Ojochal Real Estate: Land and Houses for Sale in Costa Rica

Ojochal is a spread-out village in the southern Pacific zone known as the Costa Ballena, a few minutes south of Uvita and the whale-tail sandbar in Marino Ballena National Park. Humpback whales pass between roughly December and April and again from July to October. The village is known for its restaurants, which punch above the size of the community, and for a significant international resident population.

Roads climb steeply into the hills, so a 4x4 is not a luxury. Mains water and power reach most developed areas, but check the source of water on each lot because some rely on springs or shared systems. Internet is good in the village and patchier in the hills. For nearby alternatives with more services, compare Dominical and Manuel Antonio, and for a different coast, Tamarindo and Santa Teresa.

Foreigners enjoy the same property rights as citizens, but the maritime zone (Zona Marítimo Terrestre) is a special regime: the first 50 metres from high tide is public, and the next 150 metres is held under municipal concession rather than freehold. Most Ojochal properties are inland on titled land, but always confirm the property is registered at the National Registry (Registro Nacional) and check for easements, river setbacks and protected-forest restrictions.

Approximate costs (verify locally): transfer tax of 1.5%, notary and registry fees (around 3% to 4% combined), and annual municipal property tax in the region of 0.25% of declared value. A Costa Rican attorney who is also a notary public closes the deal. Real-estate commissions are often 5% to 6%. Read our Costa Rica consultation guide, the financing page and the country overview. Buyers on a smaller budget can start with cheap Costa Rica listings.

Investing about US$150,000 or more in real estate can qualify you for investor residency, subject to current rules. Day-to-day living costs in the Costa Ballena are lower than in the northern Pacific resorts but imported goods are expensive. Budget for a vehicle, solar or backup power in the rainy season, and a caretaker if you leave the house empty, because humidity and ants are as destructive as any storm.