BVN REAL ESTATE / FAQ

Your questions, answered.

Buying, owning and living in Nicaragua. Select a question to explore the details.

Buying with BVN: a process built around you

Buying property starts with your project: an affordable building lot, a family home, a rental investment or a luxury property.

At BVN Real Estate, we adapt our guidance to your budget, experience and priorities. Together with you and your chosen lawyer, we help organise the purchase step by step, with clear conditions, proportionate expenses and payments scheduled around the progress of the transaction.

1. Define your project and explore the options

We begin by discussing your preferred location, budget, intended use, timing and payment possibilities. We then help you compare properties and arrange visits.

Visiting Nicaragua is a valuable opportunity to explore neighbourhoods, understand access and services, and see how a property fits your plans. We can help coordinate your visit and local transportation. Where available, renting in the area can also help you experience everyday life before making a decision.

2. Choose your lawyer and agree on their role

You are free to work with your own Nicaraguan lawyer. We can also introduce professionals familiar with property transactions in the area.

Your lawyer leads the legal review and advises you on the documents you sign. BVN coordinates the property search, negotiations, documentation and communication between the parties.

The buyer pays their own lawyer’s fees for due diligence, the purchase process and registration. Before engaging a lawyer, request a written quotation specifying the services included, expenses charged separately and follow-up through completion.

3. Build your purchase agreement, step by step

We begin by preparing a preliminary purchase proposal (acuerdo preliminar) outlining the property, proposed price, payment arrangements, expected timetable and conditions for moving forward.

This document gives you a starting point to discuss and refine. You can add requirements that matter to your purchase, such as specific documents, inspections, financing conditions, included items or possession arrangements, with advice from your lawyer.

The proposal is then submitted to the seller, who has the same opportunity to accept it, request changes, propose alternatives or ask for conditions to be added or removed. BVN helps coordinate these discussions until both parties reach a clear understanding. Any changes must be agreed by both sides and recorded in writing.

As the terms are settled and reviewed with the lawyers, the proposal develops into a private sales agreement. This provides the basis for the next appropriate step: a Promesa de Compraventa or, where the transaction is ready, the final deed of sale (Escritura Pública de Compraventa).

Our aim is to make each commitment at the appropriate stage. Wherever possible, we organise the process so that relevant information is reviewed and conditions clarified before purchase payments become due. A reservation deposit is not systematically required to begin this process; any deposit and its conditions are specifically agreed.

This approach gives both parties room to negotiate while helping you understand your commitments and manage your financial exposure as the purchase progresses.

4. Review the property and its documentation

The checks required depend on the property’s history, location, legal status and the risks identified by your lawyer.

In the transactions we coordinate, the seller is responsible for obtaining and paying for:

An updated Certificado de Libertad de Gravamen.
An updated Solvencia Municipal, together with the corresponding Hoja SISCAT.

Depending on the transaction, the lawyers may also require:

The appropriate Constancia DGI.
A 35-year registry history certificate.
A Certificado Literal y Relacionado.
A new survey plan approved by the relevant cadastral authority.
Other certificates, inspections or specialist reports needed for the property.

Responsibility for these additional expenses is negotiated between buyer and seller and recorded in the agreement.

Beachfront properties, former cooperative land and properties with particular ownership histories or legal classifications may require additional investigation and documentation.

5. Formalise the agreement and payment schedule

The accepted offer and preliminary agreement establish the framework for the transaction. With the lawyers involved, the parties then prepare the appropriate purchase agreement or Promesa de Compraventa, where needed.

The documents should clearly define each party’s obligations, the conditions for proceeding, payment dates, possession arrangements and what happens if a condition is not fulfilled.

The initial payment is negotiated for each transaction. It may be lower than, equal to or higher than 10% of the purchase price, depending on the terms agreed between buyer and seller. Its amount, due date and conditions are clearly defined in the purchase agreement, together with the schedule for any remaining payments.

Wherever possible, we aim to delay the first purchase payments until the relevant information has been reviewed and the agreed conditions clarified.

We can work with escrow services and recommend their use when appropriate. Direct payments or escrow arrangements are considered with the parties and their lawyers according to the transaction.

6. Prepare a clear closing-cost estimate

Your lawyer should prepare the detailed estimate for your purchase, including professional fees, taxes, registration charges, certificates and any additional work required.

BVN helps clarify the commercial agreement on who pays each expense. In San Juan del Sur, buyers are often asked to cover transfer and registration costs, but their allocation can be negotiated and should be written into the purchase agreement. Read more: Who Pays Transfer Taxes in Nicaragua?

The main items to consider are:

Municipal tax — IMI

For transactions in San Juan del Sur, we normally budget the seller’s IMI at 1% of the sale price stated in the deed, with payment coordinated at or immediately after closing. Your lawyer should confirm the municipality’s assessment and payment requirements.

