How to Buy Land in Costa Rica: Essential Buyer Checklist & Pitfalls to Avoid

Buying land in Costa Rica can be an exciting opportunity, whether you're planning to build a home, create a vacation property, retire in paradise, or invest for the future. But purchasing land here is very different from buying a finished home or condo. A beautiful ocean view and an attractive price do not necessarily mean a property is ready—or even suitable—for what you want to build.

This is particularly important in Guanacaste, where two lots that appear similar on a map can have very different water availability, road access, zoning, topography, infrastructure, building requirements and development potential.

Tony and Anna Velez have lived and worked in Guanacaste for 11 years and have personally bought, sold and built property in Costa Rica. One of the most important lessons we've learned is simple:

Do your due diligence before you fall in love with the view.

This guide explains some of the most important things we recommend investigating before buying land in Costa Rica.

Important: We are real estate professionals, not attorneys, engineers or land surveyors. This guide is based on our real estate experience in Costa Rica and is intended to help buyers know what questions to ask. Legal, technical, permitting and construction matters should always be verified with the appropriate qualified Costa Rican professionals and authorities for the specific property.

Quick Answer: What Should You Check Before Buying Land in Costa Rica?

Foreigners can generally purchase titled land in Costa Rica without residency, but buyers should verify much more than ownership before purchasing a lot.

Before buying land, investigate the property's title and cadastral survey, legal access, zoning and permitted use, water availability, electricity and infrastructure, topography, drainage, building restrictions and any HOA or development obligations.

Coastal properties may also require special attention to Costa Rica's Maritime Zone and concession rules.

Use an independent Costa Rican attorney/notary for legal due diligence and qualified surveyors, architects, engineers or other professionals when their expertise is appropriate for the property.

The most important rule is simple: don't buy land based only on what someone says you can do with it. Verify that the property works for what you actually intend to build or accomplish.

Can Foreigners Buy Land in Costa Rica?

In general, foreigners can purchase titled real estate in Costa Rica, and you do not have to be a Costa Rican citizen or resident simply to own property.

That makes Costa Rica attractive to international buyers, including Americans and Canadians who want to purchase land for a future home, retirement, investment or vacation property.

However, that does not mean every parcel of land should be treated the same.

Before making an offer, it is important to understand exactly what type of property you are considering, how ownership is registered, what restrictions or encumbrances may affect it, whether it has legal access, and whether it can actually be used for your intended purpose.

Coastal buyers should also understand Costa Rica's Maritime Zone (Zona Marítimo Terrestre). Some beachfront and near-beach properties may involve concession rights and a different legal framework rather than ordinary titled ownership. If a property is within or potentially affected by the Maritime Zone, have an experienced Costa Rican attorney verify its legal status and applicable restrictions before proceeding.

For most buyers, the important question isn't simply:

"Can I own this land?"

It's:

"Can I legally own it, access it and use it for what I want to do?"

Those are very different questions.

1. Verify the Property With an Independent Costa Rican Attorney

Before purchasing land in Costa Rica, one of your first steps should be to have an independent qualified Costa Rican attorney/notary conduct proper legal due diligence.

Costa Rica's Registro Inmobiliario, part of the Registro Nacional, maintains important property and cadastral information. Depending on the property, your attorney may investigate matters including:

• The registered owner of the property
• The property's registration information
• The registered cadastral survey, or plano catastrado
• Mortgages, liens and other encumbrances
• Easements (servidumbres)
• Registered access
• Restrictions or annotations affecting the property
• Whether the cadastral and registry information correspond appropriately
• Other legal issues relevant to the particular transaction

The Registro Inmobiliario provides access to information concerning properties, cadastral plans, encumbrances and documents.

Buyers can become familiar with this information through Costa Rica's official registry resources, but checking an online record yourself is not a substitute for professional legal due diligence.

Your attorney should explain what is registered, what matters to your purchase, and whether anything needs to be corrected, clarified or resolved before closing.

What Is a Plano Catastrado?

A plano catastrado is a cadastral survey plan registered with Costa Rica's Catastro Nacional.

It is an extremely important document when evaluating land because it helps identify the parcel and its physical characteristics and relationship to the registered property.

Don't assume that because someone sends you a survey plan everything is automatically correct.

