Buying Property in Costa Rica as a Foreigner: 2026 Guide

Ownership rights

Broadly equal to citizens for titled property

Residency required to buy?

No

Common ownership vehicle

Personal name or a Costa Rican S.A. / S.R.L.

Title registry

Registro Nacional (Registro Inmobiliario)

Key restricted zone

Maritime Zone concession land

Bank financing for non-residents

Limited; many buyers use cash or developer plans

Do I need anything special as a foreign passport holder to buy?

For most transactions you simply need a valid passport to be identified in the purchase agreement, the escrow paperwork and the transfer deed (escritura). Some closings also request a local tax identification number (NITE) for a foreign individual, which your attorney or notary can help arrange. No visa, residency card or Costa Rican citizenship is required simply to purchase and hold titled real estate.

Should I buy in my personal name or through a Costa Rican corporation?

Both approaches are common and each has trade-offs that should be evaluated with your attorney and accountant, since the right answer depends on your estate planning, tax residence and privacy preferences, none of which this guide can assess for you.

Buying in your personal name

Holding title personally is straightforward and avoids the ongoing administration of a corporate entity. It can simplify a future sale for a single owner, but it may complicate succession planning for heirs outside Costa Rica and offers less separation between the property and the owner's other assets.

Buying through an S.A. or S.R.L.

Many foreign buyers hold Costa Rican real estate through a locally formed corporation (Sociedad Anónima, S.A., or Sociedad de Responsabilidad Limitada, S.R.L.). A corporate holding structure can ease transfer of ownership later — by transferring shares rather than re-registering the deed — and can assist with succession and liability separation. In exchange, the corporation carries ongoing obligations: annual corporate tax (impuesto a las personas jurídicas), bookkeeping and, since Costa Rica's shareholder registry (RTBF) rules, periodic beneficial-ownership disclosure to the Central Bank. These obligations apply whether or not the company is actively used, so an inactive company still requires basic annual compliance and cost.

Why should I hire my own attorney instead of using the seller's?

In Costa Rica, a notary public (who is also a licensed attorney) drafts and formalizes the transfer deed, and it is common practice for a seller, developer or real estate agent to suggest a notary for convenience. However, that notary's role in preparing the deed is procedural, not advisory to you. An independent attorney engaged solely on your behalf reviews the title, negotiates contract terms, coordinates due diligence and represents only your interests — an important safeguard given that real estate contracts, escrow instructions and closing documents in Costa Rica carry real legal and financial consequences.

How does escrow and anti-money-laundering compliance work?

Funds are typically routed through a registered, licensed escrow agent rather than paid directly to a seller or agent. The escrow agent holds the buyer's deposit and closing funds until the agreed conditions — such as a clean title report or completion of construction milestones — are satisfied, then disburses according to written instructions signed by both parties. As part of Costa Rica's anti-money-laundering (AML) framework, escrow agents, notaries and real estate professionals are required to perform know-your-client checks and document the source of funds. Expect to provide identification, proof of the origin of the funds being wired, and sometimes a bank reference. This is standard practice, not a sign of a problematic transaction, and it protects buyers as much as it satisfies regulators.

What due diligence should I do before buying?

Thorough due diligence is the single most important protection for a foreign buyer, and it should be led by your independent attorney rather than assumed from marketing materials.

• •Title study at the Registro Nacional confirming the current registered owner, the legal description and any recorded liens, mortgages, easements or annotations against the property.
• •Review of the plano catastrado (registered cadastral survey) to confirm boundaries and surveyed area match what is being sold.
• •Confirmation of municipal status, including whether the property has the required municipal permits, is current on municipal property taxes, and conforms to zoning (uso de suelo).
• •Verification of water availability and, where relevant, a water letter (carta de disponibilidad de agua) from the local provider (AyA, ASADA or municipality).
• •Identification of any easements, rights of way or environmental restrictions (such as protected forest or water setbacks) affecting use of the land.
• •For pre-construction or under-construction purchases, review of the construction/purchase contract, payment schedule, and the developer's permits.

What is the Maritime Zone and how does it affect foreign ownership?

