The post in Nicaragua moves in mysterious ways so it’s not used much. However, for anyone wanting to give it a try, here are the most widely used postal codes…
|Managua||Managua||11001||Centro Histórico Cultural|
|Managua||Managua||11002||Rubén Darío – Candelaria|
|Managua||Managua||11005||San Luis Norte|
|Managua||Managua||11005||Hilario Sánchez 1|
|Managua||Managua||11006||Hilario Sánchez 2|
|Managua||Managua||11008||Villa Pedro Joaquín Chamorro|
|Managua||Managua||11012||Jardines De Santa Clara|
|Managua||Managua||11015||Sector Oeste Portezuelo|
|Managua||Managua||11016||Portezuelo Parque Industrial|
|Managua||Managua||11017||Sector Este Portezuelo|
|Managua||Managua||11019||Anexo La Primavera|
|Managua||Managua||11022||Sector Este Vallarta|
|Managua||Managua||11023||Sector Este La Primavera|
|Managua||Managua||11024||Jose Dolores Estrada|
|Managua||Managua||11025||Sector Corte Suprema De Justicia|
|Managua||Managua||11028||Sector Norte De Waspán Norte|
|Managua||Managua||11029||Santa Maria De Las Victorias|
|Managua||Managua||11033||Sector Noreste Camilo Chamorro|
|Managua||Managua||11034||Oscar Lino Paz Cubas|
|Managua||Managua||11036||Sector Oeste Américas 2|
|Managua||Managua||11037||Anexo Américas 2|
|Managua||Managua||11038||Jose Benito Escobar|
|Managua||Managua||11041||Anexo 1 Unidad De Propósito|
|Managua||Managua||11042||Unidad De Propósito|
|Managua||Managua||11043||German Pomares Américas 2|
|Managua||Managua||11044||Anexo 2 Unidad De Propósito|
|Managua||Managua||11045||Colinas De Verona|
|Managua||Managua||11047||Sector Este América 2|
|Managua||Managua||11048||Casa Real Etapa 1|
|Managua||Managua||11049||Casa Real Etapa 2|
|Managua||Managua||11051||Casa Real Etapa 3|
|Managua||Managua||11052||Sector Hotel Camino Real|
|Managua||Managua||11053||Sector Sur Montecristi|
|Managua||Managua||11056||Sector Norte Montecristi|
|Managua||Managua||11057||Sector Norte Aeropuerto Internacional De Managua|
|Managua||Managua||11058||15 De Mayo Una|
|Managua||Managua||11059||Sector Hotel Las Mercedes|
|Managua||Managua||11063||Sector Rio Santa Elena|
|Managua||Managua||11066||Sector Rio Borbollón|
|Managua||Managua||11067||Sector Rio Lodoso|
|Managua||Managua||11068||Sector Este Zona Franca Industrial|
|Managua||Managua||11071||Sector Zona Franca Industrial|
|Managua||Managua||11072||Sector Aeropuerto Internacional De Managua|
|Managua||Managua||11073||Sector La Subasta|
|Managua||Managua||11076||Sector Mercado Mayoreo|
|Managua||Managua||11076||Concepción De Maria|
|Managua||Managua||11082||Sector La Kativo|
|Managua||Managua||11083||Sector Este Waspán Sur|
|Managua||Managua||11085||Anexo Waspán Sur|
|Managua||Managua||11086||Villa Miguel Gutiérrez|
|Managua||Managua||11089||Sector Norte Ciudad Industrial Xolotlán|
|Managua||Managua||11093||Pedro Arauz Palacios|
|Managua||Managua||11097||San Luis Sur|
|Managua||Managua||11101||Sector Mercado Oriental|
|Managua||Managua||11103||Sector Sur Centro Histórico|
|Managua||Managua||11105||Blas Real Espinales|
|Managua||Managua||11107||19 De Julio|
|Managua||Managua||11114||Colonia Edgard Lang|
|Managua||Managua||11116||Francisco Meza Rojas|
|Managua||Managua||11118||Loma De Tiscapa|
|Managua||Managua||11119||Colonia Oscar Perez Cassar|
|Managua||Managua||11121||Sector Laguna De Tiscapa|
|Managua||Managua||11122||Sector Sur Laguna Tiscapa|
|Managua||Managua||11125||Sector La Piñata|
|Managua||Managua||11126||Sector Oeste Avenida Universitaria|
|Managua||Managua||11127||Sector Noroeste Rotonda Rubén Darío|
|Managua||Managua||11128||Reparto Walter Ferretí|
|Managua||Managua||11129||Sector Catedral Metropolitana|
|Managua||Managua||11133||Enrique Schmitd Rotonda de Cristo|
|Managua||Managua||11134||Oscar Turcios Rotonda de Cristo|
|Managua||Managua||11137||San Jose Oriental|
|Managua||Managua||11144||Bello Horizonte Etapa 1|
|Managua||Managua||11145||Bello Horizonte Etapa 2|
|Managua||Managua||11146||Bello Horizonte Etapa 3|
|Managua||Managua||11147||Bello Horizonte Etapa 4|
|Managua||Managua||11148||Bello Horizonte Etapa 5|
|Managua||Managua||11149||Bello Horizonte Etapa 6|
|Managua||Managua||11153||Villa Rubén Darío|
|Managua||Managua||11155||Mártires De Ayapal|
|Managua||Managua||11156||Villa San Jacinto|
|Managua||Managua||11159||Anexo Villa Fraternidad|
|Managua||Managua||11162||9 De Junio|
|Managua||Managua||11163||Anexo Georgino Andrade|
|Managua||Managua||11165||Barrio Primero De Mayo|
|Managua||Managua||11171||10 De Junio|
|Managua||Managua||11178||Habana 2 Maria|
|Managua||Managua||11187||Mercado Ivan Montenegro|
|Managua||Managua||11187||8 De Marzo|
|Managua||Managua||11189||10 De Enero|
|Managua||Managua||11194||Sector Sur Villa Reconciliación|
|Managua||Managua||11195||19 De Febrero|
|Managua||Managua||11197||Sector Norte Laureles Norte|
|Managua||Managua||11199||Sector Sur 1 Mercado Mayoreo|
|Managua||Managua||11201||Reparto Simón Bolívar|
|Managua||Managua||11202||Sector Sur 2 Mercado Mayoreo|
|Managua||Managua||11203||Planes Del Doral|
|Managua||Managua||11204||Praderas Del Doral|
|Managua||Managua||11206||31 De Diciembre|
|Managua||Managua||11207||Sector Norte Laureles Sur|
|Managua||Managua||11208||Cortijo De La Sabana|
|Managua||Managua||11209||La Curva Sabana Grande|
|Managua||Managua||11212||Sector Norte Sabana Grande|
|Managua||Managua||11213||Sector Este Sabana Grande|
|Managua||Managua||11214||Sector Norte Comarca San Cristóbal|
|Managua||Managua||11215||Sector Noreste Comarca San Cristóbal|
|Managua||Managua||12003||Cristo Del Rosario|
|Managua||Managua||12005||Santa Ana Sur|
|Managua||Managua||12006||Santa Ana Norte|
|Managua||Managua||12014||Sector Norte Linda Vista|
|Managua||Managua||12015||Sector Occidental Lago De Managua|
|Managua||Managua||12017||Virgen De Guadalupe|
|Managua||Managua||12018||Sector Norte Las Brisas|
|Managua||Managua||12019||Linda Vista Norte|
|Managua||Managua||12022||Carlos Núñez Los Martinez|
|Managua||Managua||12024||Sector Cerro Los Martinez|
|Managua||Managua||12025||Sector Cuesta Del Plomo|
|Managua||Managua||12026||Sector Industrial La Refinería|
|Managua||Managua||12028||Sector Paseo Las Brisa|
|Managua||Managua||12031||Linda Vista Sur|
|Managua||Managua||12035||Dignidad 4 De Mayo|
|Managua||Managua||12036||Monseñor Lezcano Oeste|
|Managua||Managua||12037||Monseñor Lezcano Este|
|Managua||Managua||12056||Juan Emilio Menocal|
|Managua||Managua||12057||Sector El Seminario|
|Managua||Managua||12058||Sector Laguna De Asososca|
|Managua||Managua||12059||Sector Este Laguna De Asososca|
|Managua||Managua||12063||Jardines De Managua|
|Managua||Managua||12069||San Ignacio Waslala|
|Managua||Managua||12071||Embusa 1 Y 2|
|Managua||Managua||12072||Anexo Batahola Sur|
|Managua||Managua||12074||Llamas Del Bosque|
|Managua||Managua||12078||Santa Ana Nicalit|
|Managua||Managua||12083||Bosques De Bolonia|
|Managua||Managua||12084||Sector Plaza España|
|Managua||Managua||12085||Plaza España Costado Sur|
|Managua||Managua||12086||Sector El Retiro|
|Managua||Managua||12091||Sector Enel Central|
|Managua||Managua||12092||Enrique Bermudez 380|
|Managua||Managua||12093||Carlos Núñez 380|
|Managua||Managua||12094||Sector Oeste Avenida Naciones Unidas|
