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Yes, the analysis of San José's property market is included in our pack
San José, Costa Rica's capital, offers property prices that significantly exceed the national average, with apartments averaging $1,724–$2,343 per square meter as of September 2025.
The city's real estate market has experienced strong growth, with property values increasing by 5-12% year-over-year, driven by tech sector expansion and urban development projects.
If you want to go deeper, you can check our pack of documents related to the real estate market in Costa Rica, based on reliable facts and data, not opinions or rumors.
San José property prices range from $1,724–$2,343/m² for apartments and $1,110–$1,180/m² for houses, making it Costa Rica's most expensive real estate market.
Monthly rents vary dramatically by location, with city center one-bedroom apartments costing $5,102 versus $2,297 outside the center.
| Property Type | Location | Price Range |
|---|---|---|
| Apartment (per m²) | San José Urban | $1,724–$2,343 |
| House (per m²) | Central Valley | $1,110–$1,180 |
| 1-Bedroom Rent | City Center | $5,102/month |
| 1-Bedroom Rent | Outside Center | $2,297/month |
| 3-Bedroom Rent | City Center | $6,236/month |
| 3-Bedroom Rent | Suburbs | $3,170–$4,373/month |
| Closing Costs | All Areas | 2–4% of property price |
What's the current average price per square meter for apartments in San José?
Apartments in San José's urban zone cost between $1,724 and $2,343 per square meter as of September 2025.
Premium neighborhoods like Rohrmoser command the highest prices, averaging $2,371 per square meter for luxury developments. These areas attract buyers seeking modern amenities and prime locations within the capital.
Mid-range neighborhoods typically fall within the $1,724–$2,000 per square meter range, offering good value for money while maintaining access to urban conveniences. The price variation depends on factors like building age, amenities, and proximity to business districts.
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What's the current average price per square meter for houses in San José?
Houses in the Central Valley urban and suburban areas cost between $1,110 and $1,180 per square meter, making them more affordable than apartments per square meter.
This price difference reflects the larger land availability in suburban areas compared to dense urban apartment zones. Single-family homes typically offer more space and privacy, appealing to families and long-term residents.
The lower per-square-meter cost for houses doesn't necessarily mean lower total purchase prices, as houses generally have larger floor areas than apartments. Location within the Central Valley significantly impacts pricing, with areas closer to San José center commanding premium rates.
What's the typical monthly rent for a one-bedroom apartment in the city center versus outside the center?
One-bedroom apartments in San José's city center cost $5,102 per month, while similar units outside the center average $2,297 per month.
This dramatic price difference reflects the premium for downtown living, where tenants pay for walkability, proximity to business districts, and urban amenities. The city center offers convenience but comes at a significant cost premium.
Areas like Blackford, considered outside the center, provide substantial savings while still maintaining reasonable access to the city. The $2,800 monthly difference can significantly impact your annual housing budget, making location choice crucial for budget-conscious renters.
How much does a three-bedroom apartment usually rent for in the city center compared to the suburbs?
Three-bedroom apartments in San José's city center rent for $6,236 per month, while suburban locations range from $3,170 to $4,373 per month.
The city center premium for larger units is substantial, with families paying nearly double for downtown convenience. This price gap makes suburban living particularly attractive for families needing more space.
Suburban three-bedroom units often include additional amenities like parking, gardens, or community facilities that may not be available in dense city center buildings. The lower rental costs in suburbs can free up significant budget for other family expenses.
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What's the average selling price of a small apartment (around 50–70 m²) in San José?
Small apartments ranging from 50 to 70 square meters cost between $86,200 and $164,000 in San José.
These compact units appeal to young professionals, first-time buyers, and investors seeking rental properties. The price range reflects location differences, with units closer to business districts commanding higher prices.
Modern developments with amenities like security, parking, and shared facilities typically fall toward the higher end of this range. Older buildings or those requiring renovation may offer opportunities at the lower price points.
What's the average selling price of a larger apartment (100–150 m²) in San José?
Larger apartments between 100 and 150 square meters cost from $172,400 to $351,450 in San José.
