What this document is
Four titled lots on one frontage, available singly or as a whole. What follows is the complete picture: what each lot costs, what the closing adds, what the zoning invites you to build, and the published document behind every legal statement.
Every legal reference carries its Gaceta Oficial or decree number. Section 08 exists for exactly that.
A sale becomes binding through a promise-to-purchase agreement and a public deed; this document is the step before, and it stands as information. The figures use list price as their reference.
The four lots
Each lot is a separate finca, which is the unit of registered title in Panama. The number beside it is its entry at the Public Registry.
Areas from the Public Registry · Buildable footprint at the 60% coverage permitted by UECT1
| LotFinca no. | Area | Frontage | Buildable | Price | $/m² |
|---|---|---|---|---|---|
| 16A29505-7401 | 1,285.74 m² | 32 m | 771 m² | $174,000 | $135.33 |
| 16B30279680-7401 | 1,507.26 m² | 25 m | 904 m² | $150,000 | $99.52 |
| 17A30279681-7401 | 1,420.68 m² | 23.5 m | 852 m² | $150,000 | $105.58 |
| 17B29506-7401 | 1,417.97 m² | 23.5 m | 851 m² | $150,000 | $105.79 |
| All four | 5,631.65 m² | 104 m | 3,378 m² | $555,000 | $98.55 |
16A and 16B are contiguous. 17A and 17B are contiguous. Prices in USD, subject to availability. Taken together, the four come to $69,000 under the sum of the list prices.
Which one
16A opens 32 metres onto the street, seven more than the next lot, and carries the highest price of the four.
16B is the largest at 1,507.26 m², and gives the largest buildable footprint of the four: 904 m².
17A and 17B are within three square metres of each other and share a boundary: the natural pair for a single plot of 2,838 m².
Behind all four, the Land-Use Plan holds a strip of land as permanent open ground. The protection lives in the zoning itself, so it travels with the land and outlasts whoever owns what lies beyond. Your rear boundary stays as you found it.
What you pay
Everything a purchase adds to the price of the lot, and who carries each part.
- Price of the lotPer lot, as listed in section 02
- From $150,000
- On signing the promise-to-purchase20% of the agreed price, before an attorney, in Spanish
- 20%
- At the public deedThe balance. Recording at the Public Registry completes the transfer
- The balance
- Transfer tax (ITBI) and capital gainsThe seller carries both, under Panamanian law
- Seller
- Attorney, notary and registry feesQuoted by the attorney you appoint
- Buyer
- Water wellThe buyer arranges the drilling and its permit, as is standard at Destiladeros
- Buyer
- Annual property taxFrom registration onward. Section 04
- Section 04
Electricity arrives at the boundary with Naturgy. Fibre optic runs to 1 Gb with +Móvil.
Annual property tax
Four fincas enter the tax scale as four. Each keeps its own exemption on the first $30,000, and each stays in the lowest bracket on its own account.
Article 766-A of the Fiscal Code · Reference figures on list price
| Lot | Price | Exempt | Taxable base | Annual tax |
|---|---|---|---|---|
| 16A | $174,000 | $30,000 | $144,000 | $864 |
| 16B | $150,000 | $30,000 | $120,000 | $720 |
| 17A | $150,000 | $30,000 | $120,000 | $720 |
| 17B | $150,000 | $30,000 | $120,000 | $720 |
| All four | $555,000 | $120,000 | · | $3,024 |
The scale
Rate set by the value of each finca, applied to each one separately
| Band | Rate |
|---|---|
| $0 – $30,000 | Exempt |
| $30,001 – $250,000 | 0.6% |
| $250,001 – $500,000 | 0.8% |
| Above $500,000 | 1.0% |
How to read the figures above. They take list price as their reference. The DGI assesses on the cadastral value ANATI holds for each finca, which typically comes in lower.
Residency in Panama
Panama's Qualified Investor Programme grants permanent residency in exchange for a qualifying investment. Since 16 September 2026 it is governed by Executive Decree 17 of 8 September 2026, which sets two minimums for real estate according to the property's history: USD 300,000 for a first-sale property, acquired new and unoccupied from its developer, and USD 500,000 for one that has already been sold, occupied or let.
The decree describes the qualifying investment as the acquisition of a property, and the Ministry of Commerce and Industry qualifies each purchase on its own file. Whether titled land without construction counts as a first sale is for the Ministry and your attorney to establish. Residency is permanent and extends to the applicant's immediate family under the requirements in force.
