Authored by the expert who managed and guided the team behind the Costa Rica Property Pack
Yes, the analysis of Tamarindo's property market is included in our pack
Understanding rental yields in Tamarindo is essential if you're considering buying property in this popular Costa Rican beach town.
We break down the numbers for you, covering gross and net yields, vacancy rates, and cost factors that affect your bottom line.
We constantly update this blog post to reflect the latest market conditions in Tamarindo.
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 Tamarindo.
Insights
- Tamarindo's average gross rental yield sits around 6.5% in early 2026, which is notably higher than many inland Costa Rican markets thanks to persistent expat and remote worker demand.
- The gap between gross and net yields in Tamarindo typically runs about 2 percentage points, with HOA fees and coastal maintenance being the main culprits.
- Neighborhoods just one step inland from the beach, like Villareal, often deliver yields 2 to 3 percentage points higher than prime beachfront locations like Playa Langosta.
- Small condos and 1-bedroom apartments in Tamarindo tend to outperform larger villas on yield because their lower purchase prices attract stronger rent-to-price ratios.
- Tamarindo's long-term residential vacancy rate hovers around 6%, which is lower than many comparable beach towns because of steady tourism and digital nomad inflows.
- Property management fees in Tamarindo typically range from 8% to 12% of monthly rent for long-term rentals, but full-service expat-oriented management often pushes closer to 12%.
- The municipal property tax in Costa Rica is just 0.25% of assessed value, but luxury homes in Tamarindo may trigger an additional progressive tax of 0.25% to 0.55%.
- Coastal maintenance costs in Tamarindo run higher than inland areas, with landlords typically budgeting 1% to 2% of property value annually for repairs due to salt air and humidity.
- Modern 2-bedroom condos with reliable air conditioning and fast internet are currently the most in-demand rental format in Tamarindo, driven by remote workers seeking longer stays.
What are the rental yields in Tamarindo as of 2026?
What's the average gross rental yield in Tamarindo as of 2026?
As of early 2026, the average gross rental yield in Tamarindo sits around 6.5% per year when you blend all common property types together, including condos, houses, townhomes, and villas.
Most typical residential properties in Tamarindo fall within a realistic gross yield range of 5.5% to 7.5%, depending on location and property condition.
This puts Tamarindo above the national Costa Rican average for rental yields, largely because rents here are unusually high for the country due to strong expat and tourist demand.
The single biggest factor driving Tamarindo's gross yields right now is the persistent demand from remote workers and long-term expat renters who are willing to pay premium rents for beach-town living with reliable internet and modern amenities.
What's the average net rental yield in Tamarindo as of 2026?
As of early 2026, the average net rental yield in Tamarindo comes in around 4.5% per year after accounting for typical landlord expenses.
The difference between gross and net yields in Tamarindo is usually about 2 percentage points, which is fairly standard for a coastal market with higher maintenance demands.
The expense category that most significantly reduces gross yield to net yield in Tamarindo is HOA and condo fees, which are common because so many rental properties are in managed communities with shared amenities like pools and security.
Most standard investment properties in Tamarindo deliver net yields in the 3.5% to 5.5% range, with the lower end reflecting properties in full-amenity buildings and the higher end going to simpler, lower-cost units.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Tamarindo.
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 Tamarindo in 2026?
In Tamarindo, a gross rental yield of 7% or higher is generally considered "good" by local investors, with anything above 5% net being solid after all expenses.
The threshold that separates average-performing properties from high-performing ones in Tamarindo is typically around that 7% gross mark, and beating it usually requires buying slightly inland, targeting smaller units, or adding value through better furnishing and faster leasing.
How much do yields vary by neighborhood in Tamarindo as of 2026?
As of early 2026, gross rental yields in Tamarindo can range from roughly 5% in the priciest beachfront areas to around 9% in more residential inland pockets.
The neighborhoods that typically deliver the highest rental yields in Tamarindo are inland or "one step off prime beach" areas like Villareal, Huacas, and parts of Matapalo, where purchase prices are lower but rents remain supported by expat demand.
On the other hand, the lowest-yield neighborhoods in Tamarindo are premium coastal locations like Playa Langosta, Tamarindo Center's beachfront blocks, and Hacienda Pinilla, where buyers pay hefty lifestyle premiums that outpace rental income.
The main reason yields vary so much across Tamarindo neighborhoods is that purchase prices change much faster than rents as you move closer to prime beach access, compressing yields in the most desirable spots.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tamarindo.
How much do yields vary by property type in Tamarindo as of 2026?
As of early 2026, gross rental yields in Tamarindo range from around 5% for large villas up to 8% or more for small condos and apartments.
The property type currently delivering the highest average gross rental yield in Tamarindo is small condos and apartments, particularly studios and 1-bedroom units, because they have lower purchase prices relative to the rents they command.
