Under construction
Pre-construction
Facade1/8
From
$198,500
Delivery Q1 2029Baula Residences — Altos de Amador
Ancón · Sucasa Estate Developers
- Developer
- Sucasa Estate Developers
- Delivery
- Q1 2029
- Total units
- 82
- Price range
- $198,500 – $632,500
Description
Sucasa Estate Developers' first project, a seven-floor building with a rooftop in Altos de Amador, with views toward the Bridge of the Americas and the Panama Canal depending on the unit. On the 30 May 2026 price list, one-bedrooms start at $198,500 for 51 m², and the units listed on floors 5 to 7 at the bridge end reach $632,500 for a 164 m² two-bedroom, about $3,850 per m². Units are delivered unfurnished, with air conditioning, a kitchen with dishwasher and 2.90 m ceilings. The building has no short-term-rental licence, and a $5,000 reservation holds a unit for 45 days. SUCASA gave the first quarter of 2029 as the delivery date in May 2026.
Project details
- Status
- Pre-construction
- Delivery
- Q1 2029
- Price per m²
- $3,850 – $3,858
- Developer price list
- May 30, 2026
Monthly cost
TrueCost of this project
Second home or investment
$1,271
/month
Starting price
$198,500
$39,700 (20%) down
30-year loan at 7.50%
- Principal & interest
- $1,110
- Property tax
- $33est.
- Life & fire insurance
- $119est.
- PH fee
- Bank handling
- $9est.
The PH fee is not listed for this project and is left out of the total.
Total due at close$45,655
Down payment$39,700
Closing costs (est. 3% of price)$5,955
Legal, notary, Public Registry, appraisal and bank closing charges. Paid once, separate from the monthly cost.
Need a mortgage for this home?
Tell us your residency and income. A licensed broker tells you which banks lend to buyers like you and helps you compare their quotes.
Property tax applies Law 66 of 2017 brackets to the price. A main home registered with the DGI is exempt to $120,000, then pays 0.5% to $700,000 and 0.7% above; other properties are exempt to $30,000, then pay 0.6% to $250,000, 0.8% to $500,000 and 1% above. The tax is charged on the registered value, and newer buildings may be exempt. Insurance assumes life cover of $0.50 per $1,000 of loan a month (Banistmo publishes $0.21 to $1.00 by age) and fire cover at Banistmo's $0.15 to $0.19 per $1,000 of value, with ITBMS. Bank handling is $8.56 a month, as Banco General and Banco Nacional charge. Closing costs assume 3% of the price; buyers typically pay 2% to 5% in cash purchases and 3% to 7% with a mortgage. Replace any figure with Edit payment.
*30-year average of published bank rates: 7.83% with FECI / 7.50% rate. Source: Banco General, Banistmo and Banco Nacional tariffs, checked September 13, 2026. Not a live feed, an offer or a pre-approval.
30-year average:
7.83%
With FECI
7.50%
Rate
Averages of published starting rates, for information only. .
- Location
- Ancón
- Purchase price
- $198,500
- Down payment (20%)
- $39,700
- Get your quote
- Get your quote
Rate
8.00%
starting rate
Payment
$1,165
/mo
Compare banks based on your situation
These are starting rates from each bank's published tariff, not offers. Panama Property Guide has no partnership with these banks and is not paid to show them. Your rate, term and financing depend on the property, your income, residency and the bank's appraisal. Get your quote sends your scenario to this home's agent, who can help you contact the bank.
Rates checked by Panama Property Guide from each bank's published terms on September 13, 2026.
Property taxes
Estimated yearly tax at the asking price. The rate depends on how the home is registered.
- As your main home
- $393 – $2,563 a year
- As a second home or rental
- $1,011 – $4,645 a year
A new first home valued between $120,000 and $300,000 and registered as the owner's main residence pays no property tax for three years.
