Yes—but it depends on whether the land is private titled property or part of Costa Rica’s Maritime Terrestrial Zone (ZMT), where the rules are completely different. The confusion usually starts with one simple fact: many “beachfront” listings are not fee-simple ownership at all, but government concessions (long-term leases) governed by a specific coastal law.
What is Costa Rica’s Maritime Terrestrial Zone (ZMT)?
The ZMT is a 200-metre strip measured inland from the ordinary high-tide line along both the Pacific and Caribbean coasts. Procuraduría General de la República
Costa Rica’s ZMT is split into two parts:
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Public Zone (Zona Pública): the first 50 metres from the high-tide line (plus areas exposed at low tide). Procuraduría General de la República
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Restricted Zone (Zona Restringida): the next 150 metres, where concessions may be granted. Procuraduría General de la República
A key detail many buyers miss: mangroves and estuaries are treated as public zone regardless of their size, which can wipe out development dreams instantly. Procuraduría General de la República
Can anyone privately own the first 50 metres from the tide line?
In almost all situations, no—those 50 metres are for public use, and private occupation is generally prohibited. Procuraduría General de la República+1
Costa Rican law states the public zone cannot be occupied under any title, is dedicated to public use and free transit, and only limited public-purpose works are allowed under approvals. Procuraduría General de la República+1
That’s why you’ll hear locals say: “The beach belongs to everyone.” In Costa Rica, that’s not just a saying—it’s the legal baseline.
So what can a foreigner actually “buy” near the beach?
A foreigner can usually acquire one of these interests:
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Fee simple titled property (full ownership) outside the ZMT, like any other property in Costa Rica
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A concession interest (a lease-like right) inside the restricted zone of the ZMT
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A property interest in a declared “Zona Urbana Litoral” area, where a different regulatory framework may apply (still with major limits)
Each one has different rules, risks, and paperwork.
What is a concession property and how does it work?
A concession is a right to use and enjoy a specific parcel within the ZMT restricted zone, granted and administered by the local municipality, with oversight/approval by the relevant institute (often ICT in tourist areas). Procuraduría General de la República+2ict.go.cr+2
Concessions are typically:
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Granted for 5 to 20 years
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Subject to an annual canon (fee) that replaces property tax
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Renewable, but only if you comply and apply correctly Procuraduría General de la República+1
A concession is not “owning the land”—it’s more like a regulated coastal lease backed by government approvals and registration.
Do concessions require zoning plans and official approvals?
Yes—many concessions depend on approved planning instruments, and tourist-area concessions require ICT involvement. Procuraduría General de la República+2ict.go.cr+2
Costa Rica’s Maritime Zone system is designed to prevent random coastal development. For example, the law requires approved development planning for tourist zones before municipalities can grant concessions there. Procuraduría General de la República+1
In practical terms, if the coastal regulatory plan is missing, outdated, or legally tangled, that can mean:
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No new concession can be granted, or
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Renewals/transfers become slower and riskier, or
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Building permissions become uncertain
What are the restrictions on foreigners holding a concession?
A foreign national can’t simply take over a concession the same way they would buy titled land, because Costa Rica restricts concessions to protect the maritime zone. Procuraduría General de la República+1
Under the law:
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Concessions are not granted to foreigners who have not legally resided in Costa Rica for at least five years. Procuraduría General de la República+1
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Concessions are not granted to certain entities, including companies with bearer shares, foreign-domiciled entities, and entities whose capital is more than 50% foreign-owned. Procuraduría General de la República+1
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The law also limits transferring concession interests or shares in ways that violate these restrictions. Procuraduría General de la República+1
What this means on the ground: if you’re not a citizen and you don’t meet the residency requirement, you may only be able to hold a minority participation, while a Costa Rican citizen or qualifying resident holds the majority—and that structure needs proper legal design, not handshake logic.
Can a concession be sold or transferred to a foreign buyer?
Yes—but only with the required authorisations and only if the transfer structure complies with the foreigner rules. Procuraduría General de la República+1
The law is explicit that concession rights can’t be transferred, pledged, or otherwise encumbered without express approval from the municipality and the relevant institute (often ICT). Procuraduría General de la República+1
If someone says, “No worries, we’ll just sign a private agreement and sort the municipality later,” treat that as a serious warning sign.
