Buying an apartment in Panama in 2026
Since September 2026 a new flat from $300,000 again gives investor permanent residence. A foreigner owns a home on the same terms as a citizen, and payments are in dollars.
In short
- Prices: a median of about $1,900 per m2 in the capital, $2,900-3,700 on the waterfront in Punta Pacifica.
- Foreigners own homes on the same terms as citizens, except land near the borders.
- Investor permanent residence: a new home from a developer from $300,000 or a resale home from $500,000.
- Taxes: 2% transfer tax; no annual tax on a main home up to $120,000.
- A deal for a completed home takes one to three months.
In detail
Panama is one of the few countries where a flat has again become a direct route to permanent residence: since 8 September 2026 the threshold for new builds has been cut to $300,000. A foreigner owns a home on the same terms as a citizen, and prices and payments are in US dollars, so there are no exchange-rate surprises. A detailed look at the market and transaction support is on the page property in Panama; here are short answers to the main questions.
How much an apartment in Panama costs in 2026
The median asking price for flats in the capital is about $1,900 per square metre, and about $2,200 across the market. The most expensive districts are on the waterfront, where new builds cost noticeably more than resale.
| District | Price per m2 |
|---|---|
| Punta Pacifica, waterfront towers | $2,900-3,700, new builds more |
| Costa del Este | $1,800-2,800 |
| Panama City average | ~$1,900-2,200 |
| Coronado, coast | $1,300-4,000 |
The supply of flats in the capital is large, so a buyer can choose calmly, while a seller may need time to resell.
Can a foreigner buy an apartment in Panama
Yes, on the same terms as a citizen, with registration in the Public Registry. The Constitution bars foreigners from owning land within 10 kilometres of the borders with Colombia and Costa Rica, and special rules apply on some islands and coastline. You can also buy through a Panamanian company or foundation.
How to buy an apartment in Panama: step by step
- Choosing the property for your goal: a home, rental or investor residence.
- A Public Registry check: owner, encumbrances, mortgage, debts for property tax and building charges.
- A promise of sale contract and a deposit, usually about 10%.
- Payment through a bank or an escrow account with proof of the source of funds.
- Contract before a notary and registration in the Public Registry.
- An investor residence application, if needed.
A deal for a completed home usually takes one to three months. Without a certificate of no property-tax debt the transfer is not registered, so it is obtained before payment.
How much the paperwork costs: taxes
| Payment | Rate |
|---|---|
| Property transfer tax | 2% of the higher of the sale price or cadastral value |
| Annual tax on a main home | none up to $120,000, 0.5% up to $700,000, 0.7% above |
| Annual tax on other property | none up to $30,000, 0.6% up to $250,000, 0.8% up to $500,000, 1% above |
By law the seller pays the transfer tax, but contracts sometimes shift it, so the split of costs is fixed before signing. To get the reduced rates for a main home, the flat is registered as a family home. More on the page taxes in Panama.
The $300,000 threshold applies only to a new build from a developer
The law does not stop you from buying a flat in Panama on your own. But mistakes cost more than the taxes: a resale home under $500,000 that does not qualify for investor residence, property-tax debts that stop registration, coastal land with a special status, money without a proven source. We find a flat for your goal, check it in the Public Registry, prepare the contracts and source of funds file, handle payment and registration and manage the investor residence application. We guarantee professional work and a transparent process, and in most cases a result on the first application.
The cost of support depends on the property and whether you need investor residence; our manager in the chat will calculate it.
Panama residence through buying an apartment
Under Decree No. 17 of 8 September 2026, qualified investor permanent residence is granted for a new home from a developer from $300,000 or a resale home from $500,000. Price is not the only condition: for the $300,000 threshold the home must be new and bought from the developer. From July 2025 to June 2026 the Ministry of Commerce and Industry issued 268 investor certificates worth about $113.6 million. More on the page Panama residence by investment, and for retirees in our guide to the Panama retirement visa.
Risks when buying an apartment in Panama
- Coastal and island land may have a special legal status.
- Property tax debts stop registration.
- A resale home under $500,000 does not qualify for investor residence.
- Money without a proven source delays both the deal and the application.
Panamanian bureaucracy works in dollars and dislikes haste: a registry certificate matters more here than a canal view.
How we help
The law does not stop you from filing on your own. But mistakes in the property and the source of funds file cost more than the taxes. We find a flat for your goal, check it in the Public Registry, prepare the contracts, handle payment and registration and manage the investor residence application.
Property in Panama
Selection, Public Registry checks and transaction support.
Learn more →Panama residence by investment
Permanent residence for a new home from $300,000.
Learn more →Account in Panama
An account at a Panamanian bank to pay and live in the country.
Learn more →All programmes are in the overview Panama.
FAQ
How much does an apartment in Panama cost in 2026?
Can a foreigner buy an apartment in Panama?
Does buying an apartment give residence in Panama?
What taxes apply when buying an apartment in Panama?
How long does buying an apartment in Panama take?
Can a Russian citizen buy an apartment in Panama?
Don’t want to figure this out alone?
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