Understanding property ownership before you buy

The 50–200 m strip from the high-tide line is governed by the Zona Marítimo Terrestre law (Law 6043, 1977). The government leases this land in 5–20 year renewable terms called concessions, administered by the local municipality and the Costa Rican Tourism Board (ICT). Most foreigners purchase via a Costa Rican corporation where a local holds at least 51%. The Four Seasons, Ritz-Carlton Reserve, and Waldorf Astoria are all built on concession land.

In rare cases, yes. Properties privately titled before 1977 may retain title status. Once a municipality's Plan Regulador is approved and an area receives tourism designation, a formal pathway opens toward stronger ownership rights. For properties where approval is pending, this is a meaningful value proposition worth discussing with your lawyer.

Possession rights (derechos posesorios) are documented through private contracts rather than a registered title. When you buy, you receive a Cesión de Derechos — a transfer of rights document. These rights are legally valid and fully transferable, but carry meaningful risks until converted to a full title. Possession land cannot be mortgaged, which limits financing options.

The first 50 metres measured from the average high-tide line — including mangroves, estuaries, cliffs, and any land exposed at low tide — is designated Zona Pública under Maritime Zone Law 6043 (1977). No concession, no title, and no private structure of any kind is permitted here, regardless of how long something has existed on the land.

This zone is permanently reserved for public use — walking, beach access, and free transit. Private landowners adjacent to the zone cannot legally block public access to the beach. A right of way to the public zone must always exist.