Luxury Real Estate in Puerto Rico
Condado, Puerto Rico Real Estate
Looking at something in Condado? Tell us which building and we will tell you what closed in it. 787-717-6443.
Luxury Real Estate in Puerto Rico
Looking at something in Condado? Tell us which building and we will tell you what closed in it. 787-717-6443.
In Condado the building sets the price, not the neighborhood — and a large share of what changes hands here never reaches the MLS at all.
Tell us which one you are looking at and we will tell you what closed in it. 787-717-6443.
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.
The twelve highest asking prices, each checked against its own listing on 26 October 2026. What they close for is further down this page.
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 57 days, and 43 of the 69 were cash. Sales that were already agreed before the listing went up are left out of this figure. 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:
Residence | First ask | Closed | $/sq ft | % of ask | Days |
1351 Magdalena PH | $6,750,000 | $5,200,000 | $1,172 | 77% | 55 |
1206 Magdalena | $3,950,000 | $3,300,000 | $725 | 84% | 264 |
14 Delcassé 14B | $3,295,000 | $3,225,000 | $1,114 | 98% | 5 |
1052 Ashford 9B (The Bristol) | $3,495,000 | $3,200,000 | $1,095 | 92% | 137 |
1 Cervantes 5 | $4,500,000 | $3,200,000 | $1,059 | 71% | 157 |
996 Ashford 14 (Regatta) | $3,200,000 | $3,000,000 | $1,250 | 94% | 0 |
1315 Ashford 501 | $2,750,000 | $2,650,000 | $1,162 | 96% | 31 |
6 Carrión Court | $2,700,000 | $2,600,000 | $1,548 | 96% | 0 |
85 Cervantes 10 | $3,150,000 | $2,550,000 | $869 | 81% | 100 |
1 Almendares | $2,695,000 | $2,400,000 | $667 | 89% | 339 |
6 Carrión Court 1501 | $2,650,000 | $2,250,000 | $1,414 | 85% | 55 |
1315 Ashford Acquamarina | $1,999,000 | $1,999,000 | $689 | 100% | 0 |
1477 Ashford PH2302 | $2,100,000 | $1,945,000 | $1,076 | 93% | 10 |
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.
Closings above $1.5 million, thirty-six months.
Building | Closings | $ per square foot |
1002 Ashford Avenue | 1 | $1,552 |
Carrión Court | 10 | $619 – $1,548 |
Kings Court | 4 | $865 – $1,468 |
1004 Ashford Avenue | 2 | $1,235 – $1,422 |
Condado Blu · 14 Delcasse | 5 | $1,114 – $1,241 |
Acquamarina · 1315 Ashford | 4 | $689 – $1,162 |
Candina Reef · 2 Candina | 2 | $1,003 – $1,127 |
The Bristol · 1052 Ashford | 2 | $889 – $1,095 |
Torre del Mar · 1477 Ashford | 1 | $1,076 |
St Mary’s Plaza · 1485 Ashford | 2 | $823 – $1,000 |
Regatta · 996 Ashford | 2 | $750 – $1,250 |
San Gerónimo · 860 Ashford | 1 | $750 |
La Ceiba · 1483 Ashford | 1 | $557 |
Two closings have no living area on record — Excelsior Tower #902 and Condado Blu #903 — so neither carries a price per square foot here.
1052 Ashford Avenue. Two residences, 2,923 and 2,924 square feet — one square foot apart.
Residence | Price | $/sq ft | Closed |
#9B | $3,200,000 | $1,095 | Aug 18, 2026 |
#10-B | $2,600,000 | $889 | Dec 20, 2024 |
Twenty-three percent apart per square foot, in the same building, twenty months apart. A building average would have described neither sale.
In the MLS and in the public sold record | 48 |
Only in the public sold record | 43 |
Only in the MLS | 8 |
Total | 99 |
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.
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.
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.
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.
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: it closed at the asking price, and the record was entered after the fact so the building would have the comparable.
We first published this section saying four of the other seven had received 100 percent of their original asking price. The buyer of 12-B wrote to tell us that was wrong about their sale, and they were right. 12-B entered the market at $1,100,000 and closed at $947,500 — in 48 hours, cash. That is 86 percent, not 100.
Where the error came from matters more than the error. The MLS records 12-B with an original price identical to the sale price and zero days on market. So do four other units in this building. That is not what a perfect sale looks like. It is what a listing looks like when it is entered into the MLS after the deal is already agreed — which is exactly what happened with our own $3,000,000 penthouse. We read the field and not the pattern.
Want the number behind a specific one? Call us. 787-717-6443.
