Can foreigners buy property in Santa Ana?

Authored by the expert who managed and guided the team behind the Costa Rica Property Pack

Yes, the analysis of Santa Ana's property market is included in our pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Santa Ana (Costa Rica). If you'd like to learn more about us, you can check our presentation page.

Can foreigners legally buy property in Santa Ana or are there restrictions compared to locals?

Foreigners have full legal rights to buy and own property in Santa Ana, Costa Rica, with nearly identical rights as Costa Rican citizens.

This constitutional protection extends to both residential and commercial properties throughout Santa Ana. The Costa Rican Constitution specifically guarantees property ownership rights to foreign nationals, making it one of the most foreigner-friendly property markets in Central America.

However, three specific restrictions apply to all foreign buyers regardless of nationality. Maritime zones restrict foreign ownership to 49% in concession areas within 150 meters after the first 50 meters of public land from high tide. Border areas within 50 kilometers of international boundaries have foreign ownership restrictions. Protected regions including national parks and reserves may prohibit or restrict ownership to both locals and foreigners.

Santa Ana falls well outside these restricted zones, making it completely accessible for foreign property ownership. The municipality actively welcomes international investment and has developed infrastructure specifically to support the growing expat community.

Property rights include full ownership, inheritance rights, rental income collection, and resale privileges identical to those enjoyed by Costa Rican citizens.

Are there any differences in property rights between foreigners of different nationalities?

No differences exist in property rights based on nationality - all foreigners receive identical legal treatment regarding property ownership in Santa Ana.

Whether you're American, Canadian, European, or from any other country, Costa Rican law treats all foreign nationals equally when purchasing property. The same legal protections, ownership rights, and responsibilities apply universally to international buyers.

This uniform approach extends to all aspects of property ownership including purchase procedures, taxation, inheritance rights, and resale privileges. Banking and financing options may vary slightly based on bilateral agreements between Costa Rica and specific countries, but fundamental property rights remain consistent.

The only distinction occurs in restricted maritime, border, or protected areas where the same limitations apply to all foreign nationals regardless of their country of origin.

It's something we develop in our Costa Rica property pack.

Do foreigners need residency, a visa, or any special permit to buy property in Santa Ana?

No residency, visa, or special permit is required for foreigners to buy property in Santa Ana - even tourists can purchase property during their visit.

Costa Rica's property laws allow foreign nationals to complete entire property transactions while on tourist status or even from abroad without ever visiting the country. This makes Santa Ana property investment accessible to international buyers regardless of their immigration status.

The country does offer an Investor Residency program for those investing $150,000 or more in real estate, but this is optional rather than mandatory for property ownership. Many foreign property owners in Santa Ana maintain tourist status and visit periodically to manage their investments.

For those seeking residency benefits, the Investor Residency provides advantages including easier banking access, reduced bureaucracy for future transactions, and potential tax benefits. However, property ownership rights remain identical whether you hold residency or not.

Is it necessary to be physically present in Costa Rica during the property purchase process?

Physical presence is not required - the entire property transaction can be completed remotely through a properly executed Power of Attorney.

Many foreign buyers successfully purchase Santa Ana properties without visiting Costa Rica during the transaction process. The Power of Attorney must be notarized in your home country, apostilled according to Hague Convention requirements, and translated into Spanish by a certified translator.

Your appointed attorney-notary in Costa Rica can handle all aspects of the transaction including property searches, due diligence, contract negotiations, closing procedures, and property registration. This remote process typically takes 60-90 days from initial offer to completed registration.

While physical presence isn't required, many buyers choose to visit Santa Ana before purchasing to personally inspect properties and neighborhoods. This due diligence helps ensure the property meets expectations and provides opportunities to establish relationships with local service providers.

What are the exact steps and documents required for a foreigner to buy property in Santa Ana?

