Houses
One of the few central areas with family homes
From ~$270K
New lofts in boutique buildings
Next Door
Multiplaza, Pacífica Salud and the Corredor Sur
$0
Agent commission paid by buyers
Living in Coco del Mar
Central, residential and lower-rise
Coco del Mar is a small residential neighbourhood in the San Francisco district, between Punta Pacífica and San Francisco. Unlike its high-rise neighbours, it still has streets of family houses alongside low- and mid-rise apartment buildings, with a few towers on the waterfront.
That mix makes it popular with families and buyers who want a calmer street a few minutes from Multiplaza mall, Pacífica Salud hospital, international banks and the Corredor Sur toward the airport.
What Homes Cost in Coco del Mar
Based on a sample of advertised asking prices in October 2026, not closed sales. Coco del Mar has a wider range of property types than most central neighbourhoods.
New lofts
Two-bedroom lofts of about 55 m² in new boutique buildings
About $270,000
About $4,900 per m²
Family houses
Houses of about 230 m² on lots of about 350 m²
About $680,000
About $3,000 per m²
Large and seafront apartments
Three and four bedrooms of 250–290 m², some facing the sea
About $675,000–$790,000
About $2,350–$3,150 per m²
What Drives the Price
Land. Houses are priced partly on their lots, which are scarce this close to the centre.
Size. New compact lofts carry the highest price per m².
The sea. Units facing the water command a premium over those inland.
Coco del Mar and Nearby Listings
Below are our listings in Coco del Mar and neighbouring Punta Pacífica and Ocean Reef Islands. If you don’t see the right one, tell us your budget and must-haves and we’ll search the neighbourhood for you, including properties not yet advertised. Start the Buying Process →
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Around Coco del Mar
Everyday life here mixes quiet residential streets with some of the city’s best services a few minutes away.
THE FEEL
Residential Streets
Family houses and low-rise buildings give Coco del Mar a calmer, more suburban feel than its neighbours.
SHOPPING
Multiplaza
One of the city’s largest malls is a short drive away.
HEALTHCARE
Pacífica Salud
A modern private hospital in neighbouring Punta Pacífica.
GETTING AROUND
Corredor Sur
Quick access to the highway toward Costa del Este and Tocumen airport.
SEA VIEWS
The Waterfront
A handful of towers face the Bay of Panama on the neighbourhood’s edge.
FAMILIES
Schools and Services
Schools, banks, supermarkets and restaurants are close by in San Francisco and Paitilla.
Choosing a Home in Coco del Mar
Coco del Mar offers more property types than most central neighbourhoods. Here is how they compare.
Houses
Family Houses
Detached houses with gardens and parking, rare this close to the centre. Check the condition and any renovation needs.
Lofts
New Boutique Buildings
Compact, modern units with amenities, popular with professionals and investors.
Low-Rise
Established Buildings
Older low- and mid-rise apartments often offer more space for the money.
Seafront
Waterfront Towers
Large apartments with bay views on the neighbourhood’s edge.
Location
Inland or Waterfront
Inland streets are quieter and more affordable, while waterfront units trade on the view.
Is Coco del Mar Right for You?
Who tends to love it, and who might be happier elsewhere.
A Great Fit For
Families who want a house in the city
Buyers who prefer a calmer street
Professionals working nearby
Investors looking at new lofts
Buyers who want quick airport access
Think Twice If
You want a walkable café and nightlife scene
You want a gated community
You want resort-style tower amenities
You need a big garden
You want a brand-new planned district
Renting It Out
Long-term demand comes from families and professionals who want space near Punta Pacífica and the banking district. Rents depend on the property type, size, furnishing and parking. Check building rules on short-term rentals first. We pull current comparable rents before you buy.
Buying Tips for Coco del Mar
What we check with buyers in this neighbourhood before they make an offer.
Check the Zoning
Find out what can be built on neighbouring lots. A new building next door can change light, views and noise.
Inspect Houses Carefully
Older houses may need work on roofs, plumbing and electrics. Get an independent inspection.
Watch for Flooding
Ask about drainage and how the street handles heavy rain in the wet season.
Confirm the Parking
Check how many spaces come with an apartment and that they are in the title or sale.
Read the Building Rules
Many buildings restrict short-term rentals. Get the rules before you buy with rental plans.
Use an Independent Attorney
Your attorney should verify the title, liens, HOA debts and building rules before you sign.
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.
Coco del Mar Real Estate FAQ
Where is Coco del Mar?
In the San Francisco district of Panama City, between Punta Pacífica and San Francisco, a few minutes from Multiplaza and the Corredor Sur.
How much does property cost in Coco del Mar?
Based on a sample of asking prices in October 2026, new two-bedroom lofts ask about $270,000, family houses about $680,000, and large or seafront apartments about $675,000 to $790,000.
Are there houses for sale in Coco del Mar?
Yes. It is one of the few central neighbourhoods with streets of family houses, though they come up less often than apartments.
Is Coco del Mar quiet?
It is mostly residential and calmer than the high-rise districts around it.
Can foreigners buy property in Coco del Mar?
Yes. Foreigners have the same property rights as Panamanians and can own titled property in their own name or through a Panamanian corporation or foundation.
What are the closing costs?
Buyers pay no agent commission. Plan for legal fees of about 1% to 1.5% plus small notary and Public Registry fees. The 2% transfer tax is customarily paid by the seller.
Can buying here help me get residency?
It can. As of September 2026, the Qualified Investor visa requires $300,000 in a first sale from a developer or $500,000 in a resale, and the Friendly Nations visa accepts titled property from $200,000. Confirm the rules with an immigration attorney.
Can I get a mortgage as a foreigner?
Yes. Through our lending partner, qualified foreign buyers can finance up to 75% of the purchase price on titled property. Banks require proof of income.
Is there capital gains tax when I sell?
Yes. Panama withholds 3% of the sale price or the registered value, whichever is higher, which most sellers accept as the final tax. You can instead file on the actual profit, with the 3% credited.
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 by randreu, CC BY 3.0, via Wikimedia Commons.
Looking for a Home in Coco del Mar?
Tell us your budget, whether you want a house or an apartment, how many bedrooms you need and how you plan to use the property. We will search the neighbourhood, arrange viewings in person or by live video and check the property 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