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Buying a farm with a river or spring in Costa Rica

A finca with a river or spring is many buyers’ dream in the south. Water is a big plus, but it comes with rules worth knowing before you buy.

Protection areas

Under the Forestry Law there is a protected 100-meter radius around a permanent spring, and along rivers and streams a strip of 15 meters in flat rural areas or 50 meters on steep terrain. You cannot build or cut trees in those areas.

The water is not automatically yours

In Costa Rica water is public domain. To use water from a river or spring (irrigation, drinking, ponds) you need a concession from MINAE’s Water Directorate. Ask whether the farm already has a valid concession.

Forest and land-use change

Forest cannot be cleared to change land use. If the farm is heavily forested, the usable area may be smaller than it looks. Some owners receive payments for environmental services (FONAFIFO) to conserve it.

Access and size

Check that the farm has access by a public road or a registered easement, and that the size on the cadastral plan matches the land. Large farms sometimes include untitled parts.

See farms and lots in Chontales, Tres Ríos de Osa or Pérez Zeledón (San Isidro).

General information, not legal advice. Always check with a Costa Rican lawyer or notary.

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