1999
Fort Clayton returned to Panama on 30 November
From ~$193K
Condos; family houses from about $600K
10 min
Drive to downtown outside rush hour
$0
Agent commission paid by buyers
Living in Clayton
Space, schools and forest on the edge of the canal
In short: Clayton is a green, low-density former Canal Zone base of large houses, gated communities and international schools, built around the City of Knowledge. October 2026 asking prices start around $193,000 for a condo, and family houses in gated communities start around $600,000.
It sits on the east bank of the Panama Canal, north-west of downtown in the Ancón corregimiento, with the Miraflores Locks to the west, Camino de Cruces National Park to the north and Albrook to the south-east. Downtown is about a 10-minute drive outside rush hour.
Clayton feels suburban, with wide lawns, hillside streets, mature trees and wildlife such as monkeys and toucans. Much of the housing began as US military and officer quarters and has since been renovated, alongside newer gated communities of houses, townhomes and condominiums. Buyers are mostly families, diplomats and staff of the international organisations based in the City of Knowledge.
Clayton Listings
We don’t have a property listed in Clayton right now. New listings come up regularly, so tell us your budget and must-haves and we’ll search the area for you, including properties not yet advertised. Start the Buying Process →
From Fort Clayton to the City of Knowledge
A century as a US Army base, then a new life as a campus and residential district.
1919
The Base Is Built
The construction plan was approved in 1919 and the first buildings were finished in 1920. The base was named after Colonel Bertram T. Clayton.
1939
Wartime Expansion
A second expansion began in 1939, and during the Second World War the base’s main mission was protecting the canal locks.
1979
The Treaties Take Effect
The Torrijos–Carter Treaties came into force on 1 October 1979, setting the path for the handover of the Canal Zone bases.
1995
City of Knowledge Founded
A non-profit foundation was created to turn part of the base into an academic, research and international-organisation campus.
1999
Returned to Panama
Fort Clayton was returned to Panama on 30 November 1999, and the area later grew into a residential and institutional district.
Around the Neighbourhood
Clayton trades city bustle for forest, canal views and some of the city’s best-known schools.
LANDMARK
City of Knowledge
The former Fort Clayton campus, run by a non-profit foundation since 1995, hosts regional UN offices, the Red Cross, university programmes and a small plaza of restaurants.
LANDMARK
US Embassy
The US Embassy compound is in Clayton, one reason the area attracts diplomatic and international households.
SCHOOLS
International Schools
Several English-language schools are minutes away, including Balboa Academy and King’s College Panama.
LANDMARK
Miraflores Locks
Clayton sits across from the Miraflores Locks, so ships passing through the canal are part of the local scenery.
GREEN SPACE
Camino de Cruces National Park
The national park borders Clayton and includes stretches of the old Spanish colonial Camino de Cruces trail.
GETTING AROUND
Albrook and the Corredor Norte
Albrook Mall, the main bus terminal and the Line 1 Metro terminus are a short drive away, and the Corredor Norte links you to the rest of the city.
What Homes Cost in Clayton
Based on about 45 advertised asking prices in October 2026, not closed sales. Prices split clearly between apartments and houses.
Condos and smaller apartments
One to three bedrooms, 53 to 152 m²
From about $193,000
About $1,700–$2,800 per m²
Larger gated-community apartments
Three and four bedrooms, 170 to 410 m²
About $360,000–$550,000
About $1,800–$3,100 per m²
Houses in gated communities
Three bedrooms or more
From about $600,000
About $1,700–$2,800 per m² built
What Drives the Price
The community. Clayton is priced for space, security and schools rather than views or walkability, and the gated community matters most.
Size and age. Lot and house size, and whether a home is a renovated former US-era house or new construction, come next.
Setting. Canal or forest views, community fees and the condition of older structures also affect value.
Is Clayton Right for You?
A quick, honest guide to who tends to love it and who might be happier elsewhere.
