Owning by the ocean is a dream for many buyers — and Costa Rica makes it possible. But beachfront land follows special rules that every buyer must understand. This guide explains exactly how it works, so you can buy by the sea with total confidence.
200 mThe Maritime Zone
Law 6043Governs the coastline
ConcessionNot fee-simple title
VerifiableYour lawyer confirms it all
🌊 First, the Big Picture
Most property in Costa Rica is owned in full, fee-simple title — including many homes near the coast. The special rules in this guide apply specifically to the Maritime Zone (ZMT): the first 200 metres from the high-tide line. This zone is national heritage, held by concession rather than outright title. It's a perfectly normal way to enjoy beachfront living — you simply need to understand it before you buy. That's what this guide is for.
The 200-Metre Zone, Visualised
Costa Rica's entire coastline is divided into clear bands, measured inland from the high-tide line.
🚫 Public Zone
0 – 50 metres
National public space. It cannot be owned, leased, or built upon by anyone — it belongs to all Costa Ricans and visitors. This is what keeps Costa Rica's beaches open and free.
📜 Restricted Zone
50 – 200 metres
Held by concession — a renewable lease granted by the local municipality (5–20 year terms). You don't own the land outright, but you hold the legal right to use and develop it.
✅ Private Land
Beyond 200 metres
Ordinary fee-simple property, owned outright with full title in the National Registry — exactly like any inland home. Many "ocean-view" properties sit here, safely titled.
Concession vs. Title — Know the Difference
This is the single most important distinction for any beachfront buyer. Both are legitimate — they're just different.
📜 Concession (Concesión)
Applies to the restricted zone (50–200m)
A long-term, renewable lease from the municipality — not outright ownership
Registered with the municipality and the ICT (Tourism Board), not as fee-simple title
Has conditions: approved use, fees, a regulatory plan (plan regulador)
Generally not financeable by traditional banks
Subject to foreign-ownership limits (see below)
✅ Fee-Simple Title (Titulada)
Applies to land beyond 200m — and a few specially titled coastal parcels
Full, permanent ownership in your name (or your corporation's)
Recorded in the National Registry like any property
No special foreign-ownership restriction
Can be financed, sold, and inherited freely
The simplest, most secure form of ownership
💡 Key point: A very small number of beachfront parcels hold genuine fee-simple title (titled before the 1977 law or in specific exempted areas). These are rare and valuable. Always have your attorney confirm in writing whether a property is titled or concession — never assume.
The Foreign-Ownership Rule for Concessions
Concessions (not titled property) carry a specific rule for foreigners. It's easily managed — you just need to know it.
🛂 Who Can Hold a Concession?
49%
Foreigner with under 5 years of residencyMay hold up to 49% of a concession. The majority (51%+) must be held by a Costa Rican citizen or a qualifying long-term resident.
100%
Foreigner with 5+ years of legal residencyOnce you've held legal residency for at least 5 years, you can hold up to 100% of a concession in your own right.
The practical solution: Many buyers structure a concession through a Costa Rican corporation with qualifying majority shareholders, or simply build toward the 5-year residency milestone. A good attorney sets this up properly from day one — it's routine.
📑Verified sources: Maritime-Terrestrial Zone Law (Ley sobre la Zona Marítimo Terrestre, Law No. 6043, 1977). Concessions administered by the local municipality and the Costa Rican Tourism Board (ICT). Foreign-ownership limits per Article 47 of Law 6043.
Beachfront Due Diligence Checklist
If you're buying in the Maritime Zone, make sure your attorney confirms every one of these.
📜
Titled or concession?Get it in writing. This single answer changes everything about the purchase.
🗺️
Approved Plan ReguladorThe area must have an approved coastal zoning plan for a concession to be valid and developable.
⏳
Concession term & renewalCheck how many years remain and the renewal track record with the municipality.
🧾
Fees & canon paidConfirm the annual concession fee (canon) is current — arrears can jeopardise the concession.
🏢
Corporation structureIf held via an S.A., verify the shareholding meets the foreign-ownership rules and is debt-free.
🏗️
Permitted use & building rightsConfirm what you're actually allowed to build, under the plan regulador.
🏖️ Dreaming of an Ocean View?
Beachfront is wonderful — and very buyable — when you know the rules. I'll help you tell titled from concession, connect you with a specialised coastal attorney, and find the right property for your goals. Let's make your ocean dream a safe reality.