|Managua||Managua||12099||Sector Mercado Israel Lewites|
|Managua||Managua||12101||Sector Pali Zumen|
|Managua||Managua||12102||Sector Centro Comercial Nejapa|
|Managua||Managua||12103||Enrique Schmidt Nejapa|
|Managua||Managua||12106||Sector Cerro Tabuya|
|Managua||Managua||12107||Sector Parque Las Piedrecitas|
|Managua||Managua||12112||Héroes Y Mártires De Ayapal|
|Managua||Managua||13002||Hialeah 1 Y 2|
|Managua||Managua||13002||Sector Instituto Salomón De La Selva|
|Managua||Managua||13004||Sector Holiday Inn|
|Managua||Managua||13006||Colonia Del Periodista|
|Managua||Managua||13009||Sector Hospital Bertha Calderón|
|Managua||Managua||13011||Héroes Y Mártires Del Bocay|
|Managua||Managua||13013||Sector Banco Central|
|Managua||Managua||13016||Sector Laguna De Nejapa|
|Managua||Managua||13017||Sector Este Laguna De Nejapa|
|Managua||Managua||13018||Sector Noroeste Pista Suburbana|
|Managua||Managua||13019||Lomas De San Judas|
|Managua||Managua||13022||Luis Alfonso Velásquez 1|
|Managua||Managua||13023||Luis Alfonso Velásquez 2|
|Managua||Managua||13025||Los Martínez San Judas|
|Managua||Managua||13026||Sector Este San Judas|
|Managua||Managua||13027||San Pedro San Judas|
|Managua||Managua||13029||Martin Luter King|
|Managua||Managua||13031||Paseo Del Valle|
|Managua||Managua||13032||San Francisco De Asís|
|Managua||Managua||13034||Bosques De Nejapa|
|Managua||Managua||13035||Sector Suroeste Colonia El Periodista|
|Managua||Managua||13036||Altos De Nejapa|
|Managua||Managua||13039||Sector Oeste Lomas De San Ángel|
|Managua||Managua||13041||Villa San Ángel|
|Managua||Managua||13042||Lomas De San Ángel|
|Managua||Managua||13043||Lomas De Monserrat|
|Managua||Managua||13046||Sector Noroeste Rotonda Universitaria|
|Managua||Managua||13047||Lomas Del Consuelo|
|Managua||Managua||13048||Sector Colegio Americano|
|Managua||Managua||13049||Sector Suroeste Rotonda Universitaria|
|Managua||Managua||13051||Colonia Miguel Bonilla|
|Managua||Managua||13053||Sector Norte Comarca Los Ladinos|
|Managua||Managua||13054||Sector Sur Memorial Sandino|
|Managua||Managua||13057||Omar Torrijos – Loma Linda|
|Managua||Managua||13058||Lomas De Buenos Aires|
|Managua||Managua||13059||Sector Suroeste Pista Suburbana|
|Managua||Managua||13063||Germán Pomares -Ticomo|
|Managua||Managua||13065||Sector Noreste Valle De Ticomo|
|Managua||Managua||13067||Lomas Del Sur|
|Managua||Managua||13072||Los Laureles- Camilo Ortega|
|Managua||Managua||13073||Sector Sureste Valle Ticomo|
|Managua||Managua||13076||Anexo Camilo Ortega|
|Managua||Managua||13077||Sector Sur Loma Linda|
|Managua||Managua||13079||Anexo Villa Roma|
|Managua||Managua||13081||Sector Noreste Comarca Pochocuape|
|Managua||Managua||13082||Sector Noroeste Comarca San Isidro Libertador|
|Managua||Managua||13083||Sector Norte Comarca San Isidro Libertador|
|Managua||Managua||13084||Sector Sur Comarca Los Ladinos|
|Managua||Managua||13086||Sector Norte Comarca Las Viudas|
|Managua||Managua||13087||Sector Sur Comarca Las Viudas|
|Managua||Managua||13088||Sector Sur Comarca San Isidro Libertador|
|Managua||Managua||13089||Sector Sur Comarca Pochocuape|
|Managua||Managua||13091||Sector Sur Comarca Ticomo|
|Managua||Managua||13092||Sector Sur Valle Ticomo|
|Managua||Managua||13093||Sector Valle De Ticomo|
|Managua||Managua||13094||Sector Sur Laguna Nejapa|
|Managua||Managua||13096||Sector Norte Comarca Nejapa|
|Managua||Managua||13097||German Pomares- Nejapa|
|Managua||Managua||13101||Sector Noroeste Altos De Ticomo|
|Managua||Managua||13102||Sector Sur Comarca Nejapa|
|Managua||Managua||13103||Bosques De Miraflores|
|Managua||Managua||13104||Sector Oeste Comarca Nejapa|
|Managua||Managua||13105||Sector Norte Cedro Galán|
|Managua||Managua||13106||Sector Central Comarca Cedro Galán|
|Managua||Managua||13107||Sector Norte Comarca Chiquilistagua|
|Managua||Managua||13108||Lomas De Maromo|
|Managua||Managua||13109||Sector Central Comarca Chiquilistagua|
|Managua||Managua||13112||Sector Oeste Comarca Chiquilistagua|
|Managua||Managua||13116||Sector Este Comarca Chiquilistagua|
|Managua||Managua||13117||Sector Suroeste Comarca Cedro Galán|
|Managua||Managua||13118||Sector Sur Comarca Cedro Galán|
|Managua||Managua||13119||Sector Noroeste Comarca San Jose De La Cañada|
|Managua||Managua||13121||Altos De Ticomo|
|Managua||Managua||13122||Lomas De Ticomo|
|Managua||Managua||13124||Santa Anita 2|
|Managua||Managua||13126||Sector Suroeste Santa Anita|
|Managua||Managua||13127||San Sebastián Sur|
|Managua||Managua||13128||Sector Este Comarca San Jose De La Cañada|
|Managua||Managua||13129||Sector Sureste Santa Isabel|
|Managua||Managua||13134||Sector Oeste Monte Tabor|
|Managua||Managua||13137||Urbanización Ticomo Sur|
|Managua||Managua||13138||Sector Este Comarca Monte Tabor|
|Managua||Managua||13143||Hilario Sánchez Sur|
|Managua||Managua||13144||Sector Sureste Comarca San Jose La Cañada|
|Managua||Managua||13146||Sector Suroeste Comarca San Jose La Cañada|
|Managua||Managua||14002||Reparto San Juan|
|Managua||Managua||14003||Reparto Lomas De Guadalupe|
|Managua||Managua||14006||Colonial Los Robles 3|
|Managua||Managua||14007||Colonial Los Robles 5|
|Managua||Managua||14008||Colonial Los Robles 7|
|Managua||Managua||14009||Colonial Los Robles 8|
|Managua||Managua||14011||Pedro Joaquín Chamorro|
|Managua||Managua||14012||14 De Junio|
|Managua||Managua||14013||Habana 1 – Rotonda De Cristo|
|Managua||Managua||14022||Sector Mercado Roberto Huembes|
|Managua||Managua||14024||Sector Hospital Manolo Morales|
|Managua||Managua||14026||Bosques De Altamira|
|Managua||Managua||14028||Colonial Los Robles 6|
|Managua||Managua||14029||Colonial Los Robles 2|
|Managua||Managua||14031||Planes De Altamira 2|
|Managua||Managua||14032||Colonial Los Robles 4|
|Managua||Managua||14033||Colonial Los Robles 1|
|Managua||Managua||14034||Planes De Altamira 1|
|Managua||Managua||14035||Reparto Los Robles|
|Managua||Managua||14036||Anexo Reparto San Juan|
|Managua||Managua||14037||Lomas De San Juan|
|Managua||Managua||14038||Villa Santa Fe|
|Managua||Managua||14039||Sector Sur San Juan|
|Managua||Managua||14041||Sector Sureste San Juan|
|Managua||Managua||14042||Planes De Altamira 3|
|Managua||Managua||14043||Sector Este Planes De Altamira 3|
|Managua||Managua||14046||Sector Noroeste Paso Desnivel Centroamérica|
|Managua||Managua||14049||Sector Centro Comercial Managua|
|Managua||Managua||14055||Nicarao Sector Sur|
|Managua||Managua||14057||14 De Septiembre|
|Managua||Managua||14059||Jardines De Veracruz|
|Managua||Managua||14061||Anexo Jardines De Veracruz|
|Managua||Managua||14062||Sector Conchita Palacios|
|Managua||Managua||14064||Colonia Primero De Mayo|
|Managua||Managua||14065||Anexo Colonia Primero De Mayo|
|Managua||Managua||14067||Villa Flor Norte|
|Managua||Managua||14069||Bosque Norte Y Sur|
|Managua||Managua||14072||Villa La Sabana|
|Managua||Managua||14073||Sector Este Villa Venezuela|
|Managua||Managua||14075||Mirador La Sabana|
|Managua||Managua||14078||Maria Dolores Alemán|
|Managua||Managua||14081||Sector Este Laureles Sur|
|Managua||Managua||14082||Altos De La Sabana|
|Managua||Managua||14083||Los Cocos Sabana Grande|
