Buying as a foreigner
Can foreigners buy real estate in Costa Rica?
Yes. Foreigners have the same property ownership rights as Costa Rican citizens for titled property, with no requirement to be a resident or citizen. The one major exception is the restricted first 50 meters of the Maritime Zone, and special rules apply to the concession zone that follows it.
Is Costa Rica real estate a good investment?
Costa Rica has a long track record as a stable, tourism-driven property market, but individual results depend on the property, location, price, and how it is managed. We cannot promise returns or appreciation — treat any specific numbers you see, including on this site, as illustrative only and verify current market conditions before deciding.
Where is the best place to buy property in Costa Rica?
There is no single "best" location — it depends on your goals, budget, and lifestyle priorities such as surf access, walkability, or seclusion. Coastal areas of the Nicoya Peninsula, including Santa Teresa and Malpais, are among the most sought-after for their beaches and tourism infrastructure, but other regions such as the Central Valley or Guanacaste's northern coast suit different buyers.
Do I need residency to buy property?
No. You do not need Costa Rican residency, a visa, or citizenship to purchase and hold titled property in Costa Rica. Many owners visit periodically or rent out their homes rather than relocating permanently.
Can foreigners get mortgages in Costa Rica?
Financing options for foreign buyers exist through some local banks and private lenders, but terms, rates, and qualification requirements vary and are generally less favorable than in North America or Europe. Many foreign buyers purchase in cash or arrange financing in their home country; ask Kaepa Hills or an independent advisor about current local lending options.
How does closing work?
A typical closing involves a signed purchase agreement, legal and title due diligence, escrow of funds, and a transfer deed executed before a Costa Rican notary public (who is also an attorney) and registered with the National Registry. Timelines and specific steps vary by property and should be confirmed with your attorney.
What due diligence should I perform?
At minimum, verify the property's registered title, survey (plano catastrado), liens or encumbrances, boundary accuracy, zoning, water and utility availability, and any concession or maritime zone status. An independent Costa Rican real estate attorney should conduct this due diligence on your behalf before you sign a purchase agreement or send funds.
Do I need a Costa Rican corporation?
Many buyers hold property through a Costa Rican corporation (typically a sociedad anónima or sociedad de responsabilidad limitada) for liability, privacy, and succession reasons, though it is not legally required to purchase property. Whether a corporation makes sense for you depends on your circumstances — discuss the options with an independent attorney and accountant.
Ownership, title and legal
What is titled property?
Titled property (propiedad en título) is land registered with Costa Rica's National Registry (Registro Nacional) with a clear, recorded chain of ownership, survey, and folio real number. It is the standard, most secure form of property ownership in Costa Rica and is what most foreign buyers should look for.
What is the National Registry?
The Registro Nacional is Costa Rica's public property registry, where titles, liens, surveys, and corporate ownership records are recorded and can be searched. You can find general information at https://www.rnpdigital.com/.
What is Costa Rica's Maritime Zone?
The Maritime Zone (Zona Marítimo Terrestre) is a 200-meter strip of land measured from the mean high tide line along Costa Rica's coastline. The first 50 meters is public land where private ownership is not permitted, and the remaining 150 meters is a restricted concession zone with special rules on foreign ownership percentages and municipal approval.
Are there restrictions on foreign ownership near the beach?
Titled property outside the Maritime Zone carries no foreign-ownership restriction. Within the concession zone, rules differ and foreign ownership percentages and residency requirements can apply — an independent attorney should confirm the status of any specific coastal property before you purchase.
What happens if there is a title dispute?
Title disputes are resolved through Costa Rica's civil courts and the National Registry's administrative processes, which can be lengthy. This is precisely why thorough legal due diligence and title insurance (where available) before purchase are strongly recommended rather than relying on assurances alone.
Should I buy title insurance?
Title insurance is available in Costa Rica through several providers and can add a layer of protection against undisclosed liens or title defects. Ask your attorney whether it is appropriate for your specific transaction.
Taxes and costs
What taxes do property owners pay?
Owners typically pay an annual municipal property tax and, for higher-value homes, a separate luxury home tax (Impuesto Solidario) administered nationally. Exact rates, thresholds, and filing requirements change periodically, so confirm current figures with the Municipalidad de Puntarenas and Ministerio de Hacienda (https://www.hacienda.go.cr/) or your accountant.
How much are closing costs?
Closing costs generally include transfer tax, registration fees, notary/attorney fees, and documentary stamps, and are usually split or negotiated between buyer and seller by agreement. Ask Kaepa Hills or your attorney for a current, itemized estimate specific to your purchase — see our ownership cost guide for a fuller breakdown.
What is the luxury home tax?
The Impuesto Solidario is an annual national tax applied to residential properties whose construction value exceeds a government-set threshold, which is adjusted periodically. Confirm current thresholds and rates with the Ministerio de Hacienda (https://www.hacienda.go.cr/) or your accountant.
Are there ongoing corporate fees?
If you hold property through a Costa Rican corporation, there are annual obligations such as a corporate tax (impuesto a las personas jurídicas), accounting filings, and a registered resident agent. An accountant can outline current requirements and costs for your structure.
How much does property management cost?
Property management fees vary by company, service scope, and whether the villa is rented or owner-occupied only. Request current quotes from licensed local property managers rather than relying on generic figures — see our ownership cost guide for the categories to budget for.
Vacation rentals and management
Can I rent my Costa Rica property on Airbnb?