Costa Rica's coastline is governed by the Maritime-Terrestrial Zone Law, which divides most coastal land into a public beach strip and an adjacent inland strip. Within that inland strip, land is generally not privately titled; instead it is held under a municipal concession — a long-term right to use and build on the land, rather than fee-simple ownership. Foreign individuals face restrictions on directly holding certain concessions, and structures involving Costa Rican corporations or residents are sometimes used, each with its own legal implications. Titled (fee-simple) property located outside the restricted zone is not subject to these concession rules. Because the boundaries of the Maritime Zone and a property's exact classification are technical and location-specific, always have an independent attorney confirm a coastal property's precise legal status — titled versus concession — before making any commitment.

How does closing and title transfer actually work?

Once due diligence is complete and financing (if any) is confirmed, a Costa Rican notary prepares the transfer deed (escritura de traspaso), which both parties sign — often the buyer can sign via a power of attorney if not present in Costa Rica. The notary then submits the deed to the Registro Nacional for registration. Registration is what makes the transfer effective against third parties and is the definitive record of who owns a property; a signed deed that has not yet been registered is not the same as completed, registered title. Your attorney should confirm registration has posted and obtain an updated title study (estudio registral) showing you as the recorded owner.

What costs and taxes should I budget for?

Exact figures vary by property, price and structure, so ask your attorney for a written closing-cost estimate specific to your transaction rather than relying on general figures. At a general level, buyers should expect to budget for categories such as: the property transfer tax and registration fees payable to the Registro Nacional; notary/legal fees for preparing and registering the deed; escrow agent fees; and, for corporate structures, the ongoing annual corporate tax and accounting costs described above. On an ongoing basis, owners of registered real estate pay an annual municipal property tax (impuesto sobre bienes inmuebles), and higher-value properties may be subject to Costa Rica's luxury home tax (impuesto solidario) — consult your attorney or accountant to determine whether a specific property is affected and for current rates.

Can I get bank financing as a foreigner, or should I plan to pay cash?

Local Costa Rican banks generally offer more limited mortgage financing to non-resident foreign buyers than to residents or citizens, often with higher down payments, higher interest rates, or additional documentation requirements — and terms differ significantly between institutions and change over time, so confirm current options directly with lenders. For this reason, many foreign buyers either purchase in cash, arrange financing in their home country against other assets, or use a developer payment plan, where the purchase price is paid in installments tied to construction progress under a written contract. Any payment-plan or financing arrangement should be reviewed by your attorney before you commit funds.

Does buying property give me Costa Rican residency?

No — owning real estate in Costa Rica does not by itself grant residency or any immigration status. Residency is a separate legal process administered by the Dirección General de Migración y Extranjería, with several categories. One commonly discussed category is investor residency (inversionista), which is generally based on making a qualifying investment in the country — real estate can potentially count toward this depending on the current investment threshold and requirements — but eligibility, minimum amounts and documentation are set by Migración and can change. If residency matters to your plans, treat it as its own process, separate from the property purchase, and confirm current requirements directly with Migración or an immigration attorney.

What is the step-by-step purchase process?

• •Engage an independent Costa Rican attorney before signing any offer or reservation agreement.
• •Sign a reservation or purchase agreement and place a deposit with a registered escrow agent, not directly with the seller.
• •Complete AML/know-your-client documentation, including proof of the source of funds.
• •Your attorney conducts due diligence: title study, plano catastrado review, municipal status, liens and, where relevant, Maritime Zone or concession status.
• •Negotiate and finalize the purchase contract, including price, payment schedule, and conditions to closing.
• •Arrange financing or confirm funds for closing, and review any developer payment plan terms with your attorney.
• •Sign the transfer deed (escritura) before a notary, in person or via power of attorney.
• •The notary registers the deed with the Registro Nacional to complete legal transfer of title.
• •Escrow disburses funds per written instructions once registration and any remaining conditions are confirmed.
• •Obtain an updated registered title study confirming you as the owner, and set up ongoing municipal tax and, if applicable, corporate compliance.

Frequently Asked Questions

This guide provides general information for educational purposes and is not legal, tax or immigration advice. Laws, requirements and thresholds referenced here can change; always consult an independent Costa Rican attorney and accountant before making any purchase decision.

• Registro Nacional de Costa Rica
• Instituto Costarricense de Turismo (ICT)
• Ministerio de Hacienda
• Dirección General de Migración y Extranjería
• Banco Central de Costa Rica