|Managua||Managua||14084||4 De Noviembre|
|Managua||Managua||14086||Ríos De Agua Viva|
|Managua||Managua||14087||Sector Sur Sabana Grande|
|Managua||Managua||14088||Sector Sur Comarca San Cristóbal|
|Managua||Managua||14089||Sector Este 2 Comarca Sabana Grande Sur|
|Managua||Managua||14093||Sector Este 1 Comarca Sabana Grande Sur|
|Managua||Managua||14094||Sector Oeste Comarca Sabana Grande Sur|
|Managua||Managua||14098||Camino Del Río|
|Managua||Managua||14099||Sector Sur Lomas De Guadalupe|
|Managua||Managua||14101||Lomas De Guadalupe|
|Managua||Managua||14103||Anexo Villa Libertad|
|Managua||Managua||14104||Sol De Libertad|
|Managua||Managua||14107||Ciudad San Sebastián|
|Managua||Managua||14108||Sector Sur Anexo Villa Libertad|
|Managua||Managua||14109||Milagro De Dios|
|Managua||Managua||14111||Anexo Villa Venezuela|
|Managua||Managua||14112||Vista Al Xolotlán|
|Managua||Managua||14113||Carlos Núñez Américas 4|
|Managua||Managua||14116||25 De Febrero|
|Managua||Managua||14117||Villa Flor Sur|
|Managua||Managua||14118||Enrique Schmidt Villa Flor|
|Managua||Managua||14119||11 De Mayo|
|Managua||Managua||14121||13 De Mayo|
|Managua||Managua||14122||18 De Agosto|
|Managua||Managua||14124||28 De Mayo|
|Managua||Managua||14127||30 De Mayo|
|Managua||Managua||14127||Sector Milagro De Dios|
|Managua||Managua||14131||Reparto Shick 3|
|Managua||Managua||14135||Reparto Shick 4|
|Managua||Managua||14136||Ángel Valentín Barrios|
|Managua||Managua||14136||Reparto Shick 2|
|Managua||Managua||14142||Reparto Shick 1|
|Managua||Managua||14144||Finlandia Rubén Darío Las Colinas|
|Managua||Managua||14145||Augusto Cesar Sandino|
|Managua||Managua||14146||12 De Octubre|
|Managua||Managua||14148||Anexo 18 De Mayo|
|Managua||Managua||14149||18 De Mayo|
|Managua||Managua||14153||Sector Hogar Zacarías Guerra|
|Managua||Managua||14154||Lomas Del Valle|
|Managua||Managua||14155||Las Lomitas Centroamérica|
|Managua||Managua||14156||22 De Enero|
|Managua||Managua||14157||Sector Camino De Oriente|
|Managua||Managua||14158||Sector Noroeste Rotonda Jean Paul Genie|
|Managua||Managua||14159||Planes De Puntaldía|
|Managua||Managua||14163||Madroños Villa Fontana|
|Managua||Managua||14164||Inmaculada Villa Fontana|
|Managua||Managua||14165||Villa Fontana Este|
|Managua||Managua||14166||Sector Suroeste Camino De Oriente|
|Managua||Managua||14167||Sector Radio Nicaragua|
|Managua||Managua||14168||Sector La Salle|
|Managua||Managua||14172||Sector Unan Managua|
|Managua||Managua||14173||Villa Fontana Norte|
|Managua||Managua||14174||Villa Fontana Sur|
|Managua||Managua||14176||Sector Comarca Jocote Dulce|
|Managua||Managua||14177||Sector Colegio Centroamérica|
|Managua||Managua||14178||Bosques Del Recreo|
|Managua||Managua||14179||Sector Sur Club Terraza|
|Managua||Managua||14181||Bosques Del Terraza|
|Managua||Managua||14183||Mirador Las Cumbres|
|Managua||Managua||14184||Altos De Las Cumbres|
|Managua||Managua||14185||Portal Del Carmen|
|Managua||Managua||14187||Sector Sur Pista Jean Paul Genie|
|Managua||Managua||14188||Santa Mónica Cruz Del Paraíso|
|Managua||Managua||14189||Sector Norte Cruz Del Paraíso|
|Managua||Managua||14191||Sector Sur Rotonda Jean Paul Genie|
|Managua||Managua||14193||Sector Noroeste Las Colinas|
|Managua||Managua||14194||Sector Norte Las Colinas|
|Managua||Managua||14196||Sector Hotel Las Colinas|
|Managua||Managua||14197||Paseo Las Colinas|
|Managua||Managua||14198||Cumbres De Las Colinas|
|Managua||Managua||14201||Cedros De Las Colinas|
|Managua||Managua||14202||Lomas De Las Colinas|
|Managua||Managua||14203||Sector Noreste Las Colinas|
|Managua||Managua||14205||Villa Cuba Libre|
|Managua||Managua||14206||Sector Oeste Colinas De Santa Cruz|
|Managua||Managua||14207||Flor De Las Colinas|
|Managua||Managua||14209||Colinas De Santa Cruz|
|Managua||Managua||14211||Sector Norte Colinas De Santa Cruz|
|Managua||Managua||14212||Sector Norte Las Jaguitas|
|Managua||Managua||14213||Sector Oeste Comarca Las Enramadas|
|Managua||Managua||14214||Cuatro Esquinas De Las Enramadas|
|Managua||Managua||14215||Sector Este Comarca Las Enramadas|
|Managua||Managua||14216||Sector Sureste Comarca Las Enramadas|
|Managua||Managua||14218||Sector Sur Comarca Las Enramadas|
|Managua||Managua||14219||Sector Norte Comarca Esquipulas|
|Managua||Managua||14221||Sector Este Las Cuarezma|
|Managua||Managua||14222||Sector Sur Comarca Las Jaguitas|
|Managua||Managua||14223||Sector Este Las Colinas|
|Managua||Managua||14227||Terracota 1 Y 2|
|Managua||Managua||14233||Jardines De Las Colinas|
|Managua||Managua||14234||El Boquete Sector Norte Santo Domingo|
|Managua||Managua||14235||Mirador Sur Santo Domingo|
|Managua||Managua||14236||Mirador Norte Santo Domingo|
|Managua||Managua||14237||Lomas De Notredame|
|Managua||Managua||14238||Sector Norte El Mirador|
|Managua||Managua||14241||Alamedas Km 8 Carretera Masaya|
|Managua||Managua||14242||Las Lomas Camino Viejo|
|Managua||Managua||14244||Sector Sur Cruz Del Paraíso|
|Managua||Managua||14246||Sector Norte San Isidro De La Cruz Verde|
|Managua||Managua||14249||Sector Norte Jocote Dulce|
|Managua||Managua||14253||Sector Sur Jocote Dulce|
|Managua||Managua||14254||Sector Oeste San Isidro De La Cruz Verde|
|Managua||Managua||14255||Sector San Isidro De La Cruz Verde|
|Managua||Managua||14259||Altos De Santo Domingo|
|Managua||Managua||14261||Anexo Las Sierritas Santo Domingo|
|Managua||Managua||14263||Lomas De Santo Domingo|
|Managua||Managua||14264||Sierritas De Santo Domingo|
|Managua||Managua||14265||Sector Norte Sierritas De Santo Domingo|
|Managua||Managua||14272||16 De Marzo|
|Managua||Managua||14274||Bosques De Santa María|
|Managua||Managua||14275||Santa María De Los Lagos|
|Managua||Managua||14277||Sector Cuatro Esquinas De Esquipulas|
|Managua||Managua||14281||Altos De Las Colinas|
|Managua||Managua||14282||Sector Oeste Comarca Esquipulas|
|Managua||Managua||14284||Ermitas De Esquipulas|
|Managua||Managua||14285||Vistas De Esquipulas|
|Managua||Managua||14286||Sector Noreste Los Vanegas|
|Managua||Managua||14289||Sector Sur Esquipulas|
|Managua||Managua||14294||Paseo Del Prado|
|Managua||Managua||14295||Villa Del Rosario|
|Managua||Managua||14296||Alamedas Santo Domingo|
|Managua||Managua||14298||Sector Norte Estancia De Santo Domingo|
|Managua||Managua||14299||Estancia Santo Domingo|
|Managua||Managua||14301||Sector Sur Altos De Santo Domingo|
|Managua||Managua||14304||Bosques Del Prado|
|Managua||Managua||14305||Sector Sur Sierritas De Santo Domingo|
|Managua||Managua||14307||Villa De Andalucía|
|Managua||Managua||14308||La Arboleda Santo Domingo|
|Managua||Managua||14309||Bosques De Santo Domingo|
|Managua||Managua||14311||Quintas Del Valle|
|Managua||Managua||14312||El Rodeo Santo Domingo|
|Managua||Managua||14313||Haras De La Hoyada|
|Managua||Managua||14314||Condesa 1 Y 2|
|Managua||Managua||14317||El Encanto 1 Y 2|
|Managua||Managua||14318||Sector Oeste Comarca Santo Domingo|
|Managua||Managua||14319||Bosques De San Isidro|
|Managua||Managua||14321||Sector Sur San Isidro De La Cruz Verde|
|Managua||Managua||14323||La Esperanza Jocote Dulce|
|Managua||Managua||14324||Los Angeles Jocote Dulce|
