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Everything you need to know before buying real estate is included in our Costa Rica Property Pack
Costa Rica has become a premier destination for expat property buyers, offering equal ownership rights to foreigners and a stable investment environment.
The Central Valley, Guanacaste province, and Pacific coastal regions attract the majority of foreign buyers seeking everything from luxury beachfront homes to affordable mountain retreats.
If you want to go deeper, you can check our pack of documents related to the real estate market in Costa Rica, based on reliable facts and data, not opinions or rumors.
Expats primarily buy property in the Central Valley (San José, Escazú, Santa Ana), Guanacaste (Tamarindo, Playas del Coco), and Pacific coastal areas (Manuel Antonio, Uvita).
Property prices range from $800-$2,385 per square meter depending on location, with beachfront areas commanding premium prices and the Central Valley offering the best infrastructure.
| Region | Popular Areas | Average Price Range | Main Appeal |
|---|---|---|---|
| Central Valley | San José, Escazú, Santa Ana, Atenas | $1,300-$1,900/m² | Modern infrastructure, healthcare, schools |
| Guanacaste | Tamarindo, Playas del Coco, Playa Flamingo | $1,900-$2,385/m² | Beaches, dry climate, tourism infrastructure |
| Central Pacific | Jacó, Manuel Antonio | $1,500-$2,200/m² | Beaches, national parks, activities |
| Southern Pacific | Uvita, Dominical, Ojochal | $900-$1,700/m² | Nature, privacy, emerging infrastructure |
| Nicoya Peninsula | Nosara, Santa Teresa | $1,200-$2,000/m² | Surf, wellness, laid-back lifestyle |
What are the most popular regions in Costa Rica for expats to buy property?
The Central Valley dominates expat property purchases, encompassing San José, Escazú, Santa Ana, Atenas, and Grecia.
Guanacaste province attracts beach-loving expats, particularly in Tamarindo, Playas del Coco, and Playa Flamingo areas. The dry climate and established tourism infrastructure make this region highly desirable for North American buyers.
The Central Pacific coast, including Jacó and Manuel Antonio, offers a perfect blend of beaches and amenities with diverse expat populations. The Southern Pacific region around Uvita, Dominical, and Ojochal provides more privacy and lush natural settings for those seeking a quieter lifestyle.
The Nicoya Peninsula, specifically Nosara and Santa Teresa, attracts wellness-focused expats and surf enthusiasts looking for a laid-back coastal experience.
As of September 2025, these five regions account for approximately 85% of all expat property purchases in Costa Rica.
What is the average price of property in these popular expat areas?
Property prices vary significantly across Costa Rica's expat-favored regions, with beachfront areas commanding premium rates.
| Location | Price per m² | Typical Home Range | Market Segment |
|---|---|---|---|
| Tamarindo | $1,900-$2,385 | $200,000-$1+ million | Tourist hotspot |
| San José | $1,300-$1,800 | $150,000-$800,000 | Urban center |
| Santa Ana | $1,700-$1,900 | $300,000-$1.2 million | Upscale suburb |
| Playa Flamingo | $2,000-$2,500 | $275,000-$3.6 million | Luxury beach |
| Atenas/Grecia | $800-$1,500 | $150,000-$500,000 | Mountain towns |
| Uvita/Dominical | $900-$1,700 | $250,000-$900,000 | Emerging coastal |
| Manuel Antonio | $1,800-$2,200 | $350,000-$1.5 million | Tourist destination |
Are there specific cities or towns where expats tend to concentrate?
Escazú stands out as the top expat concentration area, often called "the Beverly Hills of Costa Rica" with its upscale shopping centers and international schools.
Santa Ana attracts families seeking suburban lifestyle with modern amenities, while maintaining proximity to San José's business district. The area features gated communities, golf courses, and excellent healthcare facilities.
Tamarindo has evolved into a primarily expat-driven town where English is widely spoken and North American businesses dominate the commercial landscape. The town offers banking, healthcare, and educational services tailored to foreign residents.
