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Property prices in San José, Costa Rica vary significantly depending on location, property type, and market segment.
As of September 2025, apartments command the highest prices at $2,012–$2,343 per square meter, while houses average $1,110–$1,180 per square meter, making San José one of Latin America's most expensive real estate markets.
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San José's real estate market shows apartment prices averaging $2,012–$2,343/m² with 12% annual growth, while houses cost $1,110–$1,180/m².
Premium areas like Barrio Escalante reach $3,483/m², creating a significant price gap compared to affordable zones at $1,200/m².
| Property Type | Price per m² (Sept 2025) | Annual Change |
|---|---|---|
| Apartments | $2,012–$2,343 | +12% |
| Condos | ~$1,700 | Strong demand |
| Houses | $1,110–$1,180 | +3.9% |
| Luxury Properties | $2,700–$3,000 | Premium segment |
| Affordable Areas | $1,200 | Entry level |
| Premium Areas | $3,483 | Top tier |
| National Average | $1,021 | Reference point |
What's the average price per square meter in San José right now?
As of September 2025, the San José real estate market shows distinct pricing tiers based on property type.
Apartments command the highest prices in the city, averaging between $2,012 and $2,343 per square meter. This represents the premium end of San José's residential market, reflecting strong demand for urban living spaces.
Condos follow at approximately $1,700 per square meter, offering a middle ground between apartments and houses. Houses present the most affordable option at $1,110 to $1,180 per square meter, though they still exceed Costa Rica's national average of $1,021 per square meter.
These prices position San José significantly above the national average, making it one of Central America's most expensive property markets. The city's status as Costa Rica's economic and cultural center drives this premium pricing.
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How has the price per square meter changed over the past 12 months?
The San José property market experienced strong growth over the past year, with apartments leading the appreciation trend.
Apartment prices surged approximately 12% year-over-year, representing one of the strongest growth rates in the Latin American region. This significant increase reflects continued urbanization and foreign investment interest in San José's residential sector.
Houses showed more moderate but steady appreciation at 3.9% year-over-year. While lower than apartment growth, this still represents solid performance in the current economic environment.
The divergent growth rates between property types indicate a market where urban, higher-density living commands increasing premiums. This trend aligns with global urbanization patterns and San José's role as a regional business hub.
Market momentum remains strong heading into the final quarter of 2025, with no signs of significant cooling in demand.
What's the current price difference per square meter between downtown San José and surrounding neighborhoods?
Location creates dramatic price variations across San José's real estate market, with premium areas commanding substantial premiums over secondary neighborhoods.
Premium neighborhoods like Barrio Escalante reach $3,483 per square meter, representing the top tier of San José's residential market. These areas offer proximity to restaurants, cultural attractions, and business districts.
Surrounding districts show significant price ranges, from $1,100 per square meter in older, less central areas up to $2,500 per square meter in desirable suburban zones. The least expensive area, Granadilla de Curridabat, averages $1,200 per square meter.
The price gap between prime and secondary areas can approach 70% to 200%, creating distinct market segments. This variation reflects infrastructure quality, security levels, and proximity to amenities.
Downtown areas benefit from walkability and business proximity, while surrounding neighborhoods offer more space and family-oriented environments at lower price points.
What's the price per square meter for new builds compared to older properties?
New construction commands a significant premium in San José's real estate market compared to existing properties.
New builds typically cost $216 per square meter more than older homes, reflecting modern amenities, updated building codes, and contemporary design standards. This premium varies by location and property type but remains consistent across market segments.
Luxury new construction reaches $2,700 to $3,000 per square meter, far exceeding the city average and targeting high-end buyers seeking premium finishes and locations.
Older properties offer value opportunities, particularly for buyers willing to invest in renovations. These properties often feature larger lots and established neighborhoods but may require updates to electrical, plumbing, or structural systems.
The new build premium reflects Costa Rica's growing construction standards and buyer preferences for move-in ready properties with modern conveniences.
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What's the price per square meter difference between apartments, condos, and houses?
Property type creates distinct pricing tiers in San José's real estate market, with apartments commanding the highest premiums.
| Property Type | Average Price/m² | Market Position |
|---|---|---|
| Apartments | $2,012–$2,343 | Premium urban living |
| Condos | ~$1,700 | Mid-range option |
| Houses | $1,110–$1,180 | Most affordable |
| Luxury Homes | $2,700–$3,000 | Ultra-premium |
| National Average | $1,021 | Reference point |
How does the price per square meter vary between luxury properties and mid-range properties?
The luxury property segment commands substantial premiums over mid-range options in San José's real estate market.
Luxury properties range from $2,700 to $3,000 per square meter, targeting affluent buyers seeking premium locations, high-end finishes, and exclusive amenities. These properties often feature security systems, premium appliances, and prime locations.