|Managua||Managua||14325||Sector Sur Jocote Dulce|
|Managua||Managua||14326||Portal Del Bosque|
|Managua||Managua||14327||Intermezzo Del Bosque|
|Managua||Managua||14328||Balcones De Santo Domingo 2|
|Managua||Managua||14329||Balcones De Santo Domingo 1|
|Managua||Managua||14331||Sector Sureste San Isidro De La Cruz Verde|
|Managua||Managua||14332||Jardines De Santo Domingo 2|
|Managua||Managua||14333||Jardines De Santo Domingo 1|
|Managua||Managua||14334||San Antonio Sur|
|Managua||Managua||14335||Puertas Del Sol|
|Managua||Managua||14337||Valle Del Prado|
|Managua||Managua||14342||Sector Norte Comarca San Antonio Sur|
|Managua||Managua||14343||Sector Sur Comarca San Antonio Sur|
|Managua||Managua||14344||Sector Este Comarca Candelaria Sur|
|Managua||Managua||14345||Sector Oeste Comarca Candelaria Sur|
|Managua||San Francisco Libre||15300||Master code|
|Managua||Ciudad Sandino||15700||Master code|
|Managua||El Crucero||16100||Master code|
|Managua||Villa El Carmen||16500||Master code|
|Managua||San Rafael Del Sur||16700||Master code|
|León||La Paz Centro||22100||Master code|
|León||El Jicaral||22600||Master code|
|León||Santa Rosa del Peñón||22700||Master code|
|León||El Sauce||22800||Master code|
|Chinandega||El Viejo||26200||Master code|
|Chinandega||El Realejo||26300||Master code|
|Chinandega||Puerto Morazán||26600||Master code|
|Chinandega||San Francisco del Norte||26900||Master code|
|Chinandega||Santo Tómas del Norte||27100||Master code|
|Chinandega||Cinco Pinos||27200||Master code|
|Chinandega||San Pedro del Norte||27300||Master code|
|Estelí||Pueblo Nuevo||32200||Master code|
|Estelí||San Juan de Limay||32300||Master code|
|Estelí||San Nicolás||32400||Master code|
|Estelí||La Trinidad||32500||Master code|
|Madriz||San Lucas||35400||Master code|
|Madriz||Las Sabanas||35500||Master code|
|Madriz||San José de Cusmapa||35600||Master code|
|Madriz||San Juan de Rio Coco||35800||Master code|
|Nueva Segovia||Ocotal||37000||Master code|
|Nueva Segovia||Mozonte||38100||Master code|
|Nueva Segovia||Dipilto||38200||Master code|
|Nueva Segovia||Macuelizo||38300||Master code|
|Nueva Segovia||Ciudad Antigua||38400||Master code|
|Nueva Segovia||San Fernando||38500||Master code|
|Nueva Segovia||Santa María||38600||Master code|
|Nueva Segovia||Quilalí||38700||Master code|
|Nueva Segovia||El Jícaro||38800||Master code|
|Nueva Segovia||Murra||38900||Master code|
|Nueva Segovia||Wiwilí de Nueva Segovia||39100||Master code|
|Nueva Segovia||Jalapa||39200||Master code|
|Masaya||La Concepción||42300||Master code|
|Masaya||San Juan de Oriente||42800||Master code|
|Carazo||El Rosario||46200||Master code|
|Carazo||San Marcos||46400||Master code|
|Carazo||La Paz de Carazo||46500||Master code|
|Carazo||Santa Teresa||46600||Master code|
|Carazo||La Conquista||46700||Master code|
|Rivas||San Jorge||48100||Master code|
|Rivas||Buenos Aires||48200||Master code|
|Rivas||San Juan del Sur||48600||Master code|
|Boaco||Santa Lucia||52200||Master code|
|Boaco||San Lorenzo||52400||Master code|
|Boaco||San José de los Remates||52500||Master code|
|Chontales||Santo Tomás||56200||Master code|
|Chontales||La Libertad||56300||Master code|
|Chontales||San Francisco de Cuapa||56400||Master code|
|Chontales||Villa Sandino||56600||Master code|
|Chontales||San Pedro de Lóvago||56700||Master code|
|Chontales||Santo Domingo||56800||Master code|
|Chontales||El Coral||56900||Master code|
|Matagalpa||San Ramón||62100||Master code|
|Matagalpa||San Dionisio||62400||Master code|
|Matagalpa||Muy Muy||62600||Master code|
|Matagalpa||El Tuma La Dalia||62700||Master code|
|Matagalpa||Ciudad Darío||62800||Master code|
|Matagalpa||San Isidro||62900||Master code|
|Matagalpa||Río Blanco||63200||Master code|
|Matagalpa||Rancho Grande||63300||Master code|
|Jinotega||San Rafael del Norte||66100||Master code|
|Jinotega||San Sebastián de Yalí||66200||Master code|
|Jinotega||La Concordia||66300||Master code|
|Jinotega||Santa María de Pantasma||66400||Master code|
|Jinotega||El Cuá||66500||Master code|
|Jinotega||San José de Bocay||66600||Master code|
|Jinotega||Wiwilí de Jinotega||66700||Master code|
|RAAN||Puerto Cabezas||71000||Master code|
|RAAS||Corn Island||82100||Master code|
|RAAS||El Rama||82300||Master code|
|RAAS||Muelle de los Bueyes||82400||Master code|
|RAAS||Nueva Guinea||82500||Master code|
|RAAS||Laguna de Perlas||82600||Master code|
|RAAS||El Tortuguero||82700||Master code|
|RAAS||El Ayote||82800||Master code|
|RAAS||Desembocadura de Cruz Río Grande||82900||Master code|
|RAAS||Cruz del Río Grande||83100||Master code|
|Rio San Juan||San Carlos||91000||Master code|
|Rio San Juan||San Miguelito||92100||Master code|
|Rio San Juan||El Castillo||92200||Master code|
|Rio San Juan||El Almendro||92300||Master code|
|Rio San Juan||Morrito||92400||Master code|
|Rio San Juan||San Juan de Nicaragua||92500||Master code|
A key element of investing in Nicaragua is paying for an acquisition. Also, if it is a business being purchased or a new business being established, funds will need to be transferred to the business bank account. Fortunately, funds can be transferred to banks in Nicaragua from anywhere in the world using SWIFT codes. Most major banks use SWIFT codes.
SWIFT code is a standard Bank Identifier Code (BIC). Each bank has a unique identification code that is used when transferring money from bank to bank, especially in the case of international wire transfers.
A SWIFT code consists of eight (8) or eleven (11) characters. If only 8 digits are given, the code refers to the primary office. The SWIFT code format is: AAAA BB CC DDD
AAAA – Four characters denoting the bank code, letters only.
BB – ISO 3166-1 alpha – 2 country code, letters only.
CC – location code, letters and digits. (Note: passive participant will have “1” as the second character)
DDD – branch code, used only if applicable, letters and digits.
There are over 40,000 “live” SWIFT codes. A “live” code is the SWIFT code issued to a partner bank that is connected to the SWIFT network. There are more than 50,000 additional code used for manual transactions. These additional codes are for the passive participants. The number naturally fluctuates as new banks open, other’s close, banks merge and/or banks join or leave the SWIFT code partnership.
SWIFT Code registrations are managed by the Society for Worldwide Interbank Financial Telecommunication (“SWIFT”), which is headquartered in La Hulpe, Belgium.
Below are the SWIFT codes of Nicaraguan banks connected to SWIFT network. The passive participant’s codes are not included in the list.
|BANCO CENTRAL DE NICARAGUA
BANCO CITIBANK DE NICARAGUA, S.A.
BANCO DE AMERICA CENTRAL
BANCO DE FINANZAS, S.A.(BDF)
BANCO DE LA PRODUCCION S.A.
BANCO LAFISE BANCENTRO, S.A.
BANCO PROCREDIT NICARAGUA
If you have any questions about SWIFT codes contact your bank, or contact Nica Investments.
Anyone looking for real estate in Nicaragua who actually visits the country discovers there’s a glaring difference between online shopping and being here looking for a buying opportunity. It’s an understatement to say that it is confusing compared to the nice, tidy websites with posted prices.
