Condado, Puerto Rico Real Estate

Ninety-nine properties above $1.5 million closed in Condado over the last thirty-six months. The MLS records fifty-six of them.

Thirty-two of the ninety-nine closed between January and September 2026. The highest was 1002 Ashford Avenue #14 — $4,800,000, 3,093 sq ft, $1,552 per square foot — on September 30.

What closed in Condado: 69 sales, January–October 2026

Sixty-nine residences closed in Condado proper between January and October 2026, from $100,000 to $5,200,000, median $850,000, at $125 to $1,548 a square foot, median $630. Twenty-seven of them cleared a million dollars, at a median of $1,900,000 and $725 a square foot — that last number is the one a buyer in this tier should be working from.

The median sale closed at 92 percent of its first asking price after 43 days, and 43 of the 69 were cash. Across the full thirty-six months the record carries 277 Condado sales, median $795,000 and $568 a square foot, 105 of them above a million.

The thirteen largest of 2026:

The highest rate in Condado this year was not the most expensive apartment. 6 Carrión Court closed at $1,548 a square foot on 1,680 square feet — and it closed with zero days on the market. The most expensive, 1351 Magdalena at $5,200,000, ran $1,172 a foot. In Condado the rate goes up as the unit gets smaller and closer to the water, which is the opposite of how a price-per-foot average would lead you.

Six of the twenty-seven million-dollar sales recorded zero days on the market. In a market of 69 closings a year, that is nearly a quarter of the top tier changing hands before a listing ever worked. It is also why an asking-price search of Condado shows you less than half the story.

Ocean Park, next door, is a separate market and we count it separately: 16 closings in 2026, median $1,200,000 at $559 a square foot, nine of them above a million. Higher median price than Condado, lower rate per foot — you are buying house, not tower.

Condado price per square foot, by building

Closings above $1.5 million, thirty-six months.

Two closings have no living area on record — Excelsior Tower #902 and Condado Blu #903 — so neither carries a price per square foot here.

The Bristol: the building is not the price

1052 Ashford Avenue. Two residences, 2,923 and 2,924 square feet — one square foot apart.

Twenty-three percent apart per square foot, in the same building, twenty months apart. A building average would have described neither sale.

Where the record disagrees with itself

The largest Condado sale of the last three years appears only in the public record: 1004 Ashford Avenue, Penthouse — $13,442,400, 9,451 sq ft, $1,423 per square foot — August 23, 2024.

The Icon, Vanderbilt Residences and Ocean Five

None of the three appears in the closed record for the last thirty-six months. They are new construction, and no resale has recorded yet.

Miramar is not Condado

Six closings above $1.5 million at 555 Monserrate, 651 José Martí and 604 Cerra sit in Miramar and are excluded from every figure above.

The one place in San Juan that charges Condado rates

Condado closed 2026 at a median of $630 a square foot. The only other part of San Juan that comes close is inside the city walls: Old San Juan closed at $606, within four percent, across twenty sales.

The difference is what you get for it. Condado’s rate buys a tower unit with an ocean view, an elevator and a doorman. Old San Juan’s rate buys a protected colonial building with permit restrictions and, usually, no parking. The entry price there is lower only because the units are smaller: the median sale was $594,000.

It is also a far less predictable market. Inside the walls the spread runs eight to one, from $1,080 a square foot on Recinto Sur to $129 for an unrestored building on Calle Luna. In Condado the building sets the rate. In the old city the restoration does.

Every Old San Juan closing, with what was asked and what was taken.

St Mary’s Plaza: the highest price in the building never reached the MLS

Eight apartments have closed at St Mary’s Plaza, 1485 Ashford, in the last thirty-six months. The highest was a penthouse at $3,000,000. The second highest was $1,500,000 — half.

That sale was ours. It never went on the MLS. Two days of exposure, two weeks of negotiation, and it closed at the price that was asked. The MLS record you can look up today was entered after closing, so the building would have the comparable.

The other seven were listed, and they are the useful part. Four took 100 percent of their original asking price: 17A at $1,500,000, 15D at $1,275,000, 401 at $1,100,000 and 12B at $945,500. Three did not: 18D at 93 percent after 98 days, 10D at 94 percent after 91, and 11A at 85 percent after 108.

Hold 11A against 15D. Same building, almost the same square footage. 15D took $1,275,000. 11A asked more, waited three and a half months and closed at $1,100,000. A hundred and seventy-five thousand dollars that had nothing to do with the apartment and everything to do with the number set in the first week.

The penthouse carried the building record at $823 a square foot on 3,646 feet. It is not the highest rate in the building — 17A reached $1,000 on 1,500 feet. In a tower like this the penthouse leads on total price and the smaller units lead on rate.

Method

Thirty-six months to September 30, 2026, zip codes 00907 and 00911. Every closing was pulled from Stellar MLS and from the public sold record and cross-checked one by one. Price per square foot is the recorded sale price divided by the recorded living area.

These are closed sales, not a valuation. Which of them count as comparables for a specific property is decided in a market analysis, not by an average.

Antonio Cartagena, broker, license C-13471, and Lizvette Robles, broker, license C-23765. InvEstate Puerto Rico.