Large villas tend to deliver the lowest average gross rental yield in Tamarindo when rented long-term, since their high ticket prices are hard to recover through monthly rent alone.
The key reason yields differ between property types in Tamarindo is rent-to-price efficiency: smaller units can charge relatively more per square meter in rent while costing less to buy per unit.
By the way, you might want to read the following:
- What rental yields can you expect for a villa in Tamarindo?
- What rental yields can you expect for a condo in Tamarindo?
What's the typical vacancy rate in Tamarindo as of 2026?
As of early 2026, the typical long-term residential vacancy rate in Tamarindo sits around 6%, with most properties falling in a range of 4% to 9% depending on pricing and condition.
Vacancy rates in Tamarindo vary across neighborhoods, with well-located and well-priced units in areas like Tamarindo Center and Villareal often seeing vacancy closer to 4%, while overpriced or poorly presented properties can sit empty much longer.
The main factor driving vacancy up or down in Tamarindo is pricing strategy: properties priced at market rate with good amenities like air conditioning and fast internet tend to lease quickly, while those priced for short-term rental rates but marketed long-term struggle.
Tamarindo's vacancy rate is generally lower than many other Costa Rican beach towns because its steady stream of expats, remote workers, and tourists creates year-round demand that inland markets simply do not have.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tamarindo.
What's the rent-to-price ratio in Tamarindo as of 2026?
As of early 2026, the average annual rent-to-price ratio in Tamarindo is around 6.5%, meaning that for every $100,000 in property value, you can expect roughly $6,500 in annual rent before expenses.
A rent-to-price ratio above 6% is generally considered favorable for buy-to-let investors in Tamarindo, and this ratio is essentially the same thing as gross rental yield, just expressed as a different metric.
Tamarindo's rent-to-price ratio is competitive compared to other Costa Rican beach towns, and it tends to be higher than what you would find in the capital San Jose, where property prices are high but rental demand is less tourism-driven.
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 Tamarindo give the best yields as of 2026?
Where are the highest-yield areas in Tamarindo as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Tamarindo are Villareal, Huacas, and parts of Matapalo near Cabo Velas, where investors can find gross yields approaching 8% to 9%.
In these top-performing areas like Villareal and Huacas, the estimated average gross rental yield range is typically 7% to 9%, depending on the specific property and how well it is presented.
The main characteristic these high-yield areas share is that they are slightly inland or off the prime beachfront strip, which keeps purchase prices lower while still benefiting from Tamarindo's strong expat and remote worker rental demand.
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 Tamarindo.
Where are the lowest-yield areas in Tamarindo as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Tamarindo are Playa Langosta, Tamarindo Center's beachfront blocks, and Hacienda Pinilla, where gross yields often fall to just 5% or below.
In these low-yield areas, the estimated average gross rental yield range is typically 4.5% to 5.5%, which still represents positive cash flow but with much tighter margins.
The main reason yields are compressed in these areas of Tamarindo is that buyers pay significant lifestyle and location premiums for walk-to-beach access, pushing purchase prices up much faster than rents can follow.
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 Tamarindo.
Which areas have the lowest vacancy in Tamarindo as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Tamarindo are Tamarindo Center, Villareal, and Langosta, where well-priced units rarely sit empty for long.
In these low-vacancy areas, the estimated vacancy rate range is typically just 3% to 5%, meaning most landlords experience only 2 to 3 weeks of vacancy per year.
The main demand driver keeping vacancy low in these areas is walkability and convenience: Tamarindo Center offers cafes, gyms, and services, Villareal provides affordable year-round living, and Langosta attracts higher-budget tenants seeking quiet coastal access.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices tend to be higher, which compresses yields even as occupancy stays strong.
Which areas have the most renter demand in Tamarindo right now?
The top three neighborhoods currently experiencing the strongest renter demand in Tamarindo are Tamarindo Center, Langosta, and Villareal, where landlords consistently find tenants quickly.
The renter profile driving most of the demand in these areas is remote workers and digital nomads seeking longer stays, along with expat couples and small families looking for a year-round beach lifestyle.
In these high-demand Tamarindo neighborhoods, well-priced and well-presented rental listings typically get filled within 2 to 4 weeks, especially if they offer reliable air conditioning and fast internet.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Tamarindo.
Which upcoming projects could boost rents and rental yields in Tamarindo as of 2026?
As of early 2026, the top three developments expected to boost rents in Tamarindo are road and access improvements along the Tamarindo-Huacas corridor, new retail and service expansions in Tamarindo Center, and new gated residential communities that raise overall neighborhood standards.
The neighborhoods most likely to benefit from these projects are Villareal, Huacas, and Tamarindo Center, where improved infrastructure and amenities make year-round living more attractive to long-term renters.
