Authored by the expert who managed and guided the team behind the Costa Rica Property Pack
Everything you need to know before buying real estate is included in our Costa Rica Property Pack
If you are a foreigner thinking about buying property in Costa Rica in 2026, you probably have a lot of questions about what you can actually buy, where you can buy it, and whether you will be treated fairly.
This blog post gives you an honest, data-backed overview of property ownership rights for foreigners in Costa Rica right now.
We constantly update this blog post to keep the information fresh and accurate.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Costa Rica.
Do foreigners have the same rights as locals in Costa Rica right now?
Can foreigners legally buy residential property in Costa Rica in 2026?
As of early 2026, foreigners can legally buy residential property in Costa Rica and register the transaction through the National Registry system just like any Costa Rican citizen would.
In terms of property types, foreigners in Costa Rica are allowed to purchase houses, apartments, condominiums, and titled land without any special permits or restrictions.
However, there is one major exception that trips up many foreign buyers: the maritime zone along Costa Rica's coastline, where a different set of rules applies under the Maritime Zone Law (Ley 6043).
In those beachfront concession areas, foreigners who have not resided in Costa Rica for at least five years cannot obtain a concession, and companies with more than 50% foreign ownership are also excluded.
We cover all these things in length in our pack about the property market in Costa Rica.
Do foreigners have the exact same ownership rights as locals in Costa Rica in 2026?
As of early 2026, foreigners in Costa Rica enjoy nearly identical ownership rights as locals for most residential property, with one significant exception in the maritime zone.
The single most significant difference is that foreigners without five years of Costa Rican residency cannot hold concessions in the 200-meter maritime zone that runs along most of the coastline.
Outside of that coastal restriction, foreigners and Costa Ricans share equal rights to buy, sell, rent, and inherit titled property anywhere in the country.
Are there any foreigner-only restrictions in Costa Rica in 2026?
As of early 2026, Costa Rica has one main foreigner-only restriction, which applies specifically to maritime zone concessions along the coast.
The most impactful restriction is that foreigners must have resided in Costa Rica for at least five years to qualify for a beachfront concession, and any company holding a concession cannot be more than 50% foreign-owned.
The legal basis for this restriction is the Maritime Zone Law (Ley 6043), which treats the first 200 meters from the high tide line as national patrimony that cannot be privately owned.
The most common workaround foreigners use is to purchase titled property just outside the maritime zone, or to wait until they meet the five-year residency requirement before pursuing a concession.
Can foreigners buy property freely anywhere in Costa Rica, or only specific areas in 2026?
As of early 2026, foreigners can buy titled residential property freely throughout most of Costa Rica without geographic restrictions.
The main exception is the maritime zone, which covers the first 200 meters from the high tide line along Costa Rica's Pacific and Caribbean coasts, where the first 50 meters is public land and the next 150 meters is governed by the concession system.
This restriction exists because Costa Rica treats its coastline as national patrimony that belongs to all citizens, not as land that can be privately owned by anyone.
Popular areas where foreigners commonly buy titled property without restrictions include Escazu, Santa Ana, Atenas, Grecia, and parts of Guanacaste that fall outside the maritime zone, as well as inland areas near Tamarindo, Nosara, Santa Teresa, Jaco, and Manuel Antonio.
Can foreigners own property 100% under their own name in Costa Rica in 2026?
As of early 2026, foreigners can own titled property 100% under their own name in Costa Rica without needing a local partner or company structure.
This applies to houses, apartments, condominiums, and titled land anywhere outside the maritime zone, all of which can be registered fully in a foreigner's name through the National Registry.
To register property in your name, you will need a valid passport, a local attorney to handle the transfer, and registration through the Registro Nacional, which is the same process Costa Rican citizens follow.
Is freehold ownership possible for foreigners in Costa Rica right now in 2026?
As of early 2026, freehold ownership is available to foreigners in Costa Rica for titled property, meaning you can own the land and any structures on it permanently and pass them to your heirs.
The key difference is that freehold (titled) property gives you permanent ownership rights, while concession property in the maritime zone is essentially a long-term lease from the government that can have restrictions and conditions attached.
When freehold is not available, such as in the maritime zone, foreigners who meet the five-year residency requirement can obtain a concession, which grants use rights but not actual ownership of the underlying land.
Can foreigners buy land in Costa Rica in 2026?
As of early 2026, foreigners can buy titled land in Costa Rica, including residential lots, agricultural land, and commercial or industrial parcels, as long as the land has a registered title.
The main restriction is that land within the maritime zone (the 200-meter coastal strip) cannot be privately owned by anyone, and concessions in this area have the foreigner restrictions mentioned earlier.
When direct land ownership is restricted, some foreigners form a Costa Rican corporation (sociedad anonima) to hold property, but this does not bypass the maritime zone restrictions if foreign ownership exceeds 50%.
By the way, we cover everything there is to know about the land buying process in Costa Rica here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Costa Rica. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in Costa Rica?
Does my nationality change what I can buy in Costa Rica right now in 2026?
