How foreigners buy titled property in Costa Rica
Foreigners can own titled land in Costa Rica outright, with the same rights as citizens. Here's how the process works, from first offer to a recorded deed in your name.
Buyers are often surprised by how straightforward it is to own land in Costa Rica as a foreigner — on titled property, your rights are the same as a citizen's. What follows is a plain-language overview of how a purchase typically works. It is general information, not legal advice; a Costa Rican attorney should guide your specific transaction.
You don't need residency or citizenship
There is no requirement to be a resident or citizen to own titled land in Costa Rica. Ownership and immigration status are separate. On fee-simple land like the lots at Hermosa Real, a foreign buyer can own up to 100 percent outright.
The one thing to understand is what you're buying. Most of the coast is concession land — leased from the government, with foreign ownership capped at 49 percent. Titled beachfront sits outside that system, which is what makes it rare and worth confirming carefully.
The typical steps
- Offer and agreement. You and the seller agree terms in a written purchase agreement, usually with a deposit held in escrow.
- Due diligence. Your attorney verifies clear title at the National Registry (Registro Nacional), confirms the recorded survey (plano catastrado), and checks for liens, easements, or restrictions.
- Escrow. Funds move through a registered escrow account, which keeps the transaction transparent and protects both sides.
- Closing before a notary. In Costa Rica, a notary is a specialized attorney with authority to execute and register the transfer deed.
- Recording. The deed is recorded at the National Registry, and title is now in your name — or in the name of a Costa Rican corporation, if you choose to hold it that way.
Holding personally or through a corporation
Some buyers hold property in their own name; others use a Costa Rican corporation (sociedad). Each has trade-offs for administration, succession, and taxes. There's no single right answer — it's a question for your attorney and, ideally, a cross-border tax advisor.
What matters most
The single most important step is due diligence on the title. Titled beachfront is valuable precisely because clean, recorded, fee-simple ownership on this coast is scarce. At Hermosa Real, every lot is titled and delivered free and clear — and we're glad to put the recorded survey and title in front of your attorney.
Common questions
- Can a foreigner buy property in Costa Rica?
- Yes. On titled (fee-simple) land, foreigners have the same ownership rights as Costa Rican citizens and can own up to 100 percent, with a recorded deed in their name. The main exception is concession land in the maritime zone, where foreign ownership is capped at 49 percent.
- Do you need residency to buy property in Costa Rica?
- No. You do not need to be a resident or citizen to buy and own titled property in Costa Rica. Ownership and residency are separate matters.
- How is property purchased and transferred in Costa Rica?
- Title transfers are executed before a Costa Rican notary and recorded at the National Registry. Funds are typically handled through an escrow account, and a real estate attorney runs due diligence on the title and survey before closing.
- Should I use a lawyer to buy property in Costa Rica?
- Yes. Work with an independent Costa Rican real estate attorney and a licensed notary. They verify clear title at the National Registry, confirm the survey, check for liens or restrictions, and handle the closing. This article is general information, not legal advice.
Titled beachfront at Playa Hermosa is nearly spoken for.
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