Step	Description	Key Documents Required
1. Property Selection	Find and negotiate property terms	Copy of passport, proof of funds
2. Purchase Agreement	Sign Option to Purchase/Sale Agreement	Letter of Intent, Purchase Agreement
3. Escrow Deposit	Typically 10% deposit via escrow agent	Escrow agreement, bank statements
4. Due Diligence	Title search, verify surveys, liens, permits	Title search, Plano Catastrado, registry report
5. Closing	Transfer deed drafted and signed before attorney	Transfer deed, proof of funds origin
6. Registration	Property recorded at National Registry	Registration forms, tax payments

Additional required documents include Power of Attorney if not physically present, all foreign documents properly translated and apostilled, and a tax identification number (NITE) for non-residents which your attorney can obtain during the process.

Is hiring a lawyer mandatory for foreign buyers, or just strongly recommended?

Hiring an attorney-notary (Abogado-Notario) is mandatory by Costa Rican law for all property transactions - only registered attorney-notaries can facilitate title transfers and property registration.

The attorney-notary serves multiple critical functions beyond simple legal representation. They conduct comprehensive due diligence including title searches, lien verification, boundary confirmations, and permit validations. They draft all legal documents, oversee the closing process, handle fund transfers, and complete property registration with the National Registry.

Attorney-notary fees typically range from 1.25% to 1.5% of the purchase price, plus 13% VAT on their services. This investment provides essential protection against fraud, ensures legal compliance, and guarantees proper property registration.

Attempting to circumvent the mandatory attorney-notary requirement results in invalid transactions and potential total loss of invested funds. The attorney-notary system provides crucial consumer protection and ensures all foreign buyers receive proper legal representation throughout the complex property transfer process.

What taxes, fees, and hidden costs should foreigners expect when buying and later selling a property?

Total closing costs typically range from 4% to 6% of the purchase price, with specific fees including transfer tax at 1.5% of the highest value between registered or sale price.

National Registry and documentary stamps cost approximately 0.85% of the sale price. Legal and notary fees range from 1.25% to 1.5% of the purchase price, with an additional 13% VAT applied to these professional services. These costs are usually shared between buyer and seller, though specific arrangements can be negotiated.

Additional fees include escrow services ranging from $800 to $1,000, corporate structure setup if desired, topography studies, translation fees for foreign documents, and annual property tax at 0.25% of assessed value. Many buyers also invest in comprehensive insurance policies and property management services.

When selling, capital gains tax may apply depending on tax residency status and holding period. Real estate agent commissions typically range from 5% to 6% of the sale price. Additional legal and registry costs apply during the sale process similar to purchase transactions.

It's something we develop in our Costa Rica property pack.

Can foreigners get a mortgage in Costa Rica, and if so, what banks, interest rates, and conditions apply?

Foreigners can obtain mortgages in Costa Rica, though terms are stricter and more expensive than typical North American or European financing options.

Major banks offering mortgages to foreigners include Banco Lafise, BAC San José, and BCT. As of September 2025, interest rates range from 8.5% to 10% annually, significantly higher than many home countries. Required down payments range from 30% to 50% of the property value, with loan terms extending up to 20-30 years.

Documentation requirements include proof of income, banking history, all documents translated to Spanish, and professional property appraisals costing $800 to $1,000. Banks typically focus on US citizens and legal residents, though options are expanding for Canadian buyers and other nationalities.

Many foreign buyers in Santa Ana choose cash purchases to avoid financing complexities and negotiate better purchase prices. The strong rental market and property appreciation rates often justify cash investments over financing arrangements.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Costa Rica versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Which neighborhoods in and around Santa Ana are most popular among foreigners for living, renting, or investing?

Santa Ana consistently ranks as the top choice for foreign residents and investors due to its exceptional safety record, modern amenities, inclusive expat community, and proximity to San José.

The central Santa Ana area offers the perfect balance of urban convenience and suburban tranquility, with excellent infrastructure including reliable utilities, high-speed internet, and well-maintained roads. The municipality has developed comprehensive services specifically supporting the international community.