The first shock most people have to deal with is that there’s no “listing agent”. Every property in Nicaragua is offered for sale by the owner… no matter what prospective buyers may believe or have been told. True, some sellers don’t want to bother with the selling process so may use the services of a go between. However, that go between can be anyone… a property manager, a lawyer, a relative or friend, or a “merchant” specializing in real estate. I say “merchant” because there is no such thing as a “real estate brokerage” in Nicaragua. At least not as a North American or European would understand the term to represent. Anyone can sell real estate, no matter if they have any prior experience or training of any kind.
Nica Investments only deals with the owners of property seeking to sell or lease. The mandate the company operates under is to advise clients seeking to purchase real estate as to the true value of a property, the potential for equity gain and/or income from a property, what renovations may be required and the cost, and if there are any grounds for concern surrounding a specific property. We’ll then walk clients through the purchase process and assure the property is transferred without incident.
Nica Investments does not add on an amount over and above what the seller wishes to receive as a commission. This is the norm in Nicaragua. A seller will offer a property to “selling agents” at what the seller wants, net. The agent must then add on an amount over and above that sum. Nica Investment clients retain our services on a per diem basis, and task Nica Investments with negotiating the best terms and purchase price possible directly from the seller.
Nica Investments also negotiates leases, which in Nicaragua is often a more advantageous approach to securing a property for business use. See Which Is Better – To Rent Or Buy for more information about leasing over purchasing property in Nicaragua.
Nica Investments does not maintain a list of properties for sale or rent, “listings” as a prospective renter or purchaser from North America or Europe would expect to see. There is no point. We do inform clients of outstanding properties through our newsletter or on our website, under Investment Opportunities. However, these properties are being offer for sale by owners. Nica Investments deems these properties we highlight to be exceptional because of price, location, size, view or a combination of these reasons.
If a property is priced well it sells quickly. Too quickly to make advertising it practical. Such properties Nica Investments will inform clients of directly via email and open negotiations on behalf of a client who retains us to do so.
If a property is overpriced or has issues prohibiting its being sold, it will last long enough to make advertising it worthwhile. However, it’s unlikely to sell quickly so it’s a waste of time and energy in most cases. Besides, in Nicaragua virtually every property in private hands is for sale. There are rare exceptions, but well over 90% of homes, raw land and commercial properties throughout Nicaragua can be purchased from the owner whether or not it is being overtly offered for sale.
What Nica Investments does is source properties that meet the client’s parameters. These parameters are type of property, price range, location, land use, size, and so on. We then approach the owners of properties that meet our clients’ criteria directly and attempt to negotiate an equitable agreement to purchase or lease.
If you’re planning to invest in real estate in Nicaragua it is important to use common sense. There is an old saying, “If it seems too good to be true, it probably is.” Caveat Emptor, “buyer beware”, applies in all real estate purchases the world over, but is especially applicable when buying property in Nicaragua.
Do your due diligence…
Nicaragua employs a civil law system. This differs from the common law system of the United States, Canada and European nations. Civil law is based solely on statutes, so there’s no facility to reach a compromise resolution should problems arise.
The official language for all real estate transactions in Nicaragua is Spanish. However, it is possible for an English contract to be legally binding. The English language contract is only legally binding though if it is presented to the court. The contract will have to be translated into Spanish, after which a judge will interpret the contract, and verify the signatures. The judge’s interpretation of the contract will be binding, even if that interpretation is not exactly how the buyer and/or seller understood the transaction it to be.
Court proceeding in Nicaragua take time… months, sometimes years. So you do not want to have to depend on judicial arbitration to resolve any issues that arise while purchasing a property. Therefore it’s imperative to have all the i’s dotted and the t’s crossed. Half of the clients Nica Investments serves are purchasers who seek assistance in sorting out a real estate purchase that has gone bad.
Following are some tips to help with a purchaser’s due diligence and to avoid problems:
- Hire An Attorney – Have your own attorney capable of speaking your language. Your lawyer will look out for your interests. Do not depend on an attorney hired by the seller or the seller’s agent.
- Conduct A Thorough Title Search – Be sure to carefully review the chain of title to the land being purchased. The chain of title to be reviewed must trace back at least 30 years. If the property being purchased is located on any body of water, even a river, the full chain of title dating back to before 1917 is required.
- Agreement To Purchase Terms – Be sure the agreement states the purchaser will receive a free and clear title without any encumbrances, including mortgages. There must also be a clause stating that the purchaser will be released from any purchase obligation if there is a serious issue with the title, and that any deposit will be returned.
- Make Sure the Property is Properly Surveyed – Assure that the survey marks all the corners of the lot. Also, be sure the survey is an approved, official (cadastral) survey, which will bear the official stamp and a signature.
- Escrow and Closing Process – In January 2011, the Nicaraguan National Assembly approved a new Trust Law. Unfortunately the regulations have not been issued yet. Local companies are already offering escrow services but it isn’t wise to use them until the regulations to the Trust Law are approved. If you do you may find you have lost your money. Nica Investments prefers to deal with US banks and take advantage of their escrow services. On rare occasions this insistence has resulted in a seller refusing to cooperate, but most legitimate sellers are happy to work with US banks provided the purchaser is covering any escrow fees and transfer costs.
Securing Your Interest In Nicaragua Real Estate…
It is recommended that all real estate transactions be registered in the Public Registry. This include a purchase, lease, mortgage, possession right or any other transactions. Nicaraguan law isn’t clear as to whether the Public Registry serves as a means to establish property rights or serves merely as a means of publishing an existing right, but it is advisable that any claim to a property be registered. That said, the Nicaraguan legal system does recognize the registration of a title as establishment of property rights, so title must be properly registered with the court.
Different government agencies involved in the registration process in Nicaragua constantly change, while existing agencies add new requirements. These changes to the registration process make the registration of a property title challenging, so it is recommended that purchasers employ the services of a competent lawyer or real estate acquisition consultant like Nica Investments.
Important Differences In Real Estate Transactions…
Worth noting is the fact that “real estate agents” in Nicaragua are not the same as their counterparts in the USA, Canada or Europe. There are no “real estate brokerages” in Nicaragua as foreigners would understand them to be. Nor are there trained, licensed and monitored “real estate agents”. In fact, there is no Nicaragua equivalent to “real estate boards”, nor is there anything like a “Multiple Listing Service” (MLS) that monitors and tracks real estate transactions. To find comparable property values one has to search titles. Unfortunately this can be a futile effort because often the selling price is reduced so the buyer will pay less transfer tax, or the price is inflated to secure more financing from an institutional lender.
Only owners of a property sell their real estate. Anyone presenting themselves as the seller’s agent is generally a middle man, with the exception of estate lawyers. In most cases the seller has demanded a net amount they want and these middle men will add on a profit margin for themselves. The additional amount is often significant, far more than the few percent USA, Canadian and European realtors could hope to receive. This is in part due to the need to have a negotiating cushion, but of course greed is a factor too.
There are rare occasions when an agent for the seller is granted an exclusive right to sell a property on behalf of the owner. If you’re told such an agreement exists, demand to see it. I’ve yet to be shown anything granting exclusivity other than by lawyers in possession of a Power of Attorney. However, I’m not saying that there may not be exclusive agreements a seller and an agent entered into… just that I have never seen one. If no exclusivity exists it’s possible the same property will be advertised by other agents for more or less money, so research is recommended.
All real estate transactions must be carried out through a Public Deed (known as an Escritura Pública), to be legally binding in Nicaragua. The Public Deed must be written in Spanish and it is the responsibility of the purchaser to retain a translator if he or she does not understand the language.
When purchasing a property the buyer must make sure that the public deed transfers possession and ownership, that the size of the property is verified with a surveyor’s map, and bounds are detailed in the title document, and it’s approved by the Cadastral Office. The purchaser must physically inspect the property to ensure that it’s in accordance with the topographers’ map and the property description on the Public Deed.
The purchaser is advised to insist on vacant tenancy. If anyone is living on land, domiciled inside a main or out building, or a tenant in a residential or commercial property, insist that the seller have them vacate. It can be a lengthy and costly undertaking to remove both legal tenants and squatters. No matter what relationship the seller says the occupant has, insist that the seller will provide vacant tenancy, and that includes the seller if it’s the seller’s home being offered for sale. I personally know of two cases where the seller was paid the full amount of the purchase then refused to vacate the property. These were not transactions I was involved in, but I know of the buyers’ trials and tribulations.
Special Laws, Rules And Regulations…
Depending on the type or origin of property being purchased or leased, special regulations may affect properties rights.
The 2009 Coastal Law applies to property bordering beaches, rivers, lagoons or lakes, or any other body of water. The Coastal Law regulates private and public domain, coastal access, as well as the use and development of properties located in these areas.
According to the law, the open area between low and hide tide, plus 50 meters from the high tide mark is open to public use. Regulations established in this act may also affect ownership, use, construction, lease, and possession rights beyond the 50 meter boundary with such properties. Real estate transactions involving waterfront properties require a thorough due diligence that traces back the title to before 1917, or to when the title originated.