These spacious units attract families and affluent buyers seeking comfortable urban living. Premium locations like Rohrmoser push prices toward the upper range, while emerging neighborhoods offer better value.
Luxury features such as balconies, modern kitchens, multiple bathrooms, and building amenities justify higher prices within this range. Investment potential varies significantly based on location and building quality.
How much does a typical single-family home with three bedrooms cost in the city center, and how much in surrounding neighborhoods?
Three-bedroom single-family homes in San José's city center cost approximately $1.44 to $1.59 million, while surrounding areas typically price around $1.1 million or lower.
City center homes command premium prices due to land scarcity and central location advantages. These properties often feature smaller lots but provide maximum convenience for urban professionals.
Surrounding neighborhoods offer better value with larger lots, more privacy, and often newer construction. The $400,000-$500,000 savings compared to city center can provide significantly more space and amenities.
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What's the median cost of buying land per square meter in San José?
Land in San José typically costs between $800 and $1,100 per square meter, depending on location and zoning regulations.
Prime locations near business districts or with development potential command higher prices within this range. Zoning restrictions significantly impact land values, with commercial-zoned lots often exceeding residential prices.
Factors affecting land prices include accessibility, infrastructure availability, topography, and future development plans. Investors should carefully research zoning laws and development restrictions before purchasing.
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.
How much are the monthly property taxes and condo fees on average for homeowners in San José?
Property taxes in San José average 0.25% of assessed value annually, typically paid quarterly or yearly.
Condominium fees range from $250 to $400 monthly for mid-range developments, with luxury buildings charging significantly more for premium amenities.
These ongoing costs vary based on building age, amenities offered, and management efficiency. Properties with pools, gyms, security services, and landscaping typically charge higher monthly fees.
Buyers should budget carefully for these recurring expenses, as they can add $3,000-$5,000 annually to ownership costs beyond mortgage payments.
What are the typical closing costs and notary fees as a percentage of the property price?
Closing costs and notary fees in San José typically range from 2% to 4% of the property purchase price.
These costs include legal fees, municipal taxes, registration fees, and notary services required for property transfers. The percentage varies based on property value and complexity of the transaction.
Additional costs may include property inspections, appraisals, and insurance setup fees. Foreign buyers may face additional documentation requirements that can increase total closing costs.
It's something we develop in our Costa Rica property pack.
How do property prices in San José compare to the national average in Costa Rica?
San José property prices significantly exceed Costa Rica's national average across all property types.
| Location | Apartments/Condos (per m²) | Houses (per m²) |
|---|---|---|
| San José Urban | $1,724–$2,343 | $1,110–$1,180 |
| Costa Rica National Average | $1,021 | $1,021 |
| Price Premium | 69–129% above national | 9–16% above national |
| Luxury Developments | $2,371+ (132% above national) | N/A |
| Entry-Level Properties | $1,724 (69% above national) | $1,110 (9% above national) |
What's the year-over-year percentage change in property prices in San José for the last 12 months?
San José property prices increased by approximately 5% to 12% year-over-year in the last 12 months, with apartments and houses both experiencing strong appreciation.
This growth reflects high demand driven by tech sector expansion, foreign investment, and limited housing supply. Different property types experienced varying appreciation rates within this range.
Rental prices also increased by about 3.3% year-over-year, indicating a robust rental market supporting property investment potential. The competitive market environment continues driving price appreciation across all segments.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
San José represents Costa Rica's most expensive real estate market, with prices substantially above national averages across all property categories.
The strong year-over-year price appreciation of 5-12% indicates a dynamic market driven by economic growth and foreign investment, making timing crucial for both buyers and investors.
Sources
- The LatinVestor - Housing Market Costa Rica
- Costa Rica Law - Real Estate Market Prices 2025
- Apartment List - San Jose Rent Prices
- Apartments.com - San Jose Market Trends
- Block Change RE - San Jose Housing Forecast
- Juliana Lee - San Jose Statistics
- Redfin - San Jose Housing Market
- Global Property Guide - Costa Rica Prices