Property transfer tax

The applicable rate ranges from 1% to 7%, according to the following value brackets:

Property value in US dollars, or its córdoba equivalent	Rate
Up to $50,000	1%
$50,000.01–$100,000	2%
$100,000.01–$200,000	3%
$200,000.01–$300,000	4%
$300,000.01–$400,000	5%
$400,000.01–$500,000	6%
Above $500,000	7%

The taxable value is the higher of the sale price stated in the deed and the cadastral valuation. The applicable rate is applied to that value. DGI guidance.

Property registration fee

The standard registration scale is approximately 1%, calculated using the fiscal valuation or the declared value if higher. Law 920 sets a minimum of C$150 and a maximum of C$30,000 for the relevant registration act. Additional acts and services may attract separate charges, which your lawyer should include in the estimate. Law 920, Articles 2 and 3.

Legal fees and agency commission

The buyer covers their own lawyer’s agreed fees. Real estate agency commission is generally paid by the seller under the applicable brokerage agreement.

Any negotiated allocation of taxes and expenses should be confirmed before signing, with your lawyer explaining the legal responsibilities involved.

7. Complete the closing

Once the conditions for closing have been met, the parties and their lawyers coordinate the final deed, payment arrangements and handover.

Before signing, confirm the final statement of amounts payable, the documents to be delivered, and the date when possession and responsibility for the property’s expenses pass to the buyer.

BVN helps coordinate these practical arrangements and communication between everyone involved.

8. Follow the registration process

After closing, your lawyer coordinates the remaining fiscal and registration formalities and follows the application through the Public Registry.

Based on BVN’s experience, one to three months is a reasonable planning estimate for a straightforward property, although the actual period depends on the completeness of the file and the authorities’ processing times. Properties requiring additional certifications or clarification can take longer.

Tax payments and registration charges are handled at the required stages of this process. The transfer tax must be paid before registration can be completed. Your lawyer should confirm the payment deadlines; the estimated registration period is not an automatic extension of those deadlines.

9. Confirm registration and update the local accounts

Your lawyer’s written engagement should expressly cover follow-up until registration is completed, delivery of the registered deed and corresponding registry evidence, and updating ownership with the Alcaldía, or municipal authority.

Also agree on who will handle:

Electricity account changes or new connections with DISSUR.
Water account changes or connections with ENACAL, or the property’s actual water provider.
Any relevant community or homeowners’ association records.

These services may be included in your lawyer’s engagement or arranged separately. BVN can also help coordinate them so that the practical transition continues after the sale is signed.

What are the closing costs and expenses?

This overview brings together the taxes, professional fees, documents and practical expenses involved in preparing, closing and registering a property sale. It covers the transaction as a whole, including costs that may be shared between the buyer and the seller. The final budget depends on the property, its assessed value and the work required to complete the purchase.

Who pays what is part of the negotiation. The practices described below are starting points for discussion, and the agreed allocation should be written into the purchase agreement. Your lawyer should confirm the parties’ legal and tax obligations and prepare an itemised estimate showing each expense, who will cover it and when it becomes due.

The figures below are planning guidelines based on the transactions BVN coordinates. Professional fees and practical expenses should be confirmed by quotation; they do not form a fixed 3% package.

Municipal tax — IMI

For transactions in San Juan del Sur, we normally budget IMI at 1% of the sale price stated in the deed, payable at or immediately after closing. The seller generally covers this cost, but the parties can negotiate who will bear the expense and record their agreement in writing. Your lawyer should confirm the municipality’s assessment, payment requirements and the parties’ legal responsibilities. This closing expense is separate from the annual property tax, IBI.

Property transfer tax — 1% to 7%

The applicable rate depends on the property’s taxable value:

Property value in US dollars, or its córdoba equivalent	Rate
Up to $50,000	1%
$50,000.01–$100,000	2%
$100,000.01–$200,000	3%
$200,000.01–$300,000	4%
$300,000.01–$400,000	5%
$400,000.01–$500,000	6%
Above $500,000	7%

The tax is calculated on the higher of the price stated in the deed and the cadastral valuation. The rate for the applicable bracket applies to the whole taxable value. Payment is required before registration can be completed. See the DGI guidance.

Property registration fees

The standard registration scale is approximately 1%, using the fiscal valuation or the declared value if higher. Under Law 920, the relevant registration act has a minimum fee of C$150 and a maximum of C$30,000. Additional acts, certificates or registrations can generate separate charges. Your lawyer should identify these individually in the estimate. Law 920, Articles 2 and 3.

Who pays the transfer tax and registration fees?

In the San Juan del Sur transactions BVN coordinates, buyers often cover these costs. Their allocation is nevertheless part of the negotiation: the parties may agree that the buyer, the seller or both will bear the expense. Set this out clearly in the purchase agreement and ask your lawyer to confirm how it relates to each party’s legal and tax responsibilities.

For more on local practice and negotiating this allocation, read our Life in Nicaragua article: Who Pays Transfer Taxes in Nicaragua?