No Objection Letter (Carta de No Objeción)
The Attorney General’s Office requires a No Objection Letter to register real estate that historically belonged to the Nicaraguan state, or are coastal properties, properties previously owned by cooperatives, titles that are based on a Supplementary Title, and properties whose titles were obtained through Laws 85, 86 and 88.
Registration of titles of properties that fall under one of these categories is not possible without a No Objection Letter. Once you initiate the registration process of one of these properties, the Cadastral Office will request this letter. Once registration goes through the Cadastral Office, the Public Registry will also request the No Objection Letter.
The process to obtain a No Objection Letter can vary from time to time. It is recommended a purchaser visit the Attorney General’s webpage at www.pgr.gob.ni for the latest requirements. It is also recommended that the services of an attorney or competent real estate acquisition consultant be retained. Failure to obtain a No Objection Letter will result in a denial of the registration of a title. The best approach is to insist that the seller of a property falling under a category requiring a No Objection Letter provides it, or an official document stating a No Objection Letter is not required.
The 2010 Border Law prohibits foreign ownership of some properties located along the border. It is necessary to confirm the status of any property within close proximity of any of Nicaragua’s land borders. A good rule of thumb is to assume all properties within ten (10) kilometers of a border fall within the 2010 Border Law restrictions.
Indigenous Community Properties
Properties that belong to indigenous communities fall under special regulations and ownership is not transferable. This is important to know because there are people actively trying to sell land belonging to indigenous communities. It is possible to acquire concessions or lease rights, but it is not recommended to do so because any disputes over rights that may arise are difficult to settle. Environmental use and development laws also apply to a vast majority of properties owned by indigenous communities. Many of these properties cannot be used to build on. Nica Investments policy is to avoid properties belonging to indigenous communities.
What has been shared here is current as far as the rules, regulations and laws pertaining to real estate purchases in Nicaragua as of January 1, 2017. The one constant in Nicaragua real estate investing though is that nothing is constant. Rules and regulations change, and occasionally new laws are passed or existing laws modified. It is strongly advised that anyone looking to invest in Nicaragua real estate engage Nica Investments as their acquisition consultant and/or retain the services of a reputable and competent Nicaraguan attorney. Doing so will assure your property buying experience goes smoothly and disappointment is avoided.
Nicaragua has been making the news in international media, heralded as one of the world’s best kept secrets as far as affordable tourist destinations are concerned. True, but Nicaragua may not remain a secret much longer because of its increasing popularity as a retirement destination, and as a developing economy, it’s attracting foreign investment in its manufacturing section. Nicaragua’s location in the heart of the Americas means the country is in the perfect position to be a highly competitive export platform to world markets.
Nicaragua has become a very attractive investment prospect for export manufacturers. Because of its high productivity rates, competitive labor costs, close proximity to major markets, significantly improved infrastructure, benefits of being a DR-CAFTA member, attractive investment incentives, and the country’s Interpol rating as Central America’s safest nation, Nicaragua is the place for foreign investment.
Nicaragua’s textile and apparel industry accounts for nearly 60% of total free zone exports. The industry generates US$1.4 billion in earnings and employs 70,000+ people. “Made in Nicaragua” apparel is sold in the USA by major retail chains such as Target, JC Penney, Wal-Mart, and Kohl’s. Likewise, renowned international brands like Adidas, GAP, Liz Claiborne, Wilson, Under Armour, Wrangler, Levi’s, Lee Jeans, Patagonia, North Face, Docker’s and Dickies all trust their brands to Nicaraguan manufacturers.
In a study titled “Benchmarking the of Nicaragua’s Apparel Industry”, conducted by O’Rourke Group Partners, it was found that Nicaragua is not only a competitive option for sourcing numerous apparel products in this hemisphere, but in some cases compares to China, Vietnam and Bangladesh.
Furthermore, Nicaragua offers some of the most competitive labor costs in the region, making it an ideal investment destination for labor-intensive operations.
Nicaragua has actively engaged in negotiations to enable the country to integrate into the global economy. As a result, Nicaragua has gained preferential access to key markets such as the USA, Mexico and Europe. Still, the country continues to seek opportunities to further assure its successful engagement in world trade.
Nicaragua is part of the Central American Common (MCCA) and has established free-trade agreements with Mexico, Dominican Republic, the United States, Panama, Chile, and the European Union. The country also benefits from the Generalized System of Preferences (GSP) with countries such as Canada, Norway, Russia, Switzerland and Japan, and has signed bilateral investment treaties with a number of countries to promote and protect investments. In total, Nicaragua has earned preferential access to a global market of over 1.5 billion people.
The population of Nicaragua is young overall, with 77% being under the age of 39. The country’s labor force is approximately 3.2 million and one of the most competitive and productive in the region. Nicaragua also has a large number of English speaking professionals who have been educated and trained abroad.
The Government of Nicaragua has focused its efforts on improving the country’s business climate. It has created an Advisory Board, whose responsibility is implementing policies, structures and programs for investment and export promotion with the purpose of fostering the country’s economic growth.
To learn more about opportunities available investing in Nicaragua’s manufacturing sector, contact Nica Investments.
Tourism in Nicaragua has grown to become the country’s second largest industry. Tourism is expected to continue its almost 10% annual growth as well, because President Daniel Ortega has stated his intention is to use tourism to help alleviate the nation’s poverty. To this end, Law 360 was decreed. The law offers foreign investors in tourism the best investment incentives in all of the Americas.
Adding to its popularity as a vacation destination, Nicaragua has the lowest crime rate in Latin America according to Interpol, with only 12 crimes for every 100,000 citizens.
Nicaragua only has one international airport, Managua’s Augusto C. Sandino International Airport, which efficiently welcomes more than 1.3 million tourists annually (2016). Two-thirds of these tourists were from other Central American countries, 290,000+ were from North America and 80,000+ from Europe. Of those that come for recreation, their principal activities include surfing, hiking volcanoes and enjoying the country’s unique, natural beauty.
According to the INTUR, the Ministry of Tourism of Nicaragua, the colonial city of Granada is the preferred destination for tourists. The city’s central park hosts many vendors of traditional foods, as well as arts and crafts. Line up along the west side of the part are horse drawn carriages for visitors to take an affordable tour of the city. If your understanding of Spanish is limited, be sure to select a carriage driven by a guide who speaks your language because their knowledge of the city and its historical sites is both interesting and informative.
Just outside the Granada city limits visitors are able to take boat tours of the Granada Islets, or visit Mombacho Volcano, a popular day trip for anyone interesting in doing a little hiking up into a cloud forest. Laguna de Apoyo is another popular destination for tourists visiting Granada.
The cities of León, Masaya, Rivas, and San Juan del Sur are also popular tourist destinations. Cruise ships have been docking in San Juan del Sur since January 2000, bringing with them an average of 50,000 tourists annually.
The Corn Islands, located about 70 km east off the Caribbean coast of Nicaragua, near Bluefields, is another popular tourist destination.
Rural and community based tourism
CECOCAFEN is an organization of coffee cooperatives in Northern Nicaragua that manage a rural and community based tourism project. The project was developed with support from Lutheran World Relief. Tourism provides farmers with new opportunities in alternative markets and diversify their income. CECOCAFEN offers visitors the opportunity to visit a coffee farm, learn about coffee craftsmanship, stay overnight on a coffee farm and explore the area with a community guide.
Home to 78 protected areas covering over 20% of its landmass, Nicaragua is home to 7% of the world’s biodiversity. This is more than Costa Rica. With so much biodiversity, the country’s tourism industry has develop a popular eco-tourism sub sector.
Ecological tourism aims to be ecologically and socially conscious. It focuses on local culture, wilderness, and adventure. Nicaragua’s eco-tourism grows every year, with three principle eco-regions, Pacific, Central and Atlantic, which contain volcanoes, tropical rain forests and agricultural land.
Nicaragua is home to the largest lake in Central America, about 700 species of birds, and an abundance of unspoiled natural beauty. Despite all this, it is still the least visited country in the region. However, the lower number of tourists keep prices low and add an “off-the-beaten-track” appeal to the country.
Nicaragua is also home to Bosawas, located in Northern Nicaragua, which is the largest rainforest north of the Amazon in Brazil. It also holds the largest lake in Central America, Lake Cocibolca, also known as Lake Nicaragua. Lake Cocibolca attracts a great many tourists annually, most of whom visit Ometepe, a large volcanic island formed by two volcanoes, where they explore the flora and fauna found in the Charco Verde Nature Reserve.
Nicaragua’s rich biodiversity also attracts many tourists to protected areas such as the Indio Maíz Biological Reserve, which holds a higher number in species of trees, birds, and insects than all of Europe combined.