Your attorney and, where appropriate, a qualified surveyor should review the relevant documentation. If there are questions about boundaries, area, access, roads or the relationship between what exists physically and what appears in the records, resolve those questions before buying the property, not after.

2. Confirm Legal Access to the Property

A road leading to a lot does not automatically mean that the property has the legal access you need.

This is one of the most important distinctions for land buyers to understand.

A property might be reached through a public road, a registered easement, a private development road or another access arrangement. What matters is that the legal situation is understood and appropriate for the property and your intended use.

Ask questions such as:

• What type of road provides access?
• Is the road public or private?
• If access is through an easement, is it properly registered?
• Does the cadastral plan show relevant access information?
• Who is responsible for maintaining the road?
• Are there development or HOA agreements affecting access or maintenance?
• Is the access adequate for construction vehicles and future use?
• Could the type or width of access affect what can be built?

A dirt road that looks perfectly usable during a property showing is not, by itself, proof that all of these questions have been answered.

This is another area where your attorney, surveyor and other professionals may need to work together.

3. Verify Zoning and What You Can Actually Build

Never assume that purchasing a parcel of land automatically gives you the right to build whatever you want on it.

Before buying, investigate the applicable uso de suelo and other requirements that may affect development.

Depending on the location and project, considerations can include:

• Permitted land use
• Residential versus commercial use
• Building coverage
• Height restrictions
• Setbacks
• Density
• Minimum lot requirements
• Road frontage or access requirements
• Environmental restrictions
• Municipal requirements
• Development or condominium restrictions

This becomes especially important if your plan is more ambitious than building a single residence.

If you're considering apartments, multiple villas, a boutique hotel, commercial space, a subdivision or another development project, do not buy based solely on what someone tells you could potentially be built there.

Verify it.

The fact that neighboring land has been developed does not necessarily mean your parcel has identical permissions or characteristics.

A knowledgeable real estate agent can help identify these questions early, but final confirmation should come from the municipality and the appropriate legal, architectural and engineering professionals.

4. Water Availability: Do Not Buy Without Understanding It

Water is one of the most important issues when buying land in Costa Rica, and in Guanacaste it deserves particular attention.

A beautiful, buildable-looking lot without the required legal water availability can become a major problem.

For construction permitting, proof of legally recognized water availability is critical. Depending on the property's location and water source, this may involve documentation from AyA (Instituto Costarricense de Acueductos y Alcantarillados), an ASADA or another legally authorized water provider. In other situations, a legally registered and permitted well may be relevant.

This is commonly referred to by buyers and agents as a water letter or carta de disponibilidad de agua.

Don't Accept "Water Is Nearby" as Proof

These statements should immediately lead to more questions:

"There's a water line in front of the property."

"The neighbors have water."

"The developer says water is coming."

"There's a well on the property."

"Water won't be a problem."

None of those statements, by themselves, are the same thing as having the documentation required for your particular property and intended project.

Before purchasing, determine:

• Who is the authorized water provider?
• Is water availability documented for this specific property?
• Is the document current and applicable to what you intend to build?
• Is there already a meter?
• If there is a well, is it legally registered/permitted and appropriate for the intended use?
• Are there limitations on the amount or type of development the water availability supports?
• Will additional approvals be required?

If you're buying in a development, don't rely solely on a developer's verbal assurance. Ask to see the supporting documentation and have the appropriate professionals verify it.

Costa Rica's CFIA APC Requisitos system provides information about prerequisites to the construction process, including water availability.

Why This Matters So Much in Guanacaste

Guanacaste has experienced tremendous development, and water infrastructure and availability can vary significantly from one community or property to another.

We've seen buyers become excited about inexpensive land because it appears to be an incredible deal—only to discover that a fundamental development issue has not been resolved.

A lower purchase price doesn't compensate for land that cannot be used for the purpose you bought it for.

Our advice: verify water early in the process, not after you've invested significant money and emotion into the property.

5. Check Electricity, Internet and Other Infrastructure

Water may be one of the most important considerations, but it isn't the only utility you should investigate before purchasing land in Costa Rica.

A power line visible from the property does not necessarily tell you what it will cost—or what will be required—to bring electricity to your future home.

