69
Lots and land parcels in our current listings
US$18K
Where building lots start in our listings
27
Lots and land listed under US$100,000
$0
Agent commission paid by buyers
Buying Land in Panama
From a lot for your home to land for a project
In short: we currently have 69 lots and land parcels for sale in Panama. Most are around Coronado, Chame and San Carlos, about an hour from Panama City, with more in Pedasí, Playa Venao, Boquete, El Valle, Bocas del Toro and the Azuero towns. Prices start at about US$18,000, the typical asking price is about US$141,000, and 27 lots ask under US$100,000.
Land suits buyers who want to build their own home, hold for the long term or plan a small project. Most of our listings are building lots of up to 5,000 m², with a smaller group of larger parcels for development, farming or an estate.
The right lot depends on how you will use it. Lots near the Pacific beaches suit weekend and holiday homes, Pedasí and Playa Venao suit buyers who want ocean views and a quieter pace, and Boquete suits buyers who want cooler mountain weather. The sections below compare prices by area and explain what to check before you buy land.
Lots and Land for Sale in Panama
These are lots and land parcels from our current listings, from town and beach building lots to ocean-view and mountain land and larger development parcels. Choose a property for details, photos and pricing, or tell us your budget and we will send you a shortlist that matches it.
Land Prices by Area
Taken from the 69 lots and land parcels we currently have listed. These are asking prices as of October 2026, not closed sales, so use them as a guide to where the market sits rather than a valuation of any one property.
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Coronado, Chame, San Carlos, Gorgona and El Valle (35 listings): from about US$28,000, most building lots US$50,000 to US$230,000, typical about US$115,000
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Pedasí (10 listings): about US$46,000 to US$400,000, typical about US$100,000
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Playa Venao and Cañas (6 listings): about US$100,000 to US$3.6 million, mostly ocean-view land
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Boquete (6 listings): US$53,000 to US$450,000, typical about US$138,000
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Chiriquí, Chitré and Las Tablas (9 listings): from about US$18,000 for a lot in David to development land around US$2 million
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Bocas del Toro (3 listings): US$315,000 to US$2.5 million for ocean-view and oceanfront land
By size: building lots of up to 5,000 m² typically ask about US$95,000, or roughly US$65 per m², while larger parcels of a hectare or more typically ask about US$1.1 million. Views, beach access, road frontage and utilities often move the price more than the size.
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Where to Buy Land in Panama
Each area has its own climate, access and price level. These are the areas where we have lots and land for sale today. Not sure where to start? Tell us what you plan to build and we’ll suggest two or three areas to compare.
Area guides: Chame · San Carlos · Coronado · El Valle · Pedasí · Cañas · Playa Venao · Las Tablas · Chitré · Boquete · David · Bocas del Toro
Chame
Mountain lots on the road to Sora, flat lots in Bejuco and beachfront lots on the Punta Chame peninsula. 13 listings, from about US$51,000.
Best for: mountain views or a beach lot near the city
San Carlos
Building lots near the beach, country lots in the hills and larger development parcels west of Coronado. 11 listings, from about US$28,000.
Best for: good-value lots near the beach
Coronado and Gorgona
Building lots near the beach in the area closest to Panama City, with shops, golf and services nearby. 8 listings, from about US$55,000 to US$340,000.
Best for: a beach home with everyday amenities
El Valle
Mountain lots in a cool valley inside an old volcano crater, about two hours from the city. 3 listings, from about US$55,000 to US$378,000.
Best for: a cooler mountain retreat near the city
Pedasí
Ocean-view and country lots around the Azuero town where our office is, some with owner financing. 10 listings, from about US$46,000.
Best for: ocean views and a quiet beach town
Playa Venao and Cañas
Ocean-view land in the hills above the surf beaches of the Azuero Peninsula, from lots to estate parcels. 6 listings, from about US$100,000.
Best for: ocean-view homes and surf
Boquete
Mountain lots with water and power in Chiriquí’s cool highlands, including lots in gated communities. 6 listings, from about US$53,000.
Best for: spring-like weather all year
Bocas del Toro
Titled ocean-view land and oceanfront lots on the Caribbean islands, from US$315,000. Much island land is held as rights of possession, so check the title status.
Best for: island life on the Caribbean
Types of Land in Panama
From building lots in town to larger parcels in the countryside, here is what you will find and who each type tends to suit.
01
Building Lots in Town
Lots inside a town or residential area, usually with road access, water and power close by. The simplest way to build, and often the best value.
02
Beach and Beachfront Lots
Lots near or on the beach in Chame, San Carlos, Gorgona, Pedasí and Playa Venao. Confirm the high-tide line, setbacks and flood risk, and remember the beach itself is public.
03
Ocean-View Lots
Hillside lots with sea views around Pedasí, Cañas, Playa Venao and San Carlos. Check road access in the rainy season and the cost of bringing in water and power.
04
Mountain Lots
Lots in Boquete, El Valle and the hills above Chame, with cooler weather and green views. Steep lots can cost more to build on, so budget for site work.
05
Lots in Gated Communities
Lots inside a gated residential community, often with roads, utilities and shared amenities in place. Check the community rules, fees and building guidelines before you buy.
06
Larger Parcels and Development Land
Parcels of a hectare or more for an estate, a farm or a project. Zoning, access, water and title type matter as much as the price per square metre.
07
Commercial and Tourist-Zoned Land
Land zoned for commercial or tourist use, such as plots on main roads and near beaches. Confirm the zoning and what you are allowed to build with the municipality.
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Not Sure Which Type Suits You?
Tell us your budget and what you plan to build, and we’ll send a short list of areas and lots to compare.
