Costa Rica has been recognized worldwide as a premium destination for real estate acquisition and development. Whether you are buying a home, investing in beachfront property, or developing a commercial project, every successful transaction rests on the same foundation: a clear title and a thorough legal review before signing.
Our real estate attorneys in Costa Rica advise local and international clients throughout the entire process — from due diligence and title verification before the National Registry to the closing and registration of the transaction. With offices in Escazú, Jacó, and Tamarindo, NCC Abogados works daily in the country’s most active real estate markets, on both coasts and in the Central Valley.
Since 1995, we have advised on countless simple and complex real estate transactions and participated in the development of commercial, residential, mixed-use, tourist, agricultural, and agro-industrial projects, as well as real estate project financing.
Our Real Estate Legal Services in Costa Rica
Due Diligence and Title Verification
Every property purchase should begin with a comprehensive legal due diligence. Our team verifies the title before the National Registry and reviews liens, mortgages, encumbrances, annotations, and easements; confirms boundaries against the registered survey plan (plano catastrado); examines zoning, land use, and permits; and verifies the seller’s legal capacity to transfer. The result is complete information — allowing you to proceed, renegotiate, or step away in time.
Purchase and Sale Closings
We structure and close real estate transactions in Costa Rica for buyers and sellers: option and purchase agreements, coordination with escrow agents, drafting of the transfer deed, and registration before the National Registry. Our real estate practice works hand in hand with our notarial and registry department, so the entire closing is handled within the firm.
Corporate Structures for Property Ownership
Many clients choose to hold property through a Costa Rican corporation for estate planning and asset management purposes. We advise on the most suitable structure for each case, incorporate the entity when appropriate, and keep it in good standing — always coordinated with tax counsel.
Beachfront Property and Maritime Zone Concessions
Beachfront land in the Maritime Terrestrial Zone (ZMT) is subject to a special legal regime: most of it is concession land rather than titled property, with particular requirements and restrictions. From our offices in Jacó and Tamarindo — in the heart of the country’s coastal markets — we regularly advise clients on concession review, compliance, and transfers.
The 51/49 Rule
Costa Rican law establishes that concessions in the Maritime Zone may not be held by foreigners who have resided in the country for fewer than five years, nor by corporations with majority foreign capital. In practice, this means that a concession-holding corporation must have at least 51% of its shares in the hands of a Costa Rican citizen or qualifying long-term resident, with the foreign investor holding up to 49%.
Corporate Structures for Concession Ownership
Within this framework, it is common for buyers to rely on carefully designed corporate structures to organize the administration of the concession and protect their investment. These structures typically involve two classes of shares: the Costa Rican partner holds the majority class, while the foreign investor holds the minority class, and the corporate bylaws allocate management and financial decision-making in accordance with the parties’ agreement.
Complementary contractual safeguards are equally important. These may include a garantía de acciones (stock pledge) that restricts the majority shareholder from transferring shares or making unauthorized changes, together with pre-agreed exit and replacement mechanisms for the local partner.
Each of these structures must be designed case by case, in strict observance of the law and the specific terms of the concession. Improperly designed arrangements can place the concession itself at risk, which is why specialized legal counsel is essential before acquiring any beachfront property in the Maritime Zone. Our team in Jacó and Tamarindo structures and reviews these arrangements regularly.
Real Estate Development and Project Financing
We provide legal counsel to developers of commercial, residential, mixed-use, tourist, and agro-industrial projects: land assembly, permitting strategy, condominium regimes, construction contracts, and real estate project financing, including the creation of simple and complex real estate guarantees.
Real Estate Dispute Resolution
We favor negotiation and conflict prevention. When disputes arise, our litigation team is prepared to defend our clients’ interests in civil, commercial, and agrarian proceedings, with the recognized trajectory of our litigators.
Why Choose NCC Abogados for Real Estate in Costa Rica
Founded in 1995, NCC Abogados is a consolidated corporate law firm whose real estate practice integrates transactional, notarial, corporate, and litigation capabilities under one roof. Our offices in Escazú, Jacó, and Tamarindo place us directly in the markets where our clients buy, sell, and develop — and our bilingual team regularly represents international buyers, sellers, and developers throughout the entire process. We believe that correct legal advice necessarily involves a solid business vision; both, hand in hand, enhance the expected results.
Frequently Asked Questions About Real Estate Law in Costa Rica
Can foreigners own property in Costa Rica?
Yes. As a general rule, foreigners enjoy the same rights as Costa Rican citizens to own titled property, regardless of residency status. The main exception is beachfront land within the Maritime Terrestrial Zone (ZMT), which is generally not titled property but concession land subject to special rules and restrictions. A real estate attorney can confirm the legal nature of a specific property before you commit to a purchase.
What does legal due diligence cover before buying property in Costa Rica?
Due diligence typically includes verification of the title before the National Registry; review of liens, mortgages, encumbrances, annotations and easements; confirmation of boundaries and survey plans (plano catastrado); review of zoning, land use and permits; verification of the seller’s legal capacity; and, for corporations, review of the entity that holds the property. Its results allow the buyer to proceed, renegotiate or step away with complete information.
What is the Maritime Terrestrial Zone (ZMT)?
The Maritime Terrestrial Zone is, in general terms, the first 200 meters of land measured from the high tide line. Most of this land cannot be privately titled: the first 50 meters are public, and the following 150 meters are typically held under municipal concessions subject to special requirements and restrictions, including limitations on foreign participation. Beachfront purchases in the ZMT require particularly careful legal review.
What is the role of the notary public in a Costa Rican real estate closing?
In Costa Rica, the transfer of real estate must be executed in a public deed drafted by a notary public and registered before the National Registry. Costa Rican notaries are attorneys with additional public faith functions. At NCC Abogados, our real estate practice works together with our notarial and registry department to handle the closing and registration process from start to finish.
Should I buy property in my own name or through a corporation?
Both options are common in Costa Rica. Holding property through a Costa Rican corporation may offer advantages in terms of estate planning, asset management and eventual transfer, but it also involves incorporation and ongoing compliance obligations. The right structure depends on each client’s circumstances and objectives, and should be defined with legal and tax advice before the purchase.
What can go wrong in a property purchase without legal review?
Common issues include liens or mortgages on the title, unregistered easements, boundary discrepancies between the survey plan and the physical property, zoning or land-use restrictions that prevent the intended use, concession land presented as titled property, and sellers without full legal capacity to transfer. A thorough due diligence before signing is designed precisely to identify these situations in time.
Speak with Our Real Estate Team
Whether you are considering a property purchase, planning a development, or need guidance on an existing transaction, our real estate lawyers will be glad to assist you — in English or Spanish.
Write to us on WhatsApp | info@nccabogados.com | Offices in Escazú, Jacó and Tamarindo