Yes, short-term vacation rentals are common and legal in Costa Rica's tourism areas, including Malpais and Santa Teresa, subject to any applicable municipal permitting and tax obligations. We cannot guarantee occupancy, nightly rates, or rental income — these depend on management quality, marketing, seasonality, and market conditions.
What should I know about vacation rentals?
Successful vacation rentals typically require professional management, consistent maintenance, quality furnishings, and active marketing across booking platforms — none of this is automatic. Budget realistically for management commissions, cleaning, platform fees, and off-season vacancy rather than assuming year-round occupancy.
Do rental income taxes apply?
Rental income earned in Costa Rica is generally subject to Costa Rican income tax and, in some cases, value-added tax on lodging services. Rules and rates can change, so confirm current obligations with an accountant and the Ministerio de Hacienda (https://www.hacienda.go.cr/).
Can I use my villa myself and also rent it out?
Yes, many owners use a mixed model, blocking dates for personal use and listing the rest of the year for rental through a property manager. This requires coordinating a booking calendar and accepting that owner-use weeks reduce potential rental availability.
Do I need a local property manager?
While not legally required, most non-resident owners rely on a local property manager to handle guest turnover, maintenance, marketing, and on-the-ground issues. Kaepa Hills can discuss management options available to owners on request.
Santa Teresa and Malpais
Is Santa Teresa good for real estate investment?
Santa Teresa is one of the most internationally recognized beach towns on Costa Rica's Nicoya Peninsula, known for surfing, tourism, and a growing hospitality scene, which supports ongoing real estate and rental interest. As with any market, individual investment outcomes depend on the specific property, price paid, and management — we do not promise returns.
Is Malpais a good place to buy property?
Malpais offers a quieter, more laid-back alternative to neighboring Santa Teresa while sharing the same coastline, beaches, and tourism draw. It appeals to buyers who want proximity to Santa Teresa's amenities with a lower-key setting.
What is the difference between Santa Teresa and Malpais?
Santa Teresa and Malpais sit along the same stretch of coastal road on the southern tip of the Nicoya Peninsula, with Santa Teresa generally busier and more built up with restaurants, shops, and surf schools, while Malpais is quieter and more residential. Many visitors and residents move between the two easily since they are directly adjacent.
How far is Malpais from Santa Teresa?
Malpais and Santa Teresa are adjacent to one another along the same coastal road on the Nicoya Peninsula. We avoid quoting exact distances or drive times here since road conditions vary seasonally — contact Kaepa Hills for current, specific travel details.
How do I get to Santa Teresa and Malpais?
Access typically involves flying into Costa Rica's international airports and then a combination of domestic flight, ferry, or road transfer to the southern Nicoya Peninsula. Contact Kaepa Hills for current recommended routes and transfer options.
Are there villas for sale near Santa Teresa?
Yes, there is an active market for villas and homes in and around Santa Teresa and Malpais, including presale inventory such as Kaepa Hills. Availability and pricing change frequently, so contact Kaepa Hills or check our availability page for current options.
How much does a villa cost in Santa Teresa?
Villa prices in the Santa Teresa and Malpais area vary widely by size, finish level, view, and proximity to the beach, and change with market conditions. Contact Kaepa Hills for current details on pricing for available villas in our development.
Kaepa Hills
What is Kaepa Hills?
Kaepa Hills is a boutique development of modern tropical villas in Malpais, near Santa Teresa, on Costa Rica's Nicoya Peninsula. It offers private-pool villas in one- to three-bedroom configurations, depending on the unit.
Where is Kaepa Hills located?
Kaepa Hills is located in Malpais, on the southern Nicoya Peninsula in Puntarenas province, Costa Rica, close to Santa Teresa along the same coastal road. Contact us for detailed directions and site visit logistics.
Is Kaepa Hills under construction?
Yes, Kaepa Hills is currently under construction, with some villas already built and others in progress. Presale inventory is limited — contact Kaepa Hills for current construction status and availability.
What type of villas does Kaepa Hills offer?
Kaepa Hills offers modern tropical-style villas with private pools, in one- to three-bedroom configurations depending on the villa, with either ocean or jungle views depending on the unit's location within the development.
How much do Kaepa Hills villas cost?
Kaepa Hills villas start from approximately US$320,000, subject to current inventory, configuration, and availability. Contact Kaepa Hills for current pricing on specific villas.
Can Kaepa Hills villas be used as vacation rentals?
Yes, owners can use their villas as vacation rentals, subject to applicable Costa Rican tax and permitting rules and their own rental strategy. We do not guarantee rental income or occupancy — contact Kaepa Hills to discuss rental and management options.
What amenities are included?
Villas feature private pools and tropical modern design; specific amenities and any shared community features vary by villa and construction phase. Contact Kaepa Hills for a current, unit-specific amenities list.
How do I request current availability?
You can reach Kaepa Hills via WhatsApp at +506 6389 1915 or by email at kaepa01@gmail.com to request current availability, pricing, and construction status, or visit our availability page.
How do I schedule a private tour?
Contact Kaepa Hills via WhatsApp at +506 6389 1915 or email kaepa01@gmail.com to arrange a private site visit or virtual tour at a time that works for you.
This FAQ is general information only, not legal, tax, financial, or investment advice. Prices, availability, construction status, tax rates, and regulations change over time — always confirm current details with Kaepa Hills and with an independent Costa Rican attorney and accountant before making decisions.