Yes, foreigners can buy titled property in Costa Rica, but the details matter.
This is one of the first questions I hear from international buyers, and the good news is that Costa Rica is very welcoming to foreign property ownership. In most cases, foreigners can buy and own titled property with the same basic rights as Costa Rican citizens.
But here’s the part I always want buyers to understand: not all property in Costa Rica is the same. A titled home, a development lot, a beachfront concession, or an untitled property can each come with very different legal considerations. Before you fall in love with the ocean view or the investment potential, it’s important to know exactly what you are buying.
What Is Titled Property in Costa Rica?
Titled property is privately owned property that is registered in Costa Rica’s National Registry. Each registered property has a unique number called a folio real, which your attorney can use to confirm key details such as the legal owner, property boundaries, liens, mortgages, easements, and other recorded issues.
Think of the folio real as the property’s official ID number. It is one of the first things your attorney should review during due diligence.
Can You Buy in Your Personal Name or a Corporation?
Yes, both are possible. Some buyers purchase property in their personal name, while others buy through a Costa Rican corporation. There is no one-size-fits-all answer here. The best structure depends on your goals, estate planning, tax considerations, financing, and how you plan to use the property.
This is why I always recommend speaking with a qualified Costa Rican attorney before deciding how to hold title.
Why Due Diligence Matters
Due diligence is one of the most important parts of buying real estate in Costa Rica. Before you move forward with a purchase, your attorney should verify the title, review the registered survey plan, check for liens or encumbrances, confirm access, review zoning, and make sure there are no red flags that could affect your ownership or future plans.
A good deal should still hold up under good due diligence. If it only works when you skip steps, it is not the right deal.
Be Careful With Beachfront and Concession Property
Beachfront property in Costa Rica deserves extra attention. The first 200 meters from the high-tide line are part of the Maritime Zone. The first 50 meters are public, and the next 150 meters are generally concession land.
That means many beachfront properties are not privately titled in the same way as other properties. A concession can give rights to use the land, but it is not the same as owning titled property. If someone tells you a property is “beachfront,” your next question should be: Is it titled property, or is it concession land?
Red Flags to Watch For
Foreign buyers should be especially careful if a seller cannot provide a folio real, discourages you from hiring your own attorney, asks for money before due diligence is complete, or offers an untitled property without clear legal documentation.
Other red flags include unclear access, water issues, mismatched surveys, unresolved liens, unpermitted construction, or a deal that feels rushed.
Costa Rica offers incredible opportunities for international buyers, investors, and families looking for a new lifestyle. But the safest purchases are the ones where you understand the full picture before you commit.
Work with a trusted local real estate agent and an experienced Costa Rican attorney before making an offer. The right team can help you verify title, understand the ownership structure, navigate the closing process, and protect your investment.
Thinking about buying property in Costa Rica? I’d be happy to help you ask the right questions before you take the next step. The right guidance can make all the difference.
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