Luxury Real Estate in Puerto Rico
Eighty-five homes have closed inside the walls of Old San Juan in three years, at a median of $606 a square foot in 2026 - within four percent of Condado's rate. Every closing, with what was asked and what was taken.
Twenty homes closed inside the walls of Old San Juan between January and October 2026. They ran from $325,000 to $2,500,000, with a median of $594,000. Five cleared a million dollars. Sellers took 91 percent of what they first asked, after a median of 68 days. Eight of the twenty were cash.
Every closing below is from the MLS, sorted by price. The percentage is against the original asking price, not a reduced one.
Address | Price | Ft² | $/ft² | % of first ask | Days |
403 Calle Luna | $2,500,000 | 4,180 | $598 | 100% | 0 |
354 Calle Fortaleza | $2,350,000 | 8,751 | $269 | 80% | 239 |
10 Calle San Justo | $1,560,000 | 2,016 | $774 | 101% | 10 |
12 Calle San Justo | $1,550,000 | 1,901 | $815 | 97% | 14 |
254 Calle San José, piso 5 | $1,350,000 | 2,882 | $468 | 92% | 451 |
311 Calle Fortaleza | $975,000 | — | — | 71% | 320 |
155 Calle San Justo, PH | $875,000 | 906 | $966 | 100% | 15 |
154 Calle Sol, 2B | $850,000 | 1,218 | $698 | 89% | 97 |
17 Caleta de las Monjas, 1B | $850,000 | 1,398 | $608 | 98% | 61 |
271 Calle Luna, 3F | $660,000 | 1,268 | $521 | 94% | 75 |
51 Calle Cristo, apt. 2 | $528,000 | 1,496 | $353 | 89% | 122 |
206 Calle Luna | $505,000 | 3,927 | $129 | 101% | 4 |
151 Calle San Justo, 301 | $495,000 | 817 | $606 | 100% | 20 |
267 Calle Luna, 1A | $470,000 | 740 | $635 | 91% | 22 |
50 Calle Cruz, 101 | $450,000 | 680 | $662 | 86% | 175 |
105 Calle San José, 103 | $395,000 | 450 | $878 | 100% | 16 |
51 Calle Cristo, 6 | $375,000 | 783 | $479 | 79% | 216 |
404 Condominio del Sol, L | $350,000 | 566 | $618 | 82% | 27 |
51 Calle Cristo, 5 | $330,000 | 877 | $376 | 69% | 216 |
303 Calle San Sebastián | $325,000 | 734 | $443 | 72% | 94 |
311 Fortaleza is a commercial unit and the MLS does not record its square footage, so it carries no rate.
The median price in Old San Juan in 2026 was $594,000. That is a modest number next to Dorado or Condado, and it is the wrong number to read the market by. The median rate was $606 a square foot.
Held against the communities we track on this site, over the same window:
Community | Median $/ft², 2026 |
Condado | $630 |
Old San Juan | $606 |
Isla Verde | $464 |
Los Paseos, Dorado | $274 |
Guaynabo | $271 |
Old San Juan clears within four percent of Condado's rate. The entry price is lower because the units are smaller, not because the ground is worth less.
323 Recinto Sur closed at $1,080 a square foot. 206 Calle Luna closed at $129. Both are in Old San Juan. The two addresses are a short walk apart.
206 Luna is the reason the spread exists: 3,927 square feet, unrestored, $505,000, and it closed at 101 percent of its asking price in four days. Restoration status moves the rate by a factor of eight here. In Old San Juan the building's condition is the price, and the street is close to secondary.
Eighty-five closings between October 2023 and October 2026. From $300,000 to $5,250,000, median $820,000. Rates from $129 to $1,080 a square foot, median $569. Thirty-two of the eighty-five cleared a million dollars. Sellers took 92 percent of their first ask, after 61 days.
By year: 24 in 2024, 38 in 2025, 20 through October 2026.
By type: 52 condominiums, 28 single-family houses, two triplexes, one townhouse, one mixed-use building and one commercial unit.
The highest of the thirty-six months: 204 Calle Tetuán at $5,250,000 for 12,535 square feet, $419 a foot. 58 Calle San Justo at $3,800,000, 8,600 square feet, $442, at 100 percent of ask and zero days on market. 323 Recinto Sur at $2,700,000. Then 275 Calle Sol at $2,685,000, 282 Calle Sol at $2,600,000, 14 Calle Sol at $2,525,000, 403 Calle Luna at $2,500,000 and 150 Calle San Justo at $2,500,000.
Sixty-five percent of everything that closed in Old San Juan over three years closed without a mortgage.
It shows up in the days on market. Three of the sales above closed at 100 percent of ask with zero days on market: 403 Calle Luna at $2,500,000, 58 Calle San Justo at $3,800,000 and 150 Calle San Justo at $2,500,000. When the buyer is not waiting on an appraisal and a lender, a correctly priced building inside the walls does not reach a second weekend.
The other side of that figure matters just as much. 51 Calle Cristo sold three separate units in 2026, at 89, 79 and 69 percent of their first asking prices, after 122, 216 and 216 days. Three units, same building, same year. What they asked decided what they got.
These are closed sales, not a valuation. What a particular building is worth inside the walls depends on its restoration, its structure, its permits and its floor — the figures above set the range, and the comparables are chosen in a CMA.
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.