Why Buyers Choose Land in Panama
Equal Ownership Rights
Foreigners can own titled land with the same rights as Panamanians, in their own name or through a corporation or foundation. Some rules differ on islands and near national borders, so check the title first.
A Dollar Economy and Banking Centre
Panama uses the US dollar, and local banks lend to foreign buyers on titled property. See our mortgage and financing guide.
Property Tax and Retiree Benefits
Property tax is based on the registered value, with an exemption for a registered primary residence. Pensionado visa holders get discounts on many everyday services. Read our property tax guide.
Build Exactly What You Want
Buying land lets you choose the design, the size and the finishes, and many buyers build in stages. Local architects and builders can handle the plans and permits.
Room to Spread Out
Many lots are 1,000 m² or more, with space for a garden, a pool and fruit trees, and larger parcels give you privacy that is hard to find in a condo.
A Price Point for Many Budgets
Building lots start from about US$18,000, and 27 of our current land listings ask under US$100,000. Larger parcels and oceanfront land run into the millions.
Know What You Are Buying
Three things shape most land purchases in Panama: the title, the zoning and the services.
Titled Land or Rights of Possession
Titled land is registered in the Public Registry. Rights of possession (derechos posesorios) are common in rural areas and on islands; they can sometimes be converted to title, but it takes time. Have your attorney confirm which one you are buying.
Zoning and Permits
Zoning decides what you can build and how densely. Check it with the municipality before you buy, and ask your architect what permits and setbacks will apply to the plans you have in mind.
Water, Power and Access
Confirm there is a reliable water source, power on or near the lot and road access all year. Bringing in services or building a road can add a lot to the cost.
Costs to Factor In
The price is only part of the budget. Plan for these as well.
Community Fees
Monthly fees apply to lots in gated communities, and they vary widely with the roads, security and 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 of the land. Lots below a set value are exempt, and building a primary residence can change how the property is taxed.
Transfer Tax
Panama’s 2% transfer tax is customarily paid by the seller. Buyers pay no agent commission.
How We Help You Buy Land in Panama
We work for you as the buyer, in English and Spanish, alongside independent attorneys, surveyors, architects, builders and banks. Meet our team or see how we work with buyers.
STEP 1
Plan
Tell us what you want to build and we shortlist two or three areas.
STEP 2
View
In person or by live video: building lots, view lots and larger parcels.
STEP 3
Check
Title, survey, zoning, water, power and road access, side by side.
STEP 4
Close
Offer, independent legal due diligence, a survey, escrow and title registration.
STEP 5
Build
Introductions to architects, builders and property managers once you own the land.
Panama Land FAQ
Can foreigners buy land in Panama?
Yes. Foreigners have the same property rights as Panamanians and can own titled land in their own name or through a Panamanian corporation or foundation. Rules differ on some islands and within 10 kilometres of a national border, so use an independent attorney to check the title before you buy.
How much does land cost in Panama?
Across our 69 current lot and land listings, prices start at about US$18,000 and the typical asking price is about US$141,000. Building lots of up to 5,000 m² typically ask about US$95,000, while larger parcels of a hectare or more typically ask about US$1.1 million. These are asking prices from October 2026, not closed sales.
Where is land cheapest in Panama?
In our listings, the lowest prices are in David and around San Carlos and Chame, where building lots start from about US$18,000 to US$55,000. Pedasí and Boquete also have lots from about US$46,000 and US$53,000.
What is the difference between titled land and rights of possession?
Titled land is registered in the Public Registry, which gives you the strongest ownership and lets banks lend on it. Rights of possession (derechos posesorios) are common in rural areas and on islands. They can be bought and sometimes converted to title, but the process takes time and carries more risk.
Can I get a mortgage to buy land?
It is harder than for a home. Banks rarely lend on raw land, so most land purchases are paid in cash. Some sellers offer owner financing, and once you build, you may be able to finance against the finished home.
How much does it cost to build a house in Panama?
It depends on the area, the design and the finishes. Ask local builders for current prices per square metre, and budget separately for site work, water, power, permits and the architect.
How long does it take to build?
A typical single-family home takes several months to a year or more once the plans and permits are approved. Permits, the rainy season and the availability of builders all affect the timeline.
What should I check before buying a lot?
Confirm the title, the survey and boundaries, the zoning, road access all year, and water and power. For beach lots, check the high-tide line and setbacks, and for steep lots, the cost of site work.
Do I pay property tax on land?
Yes. Property tax is annual and based on the registered value of the land. Lots below a set value are exempt, so ask your attorney how it applies to the lot you are buying.
What are the closing costs when buying land?
Buyers pay no agent commission; the seller pays it. Your main cost is your attorney, typically about 1% to 1.5% of the price, plus small notary and Public Registry fees and a survey. The 2% transfer tax is customarily paid by the seller.
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.
Can I buy land in Panama under a corporation?
Yes. Many buyers hold land through a Panamanian corporation or foundation for estate planning. Get advice from an independent attorney and tax adviser on what suits you.
Can I buy without being in Panama?
Yes. We can show you land by live video, and you can sign through a power of attorney given to your lawyer. For land, we still suggest walking the lot in person before you close.
About This Guide
Written by Ken Norton, founder of Panama Properties, a licensed buyer’s brokerage based in Pedasí. Our team works along the Pacific coast, the Azuero Peninsula, Boquete and Bocas del Toro, walking lots, checking access and services, and showing buyers around, alongside independent attorneys, surveyors and builders. Prices reflect our 69 current lot and land listings and were last reviewed in October 2026.
Ready to Find Your Land in Panama?
Tell us your budget, the areas you like and what you plan to build. We can show you lots in person or by live video, and help you compare titles, services and building costs.
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