So the honest version of this building is shorter, and it says the same thing more sharply. Four sales here have real market time behind them, and all four closed below the first asking price:
Unit | First ask | Closed | % of first ask | Days |
18D | $1,395,000 | $1,300,000 | 93% | 98 |
10D | $1,375,000 | $1,285,000 | 94% | 91 |
11A | $1,300,000 | $1,100,000 | 85% | 108 |
12-B | $1,100,000 | $947,500 | 86% | 2 |
12-B is the one that teaches the most, and it is the one we had wrong. Speed and discount are not opposites here. It sold in two days and still closed fourteen percent under the ask, because the buyer negotiated immediately instead of waiting for the price to come down. The other three waited three months and arrived at the same place.
What decides the outcome in this building is the number set in the first week. That was our point before the correction, and it survives it.
The remaining four closings — 17A at $1,500,000, 15D at $1,275,000, 401 at $1,100,000, and our own penthouse — all carry the same zero-day signature, so we do not present them as evidence of anything about asking prices. We know what happened in ours. We do not know what happened in the other three, and we are not going to guess on a page people price against.
Our thanks to the owner of 12-B. A correction from the person who was in the transaction is worth more than the number we published.
Condado is one market inside a larger one. What 2,524 closed condominium sales show across the whole island — how negotiating room and timing change at each price level, and the two 2026 rules that decide what a bank will finance — is in Buying a Condo in Puerto Rico: Buyer’s Guide 2026.
Current inventory is on this page, drawn live from the MLS and checked on 27 October 2026. The closed record behind it: sixty-nine residences closed in Condado proper between January and October 2026, from $100,000 to $5,200,000, at a median of $850,000 and a median of $630 per square foot, with twenty-seven of them above a million. Ocean Park, immediately next door, is a separate market and we count it separately at sixteen closings and a median of $1,200,000. Condado is not a gated community but a walkable urban district, so what you are buying is a building rather than a gate, and the spread between buildings on the same avenue is wider than the spread between most towns.
It is the one place in Puerto Rico where a high-net-worth buyer can live without a car for most of the week, and that is what people are really asking. Restaurants, the beach, a pharmacy and a hospital are inside a few blocks, San Juan's airport is close, and Ashford Avenue carries the island's deepest concentration of luxury condominium stock. Sixty-nine residences closed in Condado proper between January and October 2026 at a median of $850,000 and $630 per square foot, twenty-seven of them above a million. The trade is that you are buying a building and a floor rather than land and a gate, and the difference between two buildings on the same avenue is wider than the difference between most towns.
We answer this with the official number rather than an opinion, because it is the question every relocating family asks and most listings avoid. Puerto Rico recorded 462 homicides in 2025, 14.25 per 100,000 and the lowest figure since 1983, and thirteen municipalities account for 257 of them. Condado is a dense, walkable, heavily trafficked tourist and residential district, which brings the usual urban petty crime of any such neighbourhood and the usual street presence. We will not rate a neighbourhood for you, and no licensed broker should. What we will do is give you the official data and walk the blocks with you at the hour you would actually be walking them.
Yes. Condado is a neighbourhood of San Juan, not a separate town, and the confusion is not the reader's fault: the property record itself encourages it. The MLS field that should hold the municipality often holds the neighbourhood instead, so Condado, Miramar, Old San Juan and Rio Piedras each appear where San Juan ought to be. That is why a search for San Juan can miss half of Condado and a search for Condado can miss a building two streets away. We run both when we pull comparables, and so should whoever is advising you.
We do not publish crime statistics, and we would be wary of anyone who does. Condado is a dense, walkable, well-lit urban neighbourhood with hotels and restaurants open late, which makes it feel different at ten at night from any gated community on this island — busier, not emptier. What we will do is walk you through the specific blocks around the building you are considering, after dark rather than at eleven in the morning, and tell you which ones we would live on.
787-717-6443. Two brokers, and we answer it ourselves.
Building by building, and that is the only answer worth having. In a Condado tower what matters is whether the generator carries your unit or only the lobby and the lifts, how many gallons the cistern holds and how long it lasts for the whole building, who maintains both, and what share of that sits in your maintenance fee. Those four answers exist in writing for every building here. Ask for them before you make an offer, with us or with anyone.
It is the closest of Puerto Rico's luxury submarkets to Luis Munoz Marin, and the real question underneath is how often you intend to fly. Someone flying weekly feels the difference between Condado and the north-coast gated communities every single trip; someone flying twice a month does not. We will time the drive with you at the hour you would actually be making it, which is not the hour a map assumes.
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.
Looking to buy or sell property in Puerto Rico? Look no further than Antonio, your trusted real estate broker. With extensive knowledge of the local market and a passion for delivering exceptional service, Antonio is your key to success. Whether you're searching for your dream home or aiming to maximize your property's value, Antonio has the expertise and resources to make it happen.