Your lawyer’s fees

The buyer normally engages and pays their own lawyer for due diligence, the purchase process and registration, under the agreed legal-services quotation. Around 1% of the purchase price can be used as an initial budgeting reference, but the actual fee depends on the firm, the complexity of the file and the agreed scope.

Request a written quotation confirming whether it includes the deed, follow-up through the Public Registry and the ownership update at the Alcaldía. Ask which taxes, official charges and other expenses are additional.

Seller’s documents and additional certificates

In the transactions we coordinate, the seller normally obtains and pays for an updated Certificado de Libertad de Gravamen and Solvencia Municipal with its Hoja SISCAT. Any different cost-sharing arrangement should be agreed and recorded during the negotiations.

Depending on the property and the risks identified, the lawyers may also request a Constancia DGI, a 35-year registry history, a Certificado Literal y Relacionado, an updated approved survey or other certifications. The need for these documents, and who pays for them, should be settled during the negotiations.

Survey plans, cadastre and boundary clearing

If a new or updated survey is required, its price depends on the size, location, access and complexity of the property, including the number of boundary points the surveyor needs to measure.

A small, easily accessible property: BVN’s usual starting estimate is approximately US$150–200 for the survey and plan.
Cadastral steps: allow approximately US$100 extra as a preliminary budget for the related cadastral processing and charges. Confirm what this covers in the quotation; it is not a uniform tax or fixed official tariff.
Larger or difficult sites: several manzanas or hectares, difficult access, dense vegetation or numerous boundary points can increase the cost.

Before the survey, boundary lines and markers need to be identifiable and accessible. This may require a crew to clear vegetation along the boundaries with machetes. Boundary clearing and marking are additional costs to quote and allocate between the parties.

A house purchase also involves the underlying land. The lawyer and surveyor should confirm whether its existing plan is adequate or needs updating. Any additional measurements of buildings or improvements should be specified in the quotation.

Power of attorney

If someone will sign or act on your behalf, allow approximately US$80–200 for a locally prepared power of attorney, depending on its scope and the professional involved. Documents executed abroad may involve separate notarisation, apostille or legalisation, translation and courier expenses.

Other expenses to include when applicable

Ask whether the budget needs to include extra registry certificates, certified copies, inspections, bank transfer charges or escrow fees. A financed purchase may also involve a valuation, lender fees, insurance and separate mortgage registration charges. These should be itemised according to the services actually needed.

Real estate agency commission is generally paid by the seller, under the brokerage agreement.

Before signing, confirm the complete estimate and payment timetable with your lawyer. Registration may take one to three months for a straightforward file, based on BVN’s experience, but this does not extend the legal deadlines for paying taxes and fees.

Is financing available in Nicaragua? Do banks finance mortgages here?

Yes. At BVN Real Estate, we help buyers and sellers explore several financing solutions, starting with payment arrangements negotiated directly with property owners. Seller financing is the option we work with most often, and usually the first route we explore before considering bank financing.

Our approach is flexible: we look at the property, your available initial payment and your preferred monthly budget, then discuss terms that can work for both sides. Bank loans remain another possibility, depending on the buyer’s circumstances and the lender’s requirements.

Payment arrangements directly with the seller

With seller financing, the buyer and seller agree on an initial payment and a schedule for paying the remaining purchase price over time. Depending on the property and the negotiation, this can be arranged with or without interest.

We work with a range of possibilities:

Land paid over around 12 months: available on many of our lots, with a longer period sometimes negotiable.
Arrangements over 3, 4 or 5 years: a common range for the longer payment schedules we explore, particularly for houses. A schedule might, for example, run over 40 or 45 months if that suits both parties.
Selected condominium and land options with terms up to 8 years: available on specific properties or developments, subject to their conditions.

Five years is often the upper end of a standard seller arrangement, but it is not an absolute limit. If you need longer, we can discuss it with the seller and look for suitable alternatives. Availability depends on the property, the initial payment and the seller’s priorities.

A schedule built around the transaction

Our role is to help sellers find workable ways to sell and help buyers structure an achievable purchase. We can compare payment scenarios with different initial payments, durations and interest assumptions so that both parties understand the instalments and total amount payable.

Your lawyer should review the agreed structure and put the terms clearly in writing, including:

The initial payment, instalment amounts, due dates and any final balance.
Whether interest applies, how it is calculated and the total payment schedule.
When possession is handed over and when ownership is transferred and registered.
The security for the unpaid balance, responsibility for property expenses, and the terms for early repayment, late payment or cancellation.

How can seller financing be legally structured?

