Costa Rica – Buying Property

Can foreign nationals legally buy and own property in Costa Rica?

Foreigners are fully permitted to acquire most forms of property in Costa Rica and enjoy complete ownership rights on the same footing as Costa Rican nationals. Virtually no restrictions based on nationality or residency apply when purchasing titled land, a category that encompasses residential, commercial, and agricultural real estate. This places Costa Rica among the most welcoming property markets in the entire Latin American region for international purchasers.

Neither residency status nor a particular visa category is necessary for a foreign national to buy property in Costa Rica. As of September 2025, overseas buyers can lawfully acquire Costa Rican real estate using nothing more than their passport and tourist entry. Many other countries require prospective buyers to hold a specific visa or demonstrate a minimum investment threshold before acquiring property — Costa Rica imposes no such conditions on titled land.

As of September 2025, international purchasers enjoy “fee simple” ownership on titled properties, meaning absolute ownership rights that include the freedom to sell, lease, mortgage, or transfer the asset as they see fit. No nationality-based prohibitions exist for buying titled real estate in Costa Rica. The Costa Rican constitution guarantees identical property rights for foreigners and citizens on titled land, providing equivalent legal protections and ownership entitlements.

The principal exception relates to coastal land. The Maritime Zone Law governs the first 200 metres from the high-tide line along the country’s beaches. The initial 50 metres constitute public land that cannot be held in private ownership by anyone, while the subsequent 150 metres are classified as concession land, within which a foreign national may own no more than 49% of any given concession. Purchasing beachfront concession property therefore requires a Costa Rican partner or majority-holding corporation.

Border zones extending 2 kilometres from international boundaries carry restrictions for national security purposes. Islands, national parks, biological reserves, and certain river mouths also limit or prohibit foreign ownership. Properties in these designated areas require special authorisations, local partnerships, or may be entirely inaccessible to foreign buyers, depending on their precise location and applicable regulations.

INDER properties — agricultural lands allocated to farmers for development — cannot be purchased by foreigners. Always confirm the precise land classification with your legal representative before advancing any purchase.

The official body responsible for property registration in Costa Rica is the Registro Nacional (National Registry). Title records, ownership details, and information on liens can all be searched at www.rnpdigital.com.

What are average property prices in Costa Rica, and how do they vary by region?

The median housing price across Costa Rica in 2026 sits at approximately $220,000, while the mean average is considerably higher at around $330,000, largely because luxury coastal properties skew the figure upward. Prices diverge substantially depending on location, property type, and proximity to the coast or major urban centres.

A realistic entry-level budget in 2026 would fall somewhere between $95,000 and $130,000, which might secure an older condominium of 55 to 70 square metres in a practical location such as Cartago city or parts of Alajuela. At the upper end of the spectrum, luxury properties typically range from $1.2 million to $2 million, sufficient to acquire a contemporary villa of 250 to 400 square metres complete with a pool and ocean vistas.

Residential property prices across Costa Rica vary dramatically by region as of September 2025, with the Central Valley providing the most accessible entry points and coastal areas commanding a premium. In San José and the wider Central Valley, apartments average $2,343 per square metre, while median house prices have eased to approximately $533,647 from a mid-2024 peak of $907,769.

Guanacaste province leads the country in property prices at close to $3,000 per square metre for apartments, while Limón remains the most budget-friendly province at around $980 per square metre for houses. The Caribbean coast in Limón Province is the most affordable option overall, with apartments at $1,133 per square metre and houses at $971 per square metre, with minimal price movement over the preceding year.

Escazú and Santa Ana continue to command the highest prices among San José’s suburbs, with quality condominiums exceeding $2,500 per square metre. These neighbourhoods are particularly favoured by the expatriate community and wealthy local buyers owing to their concentration of international schools, private hospitals, and modern retail and lifestyle amenities.

Always review current listings on established local platforms and consult a reputable local agent or the Registro Nacional for up-to-date valuations, since prices can shift substantially between regions and even within the same neighbourhood.

Where are the most popular locations to buy property in Costa Rica?

The Central Valley consistently scores highest for liveability owing to its healthcare provision, international schools, and moderate year-round temperatures, whereas coastal zones excel in rental income potential drawn from vacation visitors and retirees. These two broad regions — the urban and suburban Central Valley on one hand and the Pacific coast on the other — dominate buyer interest among both domestic and international purchasers.