Ley 66 de 2017 brackets, applied progressively. Main home registered as Vivienda Principal or Patrimonio Familiar Tributario: 0% to $120,000, 0.5% to $700,000, 0.7% above. Any other property: 0% to $30,000, 0.6% to $250,000, 0.8% to $500,000, 1% above. The tax is charged on the registered cadastral value of land and building, which usually differs from the asking price, and some buildings keep construction exemptions under earlier laws. Ley 66 de 2017
Home values in Ancón
Median asking price per m² of homes for sale in the area, from our monthly reading.
Apartments
$2,083 /m²
20 asking prices in 16 buildings · November 2026
This project's list prices average $3,854/m², 85% above the median.
Houses
$1,680 /m²
11 asking prices · November 2026
See homes for sale in AncónPrices in every area
Panama Property Guide's own reading of homes listed for sale, with each building counted once so one tower cannot set the figure. Asking prices are not sale prices, and the median says nothing about a particular home's condition, view or floor.
Panama Property Score
A score out of 10 from our proprietary algorithm. It weighs this project's list prices against other new developments nearby, its potential to gain value and its neighborhood.
7.3
out of 10
Good
- Price & opportunity · 40%
- 8.4 / 10
- Appreciation potential · 30%
- 5.5 / 10
- Neighborhood · 30%
- 7.6 / 10
Investment observations
- Developer list prices of $3,850–$3,858/m²; the midpoint is 8% below the median for new developments in Panama City ($4,212/m²)
- Existing apartments for sale in Ancón: median asking price $2,083/m²
- A Metro or rail line under construction about 2.1 km away
- 2 active construction sites within 1.5 km
Neighborhood
- Supermarket about 10 min walk
- Park about 3 min walk
- 6 schools within 1.5 km
- Hospital 1.9 km away
New-development prices: median of 24 developer price lists in Panama City, dated May 25, 2026 to October 28, 2026. List prices are not sale prices. Neighborhood and construction data © OpenStreetMap contributors, as of October 26, 2026. Distances are measured in a straight line from the approximate location of the project, and walking times are estimates. Licence
How the score works
Price & opportunity (40%): is the price per m² cheap or expensive next to properties of the same type and a similar size for sale in the same area? A price in line with the area scores about 7.5, and the further below the area it is, the closer it gets to 10. Expected rental income also counts when we know local rents, and a recent price cut or qualifying for Panama's lower mortgage rate on a first new home adds a little.
Appreciation potential (30%): signs the area could gain value, such as a Metro or rail line being built nearby, new construction around it, a good neighborhood still priced below the rest of the district, or a newer building.
Neighborhood (30%): how many shops, restaurants, bus and Metro stops, parks and schools are within walking distance.
For a new development, price compares the midpoint of the developer's published price per m² range with other new developments we list in the same area, widening to the district when there are fewer than three. Asking prices for existing apartments nearby are shown for context and do not change the score. Developer price lists sit closer together than resale prices, so the same gap moves a project's price score twice as far. Every project is new, so being new adds nothing, and there is no rental estimate yet.
Scores run from 3 to 10: under 5.5 is poor, 5.5 to 6.4 fair, 6.5 to 7.4 good, 7.5 to 8.4 very good, and 8.5 or more excellent. They only appear when we have price data plus at least one other part. A missing Metro line or building site nearby is left out rather than counted against the property. It is a research tool, not an appraisal, a forecast or investment advice.
Rent and returns
Estimated for the lowest-priced unit, about 52 m² from $198,500, rented out furnished with no mortgage.
- Estimated rent
- $1,100/month
- Gross yield
- 6.6%
- Net yield
- 5%
- $10,011 a year after costs
Worked out for the smallest unit at the lowest list price, paid in full today. Rent: what 5 comparable homes for rent in Ancón ask, matched on bedrooms and size and seen up to October 27, 2026, assuming the home is let furnished, with one vacant month a year, less the PH fee and property tax at second-home rates, with rent starting at delivery. Developer list prices are not sale prices. An estimate, not a promise of returns.
Location
More new developments nearby
Pre-construction
Under construction