The file carries a certification from ANATI of the property's cadastral information, required under article 6 of the decree, which the Ministry weighs together with the deed, the price paid and the origin of the funds. The investment is held for five years, with an annual confirmation to the Ministry; the funds must arrive from abroad and be traceable. Requirements, amounts and timeframes sit with the Ministry.
What you can build
The four lots are classified UECT1, Medium-Density Ecotourism Land under the Local Land-Use Plan for the District of Pedasí, in force since November 2025.
UECT1 parameters
| Minimum lot size | 1,000 m², and all four lots clear it |
|---|---|
| Maximum coverage | 60% of the lot area |
| Permitted height | Ground floor plus three · 20 m |
| Permitted uses | Residential · hotel · aparthotel |
How it closes
-
Identify the lot or lots you want
Individually, as a contiguous pair, or all four.
-
Promise-to-purchase agreement
In Spanish and before an attorney, with 20% of the agreed price.
-
Public deed and balance
Recording at the Public Registry of Panama completes the transfer. Title is registered in your name or your company's.
Title
Each lot carries its own title, individually recorded at the Public Registry of Panama under the finca numbers in Section 02.
The fincas are offered free of mortgages, liens and other registered encumbrances.
Panama operates in US dollars, so the investment stays denominated in USD. The country maintains a framework open to foreign investment and permits the entry and repatriation of capital under the standard procedures.
Sources
Every link below opens the official document itself, at the page where it lives.
Zoning
- Gaceta Oficial Digital N.º 30412-A · 25 November 2025, 79 pages Contains Municipal Agreement N.º 28 of 18 November 2025, of the Municipal Council of the District of Pedasí, approving the Local Land-Use Plan. This is the primary source for the UECT1 classification of the four lots. Open the Gaceta as PDF Registry record, gacetaoficial.gob.pa/documento/99388
- MIVIOT · PLOT Pedasí, Report 5, Plan Formulation The technical document behind the Agreement. It is where UECT1 is defined, at minimum lot 1,000 m², coverage 60%, and height of ground floor plus three or 20 m. miviot.gob.pa · Informe 5, Formulación del PLOT
- MIVIOT · PLOT Pedasí, Report 2, Territorial Analysis The survey the plan was built on, for anyone who wants the reasoning behind the rule. miviot.gob.pa · Informe 2, Análisis Territorial
- MiAmbiente · Land-Use Plan for the District of Pedasí miambiente.gob.pa
One practical note: Agreement 28 lives in the Gaceta’s own advanced search, which is where municipal agreements are catalogued.
Residency, the full chain in order
- Executive Decree 17 of 8 September 2026 · Gaceta Oficial N.º 30613 of 16 September 2026 The governing text. It subrogates Decrees 722, 109 and 193 in full (article 20) and replaces the single threshold with two, set by the property's history: USD 300,000 for a first-sale property, USD 500,000 on the secondary market (article 4). In force from its publication (article 21). Open Gaceta 30613 as PDF Copy held by the National Assembly, Legispan
- Executive Decree 722 of 15 October 2020 Created the Qualified Investor Programme. Set the real-estate threshold at USD 500,000, with a transitional USD 300,000 for 24 months. Subrogated by Decree 17.
- Executive Decree 109 of 13 October 2022 Extended the transitional threshold from 24 months to 48. Subrogated by Decree 17. Open Decree 109 as PDF, mici.gob.pa
- Executive Decree 193 of 15 October 2024 · Gaceta Oficial N.º 30140-B Made USD 300,000 the permanent amount from that date until 16 September 2026. Subrogated by Decree 17; kept here for the record. Open Gaceta 30140-B as PDF Copy held by the National Migration Service
- MICI · Qualified Investor Programme The administering ministry, and the authority on requirements, amounts, timeframes and documentation. mici.gob.pa/inversionista-calificado
Property tax
- Article 766-A of the Fiscal Code, as amended by Law 66 of 2017 Sets the progressive bracketed scale reproduced in section 04 and applies it to each finca separately. The consolidated text is reached through the Gaceta’s advanced search, by norm. gacetaoficial.gob.pa · advanced search
- DGI · Directorate General of Revenue The authority that assesses the tax, and it does so on the cadastral value. This is the note at the end of section 04. dgi.mef.gob.pa