Costa Rica Property Market for Overseas Buyers

Yes. Foreigners own freehold titled property on the same terms as Costa Ricans, with no approval or residency needed. The exception is the first 200 metres from the high tide line: the first 50 metres is public, and the rest is concession land held through a company at least 51% Costa Rican-owned.

Transfer tax of 1.5%, notary fees of 1% to 2% and registry stamps of 0.5%, about 3% to 4% in all. Capital gains tax is 15% of the gain, and a principal residence is exempt. Rental income is taxed at 15% after a standard 15% deduction, and short-term lets add 13% VAT.

Titled (titulado) land inland is full freehold, registered at the National Registry, and is what most foreign buyers should look for. Land 50 to 200 metres from the high tide line is a concession of 5 to 20 years, renewable, not freehold. Many resort areas sit inside this zone, so use a notary-lawyer and consider title insurance (US$1,000 to US$3,000).

Yes, from local banks, usually at 50% to 70% loan-to-value with a 30% to 50% deposit. Rates were 8% to 10% in US dollars in early 2026, over 15 to 20 years. More than 70% of foreign buyers pay cash. Developers commonly take 30% to 50% down with the balance over one to five years.

Beach towns such as Tamarindo, Nosara and Santa Teresa rose 10% to 15% a year in dollars, against 4% to 6% around San José. Beach short-term lets yield 6% to 10% gross, San José long-term lets 5% to 7%. Risks include capital gains tax, coastal rule enforcement and climate. Capital at risk.

Not on its own. The Inversionista route needs an investment of US$200,000 in real estate, a business or securities; the reduced US$150,000 level ended in July 2026. The Pensionado route needs a lifetime pension of US$1,000 a month. Both lead to permanent residency after three years.