Heredia / Belén is a prime-tier Class A submarket of San José with average asking rent around $228/sqm/yr · ≈ $21.2 PSF/yr USD.
Northern free-zone tech corridor. · Tier: prime · Avg rent: $228/sqm/yr · ≈ $21.2 PSF/yr USD
Heredia and Belén — north of San José — anchor the city's principal northern free-zone tech Class A corridor. Intel Costa Rica, HP, and a deep tech and shared-services tenancy.
Tech (Intel, HP), BPO, shared services, multinationals.
15–40,000 sqft floor plates available across newer Class A stock; 9'+ slab-to-slab and modern MEP common.
Bus; Tren Urbano (Heredia).
Multi-modal transit captures the metro's principal professional catchment.
Aurora retail, Cariari Country Club.
Heredia / Belén is one of 5 Class A submarkets we cover in San José, classified as prime tier with an average asking rent around $228/sqm/yr · ≈ $21.2 PSF/yr USD. Compared with the broader San José Class A stock, Heredia / Belén typically attracts Tech (Intel, HP), BPO, shared services, multinationals and competes most directly with the city's other prime submarkets on building specification, transit access, and amenitisation.
Adjacent submarkets to study alongside Heredia / Belén: Escazú, Santa Ana / Lindora, Paseo Colón / La Sabana, Centro San José. The full San José submarket atlas is at /cities/san-jose-cr.
For an institutional Class A occupier evaluating Heredia / Belén, the highest-leverage analyses to commission next are the rent benchmark, the concession-package comparable, and the ESG performance baseline. Class A Atlas covers each as a dedicated topic page for this submarket:
Terminology specific to San José Class A leasing and to the prime tier: Class A, Trophy asset, Effective rent, Concession package, TI allowance, Submarket tier.
Reviewed by Class A Atlas Editorial Desk — House byline · global editorial team. Last updated 2026-04-15. See our methodology and editorial standards.