San José and the Central Valley: The capital and its surrounding suburbs — Escazú, Santa Ana, Heredia, and Alajuela — attract buyers who prioritise infrastructure, employment opportunities, and access to amenities. Premium suburbs such as Escazú and Santa Ana have maintained robust valuations, with mid-list prices rising 9.2% year-on-year, reflecting persistent strong demand from expatriates and affluent local buyers.

Guanacaste (North Pacific Coast): Guanacaste is arguably the best-known destination among international property buyers. Significant infrastructure investment resolved earlier accessibility challenges, allowing the region to transform rapidly into a world-recognised vacation hub that attracted mass tourism and substantial real estate activity. Communities such as Tamarindo, Nosara, and Playa del Coco draw considerable overseas demand, support healthy short-term rental yields, and host large, well-established expatriate populations.

Central and South Pacific (Jacó, Manuel Antonio): Jacó has shown resilience, with two-bedroom condominiums recording around 6% price growth in the first half of 2025. Manuel Antonio maintains an average price of $893,000, while the Southern Zone — encompassing Dominical, Uvita, and Ojochal — has delivered remarkable expansion, with homes averaging between $456,200 and $1,683,000 and prices up 42% year-on-year. These areas blend beach living, nature-based tourism, and steadily improving infrastructure.

Arenal / Monteverde: Conveniently reached from both of Costa Rica’s international airports in Liberia and San José, Arenal features a 33-square-mile lake framed by volcanic peaks and forested hillsides. Both Arenal and Monteverde draw buyers in search of cooler temperatures, proximity to adventure tourism, and a more unhurried way of life, generally at price points below those of the Pacific coast.

Are there any emerging or up-and-coming areas worth considering in Costa Rica?

Several locations beyond the established hotspots are attracting increasing buyer interest, typically on account of relative affordability or strengthening infrastructure.

The Southern Zone (Dominical, Uvita, Ojochal): This stretch of the South Pacific coastline has experienced dramatic growth. Frequently described as the “new Manuel Antonio,” the Southern Zone is drawing in buyers who have been priced out of more mature coastal markets. Exceptional biodiversity, whale-watching opportunities, and a growing community of international residents are key draws. Year-on-year price growth of 42% (as of 2025) signals strong and sustained momentum in this corridor.

Caribbean Coast (Puerto Viejo, Cahuita): While high-end coastal properties in Guanacaste have undergone notable price corrections from their 2024 peaks, the Caribbean coast is generating fresh interest among astute investors. Property values in Limón Province remain substantially below Pacific-coast equivalents, and gradual improvements to road and transport connectivity are slowly enhancing the region’s accessibility.

Inland towns — Grecia, San Ramón, and Atenas: These Central Valley communities have long enjoyed a loyal following for their agreeable climate (Atenas has been widely cited as having one of the finest climates on the planet), lower living costs, and relaxed pace of life. Price stabilisation or a mild slowdown is evident in less tourism-oriented areas such as Grecia and San Ramón, making them appealing to buyers prioritising value over speculative gain. All three towns lie within commuting distance of San José while offering a distinctly different lifestyle.

Infrastructure-driven appreciation: Major road projects such as Circunvalación Norte and Route 32 are progressively repricing adjacent neighbourhoods by cutting commute times. Buyers prepared to track upcoming road and highway developments may identify value in areas currently undervalued relative to their future connectivity.

What are the current trends in the property market in Costa Rica?

Property prices across Costa Rica rose by approximately 7% in USD terms between January 2025 and January 2026, with the Central Valley recording gains of 6% to 10% and prime coastal locations posting growth of 5% to 9%. This 7% increase in 2025 outpaced inflation, indicating genuine real-terms gains for property owners.

Costa Rica’s real estate market underwent a significant shift from a seller’s to a buyer’s market between 2024 and 2025, a change most pronounced in the luxury and new-development segments. The post-pandemic price peaks reached in 2023–2024 experienced sharp corrections, particularly in Guanacaste and other premium coastal locations, with recorded declines of 31% to 36%. This repricing may represent a compelling entry point for those targeting high-end beachfront properties.

Several forces are shaping the Costa Rican market in 2025: the global shift towards remote working has brought an influx of digital nomads and mobile professionals seeking a superior work-life balance in a new environment. The rollout of Starlink satellite internet in 2023 materially improved digital connectivity across the country, further enhancing its appeal for those working from home.

