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Under construction
Tower1/20

From

$217,000

Delivery 2029

Uptown Condo Suites — Bella Vista

Bella Vista · Empresas Bern

Developer
Empresas Bern
Delivery
2029
Price range
$217,000 – $660,000

Description

Uptown Condo Suites is Empresas Bern's 39-storey tower on Calle Uruguay in Bella Vista, Panama City, with furnished apartments sold for short-term rental. Empresas Bern's price list of 13 July 2026 starts at $217,000 for a 35 m² studio, or $6,200 per m².

Size sets the price per m². One-bedrooms of 69 to 103 m² start at $336,000, from $4,870 per m², and are listed as convertible to two bedrooms for $8,000 more. A 131 m² lock-off suite, which splits into units of 85 m² and 46 m², starts at $660,000. Apartment 9G, an 86 m² corner unit facing the Spiral Building, is listed at $412,000. From March to July 2026 the list rose 12.7% for studios and 3.8% for one-bedrooms.

A $5,000 refundable deposit reserves a unit. The balance to 15% is due at signing, then 10% at 8 months, 5% at 16 months and 70% on delivery. Studios pay 50% at signing and 50% on delivery. The developer lists bank financing and a $4 per m² monthly fee. Roche Bobois furnishes the units, and the list describes a hotel-commercial licence covering Airbnb, VRBO and Expedia, with be. by Empresas Bern as manager.

The plans include a rooftop pool, bar and jacuzzi for owners on levels 35 and 36, restaurants, a wellness club, a gym and a boutique theatre. Bern's list moved delivery from the first quarter of 2028 to early or mid-2029.

Prices by residence type

ResidenceSizeViewFrom
Studio suite, furnished35 m²–$217,000
1 bedroom, convertible to 2 (+$8,000), 69–103 m²––$336,000
Lock-off suite, splits into 85 m² + 46 m²131 m²–$660,000
Apartment 9G, corner unit86 m²Facing the Spiral Building$412,000

Floor plans

Project details

Status
Under construction
Delivery
2029
Price per m²
$4,791 – $6,200
Developer price list
July 13, 2026

Monthly cost

TrueCost of this project

Second home or investment

$1,393

/month

Starting price

$217,000

$43,400 (20%) down

30-year loan at 7.50%

Principal & interest
$1,214
Property tax
$40est.
Life & fire insurance
$131est.
Compare bank rates
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$49,910
Discuss financingView bank ratesOpen the full calculator

*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
Bella Vista
Purchase price
$217,000
Down payment (20%)
$43,400

Compare banks based on your situation

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
$485 – $2,700 a year
As a second home or rental
$1,122 – $4,920 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 Bella Vista

Median asking price per m² of homes for sale in the area, from our monthly reading.

  • Apartments

    $2,005 /m²

    59 asking prices in 44 buildings · October 2026

    This project's list prices average $5,496/m², 174% above the median.

  • Houses

    $1,962 /m²

    6 asking prices · October 2026

See homes for sale in Bella VistaPrices 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.

6.7

out of 10

Good

Price & opportunity · 40%
4.5 / 10
Appreciation potential · 30%
6.4 / 10
Neighborhood · 30%
9.9 / 10

Investment observations

  • Developer list prices of $4,791–$6,200/m²; the midpoint is 30% above the median for new developments in Bella Vista ($4,212/m²)
  • Existing apartments for sale in Bella Vista: median asking price $2,005/m²
  • A Metro or rail line under construction about 2.6 km away
  • 10 active construction sites within 1.5 km

Neighborhood

  • Metro station about 10 min walk
  • 40+ restaurants and cafés within 800 m
  • Supermarket about 4 min walk
  • Park about 3 min walk

New-development prices: median of 6 developer price lists in Bella Vista, dated July 8, 2026 to September 17, 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 35 m² from $217,000, rented out furnished with no mortgage.

Estimated rent
$1,150/month
Gross yield
6.4%
Net yield
4.9%
$10,693 a year after costs

Worked out for the smallest unit at the lowest list price, paid in full today. Rent: what 8 comparable homes for rent in Bella Vista 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