Three ways owners use a villa
Primary residence
Living in Mal País full time means budgeting for ongoing maintenance in a coastal tropical climate, utilities, insurance, and any community fees. Humidity, salt air and the rainy season all affect maintenance planning.
Vacation home
A home used for part of the year still carries year-round costs. Many owners arrange property management, pool and garden maintenance, and security while they are away.
Rental investment
Short-term rental income in the Santa Teresa area is seasonal and depends on the property, its management, its reviews and market conditions. Rental permission, registration and applicable taxes should be confirmed with a local attorney and accountant before you rely on rental income.
Common ownership costs to budget
- •Property tax and any applicable luxury-home tax — confirm current rates with a Costa Rican accountant
- •HOA or community fees, where applicable
- •Property management and rental-platform commissions
- •Pool, garden and general maintenance
- •Insurance, utilities and internet
- •Accounting, corporate maintenance (if you own through a company) and legal fees
Risks to weigh
- •Occupancy and nightly rates vary by season and by year
- •Construction and delivery timelines can move
- •Currency, tax and regulatory changes
- •Resale liquidity in a small coastal market
- •Maintenance costs in a tropical coastal environment
Illustrative yield calculator
Adjust every assumption. The result is arithmetic based on your inputs — not a forecast and not a guarantee.
- Gross annual revenue
- $83,038
- Operating expenses
- $30,759
- Estimated net operating income
- $52,278
- Estimated gross yield on purchase price
- 16.3%
Figures are shown before financing costs and before income tax.
These figures are illustrative projections based on user-selected assumptions. They are not guaranteed returns and do not constitute financial, tax, or legal advice.
Any return range you may see quoted for the region is an illustrative projected range, not an expected or guaranteed result. Change the assumptions above and the outcome changes with them.
How a purchase usually progresses
- •Initial enquiry and viewing (in person or virtual)
- •Selection of a unit and written offer
- •Legal due diligence on title and permits by your own attorney
- •Purchase agreement and escrow arrangements
- •Closing and registration
Due diligence
Engage an independent Costa Rican attorney to verify title, boundaries, permits, utilities and any encumbrances, and to advise on ownership structure. Do not rely on seller-provided summaries alone.
Talk to the Kaepa Hills team
Ask about built homes available to view, villas under construction and selected presale opportunities.