The enactment of Law 9996 in 2021, which introduced residency incentives and tax advantages for foreign investors, has generated additional international interest in Costa Rican real estate. The “Investor Residence” category created under this legislation has drawn retirees and investors from around the world.

Tightening inventory in key regions is intensifying competition and accelerating the sale of new-build projects. This supply constraint could push prices higher in the near term. Eco-construction and sustainability practices are also gaining traction, reflecting Costa Rica’s powerful environmental brand identity and the preferences of many overseas buyers. For the most current market data, consult the Superintendencia General de Valores (SUGEVAL) or market reports published by reputable local agencies.

Is buying property in Costa Rica a good investment?

Gross rental yields for residential properties in Costa Rica averaged 7.84% in the period covered, up from a previously reported 7.27% in July 2024. Among the tracked submarkets, Heredia produced the highest yields at 8.37%, closely followed by San José at 8.35%, while the lowest returns were recorded in Escazú at 7.18%. These figures compare favourably with many Western European and North American markets, where gross yields of 3%–5% are far more common.

Beach destinations such as Jacó and Tamarindo typically deliver 6–8% yields for condominiums, though returns can exceed this in undersupplied markets or for properties with strong short-term rental demand. Seasonal patterns affect earnings, with peak income concentrated during the dry season months.

The Costa Rican economy has expanded at an average annual rate of more than 5% since 2021, outperforming most regional peers and establishing it as one of the fastest-growing economies in the Western Hemisphere. In 2024, real GDP growth reached 4.3%, driven by export performance, strong inward foreign direct investment, and robust domestic demand. This macroeconomic backdrop offers a supportive environment for property values over the medium term.

Currency is a meaningful consideration for buyers converting from non-US-dollar holdings: Costa Rican properties are listed predominantly in USD, which shields American buyers from local currency risk while creating exchange rate exposure for those transferring funds from euros, sterling, or other currencies. Using a regulated currency transfer service and factoring in potential exchange rate movement during the budgeting process is strongly advisable.

Historically, the Central Valley has demonstrated solid resilience during economic downturns, with primary-residence demand providing a stable price floor, while coastal second-home markets have proved more sensitive to shocks in the international economy. As with any property investment, past performance offers no guarantee of future results. Always obtain independent financial advice before committing capital.

What types of property are commonly available to buy in Costa Rica?

In Costa Rica, the residential property market in 2026 is broadly divided between standalone houses, which account for around 46% of transactions, apartments and condominiums at approximately 35%, and plots or bare land at roughly 18%, with gated-community homes forming a prominent subcategory. This breadth of choice gives buyers a wide array of options to consider.

Condominiums and apartments are especially prevalent in urban settings and coastal resort communities. They frequently include shared amenities such as swimming pools, fitness centres, and round-the-clock security — a significant advantage for buyers who travel regularly or manage properties from abroad. New construction in Costa Rica commands a 20% to 30% premium over resale stock, with coastal locations seeing the steepest markups driven by contemporary finishes and rental income potential.

Standalone houses and villas represent the largest share of transactions by volume. In the Central Valley, these range from modest single-family dwellings in suburban developments to spacious residences within gated communities. Along the Pacific coast, the spectrum extends from casual surf-oriented bungalows to multi-million-dollar luxury villas with ocean views and private pools.

Gated community homes (condominios cerrados) are particularly sought after by foreign buyers and affluent local residents who value security, professionally managed communal spaces, and shared maintenance arrangements. They are found throughout the Central Valley and widely along the Pacific coast.

Land plots are widely available and can appeal to buyers who wish to design and construct a property to their own specifications. Mountain parcels and coffee farms offer distinctive opportunities, with prices varying considerably according to size, location, and development potential. Buyers of bare land should carry out thorough due diligence on zoning regulations, building permits, utility access, and any environmental restrictions before proceeding.

Concession properties exist along stretches of coastline governed by the Maritime Zone Law. These do not confer outright ownership but are instead leased from the state via a municipal concession. They can be bought and sold but carry distinct legal and renewal risks, making specialist legal due diligence especially critical in this category.

What is the typical step-by-step process for buying property in Costa Rica?

