the gap between asking and closing prices. We applied these findings to adjust listing-based estimates downward. |
| International School and Expat Community Data | Proximity to international schools is a key driver of neighborhood premiums. | We factored school locations into our analysis of why certain neighborhoods command higher prices. We used this to explain Santo Domingo and Las Colinas premiums. |
| Nicaragua Tourism Statistics | Tourism drives second-home demand in coastal areas like San Juan del Sur. | We referenced tourism trends to explain coastal property price premiums. We used this context when discussing vacation-home market dynamics. |
| Construction Cost Indices | Building material and labor costs affect new construction premiums. | We used construction cost data to explain the 18% new-build premium. We referenced imported material costs as a factor in replacement value calculations. |
| Regional Property Market Comparisons | Comparing Nicaragua to neighboring countries provides market context. | We used regional benchmarks to validate that Nicaragua remains affordable by Central American standards. We referenced this in our market positioning analysis. |
| Gated Community Developer Information | Developers provide pricing and amenity details for new community developments. | We used developer data to understand premium neighborhood pricing in areas like Santo Domingo. We factored amenity packages into our price-per-square-meter analysis. |
| Nicaragua Legal Framework Resources | Understanding property law is essential for accurate cost estimates. | We referenced legal requirements to ensure our tax and fee estimates were accurate. We verified that foreign buyers face the same cost structure as locals. |
| Currency Exchange Market Data | Exchange rate stability affects how prices are quoted in the market. | We used exchange data to explain why Nicaragua listings often appear in USD. We applied official rates consistently across all currency conversions. |
| Historical Price Trend Analysis | Long-term data reveals market trajectory and cyclical patterns. | We compiled historical trends to calculate the 60% nominal and 20% real price increase over 10 years. We used this analysis for our market evolution section. |
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