Condado Real Estate Guide
Beachfront condos, walkable lifestyle, and PR's #1 short-term rental submarket.
About the neighborhood
Condado is Puerto Rico's premier beachfront condo district — a 2-mile strip along Avenida Ashford in San Juan that's home to oceanfront high-rises, mature restaurants, the Condado Vanderbilt Hotel, and the most consistent short-term rental demand on the island.
If you're hunting for an Act 60 primary residence with built-in walk-to-everything convenience, or an income property with reliable tourist traffic, Condado is the first place most investors look. It's also one of the few PR neighborhoods where you can be car-free if you want to be.
The market
- Studios & 1BR condos: $185K–$450K (older buildings to newer construction)
- 2BR condos: $350K–$750K (most common buy-and-hold range)
- 3BR & penthouses: $700K–$2M+ for ocean-facing units
- New construction: Vidamar, Pradera, and similar push $1.5M+ for full views
What you typically get: ocean views (full or partial), 24/7 doorman, deeded parking, building amenities (pool, gym, sometimes a private beach club). Older buildings have lower entry prices and lower HOA, but plan for unit updates.
Lifestyle highlights
- Walking distance to 30+ restaurants and cafés (think Marmalade, José Enrique, La Placita weekends)
- Direct ocean access from most blocks; the Condado public beach + adjacent Ocean Park
- 15 minutes to historic Old San Juan; 30 minutes to Dorado luxury enclave
- Cabs & Uber readily available — you can live without a car
- Condado Casino, nightlife strip, weekly farmers' markets nearby
- Walgreens, supermarkets, gyms, coworking all on or near Ave. Ashford
For investors
Act 60 fit: A+. The walkability and beach access easily satisfy the "real home" requirement. Most attorneys consider a Condado primary residence one of the cleanest defenses.
Short-term rental potential: A+. Tourists arrive year-round; STR-permitted buildings command $200–$500 nightly rates. Make sure the building permits STR before you buy — newer luxury towers often restrict it.
Cap rates: 6–8% gross is achievable for well-managed STR units; net 4–6% after HOA, management, and vacancy. Sale-only buy-and-hold runs lower (3–5% gross).
Current listings in Condado
Modeling a Condado purchase?
Run your scenario through our Act 60 calculator and get a free consultation with a PR tax attorney — they'll tell you if Condado is the right fit for your specific situation.
Living in Condado: pros and cons
Pros
- Walkable urban lifestyle — no car needed
- Strongest STR market on the island
- Mature infrastructure (utilities, internet, services)
- Easy ocean access
- Multiple supermarket, dining, and medical options
- Established expat community and Act 60 network
Cons
- Traffic and parking get tight during tourist season
- HOA fees on amenity-heavy buildings: $700–$1,500/month
- Some buildings restrict short-term rentals — check before buying
- Premium price per square foot vs. inland PR
- Hurricane exposure (oceanfront = always factor this in)