The acquisition process in Costa Rica follows a fairly predictable timeline of 30 to 60 days. Unlike markets such as the US or UK, where buyers typically engage separate real estate agents, solicitors, and independent surveyors, in Costa Rica the notary-lawyer occupies a combined central role. The Notary Public in Costa Rica differs from the equivalent figure in countries governed by the common law tradition; in Costa Rica, only a qualified lawyer may serve as a notary public, and the two roles are consequently treated as interchangeable.

1. Identify the property and submit an offer. The process opens with a Letter of Intent (LOI) or formal offer setting out the agreed price, deposit amount, and key conditions. Negotiation is standard: buyers in Costa Rica typically achieve reductions of around 7% below the asking price, with discounts ranging from 3% to 12% depending on the property’s condition and the buyer’s payment terms.
2. Execute a purchase agreement (Opción de Compra-Venta). Both parties normally begin by signing a purchase agreement that describes the terms of the negotiation leading up to closing, the specific obligations of each side, and the procedures that will apply in the event of non-compliance or dispute. A deposit — typically 10% of the purchase price — is ordinarily paid at this point and held in escrow.
3. Open an escrow account. Once the offer is accepted, both parties establish an escrow account where funds are held securely until all conditions have been satisfied. Reliable third-party escrow services are available through providers such as Stewart Title and Chicago Title.
4. Conduct due diligence. The due diligence phase follows, during which legal and technical verifications are carried out. This stage typically spans two to four weeks and encompasses title searches, property inspections, and boundary verification. Your lawyer-notary will perform a comprehensive title examination at the Registro Nacional to confirm clear ownership and identify any outstanding liens, mortgages, easements, or legal claims.
5. Commission a property survey. It is also prudent to obtain a professional boundary survey. This step confirms the property’s physical limits and ensures that what you are acquiring corresponds to the official records. Omitting this step can give rise to expensive boundary disputes at a later date.
6. Execute the transfer deed (Escritura Pública) before a notary. Every real estate transfer in Costa Rica must be conducted before a licensed Notary Public, who simultaneously acts as your closing attorney. The deed is drawn up, signed by both parties, and witnessed by the notary, who then calculates and arranges settlement of all applicable taxes and fees.
7. Pay transfer taxes, stamps, and fees. As of early 2026, the property transfer tax in Costa Rica stands at 1.5% of the taxable basis, which is generally the higher of the declared purchase price or the property’s registered fiscal value. Registration stamps add a further 0.85%, bringing total government charges to approximately 2.35%. Notary fees of around 1%–1.25% of the property value are also payable. Overall closing costs in Costa Rica typically amount to 3% to 5% of the purchase price. Always verify current rates with your lawyer, as these figures should be confirmed against official sources.
8. File the deed with the National Registry. Following completion of the sale, the property must be registered in the buyer’s name at the National Registry. This registration process ordinarily takes around 30 to 45 days. During this period, maintaining close contact with your legal representative helps ensure the process proceeds without delay.
9. Obtain your title certificate. Once registration is finalised, you receive your official title (folio real number), confirming your status as the legal owner. A common oversight is for buyers to assume the transaction is complete at the point of signing. It is essential to follow through and confirm that the property has been properly recorded in your name, since this final step secures the legal protection of your ownership rights.

Do I need a lawyer to buy property in Costa Rica, and how do I find a reputable one?

Engaging a Costa Rican notary public — who must hold a law degree — is a legal requirement for all real estate transactions in the country. This is not simply a matter of prudence; the law mandates that every property transfer be executed before a licensed notary, and in Costa Rica that role is exclusively reserved for qualified lawyers. Every property buyer is therefore automatically required to have legal representation.

This professional serves a range of indispensable functions: conducting title searches, drafting all legal documentation, overseeing escrow arrangements, representing the buyer at closing, and filing the transfer deed with the public registry. The notary system in Costa Rica is distinct from that of many other countries, as these practitioners must hold law degrees and are empowered to perform legal functions that elsewhere would fall to separate lawyers and government officials.

Legal fees typically fall within the range of 1–2% of the purchase price, making attorney-notary services a relatively modest but essential investment in protecting foreign buyers’ interests and ensuring that property transfers are legally sound. As of 2025, always confirm current fee ranges directly with your chosen professional, as rates may vary.