Atenas maintains a significant expat community drawn by its "perfect climate" designation by National Geographic and affordable living costs compared to coastal areas.
It's something we develop in our Costa Rica property pack.
What are the legal requirements for expats to purchase property in Costa Rica?
Costa Rica grants foreigners the same property ownership rights as citizens, with minimal legal requirements for property purchase.
No residency, local address, or specific visa requirements exist for property ownership. Expats can purchase property while visiting on a tourist visa, making the process highly accessible for international buyers.
Property purchases require a registered Costa Rican lawyer to handle the transaction through the National Registry. The lawyer verifies clear title, conducts due diligence, and ensures proper transfer of ownership through the formal registry system.
Buyers must obtain a Costa Rican tax identification number (cédula de persona jurídica for corporations or cédula de extranjero for individuals) to complete the purchase process.
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Are there any restrictions on foreigners buying property in Costa Rica?
The Maritime Zone represents the primary restriction area for foreign property ownership in Costa Rica.
This zone extends 200 meters inland from the high tide mark on all coastlines, where foreigners can only own up to 49% of property through concession agreements or local trust structures. Direct beachfront ownership is often completely restricted to Costa Rican citizens.
Outside the Maritime Zone, foreigners enjoy full ownership rights identical to Costa Rican citizens, including the ability to own land in fee simple title.
Some residential developments and condominiums within the Maritime Zone offer legal ownership structures for foreigners through properly established corporations or trust arrangements.
Agricultural land purchases face no foreign ownership restrictions, making rural and mountain properties fully accessible to international buyers.
How easy is it to finance property purchases as an expat in Costa Rica?
Financing options for expats exist but require higher down payments and come with elevated interest rates compared to local buyers.
Costa Rican banks typically offer mortgages covering 50-70% of property value for non-residents, requiring down payments of 30-50% and charging interest rates between 8.5-10% annually.
Private lenders provide alternative financing up to 70% of property value with interest rates ranging from 8-16%, offering more flexible approval criteria but at higher costs.
Seller financing has become increasingly popular, with property owners offering direct financing terms including down payments over 50% and interest rates between 6-9% annually.
Many expats choose cash purchases or utilize home equity lines of credit from their home countries to avoid local financing complexities and secure better terms.
What are the long-term investment prospects for real estate in Costa Rica?
Costa Rica's real estate market demonstrates strong growth potential driven by sustained tourism demand and ongoing infrastructure development.
Rental yields average approximately 6% annually for traditional rentals, with short-term vacation rental properties generating higher returns in tourist-focused areas. Airbnb and similar platforms show consistently high demand, particularly in beach and mountain regions.
Property appreciation rates in popular expat areas have maintained steady growth, with prime locations experiencing 5-8% annual increases as of September 2025. The limited supply of titled beachfront property continues driving value appreciation in coastal markets.
Infrastructure improvements including highway expansions, airport upgrades, and fiber internet installation support long-term market stability and growth prospects throughout the country.
Political and economic stability, combined with established legal frameworks protecting foreign investment, create a favorable environment for sustained real estate investment returns.
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.
How is the infrastructure in areas where expats buy property?
Infrastructure quality varies significantly between Costa Rica's expat-preferred regions, with the Central Valley offering the most developed systems.
The Central Valley features modern highways, comprehensive healthcare networks including Hospital Clínica Bíblica and Hospital CIMA, international schools, and reliable utilities. High-speed internet and cellular coverage remain excellent throughout urban areas.
Guanacaste province benefits from Liberia International Airport proximity and well-maintained coastal highways, though some beach communities still rely on gravel roads during rainy season.
Pacific coastal regions show ongoing infrastructure improvements, with new highway projects connecting Manuel Antonio and southern coastal areas to major population centers. Electricity and water services reach most developed areas, though some remote locations require alternative solutions.
Internet connectivity has improved dramatically across all regions, with fiber optic networks reaching most expat communities by 2025, supporting remote work and digital nomad lifestyles.