Private financing can be formalised through different legal arrangements. With the parties’ lawyers and notary, we help coordinate the structure suited to the transaction. Two options are:

A notarised promise of sale — Promesa de Compraventa: the parties set out the payment schedule and the conditions for signing the final deed. Ownership remains with the seller until the agreed transfer stage, often after full payment. Your lawyer should arrange the appropriate registration of the promise and explain the protection it provides during the payment period.
A sale with a mortgage securing the unpaid balance — compraventa con garantía hipotecaria: the purchase can be completed and ownership registered in the buyer’s name while the seller finances the outstanding price. A mortgage in the seller’s favour secures that balance. The sale and mortgage are formalised in public deeds before a Nicaraguan notary and registered in the appropriate Public Registry.

Seller financing can therefore have a formal, registered legal framework. In the mortgage structure, the buyer’s ownership is recorded and the seller has registered security for the unpaid balance. Your lawyer should verify the title, complete the registrations and arrange the mortgage’s formal discharge and cancellation in the Registry once the debt is paid.

The agreement must also explain the consequences of missed payments, including any right to enforce the mortgage. The legal structure, possession date and costs are agreed for each sale with the lawyers before signing.

What about a bank mortgage?

Nicaraguan banks offer property loans, subject to their lending criteria and approval. Nicaraguan buyers can explore this route, and buyers operating through a local Sociedad Anónima can ask the bank which business financing products may fit their project. Having a company does not by itself guarantee eligibility.

For foreign buyers, bank financing may require additional documentation and more time, especially without local residency or an established financial history. Some banks publish specific requirements for foreign applicants or applicants living abroad, so eligibility should be checked directly with the lender.

Rates, deposits, loan terms and the proportion financed vary by bank, property and borrower. Ask for a current written offer showing the interest rate, any future rate adjustments, fees, insurance and early repayment terms. Financing for land, a completed home and construction may have different conditions.

You can explore the banks’ information and calculation tools here:

Tell us your available initial payment and preferred monthly budget. We can help identify properties with seller payment options and discuss a proposal that works for both sides.

What are property taxes like?

The annual property tax, known as IBI (Impuesto sobre Bienes Inmuebles), is normally calculated at 1% of 80% of the property’s municipal cadastral value. The municipality’s Catastro service assesses the land, buildings and permanent improvements.

How the calculation works

Start with the municipal cadastral value.
Take 80% of that value to obtain the taxable base.
Apply 1% to that taxable base to calculate the annual IBI.

Annual IBI = municipal cadastral value × 80% × 1% = 0.8% of that value, before any applicable credits, exemptions or early-payment discount.

For example, a municipal cadastral value of C$1,000,000 gives a taxable base of C$800,000 and an annual IBI of C$8,000. With the 10% early-payment discount, the amount would be C$7,200.

What does IBI cover?

IBI is the annual municipal tax on real estate, payable to the Alcaldía where the property is located. For an individual holding a property in their own name for personal use, it is normally the only annual tax arising simply from owning that property.

Rental income, business activities, company ownership or a future sale can create separate tax obligations. Municipal service charges, community or HOA fees and utility bills are also separate from IBI.

Which value is used?

Use the valuation notified by the municipality for IBI purposes; it may differ from the purchase price. The 80% calculation applies to the municipal cadastral assessment or the municipal self-assessment prepared using the prescribed forms and valuation tables. If neither is available, another valuation method provided by law may apply. Ask the Alcaldía to confirm the basis used on your bill.

When is it paid?

First instalment: 50% during January, February or March.
Second instalment: the remaining 50% no later than June 30.
Early payment: paying the full annual amount when filing the declaration during the first quarter qualifies for a 10% discount on the tax payable.

Exemptions and questions about your bill

Some owners and properties qualify for exemptions or tax credits, subject to the applicable conditions and declaration requirements. These can include qualifying retirees’ principal homes and certain indigenous, charitable, educational and non-profit institutions. Confirm eligibility with the municipality rather than assuming an exemption applies automatically.

If you disagree with the assessment or have questions about older balances, ask the municipality for a detailed statement and have your lawyer review the applicable appeal or limitation rules and deadlines.

The general framework is established by Decree No. 3-95 on IBI, including Articles 4, 17, 21 and 22. BVN can help coordinate enquiries with the municipality and your lawyer.

Relocation To Nicaragua

Research, Tips, Info & Our Experience Here

Reasons To Consider Moving To Nicaragua:

Food security
Land prices
Rising economy
Easy to obtain residency
Growing potential for homesteading/permaculture
Cheap accommodation and reasonable food cost
Less likely to be impacted by supply chain issues
Resilient, friendly local people
Can more or less find anything you want/need
Good schooling options for kids
Conscious community developments and opportunities for buying smaller or larger pieces of land
Minimal zoning and technical issues with building in regards to permits
Life is semi normal here
Low use of pesticides compared to many other countries
Lots of events and activities for the whole family
No 5G and less EMF
Over 100 people we personally know have moved here in the last 12 months - more like minded people coming together than ever!
Less tied in to the NWO and agenda 2030
Much cheaper and less americanized than Costa Rica with less control structures

Recommended Areas:

San Juan Del Sur:

There is a large expat community in the San Juan Del Sur (SJDS) area. We recommend coming there first while you ground yourself and explore where you want to be.