To identify a reputable lawyer, look for one who is a registered member of the Colegio de Abogados y Abogadas de Costa Rica (Costa Rica Bar Association), the official regulatory body for the legal profession in the country. Membership is obligatory for anyone practising law in Costa Rica. You can verify a lawyer’s credentials and search for registered practitioners at www.abogados.or.cr. Seek recommendations from trusted real estate agents or other foreign buyers, and ensure your chosen lawyer has substantial experience handling transactions involving foreign purchasers and Costa Rican property law.

The single most consequential mistake foreign buyers make is engaging a poorly qualified or non-specialised Costa Rican lawyer. Doing so exposes buyers to inadequate due diligence, faulty documentation, and legal complications that can cost far more to resolve than a proper legal fee would have cost at the outset.

What are the most common pitfalls and problems expats encounter when buying property in Costa Rica?

The most critical error is failing to carry out thorough title searches and comprehensive due diligence ahead of purchase. Below are the principal risks buyers face and the steps that can be taken to mitigate them:

• Title defects and untitled land. Neglecting to verify titles and confirm boundaries — particularly in rural locations — can result in ownership disputes, encroachment claims, or the discovery of unpaid liens after completing the purchase. Always instruct your lawyer to perform a full title search at the Registro Nacional before signing any binding document.
• Possession land risks. A significant proportion of land in Costa Rica falls into the “possession” or untitled category. Although untitled status does not automatically disqualify land from eventual titling, some parcels qualify and others do not. Foreign buyers should exercise particular caution when considering untitled or “possession” land and must seek specialist legal advice before proceeding.
• Maritime Zone misunderstandings. Many buyers mistakenly believe that a coastal property with fencing, an existing structure, and an apparent history of private use can be purchased as titled land. In practice, the Maritime Zone Law (Law 6043) governs all land within 200 metres of the high-tide line, and many properties in this zone are held under concession rather than outright title. Always verify the exact legal classification of any coastal property before committing.
• Squatter (precario) risks. Costa Rican law recognises long-term occupancy rights for individuals who have continuously used and maintained land over an extended period. Although squatting is extremely rare in developed areas, undeveloped or infrequently visited rural and agricultural parcels warrant additional checks on this point.
• Hidden debts and charges. The most important legal verification — one that should never be omitted — is a comprehensive title study through the Registro Nacional, which confirms the seller’s ownership and discloses any mortgages, liens, easements, or legal claims that could affect the purchase.
• Unlicensed real estate agents. Costa Rica’s real estate sector lacks the uniform regulatory framework found in markets such as Australia or the UK, where estate agents must hold mandatory national licences. There is no compulsory national licence for agents in Costa Rica. Engage only agents affiliated with recognised international brands or members of the Cámara Costarricense de Corredores de Bienes Raíces (CCCBR) — the Costa Rican Real Estate Brokers Chamber — and always conduct independent due diligence.
• Fraud and fabricated listings. Fraudulent listings and scams involving fake fees do occur, most commonly when buyers transfer deposits before confirming the seller’s ownership through the Registro Nacional. Never remit funds without verified title, confirmed seller identity, and a properly controlled escrow or notary-managed payment mechanism.
• Currency transfer risks. When paying in a foreign currency, plan staged payments carefully to account for bank charges and exchange rate fluctuations. Use a regulated currency transfer provider and consider securing a forward contract if there will be a gap between signing the purchase agreement and completing the transaction.
• Undisclosed costs. Costs that are frequently omitted from initial fee disclosures include survey correction charges, condominium special assessments, corporate restructuring expenses where the property is held through a company, municipal permit complications, and additional stamp costs triggered by mortgages, trusts, or complex ownership structures. Request a comprehensive cost breakdown in writing before committing to any purchase.

Can I buy property in Costa Rica through a company, and is it worth doing?

Acquiring property through a corporation — either a Sociedad Anónima (S.A.) or a Sociedad de Responsabilidad Limitada (S.R.L.) — is a widespread practice in Costa Rica. Both individuals and entities may hold property titles, and the corporate ownership model has historically been the preferred approach of many foreign buyers.

Many investors incorporate an S.R.L. or S.A., both of which accommodate multiple shareholders and can simplify inheritance arrangements or shared ownership situations. Some buyers also make use of trusts for privacy or estate planning objectives. The S.A. is the most commonly used vehicle, broadly analogous to a limited company in the UK or a corporation in the US, offering shareholder liability protection and straightforward share transfers.