Escazú, adjacent to Santa Ana, provides upscale suburban living with international schools, premium healthcare facilities, high-end shopping centers, and extensive expat networks. This area particularly attracts families and retirees seeking luxury amenities and established international communities.

Specific neighborhoods within Santa Ana including Pozos, Valle del Sol, and various gated communities offer premium options with enhanced security, higher rental yields, and strong appreciation potential. These areas typically feature modern construction, community amenities, and professional property management services.

How do property prices in Santa Ana compare with other cities and regions, and what is the current price breakdown?

Location	Average Price per Square Meter (USD)	Average Home Price (USD)
Santa Ana	$2,003	$480,000 (mid-2025)
Escazú	$2,034	$500,000-700,000
San José Central	$1,950	$350,000-450,000
Tamarindo (Beach)	$3,200	$600,000-900,000
Manuel Antonio	$2,800	$550,000-800,000

Santa Ana property prices have increased 15% to 20% over the past three years, with continued growth of 5% to 8% projected through 2025-2026. Single-family homes typically range from $450,000 to $600,000, while condominiums range from $150,000 to $350,000. Luxury properties exceed $800,000 and can reach $2,000,000 or more.

Land parcels in Santa Ana cost $100 to $300 per square meter, with annual appreciation rates of 10% to 15%. These prices reflect the area's premium positioning, excellent infrastructure, and strong demand from both international buyers and affluent Costa Ricans.

What are the rental yields, tourism numbers, growth forecasts, and liveability rankings for Santa Ana?

Santa Ana delivers rental yields ranging from 5% to 8% annually, with some central San José areas achieving up to 8.35% returns for well-positioned properties.

Monthly rental rates range from $1,500 to $4,000 for short-term rentals, while typical long-term rentals for two-bedroom units average $1,200 to $1,400. The area attracts less tourism than coastal regions but generates higher returns from long-term expat rentals and corporate housing arrangements.

Growth forecasts remain strong with property value appreciation of 5% to 8% projected for 2025-2026. The municipality continues investing in infrastructure improvements, international business attraction, and community development supporting sustained growth.

Liveability rankings consistently place Santa Ana among Costa Rica's top residential areas. High safety ratings, excellent amenities, community integration opportunities, and quality international schools make it particularly attractive for families and professionals. The area offers urban conveniences while maintaining the relaxed Costa Rican lifestyle that attracts international residents.

What are the most common mistakes and pitfalls foreigners make when buying property in Costa Rica?

1. **Inadequate due diligence**: Failing to verify clear title, accurate boundaries through Plano Catastrado surveys, outstanding liens, or proper construction permits2. **Choosing unqualified legal representation**: Attempting to skip the mandatory attorney-notary requirement or selecting inexperienced lawyers leading to fraud risks and invalid transfers3. **Underestimating total costs**: Not budgeting adequately for legal fees, taxes, ongoing maintenance, property management, and unexpected expenses4. **Insufficient market research**: Purchasing without understanding local market trends, rental potential, or visiting properties in person before buying5. **Ignoring local regulations**: Overlooking zoning restrictions, environmental limitations, concession rules, or municipal requirements that affect property use

Additional common pitfalls include rushing purchase decisions without proper property inspections, failing to establish property management arrangements for absentee owners, and not aligning property purchases with long-term investment goals or lifestyle plans.

It's something we develop in our Costa Rica property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Costa Rica Foreign Property Ownership Laws
2. Foreigner Ownership of Properties in Costa Rica
3. Complete Property Buying Process in Costa Rica
4. Understanding Property Laws and Investment Regulations
5. Property Ownership Differences Between National and Foreign Citizens
6. Costa Rica Home Ownership Guide
7. Costa Rica Residency Permit Information
8. Costa Rica Real Estate for Foreigners
9. Foreign Property Ownership for Costa Rica Residents
10. Guide to Purchasing Property in Costa Rica