Ready for occupancy
Under construction
Pool1/7Delivery 2027
NEXT — Coco del Mar
San Francisco · F&F Properties
- Developer
- F&F Properties
- Delivery
- 2027
- Total units
- 154
- Price range
- $339,550 – $621,000
Description
A 35-story tower at Vía Cincuentenario and Calle 79 in Coco del Mar, designed by Pinzón Lozano & Asociados. Floors 7 to 29 hold six two-bedroom layouts of 89 to 119 m², all with a den and four with the option of a third bedroom; floors 30 to 33 hold 16 penthouses of 151 to 177 m². The developer's July 2026 price list showed 79 units available and 9 reserved, from $339,550 to $621,000, with delivery in 2027.
Project details
- Status
- Under construction
- Delivery
- 2027
- Price per m²
- $3,500 – $3,980
- Developer price list
- July 1, 2026
Monthly cost from the starting price
Second home or investment
$2,196
/month
Starting price
$339,550
$67,910 (20%) down
30-year loan at 7.50%
- Principal & interest
- $1,899
- Property tax
- $91est.
- Life & fire insurance
- $197est.
- 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$78,097
Down payment$67,910
Closing costs (est. 3% of price)$10,187
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
- San Francisco
- Purchase price
- $339,550
- Down payment (20%)
- $67,910
- Get your quote
- Get your quote
Rate
8.00%
starting rate
Payment
$1,993/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.
Panama Property Score
Methodology v1.2A score out of 10 for this project's list prices against other new developments nearby, its potential to gain value and its neighborhood, calculated automatically from developer price lists and OpenStreetMap.
8.0
out of 10
- Price & opportunity · 40%
- 8.7 / 10
- Appreciation potential · 30%
- 5.9 / 10
- Neighborhood · 30%
- 9.0 / 10
Investment observations
- Developer list prices of $3,500–$3,980/m²; the midpoint is 24% below the median for new developments in San Francisco ($4,899/m²)
- Existing apartments for sale in San Francisco: median asking price $1,953/m²
- New developments in San Francisco list 10% above those across Panama City ($4,460/m²)
- 2 active construction sites within 1.5 km
Neighborhood
- 20 restaurants and cafés within 800 m
- Supermarket about 7 min walk
- Park about 5 min walk
- 9 bus stops within 500 m
New-development prices: median of 3 developer price lists in San Francisco, including this one, with each project counted once, dated July 1, 2026 to August 8, 2026. List prices are not sale prices. Neighborhood and construction data © OpenStreetMap contributors, as of May 31, 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 similar properties 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. A building still under construction counts as new, and there is no rental estimate yet.
Scores run from 3 to 10, and 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.
Building safety & resilience
Evidence about the building and its surroundings, separate from the investment rank.
Building evidence is not available yet
Ask the agent for structural reports, fire and gas inspection records, flood and drainage history, and details of water storage and backup power.
Ask about building safetyLocal resources: SINAPROC · Bomberos de Panamá
Location
Ask David Aguirre about NEXT.
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