Potential advantages of corporate ownership include the ability to transfer the asset by selling company shares rather than re-registering the title, more streamlined estate planning, the capacity to divide ownership among several parties, and potentially simpler management of rental income. Where a buyer is acquiring shares in an existing corporation rather than the property directly, the 1.5% transfer tax may not apply in certain circumstances — though specialist legal advice is essential to determine whether this applies to any specific transaction.

There are also notable drawbacks. Costa Rica requires all corporations to maintain up-to-date corporate books, file annual corporate tax returns, and pay an annual corporate fee. Non-compliance can attract penalties or result in the company being dissolved. The administrative burden and ongoing compliance costs must be weighed carefully in any decision. Corporate restructuring costs if the property is held through a company can also add unforeseen expenditure when buying or selling.

This is a domain where the law and tax implications are intricate and subject to change. Always obtain independent legal and tax advice from a qualified Costa Rican attorney before deciding whether to take title in your personal name or through a corporate structure.

What taxes and ongoing costs should I budget for when owning property in Costa Rica?

Annual property holding costs in Costa Rica are modest by international standards, which enhances the country’s attractiveness for investors pursuing a buy-to-hold strategy and those acquiring a second home.

Annual property tax (Impuesto sobre Bienes Inmuebles): Property tax is levied at 0.25% of the property’s registered value and is payable to the relevant local municipality. This rate falls well below the levels common in many other markets — annual property taxes in the UK, US, or Australia, for instance, typically range from 0.5% to over 2% of assessed value.

Luxury tax (Impuesto Solidario): Higher-value properties attract a supplementary levy known as the “Solidarity Tax.” This tax applies to homes valued above 133 million colones (approximately $230,000 as of June 2025). Properties that exceed the government’s valuation threshold are subject to this additional charge, which is progressive and scaled to assessed value. Always verify the current threshold with the Ministerio de Hacienda.

Transfer tax (purchase): As of early 2026, the property transfer tax stands at 1.5% of the taxable basis. Registration stamps add a further 0.85%, bringing total government charges on a purchase to approximately 2.35%.

Notary and legal fees: Notary fees are generally 1% to 1.25% of the property value, covering deed preparation, registry filings, and official recording. Separate charges for legal due diligence are also payable. Closing costs in total typically amount to 3% to 5% of the purchase price, encompassing the notary’s professional fee, the 1.5% transfer tax, registry stamps, document processing, and escrow services.

Capital gains tax: Since 1 July 2019, a capital gains tax applies to real estate disposals. The liability rests with the seller. The tax is calculated at a rate of 15% applied to the net gain, being the difference between the sale price and the acquisition cost. The sale of a seller’s primary residence is exempt from capital gains tax, even where the property is registered in the name of a corporation of which the seller is the legal representative.

Rental income tax: Rental income generated in Costa Rica is subject to local income tax. Property owners must comply with the relevant tax obligations, including registering for a business licence, collecting Value Added Tax (VAT) on short-term stays, and submitting quarterly returns.

HOA and maintenance fees: Other recurring expenditure includes homeowners’ association fees where applicable, utility bills, insurance, and property management costs for owners who let their properties. Insurance remains affordable and should encompass protection against wind, flooding, and seismic damage.

For authoritative and current tax rates, consult the Ministerio de Hacienda (Costa Rica’s national tax authority) at www.hacienda.go.cr. All figures cited above should be confirmed with a qualified local professional before any purchase commitment is made.

What are the official sources I should consult when buying property in Costa Rica?

When researching and completing a property acquisition in Costa Rica, the following official bodies and resources serve as the authoritative points of reference:

• Registro Nacional (National Registry) — The central repository for all titled property in Costa Rica. Use it to verify ownership, identify liens and encumbrances, and search cadastral maps. Website: www.rnpdigital.com
• Ministerio de Hacienda (Ministry of Finance / Tax Authority) — For current property tax rates, luxury tax thresholds, capital gains tax provisions, and VAT obligations. Website: www.hacienda.go.cr
• Colegio de Abogados y Abogadas de Costa Rica (Bar Association) — The official regulatory body for all lawyers and notaries practising in Costa Rica. Use to verify a lawyer’s registration and professional standing. Website: www.abogados.or.cr
• Instituto Nacional de Vivienda y Urbanismo (INVU) — The national housing and urban planning authority, relevant for planning permissions, zoning matters, and construction regulations. Website: www.invu.go.cr
• Instituto Costarricense de Turismo (ICT) — Costa Rica’s official tourism body, useful for understanding tourism-related regulations that may affect short-term rental properties. Website: www.ict.go.cr
• Banco Central de Costa Rica (BCCR) — The central bank, providing macroeconomic data, currency exchange rates, and interest rate information relevant to property financing decisions. Website: www.bccr.fi.cr
• Municipalidades (Local Municipal Offices) — For annual property tax payments, building permits, zoning confirmations, and concession-related matters. Contact the municipality covering the area in which your property is situated.
• Dirección General de Migración y Extranjería — For residency and immigration matters, including investor residency categories. Website: www.migracion.go.cr

