This guide is general information prepared by the seller, who has an interest in the sale. It is not legal, tax or immigration advice and may not reflect recent changes. Laws and fees change; confirm every point with an independent Costa Rican lawyer of your choice before signing or paying anything. Last reviewed 2026-10-22.
The short answer
Yes, a foreigner can own land in Costa Rica, as long as it is titled land outside the maritime zone. Article 19 of the Constitution gives foreigners the same individual rights as Costa Ricans, with the exceptions set by law, and a titled property can be registered in your own name at the National Registry without residency or a special permit.
The exception that matters most to buyers is the coast. Close to the sea, what is for sale is often not land at all, but a concession: a permit to use land that stays public. Knowing which of the two you are buying is the first question to settle, before price, view or anything else.
What the maritime zone is: 200 m, split in two
The maritime-terrestrial zone (zona marítimo terrestre, or ZMT) is the strip of 200 metres along Costa Rica's coasts, measured from the ordinary high-tide line. It is governed by Law 6043 of 1977.
The law splits that strip in two:
- The public zone, the first 50 metres (art. 10). It cannot be occupied under any title (art. 20). It is for public use and free passage, which is why every beach in the country is public.
- The restricted zone, the next 150 metres (art. 10). Here the land can be used, but only through a concession (art. 39), and only the municipality grants them (art. 40).
Beyond those 200 metres, the general rules for private property apply again, and land can be titled and registered.
Why a foreigner without five years of residency cannot hold a concession
A foreigner with fewer than five years of residency in Costa Rica cannot receive a concession in the restricted zone. Article 47 of Law 6043 also bars companies with bearer shares, companies domiciled abroad, entities formed by foreigners, and entities where more than 50 % of the shares or capital belong to foreigners.
In practice, this rules out the most common workaround: setting up a Costa Rican company to hold a beach concession. If foreigners own the majority of that company, the law does not allow it. Some structures marketed to buyers try to get around this rule; any such structure is something to review with your own lawyer, not with the seller.
A concession has an end date; a title does not
A concession is granted for a term of five to twenty years (art. 48), and the holder pays an annual fee (canon) instead of the usual property tax. It can be extended for equal terms (art. 50), but only if the holder asks for it within three months of the expiry notice, the municipality agrees and the relevant institute approves it.
A title works the other way. Titled land is registered at the National Registry in the owner's name, with no expiry date and no renewal to request. You can sell it, mortgage it or leave it to your heirs under the general rules of private property.
| Titled land | Beach concession (restricted zone) | |
|---|---|---|
| What you hold | Ownership | A permit to use public land |
| Who grants it | Registered at the National Registry | The municipality |
| How long | No end date | 5 to 20 years, renewable on request |
| Foreigner with under 5 years of residency | Can own it | Cannot hold it |
Summary of Law 6043, arts. 9, 10, 20, 39, 40, 47, 48 and 50, from the official text published by SNIT. Whether any article has been amended since should be checked on the current text in SINALEVI.
How to tell which one you are buying
Ask for the property's registry number (número de finca) and its cadastral map (plano catastrado), and check both yourself at the National Registry. A titled property appears in the property registry with its owner, its area and any liens. A concession does not appear as a property you can buy: it is an administrative permit from the municipality, with its own file and terms.
Three signs that call for extra care:
- The listing says "beachfront" or "steps from the sand" but does not show a registry number.
- The seller offers to sell you the shares of a company "that holds the land".
- The price is unusually low for the area, with no clear explanation.
The step-by-step process, including the online literal certificate and how to read liens, is in our guide on how to check a property title in Costa Rica. For the full buying process from offer to registration, see buying land in Costa Rica.
Inland land: the case of Yakú
Yakú is inland, in Belén de Carrillo, Guanacaste, on Route 155, about 7 km west of Route 21, far from the 200-metre coastal strip. Being outside the beach-concession zone is the seller's statement; the per-lot study is being confirmed.
What we can and cannot say today:
- Location: inland, away from the coast. Beaches are approx. 40–50 minutes away by car. See the location page.
- Per-lot title: being confirmed. Before you reserve, ask us for the registry number and cadastral map of the lot you like, and have your own lawyer check them at the National Registry.
- Other items being confirmed: the setback along the Quebrada Lapa creek, and water and power for each lot.
If you are also comparing payment options, our article on financing land in Costa Rica as a foreigner covers banks, cash and owner financing.
Sources
- Law 6043, Maritime-Terrestrial Zone Law — official PDF (SNIT)
- Law 6043 — current text (SCIJ / SINALEVI)
- National Registry — online services
Not an official source: the summary of Article 19 of the Constitution and the statement that titled land does not require residency also draw on the ECIJA law firm and the Tico Times (11 Sep 2026).
General information, not legal, tax or immigration advice. Check every point with your own lawyer.