Can foreigners buy beachfront property in Costa Rica?

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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 Costa Rica. If you'd like to learn more about us, you can check our presentation page.

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At The Latinvestor, we explore the Costa Rican real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like San José, Manuel Antonio, and Tamarindo. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

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Can foreigners buy beachfront property in Costa Rica?

Yes, foreigners can buy beachfront property in Costa Rica, but the type of ownership depends on the property's distance from the coastline.

Foreigners can purchase titled beachfront properties with full ownership rights when the land is located outside the Maritime Zone. These properties offer the same ownership rights as Costa Rican citizens enjoy, including the ability to own 100% of the property in their own name.

Properties within the Maritime Zone (the first 200 meters from the high tide line) operate under different rules. The first 50 meters from the beach are public land that cannot be owned by anyone. The next 150 meters are concession properties, which are essentially long-term leases managed by local municipalities.

For concession properties, foreigners can own up to 49% through a Costa Rican corporation, with the remaining 51% owned by Costa Rican citizens or legal residents. This structure ensures compliance with the Maritime Zone law while still allowing foreign investment in beachfront areas.

As of September 2025, these regulations remain the primary framework governing foreign ownership of beachfront property in Costa Rica.

What are the legal restrictions for foreign ownership of property in Costa Rica?

Costa Rica's legal restrictions on foreign property ownership primarily focus on the Maritime Zone and certain protected areas.

The most significant restriction applies to the Maritime Zone, where the first 50 meters from the high tide line are public domain and cannot be owned by anyone. The next 150 meters are concession land, where foreign ownership is limited to 49% through a Costa Rican corporation.

Outside the Maritime Zone, titled properties can be owned 100% by foreigners without any residency requirements. This includes residential, commercial, and agricultural properties located beyond 200 meters from the coastline.

Additional restrictions apply to properties near borders, protected reserves, river mouths, and certain islands. These special areas may have enhanced limitations on foreign ownership that require verification before purchase. Properties within 3 kilometers of international borders often face additional scrutiny and restrictions.

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

Do foreigners need to be residents to buy property?

No, foreigners do not need to be residents to buy most property in Costa Rica, but residency requirements apply to certain types of beachfront ownership.

For titled properties outside the Maritime Zone, non-resident foreigners can purchase and own property with the same rights as Costa Rican citizens. No residency status, visa requirements, or minimum stay periods are necessary for these transactions.

However, residency becomes important for Maritime Zone concession properties. While foreigners can own up to 49% of a concession property through a corporation without residency, direct personal ownership of concessions typically requires five years of legal residency in Costa Rica.

The residency requirement for concessions aims to ensure long-term commitment to the country and compliance with the Maritime Zone law's intent to maintain Costa Rican control over coastal areas.

Many foreign buyers choose to establish residency through Costa Rica's various residency programs, including the pensionado (retiree) program or inversionista (investor) program, which can provide additional benefits beyond property ownership.

Can foreigners purchase beachfront property in all regions of Costa Rica?

Foreigners can purchase beachfront property in most regions of Costa Rica, but specific locations may have additional restrictions beyond the standard Maritime Zone regulations.

Region	Foreign Ownership Status	Special Considerations
Guanacaste Province	Permitted with standard restrictions	Popular areas like Tamarindo and Manuel Antonio
Puntarenas Province	Permitted with standard restrictions	Includes Jacó and Uvita beachfront areas
Limón Province (Caribbean coast)	Permitted with standard restrictions	Less developed but growing market
Border Areas (within 3km)	Additional restrictions apply	Requires special permits and verification
Protected Reserve Zones	Highly restricted or prohibited	Buffer zones around national parks
Island Properties	Special regulations apply	Case-by-case evaluation required
River Mouth Areas	Additional environmental restrictions	Extended Maritime Zone applications

Are there any specific zones where foreigners cannot own property near the beach?

Yes, there are specific zones where foreigners face ownership restrictions or complete prohibitions near Costa Rican beaches.

