Understanding Property Rights & Ownership Laws in Costa Rica (2025 Guide)

Buying property in a foreign country can feel risky - especially when you're unfamiliar with the legal system. But in Costa Rica, the laws surrounding property ownership are surprisingly clear, even for foreigners.

If you’re considering purchasing real estate in Costa Rica - whether it's a beachside condo, mountain retreat, or vacation rental - this guide will help you understand your rights as a property owner in 2025, and how to protect your investment.

Maritime zone concession land in Costa Rica – understanding beachfront property ownership laws

✅ Can Foreigners Own Property in Costa Rica?

Yes — foreigners have the same legal rights as Costa Ricans when it comes to owning titled property. You do not need to be a resident or citizen to purchase real estate.

You can buy:

• Land

• Homes

• Condos

• Commercial property

  
  

You can own the property in your name or through a Costa Rican corporation (S.A. or S.R.L.), which many investors use for asset protection or tax structuring.

🧾 What Is “Titled Property” in Costa Rica?

A titled property (propiedad titulada) is one that is registered in the National Registry (Registro Nacional) with a unique folio number (property ID). These titles are:

• Publicly recorded

• Traceable through property history

• Protected under Costa Rican civil law

  
  

Most real estate transactions - especially those outside of the Maritime Zone - involve titled property.

You (or your attorney) can verify a title by searching the Folio Real online using the Registro Nacional system.

🌊 What About Beachfront or “Concession” Land?

Here’s where Costa Rica property law is different:

• The first 200 meters from the high tide line is considered the Maritime Zone (Zona Marítimo Terrestre).

• The first 50 meters is public land - no one can own it.

• The next 150 meters may be eligible for concession, which is not titled ownership - it’s more like a long-term lease granted by the local municipality.

  
  

Important Notes:

• Foreigners cannot own concession land directly in their name unless they’ve been a legal resident of Costa Rica for at least 5 years.

• Many beachfront hotels or villas are built on concession land - and require more due diligence.

🏛️ Legal Protections for Property Owners

Costa Rica is a constitutional democracy with a civil law system, and the rights of property owners are clearly defined. Some protections include:

• Title cannot be transferred without your signature or notarized power of attorney

• Property cannot be seized without due process

• Title disputes can be resolved through the legal system

  
  

When you buy a titled property, you own it 100% - no land leases, no trust structures like in some countries (e.g., Mexico).

🧑‍⚖️ The Role of a Notary Public (Attorney)

In Costa Rica, all real estate transactions must be overseen by a licensed Notary Public, who is also an attorney. This person is responsible for:

• Drafting the purchase-sale agreement

• Verifying the chain of title

• Recording the transfer deed in the National Registry

• Ensuring all taxes and legal fees are paid

  
  

You can hire your own notary or use one agreed upon with the seller.

💼 Property Ownership Options

Here are the most common ways foreigners structure ownership:

Ownership Type	Description
Personal Name	You own the property directly — simple and cost-effective.
Costa Rican S.A. or S.R.L.	A corporation owns the property — often used for liability protection or rental income management.
Joint Ownership	Multiple buyers listed on title — must define rights and responsibilities clearly.

📌 Important Legal Terms to Know

• Escritura Pública: Public deed of sale

• Folio Real: Property number in the National Registry

• Traspaso: Transfer of ownership

• Catastro: Cadastral survey or plot plan

• Plano Catastrado: Official map or survey of the land

  
  

💡 Pro Tips for Safe Ownership

• Always use a real estate attorney, even if you speak Spanish

• Verify that your property is titled and free of liens or annotations

• Register your ownership transfer promptly to avoid complications

• Keep digital and paper copies of all deeds, surveys, and payment receipts

• Confirm property boundaries and zoning regulations before purchasing

  
  

🏠 Final Thoughts: Safe and Straightforward, with the Right Guidance

Costa Rica offers one of the most foreigner-friendly real estate legal systems in Latin America. With titled land, clear legal protections, and a transparent registry system, buying property here is safe - as long as you follow the proper legal steps.

Whether you're investing in a beachfront condo or a mountain escape, understanding your rights and working with a trusted legal team is essential.

Ready to Explore Properties in Costa Rica?

As a licensed real estate advisor based in Playas del Coco, I help buyers navigate the legal side of purchasing with clarity and confidence.