As of early 2026, your nationality generally does not affect what titled residential property you can buy in Costa Rica, because the country treats all foreigners equally under its Constitution.
Costa Rica does not maintain a list of banned nationalities or restrict property purchases based on your passport country.
Similarly, no nationalities receive preferential treatment or special agreements that make property buying easier in Costa Rica.
Do EU/US/UK citizens get easier property access in Costa Rica?
In terms of legal rights, EU, US, and UK citizens do not receive any preferential property access in Costa Rica compared to other foreign nationals.
EU citizens have no special advantages over other foreigners when buying property in Costa Rica, as the country does not have bilateral property agreements with the European Union.
US and UK citizens also have no formal legal advantages, though in practice they may find it easier to work with English-speaking agents and attorneys in expat-heavy areas like Escazu, Santa Ana, Tamarindo, and Nosara.
If you're American, we have a dedicated blog article about US citizens buying property in Costa Rica.
Can I buy property in Costa Rica without local residency?
Non-residents and tourist-visa holders can legally purchase titled property in Costa Rica, because property ownership rights are separate from immigration status.
The main privilege residents have over non-residents is eligibility for maritime zone concessions, which require at least five years of residency in Costa Rica.
As a tourist-visa holder, you do not need any additional documentation beyond a valid passport and the standard property transfer paperwork handled by a local attorney.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Costa Rica here.
Buying real estate in Costa Rica can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Costa Rica?
What are the biggest legal grey zones for foreigners in Costa Rica in 2026?
As of early 2026, there are four main legal grey zones that foreign property buyers commonly encounter in Costa Rica: confusing beachfront listings, unclear property boundaries, municipal permitting issues, and condominium disputes.
The single riskiest grey zone is buying what you think is beachfront property but is actually a maritime zone concession with restrictions you did not fully understand.
The best precaution is to verify whether a property is titled or a concession on day one, pull registry certifications from the National Registry, and have an independent attorney review all documents before you sign anything.
We have built our property pack about Costa Rica with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Costa Rica?
Nominee arrangements in Costa Rica carry significant legal and practical risks, and for titled property, you generally do not need a nominee since you can own directly in your own name.
The main risk of using a non-spouse nominee is that you have no legal ownership on paper, which means the nominee could sell the property, refuse to transfer it, or have it seized for their own debts.
Buying through a Costa Rican spouse provides some practical protection because spouses have inheritance and marital property rights, but it also creates personal risks if the relationship ends or if your spouse has financial problems.
Buying through a locally registered company (sociedad anonima) is common in Costa Rica for liability and estate planning purposes, but it does not bypass the maritime zone restrictions if foreign ownership exceeds 50%.
What happens if a foreigner dies owning property in Costa Rica?
When a foreigner dies owning titled property in Costa Rica, the property passes to their heirs through a probate process that follows Costa Rican inheritance law, though foreign wills can also be recognized.
Foreign heirs must obtain a Costa Rican probate court order, have any foreign documents apostilled and translated, and register the inheritance transfer through the National Registry.
Foreign heirs face no special restrictions when reselling inherited titled property in Costa Rica, as they step into the same ownership rights the deceased had.
The most common complication is that concession rights do not automatically transfer like titled property; under Ley 6043, concession rights may be adjudicated to heirs, but if no eligible heirs exist, the concession and any improvements can revert to the municipality.
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.
Can foreigners realistically get a mortgage in Costa Rica in 2026?
Do banks give mortgages to foreigners in Costa Rica in 2026?
As of early 2026, some Costa Rican banks do offer mortgages to foreigners, but approval is much easier if you have local residency or strong documented foreign income, and typical loan amounts range from around 50 million to 200 million colones (roughly $95,000 to $380,000 USD or 88,000 to 350,000 EUR).
Banks generally require proof of income through translated and sometimes apostilled documents, bank statements covering at least six months, tax returns, employment letters, a higher down payment than locals typically pay, and conservative debt-to-income ratios.
You can also read our latest update about mortgage and interest rates in Costa Rica.
Are mortgage approvals harder for non-residents in Costa Rica in 2026?
As of early 2026, mortgage approvals are noticeably harder for non-residents in Costa Rica, which is why many foreign buyers in coastal and tourist areas still purchase with cash.
Non-residents typically face loan-to-value ratios of 50% to 60% (meaning a down payment of 40% to 50%, which could be 40 million to 100 million colones, or $76,000 to $190,000 USD, or 70,000 to 175,000 EUR on a mid-range property), compared to 70% to 80% for residents.
Non-residents must also provide more extensive documentation, including proof of foreign income sources, additional bank statements, and sometimes a local co-signer or larger reserve funds, none of which residents are required to provide.
We have a whole document dedicated to mortgages for foreigners in our Costa Rica real estate pack.
Get fresh and reliable information about the market in Costa Rica
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Are foreigners protected by the law in Costa Rica during disputes?
Are foreigners legally protected like locals in Costa Rica right now?