Once these projects are completed, investors might realistically expect rent increases of 5% to 10% in nearby areas, though gains will depend on how much each improvement adds to daily convenience and liveability.
You'll find our latest property market analysis about Tamarindo here.
Get fresh and reliable information about the market in Tamarindo
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What property type should I buy for renting in Tamarindo as of 2026?
Between studios and larger units in Tamarindo, which performs best in 2026?
As of early 2026, studios and 1-bedroom apartments tend to outperform larger units on rental yield in Tamarindo, while 2-bedroom units often offer better occupancy stability because they attract a broader tenant pool.
Studios in Tamarindo typically deliver gross rental yields around 7% to 8%, while larger 2-bedroom and 3-bedroom units tend to fall in the 5.5% to 6.5% range, which translates to roughly $1,000 to $1,500 per month in rent for a studio versus $1,800 to $2,500 for larger units (or about 520,000 to 780,000 Costa Rican colones for studios and 940,000 to 1,300,000 colones for larger units, approximately 920 to 1,380 EUR versus 1,660 to 2,300 EUR).
The main factor explaining why smaller units outperform in Tamarindo is rent-to-price efficiency: studios cost less to buy but can still command solid rents from solo remote workers and digital nomads seeking affordable beach living.
However, larger 2-bedroom units might actually be the better investment choice if you are targeting expat families or couples who need space for guests, as they tend to stay longer and renew leases more reliably.
What property types are in most demand in Tamarindo as of 2026?
As of early 2026, the most in-demand property type in Tamarindo is modern 2-bedroom condos with air conditioning and reliable high-speed internet.
The top three property types ranked by current tenant demand in Tamarindo are modern condos and apartments, small houses or townhomes with outdoor space, and 1-bedroom units with full amenities.
The primary demographic driving this demand pattern in Tamarindo is remote workers and digital nomads seeking comfortable long-term stays, along with expat couples who want a balance of space, convenience, and beach access.
Large luxury villas are currently underperforming in long-term rental demand and are likely to remain so, because their high price points limit the tenant pool and they often require short-term or vacation rental strategies to make financial sense.
What unit size has the best yield per m² in Tamarindo as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Tamarindo is typically 40 to 70 square meters, which covers studios and compact 1-bedroom apartments.
For that optimal unit size in Tamarindo, the typical gross rental yield per square meter works out to roughly $20 to $30 per m² per month in rent (about 10,400 to 15,600 Costa Rican colones, or 18 to 28 EUR), which translates to strong yield efficiency compared to larger properties.
Smaller units under 40 square meters can feel cramped for longer stays, while larger villas and houses over 150 square meters tend to have lower yield per square meter because their higher purchase prices are not fully offset by proportionally higher rents.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Tamarindo.
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 Tamarindo as of 2026?
What are typical property taxes and recurring local fees in Tamarindo as of 2026?
As of early 2026, the annual municipal property tax on a typical rental apartment in Tamarindo is 0.25% of the registered assessed value, which for a property assessed at $200,000 works out to about $500 per year (roughly 260,000 Costa Rican colones or 460 EUR).
Other recurring local fees landlords must budget for in Tamarindo include HOA or condo fees, which can range from $100 to $500 per month (52,000 to 260,000 colones, or 92 to 460 EUR) depending on the building's amenities, plus potential luxury home tax of 0.25% to 0.55% for properties valued above the government threshold.
These taxes and fees typically represent about 5% to 15% of gross rental income in Tamarindo, with the wide range depending mainly on whether your property has high HOA fees or triggers the luxury tax.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Tamarindo.
What insurance, maintenance, and annual repair costs should landlords budget in Tamarindo right now?
Annual landlord insurance for a typical rental property in Tamarindo costs roughly 0.15% to 0.35% of the rebuild value, which for a $300,000 property works out to about $450 to $1,050 per year (235,000 to 545,000 Costa Rican colones, or 415 to 965 EUR).
The recommended annual maintenance and repair budget in Tamarindo is 1% to 2% of property value, which is higher than inland areas because salt air, humidity, and pool upkeep take a toll on coastal properties.
The type of repair expense that most commonly catches landlords off guard in Tamarindo is air conditioning system failures, which happen frequently due to heavy use and the corrosive coastal environment.
For a typical $300,000 rental property in Tamarindo, the total combined annual cost for insurance, maintenance, and repairs should realistically be budgeted at $3,500 to $7,000 per year (1.8 to 3.6 million colones, or 3,200 to 6,450 EUR).
Which utilities do landlords typically pay, and what do they cost in Tamarindo right now?
In most long-term leases in Tamarindo, tenants pay electricity directly because air conditioning use varies so much, while water may be included or tenant-paid depending on the property setup, and internet is often tenant-paid unless the unit is rented furnished.