What happens to a concession if the holder dies?
A concession can pass to heirs, but inheritance is not a free pass around the eligibility rules. Procuraduría General de la República+1
Costa Rica’s Maritime Zone law allows concession rights to be adjudicated to heirs, and if there are no eligible heirs, the concession can revert back to the municipality along with improvements. Procuraduría General de la República+1
In real life, this is where families get caught off guard—especially if the heirs are foreign and don’t meet the residency/structure requirements at the time of probate. A good estate plan for concession property is not optional.
What is “Zona Urbana Litoral” and why does it matter in 2026?
“Zona Urbana Litoral” is a legal framework created to manage coastal towns that were already urbanised, allowing a different planning and concession approach in those areas—without automatically turning public coastal land into private land. Procuraduría General de la República+1
Important points:
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The law explicitly says it does not remove (disaffect) demanial/public areas even if they fall within an urban littoral zone. Procuraduría General de la República
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A declaration requires a current coastal regulatory plan and multiple institutional requirements, including environmental components. Procuraduría General de la República
If you’re looking at property near a developed beachfront town, it’s worth checking whether the area has a “Zona Urbana Litoral” declaration and what that means for concessions, renewals, permitted uses, and density.
What due diligence should foreigners do before buying anything “on the beach”?
You should assume that beachfront transactions require extra layers of verification, because mistakes are expensive and often irreversible.
Here’s a practical due diligence checklist:
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Confirm the property category: titled land vs ZMT concession vs mixed situation
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Verify exact boundaries: high-tide line, 200 metres inland, and whether mangroves/estuaries apply Procuraduría General de la República
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Check concession registration and term: expiry date, renewal history, and whether it’s in good standing Procuraduría General de la República+1
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Confirm payment status: canon paid up-to-date (municipal records) Procuraduría General de la República+1
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Confirm transfer permissions: municipality + ICT approvals where required Procuraduría General de la República+2Procuraduría General de la República+2
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Match the intended use to the plan: residential, commercial, tourism, height/setbacks, access
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Confirm public access obligations: no blocking the public zone or access routes Procuraduría General de la República+1
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Check for cancellation risks: non-payment, non-compliance, or restricting public use can trigger cancellation Procuraduría General de la República+1
This is where a seasoned Costa Rican real estate attorney earns their fee: not by “reviewing the contract”, but by confirming the legal reality behind the listing.
Can banks finance concession properties?
Sometimes—but it’s not as simple as a standard mortgage, and it depends on the institution and the structure. Costa Rica’s law allows national banking system banks and state institutions to lend to concession holders using the concession and improvements as collateral. Procuraduría General de la República+1
In practice, lenders will scrutinise concessions heavily because the underlying right is conditional and time-limited.
FAQ: Foreigners and Beachfront Property in Costa Rica
Can I own beachfront property outright in Costa Rica as a foreigner?
Yes, if it is properly titled property outside the ZMT, foreigners can generally buy like locals.
What does “concession property” mean in Costa Rica?
It means you’re acquiring a regulated right to use land in the ZMT restricted zone, not fee-simple ownership. Procuraduría General de la República+1
How long does a concession last?
Usually 5–20 years, and it can be renewed if you comply and apply correctly. Procuraduría General de la República+1
Do I need residency to hold a concession?
Often yes—foreigners generally need at least five years of legal residency to be eligible as concessionaires. Procuraduría General de la República+1
Can a foreigner be part of a concession through a company?
Sometimes, but the law restricts concession grants to entities with more than 50% foreign ownership and bans certain structures like bearer shares. Procuraduría General de la República+1
Can a concession be transferred without government approval?
No—transfers or encumbrances require express approval from the municipality and the relevant institute. Procuraduría General de la República+1
What happens if the beach moves and a building ends up in the public zone?
The law addresses shoreline change scenarios and limits what can be done if structures end up in the public zone. Procuraduría General de la República+1
What is “Zona Urbana Litoral”?
It’s a legal framework for certain already-urbanised coastal zones, but it does not automatically turn public coastal land into private land. Procuraduría General de la República
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