Costa Rica is a safe place to buy real estate — but only if you do proper due diligence. Most horror stories come from buyers who skipped the basics or relied on the wrong people. Here is how title and due diligence work, and how to protect yourself.
The National Registry
Costa Rica maintains a public, centralized property database called the Registro Nacional. Every titled property has a folio real number recording the owner, boundaries, size, liens, mortgages, and any encumbrances. A good attorney verifies all of this before you ever transfer funds.
Titled vs. Concession Property
Most inland property is fee-simple titled — the same ownership concept as North America. But land within the Maritime Zone (the first 200 meters from the high-tide line) is largely concession land: it is leased from the government rather than owned outright, with special rules on foreign participation. Concession property can be a fine investment, but you must understand exactly what you are buying.
Essential Due Diligence Steps
- Confirm clear title and the seller’s right to sell via the National Registry.
- Check for liens, mortgages, judgments, and unpaid property taxes or HOA dues.
- Verify boundaries with the registered survey (plano catastrado).
- Confirm utilities, water rights (a water letter / carta de agua), and permits.
- For concession land, review the lease terms and municipal/ICT approvals.
Use Escrow and an Independent Attorney
Never wire funds directly to a seller. Use a registered escrow service, and hire your own attorney — independent from the seller and even from the agent — to represent your interests. This single step prevents the majority of problems.
Common Red Flags
Be cautious of pressure to skip steps, prices that seem too good to be true, sellers reluctant to provide registry documents, “owners” who are not the registered titleholder, and raw land sold with vague promises about water or building permits.
The Bottom Line
With a reputable agent, an independent attorney, escrow, and a full title search, buying in Costa Rica is secure and straightforward. The protections exist — you just have to use them.
Buying with confidence matters. Browse our vetted listings and let our team connect you with trusted attorneys and escrow services.