Before purchasing, investigate:

• Where the nearest electrical connection is located
• Which electricity provider serves the area
• Whether additional poles, transformers or other infrastructure may be required
• Whether the development has underground or above-ground utilities
• Internet availability and realistic connection speeds
• Cellular coverage
• Drainage and stormwater infrastructure
• Wastewater requirements, including whether a septic system will be needed
• Who pays for infrastructure that has not yet been completed

For a lot inside an established development, much of this infrastructure may already exist.

For a larger rural parcel or undeveloped property, the situation can be very different.

A piece of land can look inexpensive until you calculate what it will actually cost to make it ready for construction.

Compare the cost of usable land—not simply the price per square meter.

6. Understand the Topography Before You Buy

Ocean-view land in Guanacaste is beautiful, but those views often come with hillsides, slopes and more complicated construction.

Don't judge a property only by standing on the existing building pad.

Ask:

• How much of the property is realistically usable?
• Is the existing building pad large enough for the home you want?
• Will additional excavation be necessary?
• Could retaining walls be required?
• How will vehicles access the home?
• Is the driveway grade practical?
• Where will rainwater drain?
• Are neighboring properties above the lot directing water toward it?
• Is there evidence of erosion or previous earth movement?
• Will construction equipment be able to reach the building area?

A 5,000 m² hillside parcel may offer less practical building area than a much smaller, flatter property.

This is why comparing land only by total square meters can be misleading.

Ocean View Does Not Automatically Mean Easy Construction

One of the attractions of areas such as Playas del Coco, Playa Ocotal, Playa Hermosa, Flamingo and other parts of Guanacaste is the opportunity to build on elevated land with spectacular Pacific Ocean views.

But the steeper the property, the more important engineering and construction considerations become.

Excavation, foundations, retaining walls, drainage, road access and moving construction materials can all affect the feasibility and cost of a project.

Before purchasing challenging terrain, consider having an architect, engineer or experienced builder visit the property with you.

Sometimes spending a little money on professional evaluation before purchasing can prevent a very expensive surprise afterward.

7. Consider Soil and Geotechnical Conditions

A property can look solid from the surface and still require additional investigation before construction.

Depending on the site and proposed project, your architect or engineer may recommend soil testing or a geotechnical study.

This can help identify conditions that may influence:

• Foundation design
• Bearing capacity
• Slope stability
• Excavation
• Retaining structures
• Drainage
• Septic-system planning
• Overall construction approach

The appropriate investigation will depend on the particular property and what you plan to build.

The important point is not to assume.

If you're considering a steep ocean-view lot, land with significant cuts or fills, a large home, multiple structures or a property where drainage or soil conditions raise questions, investigate those issues before closing whenever possible.

We've seen buyers focus heavily on negotiating the purchase price while giving very little attention to site-preparation costs.

That can be a mistake.

A more expensive lot that is already well prepared, properly serviced and easier to build on may ultimately cost less than a cheaper parcel requiring extensive infrastructure and earthwork.

8. Visit the Property During—or Understand—the Rainy Season

Guanacaste has a pronounced dry and rainy season, and a property can look very different depending on when you visit.

During the dry season, drainage problems can be almost invisible.

A completely dry area in February or March may experience significant runoff during the rainy season.

Before buying land, investigate:

• Where water flows during heavy rain
• Whether roads remain accessible
• Whether there are drainage channels or culverts
• Whether neighboring properties drain onto the parcel
• Whether erosion is visible
• Whether low areas collect water
• Whether retaining structures show signs of movement or drainage problems

If possible, seeing a property during rainy conditions can be extremely informative.

If you're purchasing during the dry season, ask people who know the area what happens during the heaviest rains and have the appropriate professionals evaluate drainage where necessary.

Don't Confuse Green With a Problem—or Dry With Safe

Seasonal changes in Guanacaste can be dramatic.

A brown hillside during the dry season can become lush and green after the rains begin. Likewise, a dry creek or drainage area can become very active during periods of heavy rainfall.

Understanding the land through both seasons gives you a much better picture of what you're actually buying.

9. Understand Development and HOA Obligations

If the land is inside a gated community, condominium regime or private development, your due diligence extends beyond the individual lot.

Ask for and review the relevant development documents.