Foreigners in Costa Rica receive the same constitutional legal protections as locals in property matters, including the right to due process, access to courts, and protection against unlawful seizure of property.
Both foreigners and locals share equal rights to sue for breach of contract, challenge illegal evictions, and seek compensation for property damage or fraud through the Costa Rican court system.
The main protection gap is not legal but practical: foreigners often face language barriers, unfamiliarity with local procedures, and longer timelines if they are not physically present in the country.
The most important safeguard a foreigner should put in place is hiring an independent Costa Rican attorney before signing any purchase agreement, rather than relying on the seller's attorney or a real estate agent's recommendation.
Do courts treat foreigners fairly in property disputes in Costa Rica right now?
Costa Rican courts generally treat foreigners fairly in property disputes, and the country scores relatively well on regional rule-of-law benchmarks, ranking 28th out of 143 countries in the World Justice Project index.
A typical property dispute can take one to three years to resolve through the courts and cost between 2 million and 10 million colones (roughly $3,800 to $19,000 USD or 3,500 to 17,500 EUR) in legal fees, depending on complexity.
The most common disputes foreigners bring to court involve boundary disagreements, contract breaches from developers or sellers, and unclear title or concession rights in coastal areas.
Alternative dispute resolution options include private mediation and arbitration, which can be faster and less expensive than court proceedings, though not all contracts include arbitration clauses.
We cover all these things in our list of risks and pitfalls people face when buying property in Costa Rica.
We made this infographic to show you how property prices in Costa Rica compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in Costa Rica in 2026?
Do foreigners feel treated differently during buying in Costa Rica right now?
Based on available survey data, a significant portion of Costa Ricans perceive that foreign residents push up housing and land costs, which can sometimes translate into a "you're not from here" dynamic during transactions.
The most commonly reported way foreigners feel treated differently is through higher initial asking prices, especially in expat-heavy coastal areas like Tamarindo, Nosara, and Santa Teresa.
On the positive side, many foreigners report that working with bilingual professionals in areas like Escazu, Santa Ana, and Atenas leads to a friendly, relationship-driven buying experience.
Find more real-life feedbacks in our our pack covering the property buying process in Costa Rica.
Do foreigners overpay compared to locals in Costa Rica in 2026?
As of early 2026, foreign buyers in Costa Rica's most tourist-driven areas are estimated to overpay by roughly 5% to 12% compared to well-informed local buyers for similar properties, which could mean an extra 5 million to 25 million colones ($9,500 to $47,500 USD or 8,800 to 44,000 EUR) on a typical mid-range home.
The main reason foreigners pay more in Costa Rica is information asymmetry: English-marketed listings concentrate in a few hotspots, pricing transparency is limited, and sellers anchor to what they think foreigners will pay rather than to recent comparable sales.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Costa Rica, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source name | Why it's authoritative | How we used it |
|---|---|---|
| Legislative Assembly of Costa Rica (Constitution) | It's the official text of Costa Rica's highest law. | We used it to verify equal treatment rights for foreigners and property protections. We grounded all baseline ownership claims in this primary source. |
| Maritime Zone Law (Ley 6043) | It's the primary law governing beachfront concession rules. | We used it to identify where foreigners face restrictions. We quoted the exact residency and ownership percentage requirements. |
| Registro Nacional (National Registry) | It's the government system for property title verification. | We used it to explain how buyers verify title and liens. We supported the due diligence steps foreigners should follow. |
| U.S. State Department Investment Climate Statement | It provides an external government assessment of property rights. | We used it to triangulate rule of law and enforcement risks. We validated claims about bureaucracy and dispute resolution. |
| World Justice Project Rule of Law Index | It's a globally recognized benchmark for court reliability. | We used it to frame how fair Costa Rican courts are. We supported claims about dispute protection for foreigners. |
| UNA-IDESPO National Survey | It's a public university survey on perceptions of foreign residents. | We used it to show what locals say about foreigners and housing costs. We provided evidence for the "overpay" discussion. |
| Central Bank of Costa Rica (BCCR) | It's the country's central bank with official housing indicators. | We used it to add context on housing supply and market conditions. We anchored mortgage discussions in official financial data. |
| DGME (Costa Rica Immigration Authority) | It's the official source for residency categories and requirements. | We used it to separate property rights from residency rights. We clarified the five-year residency rule for concessions. |
| Springer Real Estate Economics (Peer-reviewed research) | It's peer-reviewed research on foreign buyer price premiums. | We used it to justify the 5% to 12% overpay estimate. We applied its methodology as an anchor for Costa Rica-specific analysis. |
| Vance Center Judicial System Assessment | It's a structured institutional review of Costa Rica's courts. | We used it to explain why civil disputes can be slow. We triangulated court process realities with other rule-of-law sources. |
| Transparency International (Corruption Perceptions Index) | It's the leading global cross-country corruption benchmark. | We used it to add governance risk context for permits and municipalities. We kept it as a macro signal rather than transaction-specific proof. |
We have made this infographic to give you a quick and clear snapshot of the property market in Costa Rica. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.