Mid-range properties fall between $1,100 and $1,800 per square meter, offering quality construction and desirable locations without luxury premiums. This segment represents the bulk of San José's residential market.
The luxury premium can exceed 100% over mid-range properties, reflecting exclusive features like ocean views, gated communities, or central business district locations.
Market data shows luxury properties maintain value better during economic downturns but also experience slower sales cycles compared to mid-range options.
What's the price per square meter for rental properties compared to properties for sale?
Rental market dynamics differ significantly from purchase prices in San José, with different value propositions for investors and tenants.
Typical rental rates for a two-bedroom apartment range from $1,200 to $1,650 per month, translating to different per-square-meter calculations than purchase prices. Rental yields vary based on property location and quality.
Purchase prices for apartments average $2,012 to $2,343 per square meter, creating investment yield calculations that vary by property type and location.
Rental prices experience annual increases approaching 10%, reflecting strong demand and limited inventory in desirable areas. This trend benefits property investors seeking rental income growth.
The rental market shows particular strength in central areas and near business districts, where professionals seek convenient locations for work and lifestyle purposes.
What's the minimum and maximum price per square meter currently listed in San José?
San José's real estate market shows extreme price variations across different neighborhoods and property types.
The minimum price per square meter occurs in Granadilla de Curridabat at $1,200, representing the most affordable entry point into San José's property market. These areas offer basic amenities and transportation access.
The maximum price per square meter reaches $3,483 in Barrio Escalante, the city's premium neighborhood known for upscale dining, cultural attractions, and proximity to business districts.
This price range represents a 190% difference between minimum and maximum areas, creating distinct market segments for different buyer profiles and budgets.
The wide price range reflects San José's diverse neighborhoods, from emerging areas undergoing development to established luxury districts with premium amenities and security.
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's the price per square meter in areas close to schools, hospitals, or major amenities?
Proximity to essential amenities creates significant price premiums in San José's real estate market.
Areas near schools, hospitals, and major amenities command average prices upward of $2,100 to $2,800 per square meter. These locations offer convenience and quality of life benefits that justify higher property values.
Properties near international schools or private healthcare facilities reach the upper end of this range, reflecting demand from expatriate communities and affluent local families.
Proximity to shopping centers, public transportation, and business districts also drives premium pricing, with properties within walking distance commanding 15-25% premiums over similar properties in less convenient locations.
These amenity premiums remain stable during market fluctuations, as location convenience maintains value regardless of broader economic conditions.
What's the price per square meter in areas with high demand versus low demand?
Market demand creates clear pricing tiers across San José's residential neighborhoods.
High-demand areas command $2,300 to $3,400 per square meter, including central districts, trendy neighborhoods, and luxury developments. These areas benefit from limited inventory and strong buyer interest.
Low-demand areas range from $1,100 to $1,500 per square meter, typically in older suburbs or locations farther from amenities and business centers. These areas offer value opportunities for budget-conscious buyers.
Demand patterns reflect lifestyle preferences, with younger professionals favoring central locations while families seek suburban areas with schools and parks.
Market trends show high-demand areas maintaining stronger price appreciation during growth periods and better value retention during market corrections.
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What's the projected price per square meter trend for the next year in San José?
San José's real estate market shows continued growth momentum heading into 2026, though at a more moderate pace than recent years.
Forecasted growth ranges from 2% to 4.6% over the next 12 months, representing sustainable appreciation rates that balance market demand with affordability concerns.
Apartment prices are expected to lead growth due to continued urbanization trends and limited inventory in prime locations. Houses may see more moderate appreciation as suburban development increases supply.
Market upside may be limited by inventory growth in some segments, but robust demand from both domestic and international buyers continues to support price appreciation.
Economic factors including inflation, interest rates, and regional stability will influence actual performance, with the market showing resilience to moderate economic fluctuations.
What's the average price per square meter buyers are actually paying compared to asking prices?
Negotiation dynamics in San José's real estate market favor buyers slightly more than in previous peak periods.
Buyers are currently paying an average of 1.87% below asking prices in downtown San José areas, indicating modest negotiating power for purchasers willing to engage in price discussions.
For the city overall, sale-to-list ratios for single-family homes hover near 102.7%, meaning properties sell slightly above or at list price on average. This suggests a balanced market with moderate seller leverage.
The negotiation environment varies by property type and location, with luxury properties offering more negotiation room while entry-level properties often sell at or near asking prices due to higher demand.
Current market conditions provide opportunities for well-prepared buyers to achieve modest savings through effective negotiation strategies and market knowledge.
It's something we develop in our Costa Rica property pack.
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's real estate market demonstrates strong fundamentals with apartment prices leading appreciation at 12% annually, while houses offer more affordable entry points.
The significant price variations between neighborhoods create opportunities for different buyer profiles, from luxury seekers in Barrio Escalante to value hunters in emerging areas.