Depending on the community, investigate:

• HOA or condominium fees
• What those fees include
• Architectural guidelines
• Minimum or maximum home sizes
• Height restrictions
• Setbacks
• Approved builders, if applicable
• Construction deposits or fees
• Road-maintenance obligations
• Utility arrangements
• Landscaping requirements
• Rental restrictions
• Rules regarding additional structures or guest houses
• Construction time limits
• Whether amenities are complete or planned for the future

A property can comply with municipal zoning and still be subject to additional private restrictions.

If your dream is a modern three-story home with a rooftop terrace, for example, don't assume the community's architectural regulations will allow it.

Review those rules before you buy.

10. Be Careful With Promises About Future Infrastructure

This deserves its own section because it can dramatically affect the value of undeveloped land.

Be cautious when a purchase depends heavily on statements such as:

"The road will be paved next year."

"The water system is almost approved."

"Electricity will be installed soon."

"A new entrance is planned."

"The clubhouse is coming in phase two."

Any of those things may genuinely be planned. But there is an enormous difference between something being discussed, planned, approved, funded, under construction and completed.

If a future improvement is important to your decision to buy, investigate its current status.

Where appropriate, ask for documentation.

And if a seller or developer is making a promise that is fundamental to your purchase, discuss with your attorney whether and how that representation should be documented in the transaction.

Buy the property based primarily on what exists and what can be verified today—not only on what someone says may exist tomorrow.

11. Don't Rely Only on the Developer's or Seller's Professionals

A reputable developer or seller may have excellent attorneys, engineers, architects and surveyors.

That does not eliminate the value of having professionals representing your interests.

For a land purchase, your team may include:

• An independent Costa Rican attorney/notary
• A licensed surveyor
• An architect
• A civil or structural engineer
• A geotechnical professional when appropriate
• An experienced builder or contractor
• A real estate professional familiar with the area

You won't necessarily need every one of these professionals for every lot.

A straightforward serviced residential lot in an established community is very different from purchasing ten hectares of undeveloped hillside for a multi-unit project.

The level of due diligence should match the complexity of the property and what you intend to do with it.

Your Attorney's Role Is Particularly Important

Your attorney/notary should review the legal status of the property and advise you on issues relevant to the transaction.

Your real estate agent can help identify potential questions, collect property information and coordinate the process, but your agent should not replace independent legal advice.

Likewise, a lawyer is not a substitute for an engineer evaluating a difficult hillside or a surveyor resolving a boundary concern.

The strongest due diligence often comes from having the right professionals examine the property from their respective areas of expertise.

12. Verify Before You Wire a Large Deposit

Before transferring a significant deposit or purchase funds, make sure you understand the transaction structure.

Your attorney should explain:

• Who will hold the funds
• Whether an escrow arrangement is being used
• The conditions governing the deposit
• Due-diligence deadlines
• What happens if a material problem is discovered
• When the deposit becomes non-refundable, if applicable
• Closing conditions
• What documentation must be completed before closing

Do not assume that buying land in Costa Rica works exactly like purchasing property in the United States, Canada or another country.

Ask questions until you understand the process.

A good real estate transaction should not require the buyer to blindly send money and hope everything gets sorted out later.

13. Your Costa Rica Land-Buying Checklist

Every property is different, but this checklist can help you identify the issues that may need investigation before purchasing.

Legal and Property Documentation

• Confirm who legally owns the property.
• Have your independent Costa Rican attorney/notary review the property's registration information.
• Review the registered plano catastrado.
• Investigate mortgages, liens, easements, restrictions or other encumbrances.
• Confirm that legal access is properly established.
• Investigate discrepancies between the physical property, survey and registry information.
• Determine whether the property is ordinary titled property or involves another ownership or regulatory structure requiring additional due diligence.

Zoning and Building

• Obtain and review the applicable uso de suelo.
• Verify that your intended use is permitted.
• Confirm applicable setbacks, building coverage, height, density and other development restrictions.
• If you intend to subdivide or build multiple residences, apartments, commercial space or another development, investigate that proposed use specifically.
• Review condominium, HOA and architectural regulations where applicable.

