Titled vs. Concession Land in Costa Rica: What Buyers Need to Know
One of the most important aspects of buying real estate in Costa Rica is understanding the legal distinction between titled land and concession land, especially if you’re considering beachfront property.
Titled land (propiedad titulada) provides full ownership rights and is registered in the National Public Registry. This is the most secure form of ownership and offers legal protection equivalent to what Costa Rican citizens receive. It’s the preferred option for both local and foreign investors because it allows full control, resale, and development rights without limitations based on nationality.
Concession land, on the other hand, is located in the Maritime Zone—the first 200 meters of land measured from the high tide line. This land is owned by the government and leased through concessions (usually for 20 years, renewable). The first 50 meters are public and cannot be developed. The next 150 meters are eligible for concession leases, but with conditions: foreigners cannot directly own more than 49% of a company holding the concession unless they’ve lived in Costa Rica for over five years.
These properties often come with additional restrictions and must comply with zoning plans, environmental regulations, and local municipality oversight. While concession land can still be valuable, especially in sought-after beachfront areas, it requires careful legal review and a deeper understanding of risk.
When buying property in Costa Rica, always verify:
Whether the land is titled or concession
That all permits and property history are transparent
Who holds the concession, and under what terms
Whether the property fits your long-term goals (residency, business use, resale)
For the safest and simplest investment, most buyers opt for titled land inland or just outside the maritime zone. At Costa Estate Holdings, we help our clients evaluate every property carefully so they can make smart, informed decisions about their Costa Rica real estate investment.