The public zone, extending 50 meters from the high tide line, cannot be owned by anyone, including Costa Rican citizens. This area is permanently designated as public domain for beach access and environmental protection.

Properties within 3 kilometers of international borders face enhanced restrictions on foreign ownership. These border zones require special permits and additional government approval for foreign buyers, regardless of distance from the beach.

Buffer zones around national parks, biological reserves, and protected areas often prohibit or severely restrict foreign ownership. These restrictions can extend several kilometers inland from the coast, depending on the specific protected area designation.

River mouth areas and estuary zones may have extended Maritime Zone applications, creating larger restricted areas than the standard 200-meter rule. Environmental protection laws can create additional no-ownership zones in these sensitive coastal ecosystems.

What steps do foreigners need to follow to buy property in Costa Rica?

The property purchase process for foreigners in Costa Rica involves several mandatory steps to ensure legal compliance and clear title transfer.

1. **Conduct thorough due diligence and title search** - Verify the property's legal status, ownership history, and absence of liens or encumbrances through the National Registry 2. **Engage a qualified Costa Rican lawyer** - Hire legal counsel specialized in real estate law and foreign transactions to guide the process 3. **Obtain property surveys and inspections** - Commission professional surveys to confirm boundaries, construction permits, and zoning compliance 4. **Structure ownership appropriately** - Create a Costa Rican corporation if purchasing concession property or if preferred for tax planning 5. **Prepare purchase agreements and documentation** - Draft comprehensive contracts with all terms, conditions, and contingencies clearly specified 6. **Complete the closing process** - Use a notary public to formalize the transaction and register the property title at the National Registry 7. **Pay all closing costs and taxes** - Cover transfer taxes (approximately 1.5%), registration fees (0.5%), and legal fees (1-2% of property value)

Is there a maximum percentage of beachfront property that can be owned by foreigners?

Yes, there are specific percentage limitations on foreign ownership of beachfront property in Costa Rica, depending on the property's classification.

For titled properties outside the Maritime Zone, foreigners can own 100% of the property without any percentage restrictions. These properties provide full ownership rights equivalent to those of Costa Rican citizens.

For concession properties within the Maritime Zone (50-200 meters from the coastline), foreigners are limited to 49% ownership through a Costa Rican corporation. The remaining 51% must be owned by Costa Rican citizens or legal residents who have maintained residency for at least five years.

This 49% limitation applies per property and per corporation, meaning foreigners cannot circumvent the restriction by creating multiple corporations to control a single concession property. The law requires genuine Costa Rican majority ownership to maintain compliance.

Some foreign buyers work with trusted Costa Rican partners or obtain residency status to achieve greater control over concession properties while maintaining legal compliance with ownership restrictions.

What is the process of transferring property ownership to a foreigner in Costa Rica?

Property ownership transfer to foreigners in Costa Rica follows a structured legal process overseen by the National Registry and notary public system.

The transfer begins with title verification at the National Registry, where the current ownership status, liens, and encumbrances are confirmed. This step ensures the seller has clear legal authority to transfer the property and that no outstanding debts or legal issues exist.

A qualified notary public must oversee the actual transfer process, reviewing all documentation, verifying identities, and ensuring compliance with Costa Rican property laws. The notary prepares the transfer deed (escritura) that legally conveys ownership from seller to buyer.

For concession properties, additional steps include creating or modifying a Costa Rican corporation to hold the foreign ownership percentage. This process requires corporate documentation, shareholder agreements, and compliance with the 49% foreign ownership limitation.

The final step involves registering the new ownership at the National Registry, where the property title is officially updated to reflect the foreign buyer's ownership. This registration provides legal proof of ownership and protection under Costa Rican law.

Are there any special taxes or fees for foreigners purchasing beachfront property?

Costa Rica does not impose special taxes on foreigners purchasing beachfront property, but standard property transfer costs apply to all buyers regardless of nationality.