Water

• Identify the authorized water provider.
• Verify the applicable water-availability documentation.
• Confirm whether the property already has a water meter.
• If water is supplied by a well, verify its legal status, documentation and suitability for the intended project.
• Do not rely solely on a nearby water line, neighboring connections or verbal assurances.

Infrastructure

• Confirm electricity availability.
• Investigate the cost and requirements of extending electricity if necessary.
• Verify internet and cellular service if important to you.
• Understand wastewater/septic requirements.
• Determine who is responsible for unfinished roads, drainage, utility extensions or other infrastructure.

Physical Condition of the Land

• Walk the property rather than evaluating it only from photographs or drone footage.
• Understand the topography and realistically usable area.
• Investigate drainage and runoff.
• Look for signs of erosion or unstable slopes.
• Determine whether significant excavation, retaining structures or site preparation may be required.
• Obtain appropriate soil/geotechnical evaluation when warranted.
• Consider construction access for equipment, trucks and materials.

Financial and Transaction Due Diligence

• Understand the deposit and when it becomes refundable or non-refundable.
• Understand the escrow and closing process.
• Investigate and appropriately document important future developer commitments.
• Estimate site-preparation and infrastructure costs—not simply the purchase price.
• Budget for appropriate professional due diligence before closing.

The objective isn't to make buying land intimidating.

It's to know what you're buying.

A well-chosen parcel with properly investigated access, water, zoning and physical characteristics can be an excellent foundation for a home or investment in Costa Rica.

14. Buying Land in Guanacaste: What We Pay Particular Attention To

Although many of the principles in this guide apply throughout Costa Rica, our day-to-day experience is primarily in Guanacaste and Costa Rica's northwestern Pacific coast.

Land here can vary dramatically within a relatively small geographic area.

A flat residential lot close to the beach in Playas del Coco presents very different considerations from a steep ocean-view property in Playa Ocotal, a development lot near Playa Hermosa, a luxury homesite around Flamingo, or a large rural parcel farther inland.

When we're helping clients evaluate land in Guanacaste, some of the questions we pay particular attention to include:

Water. What is the actual source, and what documentation exists for the property?

Access. Is access legally established, and what is the physical condition of the road?

Topography. How much of the property can realistically be used for the buyer's plans?

Views. Is the ocean view likely to remain, or could neighboring construction affect it?

Infrastructure. What is already installed and what would the buyer need to add?

Drainage. How does the property behave during Guanacaste's rainy season?

Development restrictions. Are there municipal, condominium, HOA or architectural restrictions that matter to the buyer's plans?

Construction practicality. What might look spectacular on a drone video still has to be accessible to workers, concrete trucks, equipment and materials.

The Cheapest Lot Is Rarely the Whole Story

Buyers sometimes compare two properties primarily by price per square meter.

That can be useful, but it doesn't tell you which property represents better value.

Imagine one lot already has documented water availability, electricity at the property, good road access, manageable topography and an established building pad.

Another costs considerably less but requires substantial excavation, retaining structures, utility extensions and road improvements.

The cheaper land may ultimately produce the more expensive project.

When we compare properties for clients, we want to understand what it may realistically take to turn the land into the finished property they envision.

Frequently Asked Questions About Buying Land in Costa Rica

Can foreigners buy land in Costa Rica?

Generally, yes. Foreign buyers can own titled real estate in Costa Rica without becoming Costa Rican citizens or residents.

However, buyers should distinguish ordinary titled property from properties subject to special rules or structures. For example, property within Costa Rica's Maritime Zone can involve concession rights rather than ordinary titled ownership and requires specialized legal due diligence.

Have an independent Costa Rican attorney review the particular property before purchasing.

Can Americans buy land in Costa Rica?

Yes. An American can generally purchase titled property in Costa Rica without becoming a Costa Rican resident simply to own it.

The same basic due-diligence principles apply: verify ownership and title, cadastral information, legal access, water availability, zoning, encumbrances and the property's suitability for your intended use.

The fact that you can legally own a parcel doesn't automatically mean you can build whatever you want on it.

Can Canadians buy land in Costa Rica?

Generally, yes. Canadian buyers can purchase titled real estate in Costa Rica without obtaining residency simply for property ownership.

As with buyers from the United States or elsewhere, we recommend using an independent qualified Costa Rican attorney/notary for legal due diligence and appropriate technical professionals when evaluating land for construction.