Visa regulations (2016)
Tourists from Afghanistan, Albania, Angola, Armenia, Bosnia and Herzegovina, China, Cuba, Ecuador, Ghana, Haiti, Iraq, Jordan, Lebanon, Liberia, Mali, Mozambique, Nepal, Nigeria, North Korea, Pakistan, the Palestinian National Authority, Romania, Sierra Leone, Somalia, Sri Lanka, Sudan, Syria, Vietnam and Yemen require a visa to enter Nicaragua.
Other tourists can obtain a Tourist Card for US$10 valid for up to 90 days upon arrival, provided the visitor is in possession of a valid passport with at least six months left before expiry. There is also a US$32 departure tax that is usually included in a round-trip airline or cruise ship ticket. However the departure tax is not usually included in the price of a bus ticket, and of course must be paid by visitors who arrived by car or private boat.
I generally take care of the following steps for my clients, whether they’re buyers or sellers. However, I thought I’d share the steps that must be gone through so my clients can appreciate a few of the many formalities I attend to on their behalf. Also I want to be sure anyone wanting to go it alone is properly informed as to the steps required and which party to a transaction is expected to handle which aspects.
These steps are based on the assumption the property is already registered and that there will be no change of use involved. In the case of a property being purchased that is to be subdivided from a larger parcel of land, and a new title created, or the current use of the land is to be changed, additional steps are required.
1. Obtain a Libertad de gravamen (non-encumbrance certificate) from the Registro Público de la Propiedad Inmueble y Mercantil (Land Registry)
The non-encumbrance certificate, or libertad de gravamen, is an official document that shows all the encumbrances that are currently on the property. It also lists all of the owners of the property since its first annotation. The certificate must be obtained by the seller before starting the transaction formally.
A certificado a manera de titulo (Title) is required to apply for the non-encumbrance certificate. A replacement title can be obtained from the registry if the original title has been lost. The cost is NIO 100.
A certificado de historia registral (certificate of historical registration), is a document related to the non-encumbrance certificate. It is a list of all previous transactions related to the property. This document will list transfers and re-registration of the title. This document can obtained at a cost of NIO 100. An additional fee of NIO 50 is required for every additional past transaction listed.
2. Obtain a Solvencia Municipal (tax clearance certificate) from the Municipality. A tax clearance certificate must be obtained by the seller from the municipality. Provided the seller is up to date with tax payments it should take only one day to receive the tax clearance certificate. The fee is NIO 20 to receive the document immediately, or if it is possible to wait until the next business day it is free of charge.
3. Next, a notary must prepare and sign the public deed. A notary public prepares and notarizes the public deed of purchase and sell between seller and buyer. The preparation of the deed is an exclusive act of the notary. The notary will review all past transactions from the record book at the Land Registry using the documents obtained above, and verify the ownership of the property.
Notaries generally estimate their fees for this service based on a percent, which varies between 1.5 and 2% of the property value according to agreement between the parties and notary. Allow 2 days for this phase of the process.
4. Obtain the Cadastre certificate at INETER (National cadastre). INETER is the national cadastre and is in charge of surveying the land and keeping a database on the plots and boundaries. This certificate is necessary to obtain the cadastre valuation at the DGI. This step requires 2 weeks and the fee is NIO 300.
5. Obtain Cadastre valuation at the DGI. Parties to a real estate transaction must obtain the Cadastre Certificate and request a valuation from an inspector. In practice, the Cadastre requires a special power be granted to notaries or any other person when the interested parties cannot themselves manage this procedure. The closest similarity to North American or European proceedures would be the issuing of a limited power of attorney. If the parties can go to the Cadastre themselves, they do not need to grant anyone a special power to act on their behalf. The Cadastre will require the original property title (that of the Seller).
This step in the process requires about 21 days and costs NIO 50 and is paid using Tax Stamps. In cases in which a special power must be granted, the costs rises of course. It will cost about C$ 2,000 in fees for the person who will go to the Cadastre, and C$ 1,000 for the notary who will previously authorize and issue the special power.
6. After the cadastral certificate is obtained, an inspector from the Catastro fiscal – Direccion General de Ingresos will visits property to assess value. Generally it is required to pick up the inspector and drive he or she to the property. It will take the inspector about one week to write the report on the value. The cost is 20 Cordobas and it usually takes from 2 to 3 days for the inspector to have time to inspect the property.
7. Payment of Income/Transfer Tax at the Administracion de Rentas – Direccion General de Ingresos, or Tax Administration Office. This is an agency of the Treasury Ministry. The percent to be paid is established depending on the Cadastre Value. The Cadastre value usually not the same as the market price. For the payment of the transfer taxes, the fiscal authority takes as a base of calculation the highest value between the sale price in the public deed of purchase and Cadastral value. Fees of NIO 4 + 2 stamps of NIO 10 need to be paid to make the payment.
The transfer tax rate of 1% was established by an injunction (“amparo”) declaring the increase of the 2003 Ley de Queda Fiscal unconstitutional. An amendment to the Nicaraguan fiscal law entered into force on January 1st, 2010 (Law 712 published in the official Gazette No. 241 of December 21st 2009), changing the tax according to the following sliding scale, from 1% of the value of the property to the following percentages: 1% for properties with a value between US$1.00 and US$50,000.00, 2% for values between US$50,000.01 and US$100,000.00 and 3% for values above US$100,000.01. According to Article 87 of the new Tax, the property the transfer tax is calculated and paid as follows: 1% for properties with a value between USD1.00 and USD 50,000.00, 2% for values between USD 50,000.01 and USD 100,000.00 and 3% for values between USD 100,000.01 and USD 200,000.00 and 4% for values above USD 200,001. Fees of NIO 4 + 2 stamps of NIO 10 need to be paid to make the payment.
8. Apply for registration of the public deed at the Registro Público de la Propiedad Inmueble y Mercantil. In English Land Registry or Real Estate Registry. Parties file the public deed at the Land Registry for its proper registration. The amount is calculated based on 1% of the cadastral value, with a maximum fee of NIO 30,000. This payment is made directly at the branch of a commercial bank that is located inside the Land Registry Office. The notary applying for registration will charge C$500 as fees. At submission, the request for transfer is recorded, signaling priority rights over the property. The registration of property transfers is very slow and can take longer than 90 days. When finalized, the Land registry will write in the original deed, the book and page where the transfer was recorded. This document is then returned to the notary with all the other certificates provided. The Land registry operates with paper documents. However, the sale deeds are scanned and almost all past records are digitized in Managua. In the rest of the departments in the country, records are not always accessible digitally. Newer transactions (less than 1 year) are not always digitized. Any person can access past deeds with computers at the Land registry at no cost. It is possible to track the status of the deed registration online through the website: www.registropublico.gob.ni/servicios/consultatramite.aspx.
15 days is an expedited procedure. 1% of cadastral value is the registration fee and NIO 500 notary’s fees + 20% of the registration fee for the expedited Procedure.
9. Apply for name change at the Municipal cadastre. The new owner needs to update the records at the municipal cadastre in order to be able to pay the real estate taxes. It should taken only 1 day and there is no cost.
As always, if you have any questions about purchasing, renting or selling real estate in Nicaragua, contact us.
Regardless of what your opinion is of global agencies, such as the United Nations, International Monetary Fund or the World Bank, you have to agree they provide checks and balances in matters of international politics, financing, trade and commerce. Of the 196 countries in the world, 193 of which are members of the United Nations, many need the services and stewardship of these international agencies. Unfortunately, few of those in need actually heed the advice and guidance provided… and usually suffer for not doing so. Nicaragua is not one of those nations. What the World Bank has to say about Nicaragua speaks volumes…
Despite global economic turbulence, Nicaragua has stood out for maintaining growth levels above the average for Latin America and the Caribbean. Disciplined macroeconomic policies, combined with a steady expansion of exports and foreign direct investment, helped Nicaragua to weather the global economic crisis of 2008-09 and rising food and oil prices. By 2011, growth had accelerated to reach a record 6.2 percent, later declining to 3.9 percent in 2015, the lowest rate in the last five years. GDP growth for 2016 is expected to reach 4.4 percent, among the highest rates in Central America. Foreign direct investment and trade also shows an improved outlook.
I’m on the ground in Nicaragua. I’ve been here permanently since July 26, 2014 and visited a great many times before I made the final move. I have seen with my own eyes benefits from foreign investment and the overall improvement of the standard of living it provides the Nicaraguan people. And I have been amazed at the pace of change. There is room for more improvement of course, more investment that is likely to generate impressive returns. But the steady, upward march is comforting, as well as awe inspiring considering Nicaragua is still one of the poorest nations in the Americas.
In a world plagued by political and civil unrest, financial chaos, and religious persecution, it baffles me why the steady trickle of foreign investment in Nicaragua has not already turned into a flood. Maybe it is because I’m here and can see with my own eyes that the objections people come up with for not investing in Nicaragua are misguided, based on misinformation, or, more likely, fear based.
By fear based, I’m not talking about fear for personal safety. Nicaragua is the safest country in Central America, and one of the safest in all of the Americas… far safer than the USA. What I refer to is a fear of stepping outside the box.
