Costa Rica Property Buying Guide for Non-Residents

Foreigners can own freehold property in Costa Rica on equal terms with citizens, whether residential, commercial or land. Titles are recorded in the National Registry, and anyone can search a property's history. Many buyers hold property in a Costa Rican company (an S.A. or S.R.L.) or in their own name, each with different tax and succession implications.

The main exception is the maritime zone, known as the Zona Marítimo Terrestre, which covers the first 200 metres from the high-tide line. The first 50 metres are public, and the remaining 150 metres are state-owned and can only be used under a municipal concession. Foreigners generally cannot hold concessions unless they have been legal residents for several years. Beachfront land marketed as titled must be checked carefully. Options include apartments for sale in Costa Rica, houses for sale in Costa Rica, land for sale in Costa Rica and commercial properties for sale in Costa Rica.

1. Choose the property and confirm whether it is titled (registered) or a concession in the maritime zone.
2. Appoint an independent Costa Rican attorney who is also a notary public. Do not use the seller's attorney.
3. Sign a purchase option or offer with a deposit, usually into escrow held by the attorney.
4. The attorney searches the National Registry, the cadastral plan and municipal records for liens, easements and unpaid taxes.
5. Decide whether to buy personally or via a company, and form it if needed.
6. Sign the public deed before the notary and pay the balance, transfer taxes and fees.
7. The notary registers the deed in the National Registry, and you register for municipal taxes and utilities.

In Costa Rica, the attorney-notary is both your legal adviser and the official who executes the deed. Choose one who is independent of the seller and developer, and ask for a written scope. They search the registry, check the plan, advise on structure and register the transfer.

A surveyor is advisable to confirm that the plan matches the ground, particularly on steep or rural land. Agents are not strictly regulated, so check reputation and references. If you are considering borrowing, read mortgage options in Costa Rica for foreigners, and test costs in the mortgage calculator.

• Registry search showing owner, mortgages, annotations and easements.
• Cadastral plan matching the physical boundaries and area.
• Water availability: legal water rights or ASADA connections, not just a well claim.
• Access: a legal public road or registered right of way.
• Zoning, environmental restrictions and protected forest areas.
• Municipal taxes, community fees and any outstanding charges.

Closing costs are moderate and fairly predictable. The figures are approximate and subject to change, so verify locally.

Costa Rica offers an investor residency for those who invest at least US$150,000 in real estate, among other routes, and a rentista option for people with stable income. The thresholds and procedures change, so verify them with an immigration attorney. Legal residents can access the public health system by contribution.

Property ownership alone does not grant residency, so combine a purchase with a plan for applying. See Costa Rica property market data for the wider market view.

Water and access are the two issues that cause the most trouble. A beautiful plot without a legal water supply or a public road can be nearly worthless, and rural land is often sold on a promise that these will be sorted later. Visit in the rainy season, ask neighbours about landslides and flooding, and read the registered plan rather than the brochure. Pay for a topographic survey where the land is large, and use the property valuation tool to compare prices for similar plots.

• Using the seller's or developer's attorney.
• Buying a beachfront 'concession' as if it were titled land.
• Not verifying legal water and road access.
• Ignoring flood and landslide exposure in rainy-season visits.
• Assuming residency follows automatically from a purchase.