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Navigating Costa Rica’s Maritime Zone Law: What Caribbean Buyers Need to Know

Can You Buy Beachfront Property in Costa Rica? What You Need to Know About the Maritime Zone

Buying beachfront property in Costa Rica is a dream for many international investors, retirees, and vacation home buyers. But on the Caribbean coast, especially in Limón Province, navigating the legal landscape requires a clear understanding of Costa Rica’s Maritime Zone Law. Not all beachfront properties can be legally owned or developed—so it’s essential to know the difference between titled and concession land before making a purchase.

What Is the Maritime Zone in Costa Rica?

Costa Rica’s Maritime Zone Law regulates all land within 200 meters of the high tide line along both the Pacific and Caribbean coasts. This 200-meter zone is divided into two key sections:

  • The Public Zone: The first 50 meters from the high tide line are public property. This area is inalienable, meaning it cannot be owned, leased, or developed. It must remain accessible to the public at all times.

  • The Restricted Zone: The next 150 meters is still government-owned, but can be leased through a concession granted by the local municipality.

Understanding this distinction is crucial for anyone considering real estate close to the beach.

Titled vs. Concession Properties: What’s the Difference?

Titled Properties

  • Full ownership rights

  • Usually located outside the Maritime Zone

  • Can be legally bought and sold by foreigners

  • Considered the safest investment option

Concession Properties

  • Long-term leases (typically 20 years) from the government

  • Require annual payments and municipal approval

  • Foreigners must have legal residency to hold a concession

  • Subject to stricter zoning, environmental, and renewal requirements

While concession properties can provide prime beachfront locations, they come with added legal complexities and risk, especially for non-residents.

Where This Matters Most: Playa Chiquita, Punta Uva, and Beyond

On the Caribbean coast of Costa Rica, areas like Playa Chiquita, Punta Uva, and parts of Cahuita often have a mix of titled and concession land. Some homes may appear to be beachfront but fall within the restricted zone.

That’s why it’s critical to verify the legal status of any property before proceeding with a purchase.

Safe Investment Strategies for Buying Coastal Property

If you’re looking to buy Costa Rica Caribbean real estate near the beach, follow these best practices:

  • Work with local experts
    Partner with a bilingual attorney and an experienced real estate agency like Coldwell Banker Caribe who understands the region’s zoning laws and concession requirements.
  • Request full property documentation
    Always ask for a property survey, title check, and zoning confirmation to avoid disputes or surprises later.
  • Prioritize titled land
    If you’re a foreigner without permanent residency, it’s safest to purchase titled property located outside the maritime zone.
  • Verify concession details carefully
    If considering a concession, check its expiration date, renewal terms, and whether it complies with environmental regulations.

How Coldwell Banker Caribe Helps You Invest Safely

At Coldwell Banker Caribe, every beachfront or near-coast listing is legally verified to protect your investment. Our bilingual team provides transparent, step-by-step guidance on navigating Maritime Zone laws, property titles, and municipal concessions.

Ready to explore beachfront opportunities on Costa Rica’s Caribbean coast? Browse verified listings here or contact us directly to schedule a consultation.

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Partner with Coldwell Banker Caribe, the world’s #1 real estate brand, for your next transaction. With our global expertise, local knowledge, and unmatched property selection, we’re here to make your Caribbean dream a reality. Contact us today to start your journey!

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Arantxa Vergara Content Manager Coldwell Banker Caribe Costa Rica Real Estate
Content Manager

Arantxa Vergara

As our dedicated Social Media Specialist, Arantxa Vergara excels at crafting compelling content that highlights our properties’ best features, implementing effective engagement strategies, managing impactful campaigns, and leveraging analytics to significantly grow our online brand presence.

Alicia Homnack Design Manager Coldwell Banker Caribe Costa Rica Real Estate
Design Manager

Alicia Homnack

As our dedicated Design Manager, Alicia generates impactful visual communications, develops sophisticated property websites, and produces high-end brochures and comprehensive marketing materials, all crafted to showcase your property in the best light possible.

Agent

Mirjana Dajic

Mirjana, a native of Croatia, has traversed the globe, ultimately finding a deep connection with Puerto Viejo, Costa Rica. Her journey began after earning a bachelor’s degree in hospitality management, which ignited her passion for travel and leadership. For 11 years, she worked with a prominent cruise line company, honing her management and leadership skills while traveling extensively. As an Assistant Manager, she oversaw daily operations and led large teams, always striving for excellence. Her dedication to high standards earned her several accolades throughout her career.

In 2007, Mirjana visited Puerto Viejo for the first time, and it was love at first sight. After several visits, she eventually settled in this enchanting Caribbean town. She began her Costa Rican career as an Office Manager for a rental car company, managing operations in the Atlantic Zone for five years. Her exceptional customer service and management skills helped propel the offices she managed to top-tier status, earning outstanding customer reviews.

In 2021, Mirjana embraced a new challenge in the real estate world. Her commitment to exceeding clients’ expectations, paired with her in-depth knowledge of Puerto Viejo and its hidden gems, enables her to offer a highly personalized experience. Fluent in both English and Spanish, she serves a diverse clientele and is deeply integrated into the local community, fostering strong relationships and a thorough understanding of the area.

Passionate about self-improvement, Mirjana is a lifelong learner, particularly interested in the human mind and unlocking one’s full potential. This drive for personal growth continues to shape her professional and personal life.

Managing Partner

Navid Ghaffari

Navid’s professional journey, rooted in engineering and leadership roles within Fortune 100 companies, has equipped him with a strategic mindset and a dedication to achieving exceptional results. This foundation, combined with 12 years of experience in client relations, allows Navid to approach real estate with a unique blend of analytical precision and client-centered service. He is passionate about understanding individual needs and navigating the complexities of the market to ensure a smooth and successful experience.

Beyond real estate, Navid is driven by a desire to contribute to community well-being. His personal interests—travel, philosophy, and wildlife—enrich his perspective and fuel his commitment to creating meaningful connections. Family is paramount, and Navid cherishes time with his wife, Kira, daughter, Ari Jo, mini Australian Shepherd, Remy, and their cat, Charlee.

Kira Hebert Broker and Managing Partner Coldwell Banker Costa Rica Puerto Viejo Costa Rica
Managing Partner

Kira Hébert

Kira offers a compelling blend of professional business acumen and local expertise. With over a decade of real estate experience, complemented by six years of running a successful real estate marketing agency, she possesses a comprehensive understanding of market dynamics and client requirements. Her experience as a licensed broker reinforces her commitment to ethical and efficient transactions.

Since 2008, she has cultivated an intimate knowledge of Costa Rica’s unique real estate landscape in the Caribe, driven by a genuine appreciation for the region’s culture and vibrant lifestyle. She provides clients with more than transactional services, offering valuable insights into the “Pura Vida” experience and the nuances of local culture.

Leveraging her marketing capabilities, Kira employs strategic, data-driven approaches to property marketing and transaction management. This fusion of professional expertise and local immersion enables her to effectively guide clients towards their real estate objectives.

Outside of her professional endeavors, Kira values a well-balanced lifestyle. She enjoys exploring diverse cultures and nature, with a particular interest in sailing. Most importantly, she prioritizes time with her family, including her husband, daughter, and pets.