What are the main factors expats consider when choosing a location to buy property?
Climate preferences drive most expat location decisions, with buyers choosing between tropical beach environments and temperate mountain settings.
Healthcare access ranks as the second most important factor, with expats prioritizing proximity to private hospitals and English-speaking medical professionals. The Central Valley and major coastal towns offer the best healthcare infrastructure.
Safety and security concerns influence neighborhood selection, with expats favoring gated communities, areas with established security services, and regions with low crime statistics.
Community presence matters significantly, with buyers seeking areas featuring existing expat networks, English-language services, and social activities tailored to international residents.
Investment potential and rental income opportunities factor into many purchases, particularly for buyers seeking properties that can generate income through vacation rentals or long-term leases.
It's something we develop in our Costa Rica property pack.
What are the pros and cons of living in these popular expat areas?
Costa Rica's expat-favored regions offer distinct advantages and challenges for international property buyers.
Advantages:
- Year-round favorable climate with minimal seasonal temperature variation
- High-quality healthcare system with internationally trained physicians and modern facilities
- Strong rental yield potential averaging 6% annually with vacation rental opportunities
- Equal property ownership rights for foreigners outside Maritime Zone areas
- Political stability and established legal framework protecting foreign investment
Disadvantages:
- Beachfront property restrictions in Maritime Zone limit direct coastal ownership options
- Premium pricing in popular tourist destinations creates affordability challenges
- Infrastructure limitations in remote coastal and mountain areas affect connectivity
- Urban traffic congestion in San José metropolitan area impacts daily commuting
- Seasonal tourism fluctuations affect rental income stability in beach communities
What are the local amenities and services like in these expat areas?
The Central Valley provides the most comprehensive amenities, featuring upscale shopping centers like Multiplaza and Avenida Escazú, international restaurants, cultural venues, and reliable public transportation systems.
Beach communities offer surf schools, yoga studios, organic markets, and outdoor adventure companies catering to active lifestyles. Tamarindo and Manuel Antonio feature full-service marinas, golf courses, and spa facilities.
Healthcare services include private clinics with English-speaking staff in all major expat areas, with emergency services and specialist care available within reasonable travel distances.
Educational facilities range from international schools in the Central Valley to English-language learning centers and libraries in coastal communities, supporting families and continuing education needs.
Banking and financial services operate throughout expat regions, with major banks offering English-language customer service and international wire transfer capabilities.
How does the property market in Costa Rica compare to other popular expat destinations?
Costa Rica's property market offers more favorable foreign ownership terms compared to Mexico, Panama, and most Caribbean destinations.
Property prices remain lower than comparable markets in Belize, Barbados, or prime Mexican coastal areas, while offering superior infrastructure and healthcare systems. However, prices have increased significantly, making Costa Rica more expensive than Nicaragua or Honduras.
Rental yields in Costa Rica match or exceed those found in Panama and Colombia, with stronger tourism demand supporting vacation rental markets compared to many regional competitors.
The legal system provides better investor protection than most Central American countries, with established title insurance, regulated real estate practices, and transparent registry systems that rival developed markets.
Political stability and economic performance outperform most Latin American destinations, creating more predictable investment conditions for long-term property ownership.
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.
Costa Rica continues to attract expat property buyers through its combination of favorable ownership laws, diverse regional options, and strong investment fundamentals.
From the modern amenities of the Central Valley to the pristine beaches of Guanacaste and the emerging opportunities in the Southern Pacific, each region offers distinct advantages for different lifestyle preferences and investment goals.
Sources
- CRIE - Where Do Most Expats Live in Costa Rica Guide
- International Living - Best Places to Live in Costa Rica
- Investing Costa Rica - How to Choose Best Property Location
- RE/MAX - Costa Rica Real Estate Community Overviews
- Epic Property CR - Top 5 Areas for Real Estate Investment
- GAP Real Estate - Costa Rica Expat Real Estate
- The LatinVestor - Costa Rica Real Estate for Foreigners
- Global Property Guide - Costa Rica Price History