Restrictions on Costa Rica Beach Front Property

The first 50 meters from high tide at the beach is public property. No permanent structure may be placed on this land, however it can be landscaped and temporary structures can be erected, for example in front of a Costa Rica hotel.

There are no private beaches in Costa Rica - the 50-meter area is open for anyone to use and there are no possession rights in this zone.

Municipal lease land - 150-meter zone

Though there are some titled beach front areas, in the majority of the country the next 150 meters from the 50-meter zone is owned by the municipality, and can only be leased. For a foreigner to lease this land, a Costa Rican must own more than 50% of the company doing the leasing.

A foreigner cannot lease this land personally. A good Costa Rica lawyer can set up a company that will serve the investor's purpose, and meet the law. There may be restrictions or zoning on the leased land. Ensure you have a lawyer check this before buying the rights to leased land. Costa Rica leases are usually inexpensive, and the renewal fairly automatic provided the lessor keeps the lease in good standing.