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.
