Dreaming of a beachfront parcel in Costa Rica but unsure what you can actually own or build? You are not alone. Coastal land follows special rules, and getting it right can unlock a safe, high‑performing investment. In this guide, you will learn the difference between titled land and coastal concessions, the due‑diligence steps that protect you, permits and costs to expect, and how to manage climate and legal risk. Let’s dive in.
Understand coastal land types
Titled land basics
Most inland and many near‑coast parcels in Costa Rica are fee simple properties registered at the Registro Nacional. Foreigners can own titled property with the same rights as nationals in most areas. Always confirm the folio real, liens, and the registered plat before you sign anything, and verify details through the Registro Nacional.
The maritime‑terrestrial zone (ZMT)
Costa Rica’s coast is governed by the Maritime‑Terrestrial Zone law. It creates a 200‑meter band from the average high‑tide line. The first 50 meters is public and cannot be privately owned or built on, and the next 150 meters is a restricted zone where private use is possible only by municipal concession, not fee simple title. Review the legal framework in the ZMT law through the official publication at the Imprenta Nacional.
Concessions, not fee simple
A concession is an administrative right to use and occupy a specific area in the restricted ZMT for a set term, subject to plan compliance and ongoing conditions. It is not private ownership of the land. Concessions are typically granted by the municipality and follow public law rules that affect transfer and use. For an overview of how concessions work, see this jurisprudence summary on concession nature and limits.
Who can hold concessions
Law and administrative practice limit who can receive ZMT concessions. In many cases, entities holding a concession must have Costa Rican majority ownership, and individual concessionaires face residency and eligibility requirements. Review the governing norms on concession eligibility in the official legal database at PGR Web.
Due diligence steps that protect you
- Map the high‑tide line and ZMT. Confirm whether any part of the parcel sits within the first 50 meters or the 50–200 meter restricted zone. If the site is in the restricted band, request the concession file and terms from the municipality. The ZMT framework is detailed in the Imprenta Nacional’s law text.
- Run a full title study. Order registry certifications, check for liens, mortgages, easements, and confirm the plat matches the physical boundaries. Start with the Registro Nacional.
- Check protected areas. Ask SINAC if the parcel overlaps a national park, mangrove, wetland, or other protected category, which can restrict or prohibit development. Review the framework under the Law of Biodiversity via PGR Web.
- Confirm municipal planning. Request the land‑use certificate and ask if a coastal plan or plan regulador governs concessions and development. Municipalities may not issue concessions without an approved coastal plan. See guidance on municipal planning from the Attorney General’s office in this 2017 opinion.
- Scope environmental viability. Many coastal projects need review by SETENA before permits are issued. Depending on the project, you may need an initial assessment or a full environmental impact study. Recent court guidance discusses SETENA’s role and process, summarized here: environmental viability and review.
- Validate access and utilities. Confirm legal access from a public road and verify water, wastewater, and electricity feasibility in writing from the relevant providers. Your engineer can propose compliant on‑site solutions where needed.
- Commission site studies. Order a topographic survey, coastal erosion or geomorphology report, soil tests, and a drainage plan. These studies inform feasibility, design, and setbacks.
- Structure the contract carefully. Use a local notary and attorney to memorialize the deal, with conditions precedent tied to clean title, municipal confirmation, environmental viability, a valid registered plat, and a satisfactory survey.
Approvals and permits
Environmental clearance
If the project can affect coastal conditions or sensitive habitats, SETENA review is often required before building permits. Expect technical studies and defined timelines based on project impact. Learn more in this overview of environmental viability and EIA review.
Municipal land‑use and building permits
You will need a land‑use certificate and a construction permit from the municipality. In some cantons, concessions or permits are limited until a coastal plan is in force. The Attorney General’s office has issued criteria on municipal planning that buyers should consider, summarized in this official opinion.
Costs, taxes, and timing
- Transfer taxes and fees. Costa Rica’s transfer tax framework is set by Law 6999, and registration, stamps, and notary fees apply at closing. The exact amount depends on the declared base and local variables, so request a written estimate early from your notary. Review the law reference for context: Law 6999 on real estate transfer tax.
- Typical closing budget. Many buyers budget roughly 3.5 to 6 percent of the purchase price for total transaction costs, though the final figure varies. Confirm the exact calculation with your attorney and notary.
- Annual property tax. Municipal property tax is generally low compared with many countries and is based on the registered value. High‑value homes can face additional charges, so confirm the assessment for your asset class.
Ownership and financing options
- Direct ownership. You can buy titled land in your name. Residency is not required to own titled property.
- Corporation. Many investors use a Costa Rican SA or SRL for operations or holdings, especially for rentals or development. If a concession is involved, verify ownership eligibility because entities that hold ZMT concessions often must have a Costa Rican majority. Review the concession eligibility norms via PGR Web.
- Financing. Local bank mortgages exist, usually with stricter requirements for non‑residents. Check product eligibility early with your bank, such as the mortgage options at Banco Promerica.
Climate and site risk to plan for
Coastal erosion, storm surge, and sea‑level rise can affect value, insurability, and design. A coastal engineer can help you model setbacks and resilience measures, including dune preservation and drainage design. For the science behind coastal hazards, review the IPCC’s findings on sea‑level change and coastal risks.
Quick coastal land checklist
- Confirm if the parcel touches the ZMT, and whether a concession exists.
- Pull registry certifications, lien search, and the registered plat.
- Order a current topographic survey and boundary verification.
- Request municipal land‑use confirmation and ask about the coastal plan.
- Ask SINAC about protected areas or sensitive habitats on or near the site.
- Scope SETENA requirements and timeline for environmental viability.
- Verify legal access and utility feasibility in writing.
- Budget transfer tax, registry and notary fees, and ongoing municipal taxes.
- Use a purchase agreement with clear conditions precedent and a defined feasibility period.
How we can help
Choosing the right coastal parcel is part art, part technical process. Our team pairs brokerage expertise with in‑house design and construction oversight, so you get a single accountable partner from site selection through permits, planning, and delivery. We coordinate attorneys, surveyors, engineers, and environmental consultants, then translate the findings into a clear go‑no‑go plan, a concept budget, and a path to a market‑ready or turnkey asset.
Ready to explore coastal investment land in Costa Rica with a clear strategy and design‑driven plan? Start a conversation with Bryana Conway.
FAQs
Can foreigners buy coastal land in Costa Rica?
- You can own titled property in Costa Rica without residency, but areas within the maritime‑terrestrial zone follow special rules where private use requires a concession and the first 50 meters from high tide is public.
What is the maritime‑terrestrial zone and why does it matter?
- The ZMT is a 200‑meter coastal band where the first 50 meters is public, and the next 150 meters allows private use only by concession, which affects what you can build, how you hold rights, and your resale options.
Can I build directly on the beach?
- Building in the first 50 meters is generally prohibited, and building in the restricted zone requires a concession plus environmental and municipal approvals, so verify feasibility before you commit.
How are closing costs and taxes calculated in Costa Rica?
- Transfer tax is governed by Law 6999 and you will also pay registration, stamps, and notary fees, so ask your notary for a written estimate based on the declared value and local factors.
What surveys should I order before closing on coastal land?
- At minimum, order a current topographic survey, a boundary check against the registered plat, and site‑specific studies like coastal erosion, soil, drainage, and any environmental baseline required by SETENA.
