A pleasant surprise for many buyers: in Costa Rica, a foreigner has the same rights as a national when it comes to property. 100% ownership, with no nominee and no residency requirement. There is, however, one major exception — the coastline. Here is precisely what a foreigner can, and cannot, own.
The rule: rights identical to a national’s
On titled property (fee simple / propiedad titulada), a foreigner has exactly the same rights as a Costa Rican citizen: 100% ownership, in their own name, with no imposed local partner and no requirement to be a resident. This covers around 95% of land outside the coastal strip.
Companies too: 100% foreign ownership allowed
A foreigner can own 100% of a Costa Rican company (S.A. or S.R.L.). Many investors in fact acquire their property through a company, for reasons of management, succession or confidentiality — a choice to weigh case by case.
The exception: the maritime zone (the coastline)
The Maritime Terrestrial Zone (ZMT) covers the first 200 meters from the high-tide line, and follows special rules:
- The first 50 meters are inalienable public domain: no one can own them (this is the public beach).
- The next 150 meters form the concession zone: you do not buy full ownership there, you obtain a concession (a lease) granted by the municipality, usually for around twenty years.
The essential reflex: check the title
Not all land is equal. Alongside titled property there is land held under derecho de posesión (possession rights, untitled), which is far riskier. Before making any commitment:
- check the title at the National Registry (Registro Nacional) and the cadastral plan (plano catastrado);
- verify easements, access and water availability (carta de agua);
- entrust the due diligence to an independent attorney-notary.
In summary
| Type of property | Ownership by a foreigner |
|---|---|
| Titled property (fee simple) | 100% possible, same rights as a national |
| Costa Rican company (S.A. / S.R.L.) | 100% possible |
| ZMT concession (50 to 200 m) | 49% max (majority if resident ≥ 5 years) |
| First 50 meters of coastline | Public domain, inalienable |
Disclaimer: this article is for information only and is no substitute for legal advice. The status of a plot of land and the rules of the maritime zone require case-by-case verification. Always have the due diligence carried out and the title checked by a Costa Rican attorney-notary before buying. Tendance Immo Latina, a French-speaking agency in Costa Rica, is here to support you — contact our team.