When landlords do cover utilities in Tamarindo, the estimated monthly cost runs about $50 to $150 (26,000 to 78,000 Costa Rican colones, or 46 to 138 EUR) for water and basic services, though electricity can add $100 to $300 or more if included due to heavy air conditioning use.
What does full-service property management cost, including leasing, in Tamarindo as of 2026?
As of early 2026, the typical monthly property management fee in Tamarindo for long-term rentals runs 8% to 12% of collected rent, with full-service expat-oriented management often closer to 10% to 12% (on a $1,500 monthly rent, that is $120 to $180 per month, roughly 62,000 to 94,000 Costa Rican colones or 110 to 165 EUR).
On top of ongoing management, the typical leasing or tenant-placement fee in Tamarindo is half to one full month's rent, charged when a new tenant is placed or a lease is renewed.
What's a realistic vacancy buffer in Tamarindo as of 2026?
As of early 2026, landlords in Tamarindo should set aside about 6% to 8% of annual rental income as a vacancy buffer to account for turnover and leasing gaps.
In practical terms, that means budgeting for about 3 to 4 weeks of vacancy per year for a well-priced, well-presented property in Tamarindo, though units in prime locations with strong amenities may only see 2 weeks of vacancy.
Buying real estate in Tamarindo 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 Tamarindo, 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 |
|---|---|---|
| Ministerio de Hacienda | It's the Costa Rican government's own legal reference for property valuation and tax foundations. | We used it to anchor the legal basis for municipal property tax. We then translated that into practical costs for Tamarindo landlords. |
| Ley 7509 Full Text | It's a full published version of the governing property tax law as a primary source. | We used it to confirm who administers the tax and the structure behind the charge. We use this to avoid relying on blog summaries. |
| Municipalidad de la Union | It's an official municipal page showing the property tax calculation in plain terms. | We used it to confirm the 0.25% computation and explain it simply. We then adapted it to Tamarindo price points. |
| ICS Consultores | It cites the Ministry of Finance's set exemption threshold and year-specific luxury tax rules. | We used it to set the 2026 exemption level and progressive bands. We then estimated when typical Tamarindo villas may trigger it. |
| BLP Legal | It's a well-known regional law firm summarizing the official luxury tax bands and payment deadline. | We used it to confirm the rate bands of 0.25% to 0.55% and the January 2026 payment deadline. We then incorporated this into net yield calculations. |
| ARESEP Electricity | ARESEP is the national regulator that approves electricity tariffs in Costa Rica. | We used it to support statements about regulated electricity pricing. We kept utility cost estimates conservative because bills vary by air conditioning use. |
| ARESEP Water Tariffs | It's the regulator's own tariff portal for water service structures in Costa Rica. | We used it to ground the point that water is regulated. We then translated it into a realistic landlord budget line item. |
| SUGESE Insurance Registry | SUGESE is the insurance regulator publishing registered policy documents in Costa Rica. | We used it to show that home insurance products are formal, regulated contracts. We then estimated premiums using typical percentage ranges. |
| CFIA Housing Report | CFIA is the national engineers and architects professional body with flagship housing sector research. | We used it to frame Costa Rica's housing supply and demand backdrop. We then localized implications to Tamarindo's high-demand coastal market. |
| ICT Statistics | ICT is the official tourism authority and publishes primary tourism statistics for Costa Rica. | We used it to justify why Tamarindo's demand is unusually tourism and remote worker driven. We then explained why vacancy behaves differently here than inland. |
| Encuentra24 Rentals | It's one of the largest property portals in Costa Rica with significant market depth. | We used it to sample asking rents across apartments, condos, and houses in Tamarindo. We then triangulated typical rent bands rather than cherry-picking listings. |
| Encuentra24 Houses for Sale | It's a high-volume marketplace showing current asking prices for houses in Tamarindo. | We used it to sample asking sale prices for houses and villas. We then paired those prices with rent bands to compute gross yields. |
| Encuentra24 Apartments for Sale | It's a major source for condo and apartment inventory in Costa Rican beach towns. | We used it to sample condo and apartment asking prices and price-per-square-meter signals. We then blended that with rental listing bands to estimate mixed-market yields. |
| AirDNA Tamarindo | It's a widely used dataset with transparent short-term rental methodology and frequent updates. | We used it only as a stress-test proxy for seasonal occupancy and vacancy risk. We kept the main long-term vacancy estimate separate and more conservative. |
| Osa Property Management | It's a specialized property management firm publishing clear fee ranges by rental type in Costa Rica. | We used it as a benchmark for typical 8% to 12% long-term management fees. We then adjusted slightly upward for full-service, expat-oriented coastal management. |
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