Buying a hotel in Nicaragua is one of the most practical ways to own property and run a business on the Pacific coast. As a licensed broker in San Juan del Sur, I work with buyers looking for boutique hotels, surf lodges and guesthouses, and the same questions always come up: what to check, how the purchase is structured, and which permits the business needs. This guide answers them with current law, including the 2024 tourism reforms.
Contents
- Why San Juan del Sur and Tola
- Types of Hospitality Properties for Sale
- Buying a Hotel in Nicaragua: The 2024 Tourism Law
- Buying the Property or the Company
- Due Diligence Checklist for a Hotel
- Operating Costs and Seasonality
- Hotels and Lodges Available Now
- Common Mistakes to Avoid
- Frequently Asked Questions
Why San Juan del Sur and Tola
San Juan del Sur is Nicaragua’s best-known beach town, with a walkable center, a marina, surf beaches north and south of the bay, and steady demand from surfers, families and long-stay visitors. Tola, including Popoyo and Playa Santana, is the country’s surf capital and attracts visitors who stay for weeks, not days. INTUR reported more than 621,000 international visitors between January and August 2026. For the full set of tourism and market figures, see our guide on how to invest in Nicaragua real estate.
Types of Hospitality Properties for Sale
| Type | Typical size | Best for |
|---|---|---|
| Boutique hotel (town center) | 5–15 rooms | Owner-operators who want walk-in traffic, restaurants and the beach nearby |
| Surf lodge or eco-lodge | 3–10 bungalows or cabanas | Surf and yoga travelers, long stays, a lifestyle business |
| Guesthouse or multi-unit rental | 3–8 apartments or rooms | Buyers who want to live on site and rent the rest |
| Retreat property | Main house plus guest units | Wellness, yoga and group retreats |
Buying a Hotel in Nicaragua: The 2024 Tourism Law
In August 2024, Nicaragua approved Law 1210, the new General Tourism Law, which replaced Law 495 and Law 306. Under it, every lodging business, including hotels, guesthouses and lodges, must register with the National Tourism Registry (RNT) administered by INTUR and hold a Tourism Operations Title-License, which must be renewed every year (Law 1210, arts. 24 and 30). INTUR sets the license fee by classification and category, and also awards tourism quality certifications and categories.
Tax incentives are now governed by Law 1211, the Law of Incentives for Tourism Developments. To qualify, a project must invest at least US$300,000, or US$50,000 for small and medium businesses (MIPYMES). Approved projects may receive income tax and property tax (IBI) exemptions for up to 10 years and VAT and import duty exemptions on qualifying materials, furniture and equipment. Incentives already granted under Law 306 remain valid.
| Requirement | Institution | Frequency |
|---|---|---|
| Registration in the National Tourism Registry (RNT) | INTUR | Once, kept current |
| Tourism Operations Title-License | INTUR | Renewed annually |
| Municipal business registration (matrícula) | Alcaldía of San Juan del Sur or Tola | Renewed annually |
| Tax registration and solvency | DGI | Ongoing |
| Employee social security | INSS | Monthly |
Sources: Law 1210 (La Gaceta No. 141, August 2, 2024) and Law 1211.
Buying the Property or the Company
A hotel sale is usually structured in one of two ways. In an asset purchase, you buy the real estate, furniture and equipment, then register the business under your own company. In a share purchase, you buy the corporation (sociedad anónima) that already owns and operates the hotel, which can keep licenses, bookings and staff in place. A share purchase also brings the company’s history with it, so tax, labor and social security records must be reviewed in detail. The legal steps for the real estate itself are in our guide to buying property in Nicaragua.
Due Diligence Checklist for a Hotel
- Clean title and registry certificate for the land and buildings
- Current INTUR Title-License and RNT registration
- Municipal business registration and construction permits for all buildings
- DGI tax solvency and INSS records for every employee
- Employment contracts and any pending labor obligations
- Profit and loss statements, occupancy and booking history (at least two years)
- Online reviews and booking platform accounts included in the sale
- Inventory of furniture, equipment and vehicles included in the price
- Water, power and backup systems: well, municipal water, generator, solar
Operating Costs and Seasonality
Plan for staff, utilities, maintenance, booking platform commissions, marketing, insurance and the annual license renewals. High season on the Pacific coast runs roughly from December through April, with additional peaks during Holy Week and July. The green season brings fewer visitors but the best surf and lower operating costs, and well-run properties use it for maintenance and longer stays.
Hotels and Lodges Available Now
- Buena Vista Surf Club at Playa Maderas: an established eco-lodge and surf retreat operating since 2012, with six cabanas, a yoga deck and host’s quarters on 6,000 m² with ocean and valley views. Financing available. US$1,100,000.
- Boutique Hotel in Downtown San Juan del Sur: 5 bedrooms, 6 bathrooms, pool, two kitchens, capacity for about 20 guests, one block from the beach. US$395,000.
- Monoloko Surf Lodge in Popoyo, Tola: four bungalows, pool, bar and café, yoga shala and manager’s home, a short walk to Playa Santana. US$400,000.
- Live and Earn Multi-Unit Property: a 4-bedroom home plus five furnished apartments in the town center. US$399,000.
Common Mistakes to Avoid
- Buying an operating business without reviewing its INTUR license and tax records
- Assuming old Law 306 incentives apply to a new purchase
- Relying on projected income instead of verified financial statements
- Overlooking employee obligations in a share purchase
- Underestimating green-season cash flow
- Skipping a building and systems inspection
Frequently Asked Questions
Can foreigners buy a hotel in Nicaragua?
Yes. Foreigners can own property and businesses in Nicaragua, either personally or through a Nicaraguan corporation.
Do I need a license to operate a hotel?
Yes. Every lodging business needs a Tourism Operations Title-License from INTUR, renewed every year, plus municipal and tax registrations.
Are there tax incentives for hotels?
Projects approved under Law 1211 can receive income tax, property tax, VAT and import exemptions. The minimum investment is US$300,000, or US$50,000 for small and medium businesses.
Can owning a hotel help with residency?
A registered investment can support an investor residency application. See our guide to investor residency in Nicaragua.
How long does it take to buy a hotel?
The real estate purchase usually closes in one to three months. A share purchase or incentive application can add time for the company review and approvals.
Start Your Hotel Search with a Local Licensed Broker
Buying a hospitality business takes more than finding the right building. I help buyers review licenses, financials and title, and connect them with trusted local attorneys and accountants, in English and Spanish, in person or remotely.
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→ Browse properties for sale
→ Read the complete buyer’s guide
Sources
- La Gaceta No. 141 (August 2, 2024) – Law 1210, General Tourism Law
- Law 1211, Law of Incentives for Tourism Developments, and its Regulation (Presidential Decree No. 16-2024)
- Instituto Nicaragüense de Turismo (INTUR)
- Dirección General de Ingresos (DGI)
Disclaimer: This article is general information, not legal, tax or financial advice. Laws and requirements change, so confirm details with a licensed Nicaraguan attorney and accountant before buying.
Written by Sayonara Valle Calderón, Founder & Licensed Real Estate Broker at Horizonte Nica Real Estate (INVUR License 0098-2025). Published October 2026.