Every Sora fixed price is the same stack. Land sits outside it; the buyer buys (or already owns) titled land, and we build on it.
Tier sets the base; region adjusts it. Boquete is the baseline (David supplies it, ~1 hr). Volcán is a touch cheaper but remote; Pedasí adds trucking from Chitré/PTY; Bocas adds ~25–30% for barge logistics.
| Region (mult) | ESENCIAL ~$1,200 | SORA ~$1,500 | FIRMA ~$1,900 |
|---|---|---|---|
| Boquete (×1.00) | $1,200 | $1,500 | $1,900 |
| Volcán (×0.97) | $1,165 | $1,455 | $1,845 |
| Pedasí (×1.05) | $1,260 | $1,575 | $1,995 |
| Bocas (×1.28) | $1,535 | $1,920 | $2,430 |
$/m² ≈ $/sq ft × 10.76. So Boquete Sora ~$1,500/m² ≈ ~$139/sq ft. These are construction only (soft costs + extras + contingency sit on top). National sanity range from the field research: ~$700–2,200/m².
| Item | Typical | Notes |
|---|---|---|
| Architect | 5–12% | + ~$1,500 min to adapt/stamp a foreign design |
| Structural engineering | ~0.5%+ | never < ~$750 |
| Soil study | ~$2,590 flat | can downgrade foundations & save more than it costs |
| Municipal permit | ~1% of declared value | + small fixed add-ons (cartón, per-sheet, timbres) |
| Project management | built into Sora margin | weekly video, inspections, milestone sign-offs |
| Extra | Indicative |
|---|---|
| Pool (concrete, salt-chlorinated) | ~$28,000 |
| Solar + LiFePO4 off-grid pack (5–12 kW) | ~$10k–22k |
| Outdoor kitchen | ~$8k–15k |
| Extra bedroom / wing | ~$35,000 |
| Premium furnishing package | ~$24,000 |
Extras are illustrative planning figures; confirm per project. Solar is duty/VAT-exempt under Law 417.
| Market | $/m² |
|---|---|
| Pedasí | $20–80 |
| Boquete | $25–100 |
| Volcán | $15–60 |
| Bocas | $30–150 (titled scarce; much is ROP) |
Titled land only. ROP/concession land is cheaper but is not ownership and can't be mortgaged or insured (see Architecture & permits, and the Listing Acquisition page).
| Included | Excluded |
|---|---|
| Design, engineering, stamped plans | Land |
| All permits + occupancy | Furniture (unless furnishing pack) |
| Full construction to the contracted spec/tier | Owner-requested changes after sign-off (change orders) |
| Standard utility connections + septic/water/solar per spec | Exotic site work beyond the feasibility assumption |
| All-risk insurance during construction | Annual property tax (IBI) after handover |
| Listed extras (pool/solar/etc. if selected) | Long-haul access roads / unusual ANATI titling work |
The four Sora models, built at their typical tier and region. Construction = $/m² × area; soft + contingency are folded into the turnkey figure.
| Model | Tier · region | Area | Turnkey (ex-land) |
|---|---|---|---|
| Casa Refugio | Esencial · Bocas, off-grid | 80 m² (~860 sq ft) | ~$155,000 |
| Casa Bahía | Sora · Pedasí, pool | 180 m² (~1,940 sq ft) | ~$385,000 |
| Casa Montaña | upmarket · Boquete, 2-story | 220 m² (~2,370 sq ft) | ~$485,000 |
| Casa Punta | Firma · Pedasí, pool + solar | 320 m² (~3,445 sq ft) | ~$815,000 |
Per-m² all-in runs higher than the construction-only matrix because small/off-grid/coastal builds (Refugio, Punta) carry solar, water, and barge/trucking costs spread over fewer m². These are the published fixed prices; the configurator computes live estimates from the same logic.
sora-real-estate/22-build-materials-sourcing.md, 20-build-architecture-permits.md.