Colonia 5 de Diciembre – Vallarta tradition by the sea
5 de Diciembre is the residential neighborhood just north of Downtown: quiet streets, bakeries, workshops and a growing foreign community, walking distance to the Malecón and the edge of Zona Romántica. It offers value: cheaper square meters than the trendy areas with the same proximity to everything.
Who is this area good for?
Buyers who want Downtown without Downtown prices: full-time residents, first-time buyers and foreigners renovating older houses.
What kind of properties will you find?
A mix of old patio houses, low buildings and new mid-rise condos; strong renovation potential.
How much does it cost to buy here?
Renovation houses from ~USD 250k; renovated houses and new condos from ~USD 300k. The most accessible entry into central Puerto Vallarta.
How much are HOA fees?
Low buildings run modest fees, USD 50 to 200 per month; many houses have no HOA.
Can you live here without a car?
Very walkable: 10 to 15 minutes on foot to the Malecón, with markets, bakeries and Avenida México commerce around the corner.
What is the beach like?
Camarones beach and the start of the Malecón within a 10-minute walk.
Does it work for rentals?
Solid annual rental for residents and Downtown workers; vacation rental grows as new condo supply arrives.
What should a foreign buyer know?
Purchase via fideicomiso. It is where foreigners have bought the most renovation houses in recent years: experienced local trades are available.
Indicative ranges based on public listings as of October 2026. The market moves: confirm with me before making decisions.
Colonia 5 de Diciembre, unfiltered
- Value: price per m² below Zona Romántica
- Walkable to Downtown and the Malecón
- Real neighborhood life, not touristy
- Renovation potential
- Busy commercial avenues
- Older inventory needs renovation budget
- Less ocean view than the hillsides
About buying in Colonia 5 de Diciembre
Is 5 de Diciembre a good investment?
It is one of the best value entries in central Puerto Vallarta: price per square meter below the trendy areas with the same walk to the Malecón and the beach. Returns depend on choosing the right block and property.
How much is a house in 5 de Diciembre?
Renovation houses from ~USD 250k; renovated houses and new condos from ~USD 300k. Indicative ranges as of October 2026.
How far is the beach?
A 10-minute walk: Camarones beach and the start of the Malecón are the nearest waterfronts.
Downtown Puerto VallartaVersallesFluvial Vallarta Guide: Are you a foreigner wanting to buy in…Guide: Closing costs: what you actually pay when…Guide: Homes that are NOT bank auctions: how to… Comparisons: Condo or house?
Real estate advisor in Puerto Vallarta and Riviera Nayarit since 2014. AMPI Riviera Nayarit member, law degree, bilingual ES/EN.