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Buying land or a house in Costa Rica: steps, documents and costs

Foreigners can buy property in Costa Rica with the same rights as citizens on titled land. Here are the steps to buy safely in the South Pacific.

1. Check that the property exists and belongs to the seller

Ask for the folio real number and the cadastral plan (plano catastrado). With the folio real you can check at the National Registry (rnpdigital.com) who owns it, its size, and any mortgage, lien, easement or annotation. Compare the plan with what you see on site: boundaries, size and access.

Be careful with "rights of possession" (derechos de posesión, untitled land): they can be legal but need much deeper legal due diligence.

2. Check land use, water and permits

Request a land-use certificate (uso de suelo) from the municipality (Osa, Pérez Zeledón or Quepos depending on the area): it states what can be built. To build you will also need a water availability letter (AyA or the local ASADA) and, for some projects, environmental approval from SETENA.

The south has national parks, wetlands and protected areas (Marino Ballena National Park, Térraba-Sierpe wetland, Corcovado): make sure the lot has no environmental restrictions.

3. Beware of the maritime zone

The first 200 meters from the high-tide line belong to the State: the first 50 m are a public zone and the next 150 m a restricted zone that can only be used under a municipal concession. "Beachfront" land in that strip is not titled property, and concessions have special rules for foreigners.

4. Sign before a lawyer and notary

The sale is signed as a public deed before a Costa Rican notary, who registers it at the National Registry. Ideally the buyer has their own lawyer. Never hand over money without a contract: use an escrow account or pay at signing.

5. Budget the costs

The transfer tax is 1.5% of the value (Law 6999). Add registry stamps and fees and the notary fees: closing costs usually total around 3.5% to 4% of the price. After that, property tax is 0.25% per year of the registered value, paid to the municipality.

Browse land and homes for sale in Real estate or list your property for free: Post a listing.

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

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