So many people I talk to who want to retire somewhere affordable, somewhere where they can live well on their pension income, never make the move.
It’s much the same with investors and entrepreneurs. I present opportunities that promise excellent returns. What I say fails to reach deep enough to alleviate their fears. Investors and entrepreneurs are no different than retiring pensioners. They too fear the unknown. More comfortable in a market that has a 9 to 1 failure rate in virtually ever economic sector, they’d sooner slug it out for single digit returns where they feel comfortable than pursue greater returns in another market.
Retiring To Nicaragua
The real reason people dream of retirement in a tropical paradise never act is because they’re afraid of the unknown. Unhappiness with one’s life often isn’t enough to motivate someone to step through a door they’ve never been through before. The known may be a life that sucks the very soul from a person, but it’s familiar. The unfamiliar is scary.
All I can do for folks wanting to have a comfortable retirement on the same fixed income they’d struggle with back home is present the facts, make suggestions, give advice, and provide assistance if needed. I can not force someone to move outside their comfort zone, no matter how much I think they’ll benefit from doing so.
Investing In Nicaragua
Passive investments in Nicaragua generate a higher ROI then anywhere else I’ve been in the world, and I’ve lived and worked in a great many countries. The returns possible in Nicaragua are good and the investments safe, but they’re investments in an unfamiliar market. There are slightly different laws, rules, and regulations. The language is different and the culture unfamiliar. It’s new, it’s scary. I understand.
As with retirees looking for somewhere to relocate to, I can only advise investors and entrepreneurs. Lead them by the hand if that’s what they wish. But I can not force opportunities on anyone that is tied down and unwilling to have the ropes cut.
Nicaragua is a safe place to live and invest in. I know this because I am here. I can source opportunities, advise on how to capitalize on those opportunities, and even help with hands on support. But as saying goes, “You can lead a horse to water, but you can’t make it drink.”
If you’re someone looking to retire or invest in Nicaragua, contact me. Let’s discuss your specific wants, needs and desires and see if you’ll not agree with me that Nicaragua is where you should be.
Nicaragua has one of the fastest growing GDP rates in Central America. Unlike many other nations, Nicaragua has complied with IMF demands to cut its deficit, implement structural reforms, and maintain overall monetary stability. As a result, Nicaragua is set to benefit from rapid and sustained economic growth in the years ahead. To further assure the nation enjoys economic growth, the government has passed several laws designed to attract and protect foreign investors. Direct foreign investment has grown steadily since the mid 1990s, with a third of all investment coming from the United States. Foreign investment is mostly focused on agriculture, construction, services, manufacturing, mining, energy, and tourism.
There Are Very Few Restrictions To Foreign Investment In Nicaragua
Nicaragua has privatized nearly all the once state owned monopolies. Doing so has dramatically reduced the amount of government bureaucracy that previously challenged investors. In fact, a foreign investment law ensures that investors can repatriate 100% of profits from day one. After three years investors are able to repatriate their initial investment as well.
There are no legal grounds for discrimination against foreign investors, and there are no restrictive visas or work permits required that may inhibit investment. Laws already in place allow for 100% foreign ownership in all economic sectors.
Investing in Nicaragua Is Safe
Contrary to wide spread misinformation, Nicaragua is a stable and safe country for investment. Nicaragua is one of the safest country in all of the Americas. In fact, Nicaragua has a lower reported crime rate than the USA, France and Germany according to a United Nations-Interpol study.
Tourism Businesses Are Tax Free For Up To 10 Years
I recommend to clients thinking of making an investment in Nicaragua to consider doing so within the tourism industry. Nicaragua has already been discovered as an affordable vacation destination, with tourism growing at an annual rate of approximately 9%. INTUR continues the promotion of Nicaragua as a tourist destination, assuring future growth.
The Nicaragua government appreciates that an improved tourism infrastructure will further enhance visitor traffic and is committed to provide the incentives necessary to realize that growth.
Nicaragua’s Law 306 was enacted in September 1999 to attract investment in the tourist industry. It is not only the most attractive, but also the most aggressive tourism investment incentive law in Latin America. Tourism infrastructure businesses that qualify for incentives run the gambit of B&Bs, hotels, eco resorts, tour operations and such.
Law 360 is broad in scope and offers investors benefits that are hard to beat. If a business qualifies, it pays no income or real estate taxes for up to 10 years. Also, investors can import or purchase locally all that is needed to operate the business; furniture, linen, cleaning supplies, even vehicles and boats, totally tax free.
The application and approval process is straight-forward. INTUR, the federal government tourism agency, cuts through the red tape and outlines very clearly what investors need to do. The process is quick too. Law 360 allows INTUR just 60 days to approve an application. Depending on the type of project, an investment of only $30,000 is all it takes to qualify for these benefits.
To recap, Law 306 offers investors:
- Pay no income taxes for up to 10 years
- Pay no real estate taxes for up to 10 years
- Import all the supplies and materials needed tax free
- Local purchases of goods and services are tax free for up to 10 years
Nicaragua tourism is an industry worth considering. A virtually nonexistent industry back in the 1990s, tourism is now Nicaragua’s top income producer and second largest employment sector, following only agriculture. I strongly recommend considering investment in Nicaragua for anyone interested in the tourism industry.
If you have any questions regarding investment in Nicaragua, please feel free to contact Nica Investments.
Nicaragua’s economy is predominantly agricultural. Arable land is approximately 6,100,000 acres, or about 21% of the country’s total land area. The planting season for most crops begins in May, immediately before the rainy season. The harvest season begins in November and lasts through January.
The main agricultural exports are coffee, cotton, sugar, and bananas. Non-traditional export crops such as honeydew melons, cantaloupe, sesame seed, onions, baby corn, asparagus, artichokes, and cut flowers are seeing increased production. Sorghum, cacao, yucca, tobacco, plantains, as well as various fruits and vegetables are produced mainly for local markets.
The agriculture industry in Nicaragua is the country’s number one employer, employing approximately 45% of the national workforce. Unfortunately it is also a seasonal employer with the majority of workers only employed while planting and harvesting.
Large-scale coffee growing began in Nicaragua in the 1850s. By 1870 coffee was Nicaragua’s principal export crop, and remained so for the next 100 years. Coffee grows only in the rich volcanic soil found on mountainous terrain, often making transportation of the crop to the market challenging. Road improvements throughout the country is helping to alleviate the transportation challenges, but many rural roads serving coffee plantations are still unpaved.
Production is centered in the northern part of the central highlands north and east of Estelí, and also in the hilly volcanic region around Jinotepe.
Cotton was a latecomer to Nicaraguan agriculture, but quickly became the nation’s second largest export crop. Cotton became feasible as an export crop in the 1950s when pesticides were developed that permitted high yields in tropical climates. Cotton soon became the crop of choice for large landowners along the central Pacific coast.
Lack of credit for planting, depressed world cotton prices, and competition from Chile discouraged cotton production in the mid 1980s. Cotton production is still a significant export crop but nowhere near what it once was.
Bananas, a native fruit of tropical Asia, were introduced to Nicaragua early in the colonial period. Small plots of the Gros Michel variety of banana were planted for export but political turmoil and transportation difficulties limited exports. Additionally, United States companies developed banana production in neighboring countries, so Nicaragua’s potential remained underdeveloped.
Politics and and outbreak of Panama disease in the 20th century kept banana production low. Panama disease is a fungus that kills the plant’s underground stem, virtually wiping out most of the banana plantations.
New plants of the Valery and Giant Cavendish variety were planted. Although Cavendish bananas yield three times the harvest of the older Gros Michel species, Cavendish bananas are more difficult to harvest and transport. They bruise easily and must be picked early and crated in the fields for transport.
Most banana production is in the Pacific lowlands, in an area extending north from Lago de Managua to the Golfo de Fonseca.
Much of lowland Nicaragua has a climate conducive to growing sugarcane. Most sugarcane is processed into whitish centrifugal sugar, the raw sugar of international commerce. Some plants further process the sugarcane into refined granulated sugar.
The first cattle were brought to Nicaragua by the Spanish in the 16th century. Drier areas on the western slopes of the central highlands were ideal for cattle raising, and by the mid-18th century, a wealthy elite whose riches were based on raising livestock, controlled León, Nicaragua’s colonial capital. In the late 20th century cattle raising was concentrated in the areas east of Lago de Managua.
Most beef animals are improved zebu strains. Smaller herds of dairy cattle, mostly Jersey, Guernsey, or Holstein breeds are found near population centers. A breed that is unique to Nicaragua is the La Reina. La Reina cattle possess genes that make them heat tolerant, a very useful breed in Nicaragua that are used for meat, dairy, and work purposes.
Tobacco and sesame are both produced for export. The first African palm oil plantations were established in the Caribbean lowlands and began production in 1990. Beans, corn, rice, and sorghum continue to be widely grown and consumed domestically.