Understanding Costa Rica’s Coastal Ownership Laws

Costa Rica’s coastline is one of the country’s greatest treasures — endless beaches, protected nature, and breathtaking ocean views. But when it comes to owning beachfront property, Costa Rica has a unique legal structure that every foreign buyer should understand.

The good news? Buying near the coast is absolutely possible, safe, and common — you just need to understand how coastal ownership laws work so you can make informed decisions.

This guide breaks everything down clearly and simply, so you know exactly what to expect when looking at property on or near the beach.

1. The Maritime Zone: What It Is and Why It Matters

Costa Rica divides its coastline into the Maritime Zone, a 200-meter strip measured from the high-tide line inward.

This zone is split into two sections:

1. The Public Zone (0–50 meters)

• Absolutely no private ownership

• Open to everyone

• No permanent construction allowed

• Only limited, regulated exceptions (e.g., public infrastructure or specific concessions)

This first 50 meters belongs to the people of Costa Rica.

2. The Restricted Zone (50–200 meters)

• Cannot be owned

• Can be leased through a concession

• Managed by local municipalities and ICT

• Subject to stricter regulations

Properties in this area are called concession properties, which are different from titled land.

2. Titled vs. Concession Property: The Key Difference

When buyers ask, “Can I own beachfront property in Costa Rica?”The answer is:

✔ Yes — but only if the property is outside the Maritime Zone.

Here’s the breakdown:

Titled Property (Folio Real):

• Full private ownership

• Can be owned 100% by foreigners

• Registered at the National Registry

• The same rights as Costa Rican citizens

• Safe, straightforward, and permanent

Most luxury homes near the beach — but not directly on it — are titled.

Concession Property:

• Leasehold interest — not full ownership

• Located within the 50–200m restricted zone

• Governed by municipal and ICT regulations

• Stricter requirements for foreigners

• Requires transparency and due diligence

• Often excellent value, but must be understood clearly

Both can be great options, but they are legally very different.

3. Buying Titled Property Near the Beach

The vast majority of foreign buyers choose titled property because it is simple, safe, and predictable.

Titled property:

• gives you full ownership

• includes normal due diligence

• is handled through escrow, attorney, and the registry

• can be bought, sold, mortgaged, or inherited

Many top beach communities — Tamarindo, Langosta, Playa Grande (some areas), Flamingo, Conchal, and Hacienda Pinilla — offer titled properties within walking distance to the beach.

This is why these beachfront pockets are so desirable.

4. Buying Concession Property: What Foreigners Need to Know

Concession property can be a great opportunity, especially for boutique hotels, surf lodges, or unique beachfront experiences — but it carries more rules.

Foreigners can own concession property IF:

• they are legal residents or

• they own no more than 49% of the corporation holding the concession

This makes legal structuring essential.

Before purchasing concession property, your attorney will:

• review the concession plan

• confirm the municipality has authority

• check the concession term (usually 20 years)

• confirm taxes and fees are current

• review permitted land use

• check for overlapping claims

• verify that the seller has legitimate concession rights

Concession purchases must be done with an experienced attorney who understands coastal law.

5. Can You Build in the Maritime Zone?

It depends.

In the Restricted Zone (50–200m):

You can build if:

• it is allowed by the concession

• you follow environmental regulations

• you have proper permits

• construction follows the approved land use

In the Public Zone (0–50m):

• No permanent structures

• No private buildings

• Some public projects may be allowed

This protection is part of what makes Costa Rica’s beaches so beautiful and accessible — nothing is allowed to be built directly on the sand.

6. How the High-Tide Line Affects Everything

The entire Maritime Zone is measured from the official high-tide line recorded in the cadastral plan.

If erosion or natural movement changes the physical beach, the legal boundary stays tied to the surveyed high-tide line.

This is why updated topography and boundary surveys are important in beach areas.

7. Why So Many Buyers Choose Near-Beach Instead of Direct Beachfront

Direct beachfront concession property remains popular, but many buyers prefer near-beach titled property because it offers:

• full ownership

• easier financing

• simpler due diligence

• stronger long-term stability

• lower regulatory complexity

• excellent rental demand

Homes 100–300 meters from the sand often appreciate faster and offer better long-term value — especially in Tamarindo, Langosta, Flamingo, and Pinilla.

8. Rental Demand in Beachfront & Near-Beach Areas

Regardless of the legal structure, rental demand in beachfront areas is extremely strong.

High-performing rentals include:

• surf-front villas

• near-beach condos

• walkable Airbnb properties

• luxury homes in gated beachfront communities

• boutique beachfront concessions

Guests will pay a premium for:

• ocean views

• beach access

• walkability

• surf proximity

• sunset-facing terraces

This is why beach-adjacent neighborhoods remain some of the most profitable in Costa Rica.

9. The Right Attorney Makes All the Difference

Costa Rica coastal law is clear — but you need someone who understands it.

Your attorney will:

• verify whether land is titled or concession

• check the official high-tide line

• review zoning

• analyze environmental restrictions

• confirm the concession plan (if applicable)

• protect you from illegal or unregistered sales

This due diligence protects your investment and ensures long-term security.

Final Thoughts: Costa Rica’s Coastal Laws Protect the Beauty That Draws Us Here

Costa Rica’s coastal regulations preserve what makes this country so special — open beaches, protected coastlines, and natural beauty. Foreigners can absolutely own property near the beach with full rights, and many luxury homes sit just steps from the sand.

Whether you choose titled land or a concession opportunity, the key is understanding the legal framework and working with a knowledgeable team.

If you'd like help exploring beachfront or near-beach properties, or want clarity on specific areas, I’m here to walk you through every step with local expertise and clear guidance.