There is a good mix of activities, things to do and various communities to look at renting/buying/building within 30 minutes of town.

Other potential areas to consider:

Hacienda Iguana & Rancho Santana - Upscale gated communities about 1-1.5 hours north on the coast from SJDS. It has more of a vacation vibe here. A little bit more isolated in regards to activities and socializing however it’s great if you want some time to integrate or if you want to be in a more developed community that has basic things (groceries, restaurants).

Ometepe is an island in the lake in Nicaragua. Lots of eco style living and conscious community - is definitely less developed and more “hippy/crunchy granola” with accommodations and style of living.

Matagalpa is further north in the country (north of Managua) and seems to be a popular spot for growing, off grid living and cooler weather (spring temperature all year around). Less expats but more seem to be moving to the area.

*** These are not the only options of course! There is Granada, Leon and many other spots ***

We suggest arriving first and exploring. There is no need to panic or choose a final destination.

Current Communities For Building/Joining:

Ubuntu - Ubuntu - First coastal agrihood community in Nicaragua located 15 minutes from San Juan del Sur, next door to internationally renowned Eco Lodge Morgan’s Rock, surrounded by infinite forests and local beaches on 4000 acres of privately owned land.

Ubuntu offers it’s residents a unique lifestyle thru social and environmental sustainability, social Inclusiveness and cultural diversity;

An initiative that fosters an active, safe and healthy community culture by creating a diverse amenities canvas that encourages interaction amongst residents and a model that motivates them to get actively involved in the creation of a wide range of cultural, social, environmental and educational activities, as well as the ability to live and work remotely by providing high speed internet and state of the art technology.

You can learn more about Ubuntu on https://youtu.be/Xn8kc95IpKE

If interested to join the community, you can fill up this form https://forms.office.com/r/Ji4Apf8MXp

Ubuntunica.com

Big Sky - 20 minutes outside of SJDS in the Escamequita Valley facing Costa Rica. Owned by a Canadian Woman named Blue who has some lots she has sold (0.5-2 acres on average). Property is covered in horse trails and has private beach access. There is a strong interest in permaculture and off grid living. Great source of water on the land (not always common). Acreages are primarily low lying and in a good growing zone. Contact Candice/Sean for details.

https://www.bigskyranchnicaragua.com/

Playa Yankee - Owned by a fellow named Gabe. More retirement style living and not enough water on the land for homesteading/farming it’s built into the hills with a nice view and good lot prices.

https://property-nicaragua.com/development/cantamar-de-yankee/

Rancho Santana: More of a high end resort style community with some houses and properties for sale

https://ranchosantana.com/

Hacienda Iguana: More of a high end resort style community with some houses and properties for sale. Beach front. Multiple restaurants and a market on site. Popular surf spot.

https://haciendaiguana.com/

Azul Eco Development - Santa Maria 5 minutes from the ocean. 24 hour security, roads, power, water. ½ acre lots. Surrounded by farms with local food and organic gardens. Rural self sustaining lifestyle - Rene Schneider rrschneider1952@gmail.com

Gran Pacifica - Eco Village Asuchillo (EVA)

EVA is a community of off-grid, eco-friendly tiny homes that do not compromise on modern luxuries.

These solar-powered tiny homes are located in the beautiful Gran Pacifica Beach & Golf Resort. Just a two-minute walk from the renowned Asuchillo swimming and surf beach, it is the ideal location for a vacation home, rental, or a permanent change of lifestyle for yourself.

This is your perfect “Plan B” that can be combined with residency in this beautiful, safe, and non-intrusive country.

Oh, and did we mention you can own your Tiny Home using your crypto? Ask us how!

https://info.granpacifica.com/eva_tiny_homes_tdv_jeff_berwick

** Will continue to add more as I collect them!

** If you’re buying a home/land HIGHLY recommend seeing it or having a friend see it first rather than sight unseen and doing due diligence to ensure it’s eligible to be sold (scams can occasionally happen)

Entry Requirements:

Currently Nicaragua does NOT have a vaccination requirement (likely won’t) to enter the country. They DO require a PCR test which needs to be done within 72 hours of entering the country.

The test must be a full PCR test and not an antigen home test, antibody test ETC.

Kids are not exempt and children of ALL ages (babies included) require the PCR test papers.

Bring multiple paper copies of it and ensure that it has an official looking header/stamp and ideally a signature on it. The more official it looks, the better. The Nicaraguans love paper and official looking things. It does not need to be translated or notarized.

You are supposed to submit your test with a form in advance - some of our friends have entered without doing it without issues but we wouldn’t risk getting turned away.

Email to attach a PDF with your test results (see below): solicitues@migob.gob.ni
‍

Residency Info:

If you are 45+ you can look into the retirement or pensioner visa. You can’t technically work when on this one and need to be able to prove a monthly income that comes in.