Frequently asked questions about buying property in Costa Rica

Does buying property in Costa Rica give me the right to live there permanently?

No. Acquiring property does not in itself confer residency rights. However, Costa Rica does offer an Investor Residence category under Law 9996 (2021) that may provide a route to residency for qualifying buyers who commit a minimum specified investment. Current residency thresholds should be confirmed with the Dirección General de Migración, as they are subject to change.

Can I get a mortgage from a Costa Rican bank as a foreign buyer?

Obtaining financing from a Costa Rican bank as a foreign purchaser is generally very difficult. Most buyers who need financing either borrow against assets in their home country or negotiate seller financing directly with the vendor. The terms of vendor financing vary and can often be discussed, but using home-country equity or personal savings remains the most common approach for international buyers.

Is title insurance available and worth getting in Costa Rica?

Title insurance and escrow services are available through established providers such as Chicago Title and First Costa Rican Title Company, with fees typically at or below 1%. Given the intricacies of Costa Rica’s land registry system — which includes possession land, concession properties, and the potential for boundary disputes — title insurance is strongly advisable for additional security, particularly for rural or coastal acquisitions.

How long does the entire buying process take from offer to registration?

From offer to closing, the process in Costa Rica generally takes 30 to 60 days. Subsequent registration of the deed at the National Registry typically requires a further 30 to 45 days. Buyers should therefore plan for a total timeline of two to four months from making an initial offer to receiving confirmed registered title.

Are estate agents in Costa Rica regulated or licensed?

Costa Rica currently has no requirement for estate agents to hold a mandatory national licence, unlike many other countries. It is therefore advisable to work with agents who represent established international real estate brands or hold membership of the Cámara Costarricense de Corredores de Bienes Raíces (CCCBR). Always verify any agent’s credentials independently and place full reliance on your lawyer for all legal and due diligence matters.

What happens if I buy a property and later discover an undisclosed lien or encumbrance?

Foreign property owners in Costa Rica enjoy the same legal protections as citizens, including full access to the national court system for any ownership disputes or complications. If a lien was not disclosed and your lawyer failed to identify it during the Registro Nacional title search, you may have legal recourse against the seller and potentially against your lawyer. This underscores why a thorough title examination before completion is non-negotiable.

Do I need to be present in Costa Rica to complete a property purchase?

Physical presence at closing is not strictly necessary. A power of attorney (poder notarial) can be granted to a trusted representative — typically your lawyer — authorising them to execute the purchase deed on your behalf if you are unable to travel to Costa Rica. The power of attorney must be correctly notarised and authenticated. Discuss this arrangement with your lawyer well in advance of the anticipated closing date.

Are short-term rentals (like Airbnb) legal and regulated in Costa Rica?

Short-term rentals are permitted but are subject to regulation. Owners are required to register for a business licence, collect Value Added Tax (VAT) on short-stay bookings, and file quarterly tax returns. These regulations are actively enforced, and operating without the correct licences can result in financial penalties. Consult a local lawyer and accountant before listing any property on short-term rental platforms.

What is the difference between titled property and concession property in Costa Rica?

Titled (fee simple) property is registered in the Registro Nacional and confers full ownership rights on the holder — equivalent to freehold title in many other jurisdictions. Concession property lies within the Maritime Zone, specifically the 150-metre coastal strip that can be granted to private users by the relevant municipality; it does not confer outright ownership but rather a leasehold-style right requiring periodic renewal. The only material restriction on foreign ownership concerns this category of beachfront property, where foreigners may hold no more than 49% of concession land. Concession properties carry specific legal risks and require specialist legal guidance.