A Great Fit For
Families who want a house, a garden and schools nearby
Diplomats and international-organisation staff
Nature lovers who want forest and canal views
Buyers who prefer gated communities with 24-hour security
Remote workers who want space and quiet
Think Twice If
You don’t want to drive (there is no Metro)
You want nightlife, the beach or a high-rise lifestyle
Your budget is under about $200,000
You don’t want the upkeep of an older tropical home
Renting It Out
Long-term demand comes from embassy and diplomatic households, international-organisation staff and families linked to the nearby schools. The tenant pool is narrower than downtown, so the right size of home, a good community and school proximity matter. We pull current comparable rents before you buy.
Costs to Budget For
Plan for these on top of the purchase price.
HOA Fees
Monthly, and they vary widely with the building and its amenities. Ask for the current fee and the reserve fund balance.
Legal Fees
About 1% to 1.5% of the price for your independent attorney, plus small notary and Public Registry fees.
Property Tax
Annual, based on the registered value, with an exemption for a registered primary residence up to a set value.
Transfer Tax
Panama’s 2% transfer tax is customarily paid by the seller. Buyers pay no agent commission.
Buying Tips for Clayton
What we check with buyers here before they make an offer.
Confirm the Title Chain
Clayton is former Canal Zone land sold by the state. Your attorney should confirm clear registered title and any conditions carried over from the original sale.
Titled or Leased?
Part of the area is run by the City of Knowledge foundation. Confirm in writing whether you are buying titled property or a lease.
Check Land-Use Rules
Reverted-area land follows special land-use plans. Confirm that extensions, a home office or subdividing are allowed.
Inspect Older Houses
Former US-era homes can be decades old. Check the roof, termites, damp, wiring and drainage, and budget for renovation.
Read Community Rules
Gated communities have fees, design rules and rental rules. Read them before you buy.
Test the Commute
Drive to work and school at peak hours. Traffic toward Albrook and downtown can be slow.
Clayton Real Estate FAQ
Where is Clayton?
On the east bank of the Panama Canal, north-west of downtown in the Ancón corregimiento, next to the Miraflores Locks and Camino de Cruces National Park, on the former Fort Clayton US Army base.
How much does a house in Clayton cost?
In October 2026, houses in gated communities were mostly asking from about $600,000, with the most exclusive homes over $1 million. Condos started around $193,000.
Is Clayton safe?
It is one of the city’s quieter residential areas. Much of the housing is in gated communities with controlled access and 24-hour security. Normal precautions still apply.
How far is Clayton from downtown Panama City?
About a 10-minute drive outside rush hour. Albrook Mall and the Line 1 Metro terminus are a short drive away.
Is Clayton good for rentals?
There is steady long-term demand from diplomatic, international-organisation and school-linked families for houses and larger apartments, though the tenant pool is specialised.
Can foreigners buy property in Clayton?
Yes. Foreigners have the same property rights as Panamanians. Because Clayton is former Canal Zone land, have your attorney confirm the title and any land-use conditions.
About This Guide
Written by Ken Norton, founder of Panama Properties, a licensed buyer’s brokerage. We help buyers find homes and investments across Panama City, working alongside independent attorneys, inspectors and property managers. Prices are based on advertised asking prices reviewed in October 2026. Hero photo: former officers’ residences at Fort Clayton, Ciudad del Saber, by Ayaita, CC BY 3.0, via Wikimedia Commons.
Looking for a Home in Clayton?
Tell us your budget, how many bedrooms you need, whether you want a house or an apartment, and which schools or workplaces matter to you. We will search the area, arrange viewings in person or by live video and check the title before you make an offer.
Message us on WhatsApp at +507 6169-2453. Buyers pay no agent commission.
Panama Properties
Unit 1 Plaza Pedasí (Super Pedasí Plaza)
Pedasí, Los Santos 7401, Panama
WhatsApp: +507 6169-2453
Email: ken@panama-properties.com