How to Buy Land in Costa Rica: Your Essential Checklist (and Pitfalls to Avoid)

Buying land in Costa Rica—especially in the Playas del Coco area—can be a dream come true. But if you don’t do your homework, it can also turn into a nightmare.

At BrokerCostaRica.com, Tony and Anna Velez have helped countless buyers navigate the process. We’ve seen the good, the bad, and the ugly. So, to save you from costly mistakes, here’s our step-by-step checklist (plus the biggest pitfalls to avoid).

Step 1: Verify WATER ACCESS (No Water = No Building Permit)

You cannot get a building permit without proof of legal water access. Don’t take the seller’s word for it—get a "Carta de Agua" (water letter) from:

• AyA (national water company) – Most common in Playas del Coco.
• ASADA (local water co-op) – Found in some rural areas.
• Private well – Must be registered with MINAE (unregistered wells won’t count).

🚨 Pitfall: Buying in the dry season? Check with neighbors about water shortages in summer. Some areas rely on trucked-in water—expensive and unreliable.

Step 2: Check the Survey Map ("Plano Catastrado")

Never buy land without seeing the official survey map (registered at Catastro Nacional). Walk the property with the map in hand to confirm:

• Boundaries – Are fences where they should be?
• Road access – Is it public or an easement?
• Flood zones – Is the land near a river or creek? (Building restrictions apply.)

🚨 Pitfall: Some sellers "forget" to mention that the city widened the road—meaning you lose land. Always re-survey before closing.

Step 3: Confirm Zoning ("Uso de Suelo")

Not all land in Playas del Coco area is buildable. Check:

• Is it zoned residential? (Some "farmland" can’t be used for homes.)
• Are there height/density restrictions? (Especially near the beach.)
• Is it in a protected area? (You don’t want to buy land you can’t develop.)

🚨 Pitfall: Developers sometimes promise future zoning changes—don’t bet on it. Buy land as it is today.

Step 4: Do a Soil Test (Or Risk Costly Surprises)

Costa Rican soil isn’t always construction-friendly. A geotechnical study will tell you:

• Is the ground stable? (Some areas have hidden fill or erosion issues.)
• Will you need retaining walls or soil replacement? (Big $$$ if you don’t check.)
• How’s drainage? (Clay-heavy soil + rainy season = mud pit.)

🚨 Pitfall: Skipping this step could mean your "cheap" lot needs $50K+ in prep work before building.

Step 5: Hire a LOCAL Real Estate Attorney

Costa Rica’s property system is not like the U.S. or Canada. You need a real estate attorney (who’s also a notary) to:

• Verify the title (no liens, disputes, or fraud).
• Check for hidden easements (like utility access).
• Ensure the seller actually owns the land (yes, this happens).

🚨 Pitfall: Some buyers use the seller’s lawyer—not advisable. Hire your own.

Step 6: Avoid Developer Promises (Get It in Writing!)

If buying in a new community, verify:

• Are roads/utilities REALLY finished? (Visit in person.)
• Is the HOA legally established? (Or you could get stuck with unpaid bills.)
• Is your deposit in escrow? (Never pay upfront without protections.)

🚨 Pitfall: Many buyers get burned by "coming soon" amenities that never materialize.

Step 7: Visit During RAINY Season

Playas del Coco area is gorgeous in dry season (Dec-April). But come back in May-November green season to check:

• Does the road flood? (Some dirt roads become impassable.)
• Is there mold/mosquito issues? (Humidity reveals problems.)
• How’s the neighborhood noise? (Some areas get rowdier in low season.)

🚨 Pitfall: Buying sight-unseen (or in dry season only) = risky.

Final Tip: Don’t Rush!

The best deals in Costa Rica go to cautios buyers. Take your time, do the checks, and don’t’ feel rushed.

Need Help? We’re Here!

At BrokerCostaRica.com, Tony and Anna Velez specialize in Playas del Coco and know every pitfall (and how to avoid them).

📞 Contact us today for a no-pressure chat—we’ll help you buy smart!