Foreign nationals can generally acquire privately titled real estate registered in Costa Rica’s National Registry, subject to exceptions established by law and the legal status of the specific property.

The most important distinction for coastal buyers is between ordinary private title and rights derived from a concession in the Maritime-Terrestrial Zone. Beachfront location—or even condominium status—does not by itself establish which type of interest is being offered.

Before committing to a purchase, an independent Costa Rican real-estate attorney/notary should review the Registry certification, cadastral plan, liens, annotations, condominium documents and, when applicable, municipal and concession records.

Central Pacific agent experience: International buyers familiar with other countries’ coastal-ownership restrictions are sometimes surprised that foreign buyers can directly acquire privately titled property in Costa Rica. A knowledgeable local agent may help identify the property’s apparent status early, but independent legal verification remains essential.

Article 19 of Costa Rica’s Constitution gives foreigners the same individual and social rights as Costa Ricans, subject to exceptions and limitations established by the Constitution and other laws. Article 45 also protects private property, subject to the conditions established by law.

These constitutional protections support foreign participation in Costa Rica’s privately titled real-estate market. However, they should not be interpreted to mean that every property is available under the same ownership structure or without additional restrictions.

The Registry records and laws applicable to the individual property must always be reviewed.

Privately titled property is recorded in Costa Rica’s National Registry. The Registry record can identify the owner and disclose recorded liens, mortgages, easements, limitations and other annotations. A cadastral plan helps identify the parcel’s location, dimensions and boundaries.

A buyer’s attorney/notary should compare the Registry information with the cadastral plan, purchase agreement and conditions found at the property. Title review is only part of due diligence. Zoning, water availability, access, surveys, construction permits and condominium obligations may also require investigation. The National Registry’s current qualification guide explains the standards used when registering real-estate documents. National Registry qualification guide

No. Beachfront location alone does not determine a property’s legal status.

Costa Rica’s Maritime-Terrestrial Zone generally extends 200 meters inland from the ordinary high-tide line. It normally includes:

• A 50-meter public zone.
• A following 150-meter restricted zone where qualifying concession rights may be granted.

A concession is a regulated right to use public land. It is not the same as ordinary private title.

The Maritime-Terrestrial Zone Law also contains important exclusions and exceptions, including certain lawfully registered private properties, coastal cities and designated coastal urban areas. This is why assumptions based on a property’s distance from the ocean—or on what is common in a particular community—are not sufficient.

Are beachfront properties different?

Some are—but beachfront location alone does not determine ownership status.

Costa Rica’s Maritime-Terrestrial Zone generally extends 200 meters inland from the ordinary high-tide line. It ordinarily consists of a 50-meter public zone and a further 150-meter restricted zone. Concessions may be granted in qualifying parts of the restricted zone, but these are not the same as conventional private ownership.

The law also excludes certain legally registered private properties, coastal cities and declared coastal urban zones from its general application. Therefore, one coastal property may be privately titled while another nearby property may involve a concession or another legal condition. Maritime-Terrestrial Zone Law No. 6043, Articles 6, 9 and 10

Foreign eligibility for concessions is restricted. Article 47 addresses residency, entity domicile and foreign ownership of corporate capital. Transfers and encumbrances also require governmental authorization. Buyers should not rely on a simplified “51/49 corporation” explanation or a nominal-shareholder arrangement without case-specific legal advice.

Some beachfront condominiums consist of individually registered private units, while certain qualifying concession rights used for tourism or commercial purposes may also be organized under a condominium regime with the required authorization.

Therefore, neither the word “condominium” nor the description “beachfront condo” confirms that the buyer will receive ordinary private title.

An attorney/notary should verify the legal status of the individual unit and the underlying property before the buyer commits to the transaction.

No, a Costa Rican corporation is not required to purchase ordinary titled property.

Agent experience: In an interview, a REMAX Costa Rica agent reported that a majority of the international transactions they see use Costa Rican corporations. Buyers may choose this structure for operational convenience or potential liability planning.

That observation is practical experience—not a legal or tax conclusion. A corporation creates ongoing administrative, reporting and tax obligations. Buyers should compare personal ownership and corporate ownership with Costa Rican legal and accounting professionals before deciding.

Before the contractual due-diligence deadline, the buyer’s independent attorney/notary should review:

• The National Registry certification.
• The cadastral plan and property boundaries.
• The registered owner, liens and annotations.
• Whether the interest is private title, concession-based or subject to another applicable regime.
• The condominium declaration, bylaws and regulations.
• HOA budgets, financial statements and recent meeting minutes.
• Pending or approved special assessments.
• Certification regarding unpaid condominium expenses.
• Any municipal, zoning, water or land-use matters relevant to the property.

The buyer should also obtain qualified legal and tax advice before deciding whether to purchase personally or through a Costa Rican corporation.

Land within Indigenous territories cannot be acquired by non-Indigenous buyers under Article 3 of the Indigenous Law. Protected areas, the Natural Heritage of the State and certain public lands also follow special rules. Properties near Costa Rica’s international borders may require additional investigation. Indigenous Law No. 6172