A due-diligence checklist for titled beachfront in Costa Rica
Not all "beachfront" on the Costa Rican coast is truly ownable. Before you buy, here's what to verify — title, survey, registry, and the maritime zone — so you know exactly what you're getting.
"Beachfront" is used loosely in Costa Rica, and the difference between marketing language and what you can actually own is enormous. Before you commit, confirm the fundamentals. Use this as a starting checklist to work through with your attorney — it's general guidance, not legal advice.
1. Confirm it's titled, not concession
Ask directly: is this fee-simple titled land, or a concession? Concession property is leased from the municipality, must be renewed, and caps foreign ownership at 49 percent. Titled land is owned outright. This single distinction changes everything about what you're buying.
2. Check the National Registry
Costa Rica's Registro Nacional is public. Your attorney looks up the property's folio real (registry number) to confirm:
- The current legal owner
- Clear fee-simple title
- Any mortgages, liens, or embargoes
- Recorded easements or use restrictions
3. Match the survey to the ground
The recorded survey — the plano catastrado — should match the physical boundaries and the registry record. Mismatches between the plan, the registry, and what's actually on the ground are a classic source of trouble.
4. Understand the maritime zone
The Maritime Terrestrial Zone is the first 200 meters inland from the high-tide line: the first 50 meters is public and unownable, and the rest is generally concession land. Truly titled beachfront sits outside this zone — confirm where the property falls relative to it.
5. Check taxes and standing
Verify property taxes and any municipal fees are current, and that there are no outstanding obligations attached to the parcel.
Why this favors titled land
Every one of these checks is easier — and cleaner — on genuinely titled property. That's the whole point of Hermosa Real: five titled, fee-simple beachfront lots, recorded and delivered free and clear, with the survey and title ready for your attorney to verify.
Common questions
- How do you verify a property title in Costa Rica?
- Costa Rica's National Registry (Registro Nacional) is public. A real estate attorney searches the property by its registry number (folio real) to confirm the owner, the recorded survey, and any liens, mortgages, easements, or restrictions before you buy.
- What is the maritime zone in Costa Rica?
- The Maritime Terrestrial Zone is the first 200 meters inland from the high-tide line. The first 50 meters is public and cannot be owned; the band behind it is generally concession (leased) land. Titled beachfront that sits outside this zone is the exception, and worth confirming.
- What documents should you review before buying beachfront?
- At minimum: the registry extract (folio real) showing clear fee-simple title, the recorded survey (plano catastrado) matching the physical boundaries, confirmation there are no liens or restrictions, and up-to-date property tax and municipal payments.
- Is titled beachfront in Costa Rica hard to find?
- Yes. Because most of the coast is public or concession land, genuinely titled, fee-simple beachfront is scarce and rarely comes to market — which is exactly why careful verification matters, and why it holds value.
Titled beachfront at Playa Hermosa is nearly spoken for.
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