Do I need residency to buy land in Costa Rica?

Generally, you do not need Costa Rican residency merely to purchase and own ordinary titled real estate.

Property ownership and immigration/residency are separate matters.

If your long-term plan includes becoming a Costa Rican resident, discuss your circumstances with an appropriate Costa Rican immigration professional rather than assuming that purchasing a particular property automatically determines your residency status.

How do I know whether land in Costa Rica has water?

Don't rely only on a pipe at the road, a neighbor's water connection or someone's statement that water is available.

Identify the authorized provider and obtain the documentation applicable to the property. Depending on location, the provider may be AyA, an ASADA or another legally authorized provider. Some properties may involve a legally authorized well.

If you're purchasing land specifically to build, water should be investigated before closing.

What is a water letter in Costa Rica?

The term water letter is commonly used in real estate for documentation concerning the availability of legally recognized water service for a property. You'll also hear terms such as carta de disponibilidad de agua.

The exact documentation and issuing entity can depend on the location and water system.

Don't simply ask whether the seller "has a water letter." Have the documentation reviewed to make sure it applies to the property and your intended development.

Can I build a house on land I buy in Costa Rica?

Possibly—but buying the land does not by itself guarantee approval for your proposed home.

Before purchasing, investigate the property's uso de suelo, legal access, water availability, applicable setbacks and building restrictions, environmental considerations where applicable, development/HOA rules and the physical feasibility of construction.

If you're buying the property specifically because you want to build a particular home, showing the site and your objectives to an architect or engineer before closing can be extremely valuable.

Should I get a soil test before buying land?

It depends on the property and proposed construction.

For some straightforward residential lots, your professionals may determine that extensive pre-purchase geotechnical investigation isn't necessary. For steep slopes, significant cuts or fills, questionable soil conditions, retaining structures or larger projects, additional investigation may be advisable.

Let the appropriate qualified professional evaluating the site determine what is necessary rather than assuming every parcel requires exactly the same tests.

What is a plano catastrado in Costa Rica?

A plano catastrado is a cadastral survey plan registered with Costa Rica's Catastro Nacional.

It is an important part of land due diligence, but buyers shouldn't simply receive a copy and assume everything is resolved.

Your attorney and, when appropriate, a surveyor should review the relevant property and cadastral information.

Should I use the seller's lawyer when buying land?

We recommend that buyers have independent legal representation looking after their interests.

The seller or developer may have excellent professionals, but your attorney's responsibility should be to advise you about the transaction.

Your attorney should also be independent from your real estate agent. As agents, our role is to help you locate and evaluate real estate, identify questions that deserve investigation, share our local experience and help coordinate the transaction—not to provide legal advice.

Ready to Look at Land for Sale in Costa Rica?

Once you understand what to investigate, the next step is finding land that actually fits what you want to accomplish.

Browse our current land for sale in Costa Rica.

If you are focused on the Coco area, browse our land for sale in Playas del Coco.

Our land inventory includes opportunities throughout Guanacaste and Costa Rica's northwestern Pacific region, from residential homesites and ocean-view lots to larger development and investment properties.

When you contact us about a parcel, don't just tell us your budget.

Tell us what you ultimately want to do with the land.

• Build a retirement home?
• Build now or several years from now?
• Create a vacation or rental property?
• Find an ocean-view homesite?
• Build multiple villas?
• Develop a commercial project?
• Subdivide?
• Hold land as a longer-term investment?

Those answers help us eliminate properties that don't make sense and concentrate on ones that deserve further investigation.

Work With Tony & Anna Velez

We've lived and worked in Guanacaste for 11 years and have personally experienced buying, selling and building property in Costa Rica.

That doesn't mean we replace your attorney, architect, engineer or surveyor.

It means we know enough to understand why those professionals matter and when questions need to be asked.

Our goal isn't simply to sell you a piece of land.

It's to help you find a property that makes sense for what you actually want to accomplish—and then work alongside the appropriate professionals so you can make an informed decision.

Contact Tony & Anna about buying land in Costa Rica.

If you're concentrating on our immediate area, you can also explore Playas del Coco real estate, Playa Ocotal real estate and Playa Hermosa real estate.