If you are coming in off the personal or business investor route (which we are doing) it’s a 30K USD investment per family, not per person. You open a corporation using a lawyer which is owned by you (and any of your family members here with you).

You can then invest in buying a vehicle, land, a house, a local business - all of which go towards the 30K. If you buy 30K+ of land that counts or if you say bought a vehicle for 20K and a deposit on land for 10K - either way it counts although it sounds like you couldn’t buy JUST a vehicle for 30K and have it count. They like to see land/house as at least part of it.

You can also begin to move the process forward while you explore what you will invest in by hiring a lawyer and opening a corporation (very easy process). We are paying 2500 USD to have the corporation opened, full consulting on our residency and full support with everything A-Z on the residency application and process - this seems to be an average price. (Ranging from 2000-5000 depending on who you work with).

You can submit your application as well if you have a promissory note to invest/buy something signed by you and the other party.

Some people have gotten their application back and approved in as little as 5 weeks and others it’s 1+ year. There’s no standardization.

You DO still need to leave the country every 90 days on a visa run OR you can go to the local office and have it extended for approx 30/dollars a month USD (currently - subject to change if they change their policy)

You can easily open a bank account and purchase a vehicle under the name of your corporation which is a big added bonus as well.

You will need to get a health exam done by a doctor here and have it signed by them as well when submitting your application (easy to do down here)

If you are applying as an investor - you don’t have to submit a business plan with it. You don’t really need to be doing much with it however you DO need to get an accountant and properly file taxes. Even better if you occasionally show some revenue/expenses even if it’s rare as it keeps the tax people happy.

When you enter the country they may also want to see an outbound ticket within the 90 days. It’s recommended that you use onwardtravel.com to get a fake but usable flight out of Managua within 90 days (can be to anywhere). Print it and bring it as your return ticket.

If entering via land border from Costa Rica:

You can contact Alex Ruiz and his team to arrange transportation for you from Liberia or San Jose to the Penas Blancas border into Nicaragua.

The closest city is San Juan Del Sur (less than an hour away).

You’ll still need to show a negative PCR test within the 72 hour window.

You will also still need to show an onward travel return ticket from Managua out of the country.

Rather than buying a real ticket I’d suggest using:

https://onwardticket.com/

Also notable is that Costa Rica is putting in a vax passport - currently this doesn’t effect you crossing the border or flying in/out but as of Dec 1 it will affect you being able to stay at hotels/restaurants and activities.

You’ll also need to get health insurance when in Costa Rica they have a minimum of 3-5 days. You can use Alex Ruiz of health insurance paperwork.

You CANNOT really drive across this border in a rental vehicle FYI. You would need to ideally have a driver pick you up in Costa Rica and then they take you to the border. You walk across (it’s not a huge walk but there are people there you can tip $1-2 to help you carry your stuff).

You’ll have to exit at the Costa Rica part and then enter at the Nicaragua part. This process can range from 30-60 minutes to a couple hours depending on how busy.

You’d then have a different driver waiting for you on the Nicaragua side.

I suggest hiring Alex Ruiz’s team to arrange transport.

Important Things To Bring If You Plan On Applying For Residency:

Valid Passports (renew it before coming if you have the time but there is a consulate here for passport renewals and lost/stolen passports)
Birth Certificate (real not a copy. MUST be the long form - they will not accept the wallet sized ones. Order 2 new ones and bring both if possible so you have a spare)
Marriage Certificate if applicable (real not a copy and again get 2 if possible)
Drivers license (real not a copy)
Police record check ((this one is less important as you CAN technically get a police check done down here so don’t worry too much for this one)
Income tax return/notice of assessment from recent year (or be able to access it to print down here)

Additionally you need to have the following APOSTILLED in your home country.

Long Form Birth Certificate
Marriage Certificate (if applicable)

NOT notarized and not a copy. It’s best to complete this process the “right way”. Otherwise it can result in you needing to mail forms to other countries, have people in your home country acting on your behalf and overall have a very long process.

For Canadians:

When it comes to residency down here there is a LOT of debate on the process for documents.

Truth is you will hear mixed things because of mixed results for people and also a lot of people hear things one time or from a friend and take it as truth.

NOTHING is absolute here lol. Things are variable based on your willingness to research, find connections, loop holes and ranges based on who you get ETC.

If you're in the same boat we are and don't have your apostilled documents down here (certificates of birth and marriage) but you do have the original documents with you...

Here is my breakdown of what I learned while taking it into my own hands October 2021:

My husband and I are Canadian and here in Nicaragua working on our residency.

We have our physical birth and marriage certificates.

We booked an appointment by emailing MNGUAG@INTERNATIONAL.GC.CA

And asked to book an appointment to have them review our paperwork for our lawyer. (I was intentionally vague).

We then got an appointment for the following week at the Canada embassy in managua.

Yesterday was that appointment.

