Buyer Guides – Costa República

Costa Rica Residency Options for Property Buyers

adminLC — Sun, 25 Oct 2026 07:15:49 +0000

Buying property in Costa Rica does not automatically give you residency, and you do not need residency to buy. But many buyers want to live here part or all of the year. These are the most common options.

Investor residency (inversionista)

An investment of at least US$150,000 in Costa Rica, which can be real estate, can qualify you for temporary investor residency. The property must be registered in your name (or your company’s) with a registered value that meets the minimum.

Retiree residency (pensionado)

Proof of a lifetime pension of at least US$1,000 per month.

Income residency (rentista)

Proof of a stable income of at least US$2,500 per month guaranteed for two years, or a deposit of US$60,000 in a Costa Rican bank.

Digital nomad visa

For remote workers earning at least US$3,000 per month (US$4,000 with family) from outside Costa Rica. It is granted for one year and can be renewed for one more.

Good to know

Depending on your nationality, you can stay as a tourist for up to 180 days while you look for property.
Applications are filed with the Dirección General de Migración y Extranjería. Documents from abroad must be apostilled and translated into Spanish.
Residents must join the national health system (CCSS, “la Caja”).
Requirements and amounts change: check them with an immigration lawyer before you apply.

Planning to move to Costa Rica? Contact us: we can recommend trusted local lawyers and find a home that fits your plans.

This guide is general information, not legal or tax advice. Laws and amounts change: always confirm with an independent Costa Rican lawyer before you buy.

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Closing Costs and Property Taxes in Costa Rica

adminLC — Sun, 25 Oct 2026 07:15:47 +0000

Budgeting correctly is part of a smooth purchase. Below are the main costs you can expect when buying, owning and selling property in Costa Rica. Exact amounts depend on the price and the registered value of the property.

Closing costs when you buy

Transfer tax: 1.5% of the sale price (or the fiscal value, if higher).
Registry fees and stamps: roughly 0.5% to 0.6% in total.
Notary fees: set by the official fee schedule of the Costa Rican Bar, decreasing as the price rises; often around 1% to 1.25%.
Escrow and due diligence: usually a fixed fee.

In total, closing costs are typically around 3% to 4% of the price. Who pays what is negotiable and written into the purchase agreement; a common practice is to split them between buyer and seller.

Taxes while you own the property

Municipal property tax: 0.25% per year of the registered value. Owners must update the declared value periodically (about every five years).
Luxury home tax (impuesto solidario): applies only to homes whose construction value exceeds a threshold updated every year, with a progressive rate of about 0.25% to 0.55%.
Company tax: if you own through a Costa Rican company, there is an annual corporate tax and filing obligations.
Rental income: short-term rentals are subject to VAT (13%) and income tax; register with the tax authority (Hacienda) if you rent.

When you sell

Since the 2019 tax reform, capital gains on real estate are taxed at 15% of the gain. For properties acquired before the reform, the seller can usually choose to pay 2.25% of the sale price instead.

Want an estimate for a specific property? Contact us and we will prepare one with your lawyer.

This guide is general information, not legal or tax advice. Laws and amounts change: always confirm with an independent Costa Rican lawyer before you buy.

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Costa Rica’s Maritime Zone (ZMT): Buying Near the Beach

adminLC — Sun, 25 Oct 2026 07:15:45 +0000

If you dream of a home near the ocean, you need to understand the Maritime Terrestrial Zone (Zona Marítimo Terrestre, or ZMT). It is the most important rule for beach property in Costa Rica.

What is the ZMT?

The ZMT is the 200-metre strip of land measured inland from the mean high-tide line along both coasts. It belongs to the State and is managed by the local municipality.

Public zone (first 50 m): open to everyone. No private ownership and, as a rule, no private construction.
Restricted zone (next 150 m): cannot be owned as titled property, but can be used under a municipal concession, a long-term lease for a set number of years, renewable, with an annual fee and an approved development plan (plan regulador).

Concessions and foreigners

Concessions have extra restrictions: in general they cannot be granted to foreigners who have not lived in Costa Rica for at least five years, or to companies majority-owned by foreigners. Your lawyer must review the concession contract, its expiry date, the fees and whether the area has an approved regulatory plan.

Titled land is different

Beyond the 200 metres, and in some historic exceptions closer to the sea, land is regular titled property (propiedad inscrita) that foreigners can own outright. Many ocean-view homes are on titled land in the hills, with full ownership and no ZMT restrictions.

Our advice

Always ask whether a beach property is titled or a concession.
Check the survey plan against the high-tide line and any rivers or mangroves.
Prefer titled land if you want simple, permanent ownership.

Looking at a beachfront or ocean-view property? Ask us and we will help you understand its legal status before you commit.

This guide is general information, not legal or tax advice. Laws and amounts change: always confirm with an independent Costa Rican lawyer before you buy.

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How to Buy Property in Costa Rica as a Foreigner

adminLC — Sun, 25 Oct 2026 07:15:43 +0000

Good news first: in Costa Rica, foreigners can buy and own titled property with the same rights as Costa Rican citizens. You do not need residency, and you can buy in your own name or through a local company. Here is how a typical purchase works.

1. Choose the area and visit

Costa Rica’s regions are very different: Central Valley cities, Pacific surf towns, the Caribbean coast or the remote south. Visit before you decide, ideally in both the dry and the rainy season. Our area guides are a good starting point.

2. Make an offer and sign a purchase agreement

Once a price is agreed, buyer and seller sign an option or purchase agreement that sets the price, the deposit, the due-diligence period and the closing date. The deposit (often around 10%) should be held by a registered escrow company, never paid directly to the seller.

3. Due diligence by your lawyer

Title search at the National Registry (Registro Nacional): owner, liens, mortgages and easements.
Survey plan (plano catastrado) that matches the land and the registry.
Legal access, water availability letter, electricity and zoning.
Maritime zone or environmental restrictions (rivers, slopes, protected areas).
Municipal property taxes and utilities paid up to date.

4. Closing before a notary

In Costa Rica, the transfer deed (escritura) is signed before a notary public, who is always a lawyer. The notary then registers the deed at the National Registry. Transfer taxes, registry fees and notary fees are paid at closing — see our guide on closing costs.

5. After the purchase

Update the property with the municipality, transfer the utilities and keep your property tax declaration current. Banks will ask for documentation on the origin of the funds you transfer, so prepare it early.

Ready to start? Contact Costa República and we will guide you from the first visit to the keys.

This guide is general information, not legal or tax advice. Laws and amounts change: always confirm with an independent Costa Rican lawyer before you buy.