Can Foreigners Buy Concession Property in Costa Rica?

Yes—foreign buyers can purchase eligible interests in concession properties in Costa Rica. Beachfront concessions are a familiar part of the coastal real estate market. The important difference from buying titled land is how the legal rights are held and transferred.

If you're considering a beachfront home or a condo near Playas del Coco, Playa Hermosa, or Playa Ocotal, this friendly guide explains what to expect.

What is concession property in Costa Rica?

Much of Costa Rica's coastline is protected by its Maritime Terrestrial Zone rules. In areas covered by this law, the first 200 meters inland from the ordinary high-tide line are generally divided into a 50-meter public zone and a further 150-meter restricted zone where qualifying concessions may be granted. There are exceptions, including some validly titled properties and specially regulated coastal areas.

With a concession, the land generally remains publicly owned, while the concession holder has a defined legal right to use it under specific conditions. This is different from owning privately titled land—but it is not unusual in Costa Rica's beach communities.

Can Americans, Canadians, and other foreigners buy concession property?

Yes. Foreign buyers can acquire eligible property interests through transactions that comply with Costa Rican concession law. Many international buyers explore these opportunities for vacation homes, retirement living, and investments.

Here is the key detail in plain English: Costa Rica has rules about who can be the legal concession holder. A foreign individual generally must have lived in Costa Rica for at least five years to qualify to receive a concession directly. Companies holding concessions also face foreign-ownership restrictions.

An experienced Costa Rican attorney can review the particular concession and explain whether you are eligible, what interest can legally be acquired, and how the purchase should be documented. Some transactions involve trusts (fideicomisos) or other contractual arrangements, but a trust cannot simply override the law's restrictions. The structure must be lawful and protect the rights you expect to receive.

Our advice: Enjoy exploring the beachfront options first; before paying a deposit, have your independent attorney confirm exactly what you can acquire.

Concession property vs. titled beachfront property

Legally titled beachfront properties can be relatively scarce and often command higher asking prices. A concession property may offer an attractive way to enjoy a wonderful coastal location at a different purchase price. Compare each property on its own merits.

How long do concessions last in Playas del Coco?

Under the general Maritime Terrestrial Zone Law (Law 6043), concession terms run from 5 to 20 years, with possible renewals under the applicable rules and approvals. In the Playas del Coco area, buyers sometimes hear properties described using 20- or 25-year arrangements. A description of 25 years should not be assumed to be a standard Law 6043 concession term: it may refer to a different arrangement, combined periods, or another legal regime.

Your attorney should check the actual concession documents, the current expiry date, renewal eligibility, and whether fees and obligations are up to date. A well-documented renewal history can be an important part of evaluating a property.

Are concession properties cheaper to own each year?

They can be, but it depends on the actual numbers. One potential attraction—especially for buyers comparing luxury beachfront properties—is the different way annual land charges work. For concession land, the municipal canon replaces the ordinary property tax on the land itself.

That does not mean a concession property has no taxes or automatically costs less to carry. Buildings and fixed improvements may still be subject to property tax, and concession fees can be higher than the ordinary land-tax rate depending on the assessed land value, permitted use, and local rules. HOA fees, maintenance, insurance, and any applicable luxury-home or rental taxes also matter.

For an accurate comparison, ask for the property's latest concession-fee statement and other annual expenses, then compare them with a similar titled beachfront home or condo. A lower purchase price and the right overall cost structure can make a concession property appealing.

What should you check before buying a concession condo or beachfront home?

1. Legal status: Is the concession properly granted and in good standing?
2. Buyer eligibility: Can you legally acquire the proposed interest under the intended structure?
3. Remaining term: When does it expire, and what are the renewal conditions?
4. Annual expenses: What are the actual canon, building taxes, HOA fees, and other charges?
5. Use and rental rules: Are residential use, renovations, and vacation rentals allowed?
6. Transfer requirements: Which approvals are needed, and who obtains them?
7. Condominium details: How do the individual unit and common areas relate to the underlying concession?

Frequently asked questions

Can an American buy a beachfront concession condo in Costa Rica?

Yes, when the interest being purchased and the transaction comply with the applicable law. Ask your attorney to confirm the legal holder, the unit's rights, and any required approvals.

Do I need Costa Rican residency?

Not necessarily to participate in every legally compliant property transaction. However, a foreign individual generally needs at least five years of residence to qualify to receive a maritime-zone concession directly.

Can a trust be used?

A trust may be part of a properly structured transaction, but it is not a loophole around concession-holder restrictions. Have an independent attorney review it.

Can concession property be sold or rented?

Often, yes, subject to the concession's terms, permitted uses, buyer eligibility, and any required approvals. Short-term rentals should be checked separately.

Is all beachfront land in Costa Rica concession property?

No. Many coastal properties fall within the maritime-zone framework, but legally titled beachfront properties and other exceptions also exist.

Explore Costa Rica beachfront living with Tony & Anna

We help international buyers compare homes and condos around Playas del Coco, Playa Hermosa, Playa Ocotal, and Playa Panama. Whether you're considering a concession property or a traditionally titled home, we'd love to help you understand your options and find properties that fit your lifestyle and budget.

Explore Playas del Coco real estate · Read our Costa Rica buying guide · Ask Tony & Anna a question

General educational information only, updated October 2026. Property-specific concession eligibility, tax treatment, transfers, and renewals should be reviewed by an independent qualified Costa Rican attorney. Legal references: Costa Rica Law 6043, Articles 47–50; Procuraduría opinion on improvements and property tax.