A price tag tells you what a seller is asking. It does not tell you the full monthly cost of owning a new condo in Puerto Rico. For three currently advertised three-bedroom homes, the public listings establish asking prices and, in two cases, an association-fee figure.
The more useful question is what the asking price leaves out. Association dues are only the starting point; insurance, taxes, utilities, parking, and services can change what each home costs to own.
Key Takeaways
Vanderbilt Residences #1204 is advertised at $6,075,000; an MLS-syndicated listing shows association dues of about $2,252 per month.
The Icon #702 is advertised at $3,150,000, but a reliable monthly association amount was not publicly available for this comparison.
ORO Residences #1201 is advertised at $2,000,000; an MLS-syndicated listing shows association dues of $1,612 per month.
Neither published dues figure tells us exactly which insurance, parking, utilities, or services it covers.
Ask for current fee schedules, insurance documents, tax information, and a list of closing or move-in charges before comparing total ownership costs.
Start With Comparable Units, Then Check What Is Missing
Each residence here has three listed bedrooms, but the units are not identical. Vanderbilt #1204 lists 3,283 square feet, The Icon #702 lists 2,422, and ORO #1201 lists 2,265. The first two are in Condado; ORO is in Hato Rey. Layout, location, and delivery terms matter alongside any fee comparison.
The available figures are a starting point, not a monthly ownership total. A listing’s association amount may be outdated, and a blank field is not evidence that the fee is zero.
What the Public Listings Show
The table separates advertised figures from costs that still require written confirmation. “Not confirmed” means no dependable unit-level amount was established for this article; it does not mean the charge does not exist.
Asking prices, sizes, and two published association amounts appear on Christie’s individual property listings. These listing figures are not current fee statements supplied by the associations. Do not add them to a mortgage calculator estimate and call the result a verified monthly budget.
Association Dues Are Only One Line of the Budget
For Vanderbilt #1204, the published association amount is about $2,252 per month. For ORO #1201, it is $1,612 per month.
The $640 difference is real as a comparison of those two listing fields, but it does not establish which building costs more to own: we have not verified what either fee includes, and The Icon has no dependable fee amount in the material reviewed.
Request the current association budget and fee schedule for the exact unit. Ask whether building insurance, reserves, security, amenities, parking, and any planned assessments are covered by the monthly payment. Then obtain a separate quote for coverage the owner must carry. The answer may differ by building and by the buyer’s coverage needs.
ORO’s Hotel-Style Services Need a Separate Price Check
Christie’s ORO page describes concierge, valet, housekeeping, and in-residence dining among the project’s offerings. That marketing description does not say whether each service is included in #1201’s association dues, available for an extra charge, or subject to separate terms. Ask for the service schedule and prices before putting any of them into a monthly budget.
One-Time Costs Need Their Own Column
A buyer should also request a written closing-cost estimate and ask whether there is a capital contribution, transfer charge, move-in fee, or other unit-specific payment. Property taxes may be adjusted at closing, while future tax bills depend on the property’s assessed status and applicable rules. None of those amounts is established for the three units by the public development pages reviewed here.
The same caution applies to construction timing. A projected completion date or sales brochure is not a handover commitment for a particular home. Before relying on the property for a move or rental plan, confirm the contract terms, current construction status, and expected delivery in writing.
A Practical Side-by-Side Request for the Sales Team
Ask each listing contact for the same documents and figures, dated as close together as possible:
The exact unit’s current association fee and a written description of what it includes.
The association budget, reserve information, master insurance summary, and any known assessment.
Owner insurance quotes and utility estimates based on the unit’s size and expected use.
Parking and storage rights, fees, and any separately priced amenities or hotel services.
A written estimate of taxes, closing costs, capital contributions, and move-in charges.
Once those figures are in hand, compare recurring costs separately from one-time cash needed to close. If a seller cannot supply a category, mark it “unknown” rather than filling the gap with another building’s estimate.
Puerto Rico Luxury Properties for Sale
These luxury properties for sale offer three different ways to buy into new San Juan residential projects. Their published listing details help narrow the search; the missing cost documents determine whether any one of them fits your ownership budget.
Vanderbilt Residences #1204
This preconstruction Condado residence is advertised at $6,075,000 with three bedrooms, 3,283 square feet of interior space, and a 470-square-foot terrace. Its southwest exposure is marketed with Atlantic views, while the listing shows about $2,252 in monthly common charges.
The Icon #702
The Icon #702 is a preconstruction three-bedroom corner residence in Condado, advertised at $3,150,000 with 2,422 square feet and an east-facing terrace. The listing describes partial ocean views and two parking spaces with an EV charging station; a reliable monthly association amount was not available for this comparison.
ORO Residences #1201
This preconstruction Hato Rey corner residence is advertised at $2,000,000 with three bedrooms, a balcony, and north- and west-facing exposures. The listing shows 2,265 square feet of property size and $1,612 in monthly common charges, while its hotel-style service prices remain to be confirmed.
Conclusion
The asking prices are public. Two listing-level association figures are public. A complete ownership-cost ranking is not possible until the current fee, insurance, tax, and one-time charge documents are available for all three units.
Explore Puerto Rico luxury real estate and luxury listings with Christie’s International Real Estate Puerto Rico. Ask the listing team for the exact unit’s written cost documents so you can compare homes on the same basis.
Frequently Asked Questions
Does a blank HOA field mean The Icon #702 has no association fee?
No. It means this review did not establish a reliable amount. Ask for the current written fee schedule for #702.
Are ORO’s concierge and other hotel services included in the listed dues?
The public material reviewed does not establish which services are included or separately charged. Request the service terms and prices for #1201.
Can these three condos be ranked by total monthly ownership cost today?
Not responsibly from the public figures alone. The two published association amounts need confirmation, and insurance, taxes, utilities, and other charges are still missing.
