Costa Rica real estate investments demand an understanding of the difference between Costa Rica real estate beach front property and Maritime Zone Property. To begin with, not all real estate in Costa Rica beach property is maritime zone property. You can purchase fully titled Costa Rica real estate in front of the beach or overlooking the beach or within walking distance to the beach and never have to worry about the Maritime Zone.
However, if you want to purchase Costa Rica real estate ON the beach, it will not be titled (as a rule). Costa Rica's beaches are public property. So, to build or buy a Costa Rica real estate beach front home or business, you should familiarize yourself with the rules regarding beach front property in real estate in Costa Rica.
The Maritime Zoning Law for beach front property
The 1977 Maritime Zoning Law (Ley sobre la Zona Marítimo-Terrestre - Ley Numero 6043) regulates the ownership and usage of Costa Rica real estate beach front property. This law that restricts real estate in Costa Rica creates two zones along Costa Rica's Pacific and Atlantic coasts. Islands are also subject to this Costa Rica real estate law. The national government owns this "Maritime/Terrestrial" restricted zone and local governments (municipalities) administer it and regulate the Costa Rica real estate developments. You measure from the high tide mark inland.
The two zones total a width of 200 meters along the beach front:
The Public Zone (Zone Publica): a 50 meter wide strip of beach between the high tide line and the outer line of the "Restricted Zone" (Zona Restringida). This beach front zone is open to the public. Private possession or occupation of this area is strictly prohibited. However, no one may trespass Costa Rica real estate private property to reach the public zone.
The Restricted Zone (Zone Restringida): a 150 meter wide strip of beach from the limit of the Public Zone inland. The law allows the government to grant leases called concessions for the occupation and use of this Costa Rica real estate beach front area for terms that range from 5 to 20 years. This is the land where Costa Rica real estate can be developed.