Tax/Fee Type	Rate	Applied To
Property Transfer Tax	1.5% of property value	All property purchases
Registration Stamp	0.5% of property value	National Registry filing
Notary/Legal Fees	1-2% of property value	Professional services
Annual Property Tax	0.25% of registered value	Ongoing ownership cost
Corporation Setup (if needed)	$1,000-2,500	Concession property purchases
Annual Corporation Fees	$300-500 per year	Corporate structure maintenance
Due Diligence Costs	$1,000-3,000	Surveys, inspections, legal review

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 get financing or mortgages to buy property in Costa Rica?

Yes, foreigners can obtain financing and mortgages to buy property in Costa Rica, but options are more limited compared to local buyers and typically require higher down payments.

Costa Rican banks including Banco Nacional, BAC San José, and Banco Popular offer mortgage products to qualified foreign buyers. These institutions typically require 30-50% down payments for foreigners, compared to 20-30% for residents, and interest rates range from 8-12% annually as of September 2025.

Private lenders and developer financing provide alternative options for foreign buyers. Many beachfront development projects offer direct financing with terms ranging from 3-10 years, often with more flexible qualification criteria than traditional banks.

International banks with Costa Rican operations, such as Scotiabank, may offer preferential terms to existing customers with established banking relationships. Some buyers also secure financing through international lenders using the Costa Rican property as collateral.

Cash purchases remain common among foreign buyers due to financing limitations and the speed advantage in competitive markets. Many buyers choose to secure financing in their home countries and purchase Costa Rican property with cash proceeds.

How can foreigners ensure the property they're buying is free of legal issues?

Foreigners can ensure legal clarity of Costa Rican property purchases through comprehensive due diligence and professional verification services.

Conduct a thorough title search at the National Registry to verify current ownership, review the complete ownership history, and identify any liens, mortgages, or legal encumbrances. This search should extend back at least 20 years to uncover potential title defects or ownership disputes.

Engage qualified professionals including a bilingual lawyer specializing in Costa Rican real estate law, a licensed surveyor to confirm property boundaries and construction permits, and an environmental consultant for beachfront properties to verify compliance with coastal regulations.

Verify zoning compliance and construction permits through local municipality offices. Ensure all existing structures have proper permits and that the intended property use aligns with current zoning regulations, particularly important for beachfront properties subject to environmental restrictions.

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

Obtain property insurance and consider title insurance to protect against undiscovered defects. While title insurance is not mandatory in Costa Rica, it provides additional protection for foreign buyers unfamiliar with local legal systems.

Is it necessary for foreigners to work with a lawyer when buying property in Costa Rica?

Working with a lawyer is strongly recommended and widely considered necessary for foreigners buying property in Costa Rica, particularly for beachfront properties with complex legal frameworks.

Costa Rican property law requires notary public involvement in property transfers, and many buyers choose lawyers who are also notaries to streamline the process. These legal professionals handle title verification, contract preparation, and compliance with all regulatory requirements.

Beachfront property purchases involving Maritime Zone regulations, corporation setup for concession properties, and foreign ownership compliance require specialized legal knowledge that most buyers lack. Lawyers experienced in foreign real estate transactions can navigate these complexities effectively.

The cost of legal representation, typically 1-2% of the property value, is minimal compared to the potential risks of improper documentation, title defects, or regulatory non-compliance that could result in property loss or significant financial penalties.

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

Many successful foreign property owners in Costa Rica emphasize that qualified legal counsel was essential to avoiding costly mistakes and ensuring full legal protection under Costa Rican law.

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. CB Sunset Reef Realty - Beachfront Property Investment Guide
2. The Latinvestor - Costa Rica Real Estate for Foreigners
3. Flamingo Beach Realty - Foreign Real Estate Ownership
4. GAP Costa Rica - Property Ownership and Immigration
5. Cabuya Realty - Foreign Property Purchase Guide
6. Flamingo Beach Realty - Property Laws for Foreigners
7. LX Costa Rica - Foreigner Property Ownership
8. Coldwell Banker Samara - Property Buying Process Guide
9. RE/MAX Ocean Surf - Maritime Zone Concession Properties
10. The Real Estate Network - Beachfront Property Buying Guide