Once inside they were very helpful and essentially YES for 50 dollars a doc they will "authenticate it" so you can then take it to the Nicaragua office to have it translated and such.

It was 50 per document and they would need it for a few hours and we would need to come back at 2 to pick it up.

We weren't able to proceed only because 1 of our papers (my husband's birth certificate) was a short form older one that's a small wallet size and they ONLY will take the long form ones.

So it made no sense to do this because we would still be missing 1 paper.

The reason they don't advertise being able to do this is because it isn't an official authentication of what they do at global affairs in Ottawa and therefore they don't want to be responsible IF the residency people processing the forms deny it because of this.

However our lawyer has recently had 2 Canadian clients go this route and it worked and they got approved for residency.

All of this being said, it's worth a shot for those who have the right papers already down here.

If you don't have the right ones or any down here then you can do what we are doing without travelling:

Order new certificates from your province in Canada.

There should be an option to appoint someone on your behalf to go submit for them - we had a friend go to a lawyer and get a Notary to sign the statutory declaration form which then got mailed with the payment and the applications.

We ordered 2 of each so we have spares.

Then when our friend gets the certificates she will take one of each and mail them to an authentication service such as idocscanada.com

Who will then have it sent to Ottawa to be authenticated and to the Nicaragua embassy in Washington for the final step.

Then they send it back to her and she will expedite it to us using DHL with the additional spare copies (because when you submit your papers for residency they KEEP them).

*** When in doubt speak to a lawyer. We are from Canada and know this is what we need. **

How does property ownership work in Nicaragua?

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The right to private property of movable and immovable property and instruments and means of production is guaranteed. By virtue of the social function of property, this right is subject, for reasons of public utility or social interest, to the limitations and obligations that the laws impose on its exercise. The Real Estate rights mentioned in the first paragraph may be subject to expropriation according to the Law, after payment of just compensation in cash. In the case of the expropriation of uncultivated large estates for agrarian reform purposes, the law will determine the form, quantification, payment terms and interests that are recognized as compensation. The confiscation of property is prohibited. Officials who violate this provision, will respond with their assets at all times for the damages. Ref. Article 44 Nicaraguan Constitution

Real Estate Law

The law recognizes three types of property. Personal property consists of moveable items, such as furniture. Intangible property refers to ownership that does not have a physical existence but that may be represented by a physical item, such as a stock certificate. Real Estate refers to land, as well as anything permanently attached to the land, such as buildings and other structures. Some people use the term “Real Property” to refer to land without structures.

Limits on Ownership

Lawyers often refer to Real Estate as a “bundle of rights” extending to the center of the earth and up to the heavens. Certain “sticks” may be separated from the bundle by the owner’s intentional actions. For example, an owner might grant an easement or acquire property that is subject to an easement, and thereby give up the right to exclude people from that part of the property. Similarly, an owner might buy property in a subdivision that is subject to covenants that restrict how the owner can use the property. In some states, owners can sell the subsurface rights to their land, so that one owner might own and live on the surface, while another has the right to mine minerals below the surface.

Other rights are limited by law. Much regulation of Real Estate is statutory, enacted by a legislative body, or regulatory, enacted by a governmental administrative agency. Environmental laws, for example, are primarily statutory and regulatory. Other Real Estate law is common law, meaning that it evolved from judicial decisions. For example, the U.S. Supreme Court has issued several opinions defining the circumstances under which regulation of the use of Real Estate goes “too far” and constitutionally requires compensation.

Since Real Estate necessarily stays in one location, most Real Estate law is state law. Federal law does have a role. For example, the Federal Aviation Administration establishes the altitudes at which planes may fly over private property, and property owners may not prevent those flights. Similarly, the Federal Fair Housing Act, 42 U.S.C. § 3601-3631, protects people involved in Real Estate transactions from discrimination based on race, color, religion, sex, or national origin. Local zoning laws also restrict how owners can use their land.

Ownership of Real Estate also can be limited by time, as with a life estate that ends upon the death of a specific person. Ownership can be shared in a variety of ways among individuals or be held by condominium associations, corporations, or other entities, as described in the deed by which the owners acquire the property.

Real Estate law is closely tied to other areas of law. For example, contract law governs the sale of Real Estate and requires that such contracts be in writing. States dictate special inheritance laws for Real Estate. There are even specific types of crimes and torts that apply to Real Estate. For example, trespass refers to entering the land of another without authority to do so, and it can be a crime or the subject of a civil lawsuit. Real Estate is also subject to special provisions in family law, such as the rights of a spouse in the marital home.

Real Estate Law Resources

Who can buy property in Nicaragua?

Nicaraguan citizens and foreign individuals can generally buy and own property in Nicaragua in their own names. Companies can also acquire property, provided they meet the applicable legal, corporate, tax and registration requirements. Your lawyer should confirm the buyer’s eligibility and any restrictions affecting the specific property.

