Pre-construction
Under construction
Towers and pool1/14
From
$342,000
Delivery 2028Margaritaville Residences — Playa Caracol
Punta Chame · Grupo Los Pueblos
- Developer
- Grupo Los Pueblos
- Delivery
- 2028
- Total units
- 255
- Price range
- $342,000 – $614,000
Description
Margaritaville Beach Resort & Residences is the beachfront resort community Grupo Los Pueblos is building at Playa Caracol, on the Pacific coast in Chame, an hour to an hour and a half's drive from Panama City. It combines 181 condos in towers around the resort pool with 74 two-storey cottages. Margaritaville lends the brand; it does not own, develop or manage the residences.
The September 2026 price list starts at $342,000 to $353,000 for a 57 m² one-bedroom, about $6,000 per m². Two-bedrooms of 76 to 85 m², some with a lock-off, run $385,000 to $450,000. The last released three-bedrooms, in Phase 3 at 105 to 111 m², run $557,000 to $614,000. The Phase 1 three-bedrooms, every penthouse and both cottage types are sold out; the cottages last listed at $382,545 for two bedrooms and $470,750 for three. These prices are approximate and include appliances, air conditioning and lighting.
The resort side has a beach-entry pool with waterslides, a beach club, the 5 o'Clock Somewhere Bar & Grill, the License to Chill bar, Joe Merchant's coffee shop, St. Somewhere Spa, the Fins Up! gym, a racquet club with pickleball courts, and kids' and teen clubs. Owners can join an optional turnkey rental program.
Construction started in early 2025. Phase 1 and the three-bedroom cottages are due in the third quarter of 2027, Phase 2 a few months later, and Phase 3 with the two-bedroom cottages in the third quarter of 2028. The developer has not published a payment plan, a maintenance fee or floor plans.
Prices by residence type
| Residence | Size | From |
|---|---|---|
| 1 bedroom, 1 bath | 57 m² | $342,000 |
| 2 bedrooms, 2 baths (some lock-off) | 76 m² | $385,000 |
| 3 bedrooms, 3 baths, Phase 3 | 105 m² | $557,000 |
Project details
- Status
- Under construction
- Delivery
- 2028
- Price per m²
- $5,052 – $6,008
- Developer price list
- September 26, 2026
Monthly cost
TrueCost of this project
Second home or investment
$2,213
/month
Starting price
$342,000
$68,400 (20%) down
30-year loan at 7.50%
- Principal & interest
- $1,913
- Property tax
- $93est.
- Life & fire insurance
- $199est.
- 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$78,660
Down payment$68,400
Closing costs (est. 3% of price)$10,260
Legal, notary, Public Registry, appraisal and bank closing charges. Paid once, separate from the monthly cost.
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
- Punta Chame
- Purchase price
- $342,000
- Down payment (20%)
- $68,400
- Get your quote
- Get your quote
Rate
8.00%
starting rate
Payment
$2,008
/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
- $1,110 – $2,470 a year
- As a second home or rental
- $2,056 – $4,460 a year
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 Punta Chame
Median asking price per m² of homes for sale in the area, from our monthly reading.
Apartments
$3,237 /m²
6 asking prices in 4 buildings · October 2026
This project's list prices average $5,530/m², 71% above the median.
Houses · Chame
$1,538 /m²
73 asking prices · October 2026
See homes for sale in Punta ChamePrices 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.
The score appears once there are enough current prices for this area and neighborhood data for the location.
Investment observations
- Existing apartments for sale in Punta Chame: median asking price $3,237/m²
Neighborhood
- Beach 1.7 km away
Neighborhood and construction data © OpenStreetMap contributors, as of October 30, 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 57 m² from $342,000, rented out furnished with no mortgage.
- Estimated rent
- $1,425/month
- Gross yield
- 5%
- Net yield
- 3.6%
- $12,154 a year after costs
Worked out for the smallest unit at the lowest list price, paid in full today. Rent: what 4 comparable homes for rent in Chame 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
Ask David Aguirre about Margaritaville Beach Resort & Residences.
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