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Can You Really Own Beachfront Property in Costa Rica?

The answer is: not always. In Costa Rica, owning beachfront land isn’t as straightforward as it sounds. That dreamy oceanfront lot you’re eyeing? It may not be titled at all—and if you don’t understand the rules, you could spend a fortune on land you never truly own.


Understanding the Maritime Zone (Zona Marítimo-Terrestre)


Costa Rica’s coastlines are protected by law. The first 200 meters from the high tide line are called the Maritime Zone:


  • 0–50 meters: This strip is public land. No one—not even Costa Ricans—can own or build in it.

  • 50–200 meters: This is known as concession land. It’s not titled. It’s leased from the local municipality, with strict rules.


Titled land begins only beyond the 200-meter line. Anything inside the Maritime Zone is governed by concession law.


⚠️ So… What’s a Concession?


Concession land is not private property—it’s more like a long-term lease. It requires:


  • A valid municipal permit

  • A zoning plan (uso de suelo)

  • Timely payment of fees and taxes

  • Legal renewals and compliance


❌ If any of these conditions are broken, your rights can be revoked. You could build a house and still lose it.


Common Mistakes Foreign Buyers Make


  • Buying a “beachfront” lot without knowing it’s untitled

  • Assuming the seller holds the concession—but they don’t

  • Ignoring overdue municipal taxes that put the concession at risk

  • Building without proper zoning or environmental approval


What to Ask Before You Buy Beachfront:


  1. Is the land titled or concession?

  2. Who holds the concession rights?

  3. Are municipal fees up to date?

  4. What zoning (uso de suelo) is approved for the land?

  5. Is there a valid plan regulador in place?


If the seller can’t answer all five—pause the deal.


🎥 Watch the Video: Beachfront Truth in 34 Seconds

I made this quick TikTok to break it down. Watch the repost on Facebook here:


🎁 Get the Full Checklist for Free


Arcadia’s Starter Kit includes:

  • A beachfront buyer’s checklist

  • Legal red flags

  • Questions to ask your notary

  • Zoning and concession guidance

  • Trusted lawyer referrals


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