Buying through a foreign company: the new investment framework

Law No. 1240, Ley de Inversiones Extranjeras, published on February 24, 2025, introduced mandatory registration for foreign investments falling within its scope. Its implementing regulation is Decree A.N. No. 8902, published on June 4, 2025.

Under Articles 6 and 7 of the law, qualifying investments must be registered with the Dirección de Inversiones of the MIFIC — the Ministry of Development, Industry and Trade. The resulting document is the Certificado de Registro Único de Inversión Extranjera (RUIE), the foreign investment registration certificate.

The law covers foreign capital invested through the creation, acquisition or participation in a company or business in Nicaragua. It can therefore also apply to a Nicaraguan company receiving foreign investment, rather than only to companies incorporated abroad.

Local branch and Commercial Registry requirements

If a foreign company intends to buy, or already holds, a property in Nicaragua, its lawyer should review its local legal and tax status. Depending on its structure, activities and the requirements of the authorities handling the transaction, the company may need to:

Establish a Nicaraguan branch (sucursal) and register the relevant corporate documents and legal representation in the Registro Público Mercantil.
Complete the applicable tax and business registrations, including its RUC and any required municipal and beneficial ownership filings.
Register the qualifying foreign investment with the MIFIC and obtain the RUIE certificate.

Branch registration and MIFIC investment registration are separate requirements. Recent legal commentary reports that the DGI has required local branch registration for certain foreign entities during property-transfer tax procedures, so this should be checked before committing to a closing timetable.

Does every foreign property owner need this registration?

Not every private property purchase automatically falls within the foreign investment regime. A home held exclusively for personal or family use requires a different analysis from a rental business, development or tourism project. Neither foreign nationality nor the use of a foreign company alone settles the question. Your lawyer should confirm which formalities apply with the relevant authorities.

At BVN, we coordinate with your lawyer to clarify the ownership structure and required steps early in the purchase process.

Further reading: Law No. 1240; Decree A.N. No. 8902; Public Registries Law, Articles 156 and 159; legal commentary on property purchases through foreign entities.

Do I have to be a resident of Nicaragua to own property here?

No. You do not need to be a resident of Nicaragua to buy and own property here in your own name. Your lawyer will verify the title, the transfer requirements and any restrictions affecting the specific property. Property ownership and immigration status are separate: buying a home does not automatically grant residency or extend your permitted stay.

Property ownership, vehicles and banking

Cars, motorcycles and scooters: the standard vehicle-registration requirements published by the National Police require a valid Nicaraguan residency card for a foreign individual. This means that, although you can own real estate without residency, a passport alone is generally insufficient to register a vehicle in your own name. Confirm the applicable requirements before purchasing. See the National Police’s registration requirements.

Bank accounts: opening a personal account without residency can be possible, subject to the bank’s requirements and approval. For example, Banpro and Banco Atlántida publish requirements for non-resident foreigners, including a valid passport with current entry permission, an additional official photo ID and references. The bank may request further information about your circumstances and source of funds.

Residency can make everyday banking and local administrative procedures more straightforward. If you operate through a properly registered Nicaraguan company, a business account may also be an option, subject to the bank’s corporate documentation and compliance checks. The account belongs to the company, and incorporating a company does not automatically guarantee approval. See Banpro’s account requirements.

Would you like help obtaining residency?

There are several residency categories, including investment, pensioner or rentier income, and qualifying family relationships. The appropriate route depends on your personal situation, planned activities and the current eligibility requirements.

BVN can provide guidance and help coordinate your residency application if you wish. We help you review the available categories, organize the documents, prepare a personal action plan and coordinate with lawyers, notaries and translators when needed. We can also arrange practical accompaniment and follow-up for the application, while you complete any steps requiring your personal attendance.

For the categories, document checklist and details of our support, visit Services — Residency Assistance. Contact us to discuss your plans and receive a personalized proposal.

How can I find the perfect property?

To begin, take a look at our property catalog here on our website and/or view our listing videos on YouTube.

We invite you to make an appointment with us. Our team communicates effectively in English, French, Spanish & Russian fluently. Truly, lets begin via a simple phone call or an in-person coffee at one of the local cafe's.

In Nicaragua - the best way to communicate by phone is via Whatsapp, Facebook Messenger, Telegram, Skype, Zoom, email or any other way that is convenient for you.

Talk to us and show us the properties you have been researching with other agencies to find out our "boots on the ground" view-points to reveal possible hidden information that can be valuable to the transaction & decision making process. The owner at BVN Realty has been here for 8+ years discovering the surf breaks and nature of the area and has built a solid reputation with the locals & expat community - fostering lifelong relationships along the way!

Services include exploration and reviews of your business plan to assess the profitability of the property:
- Commercial, Hotel, Restaurant
- Homes intended for vacation rentals, permanent residences, building lots (gated, non developed)
- Agricultural farms

Have a question about your plans?

Talk to our team ↗

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