The 200-meter zone
The Zona Marítimo Terrestre (ZMT) covers the first 200 meters inland from the high-tide line along most of the coast. The first 50 meters is public zone — nobody can own or build on it, ever.
The next 150 meters is the 'restricted zone,' which is concession land: leased from the municipality (with ICT oversight), not owned in fee simple.
Concession ≠ ownership
A concession is a renewable lease (commonly 20 years), not a title you own outright. It can be a fine investment — but you must understand you're holding a lease, subject to renewal, regulatory plans (plan regulador), and municipal approval.
Crucially, foreigners are capped at 50% ownership of a concession unless they've been legal residents for 5+ years. Concessions are often structured through entities to comply — verify the structure carefully.
Titled land near the beach
The good news: plenty of excellent property sits just behind the ZMT as ordinary titled (fee-simple) land — which foreigners can own 100% with full rights. Much of the best STR inventory is titled land a short walk from the sand.
When an agent says 'beachfront,' ask the direct question: is this titled or concession? Get the answer in writing and confirm it with your own attorney.
“Cheap beachfront” is usually a trap
Ads for affordable or cheap beachfront often mean: inland with ocean-view marketing, a concession you cannot fully own, or a pin that fails an honest distance gate. Price alone is not proof of sand access or clean title.
Browse our pin-gated beachfront for sale hub, then check a listing and run the due diligence checklist before you wire.
Check a listing before you offer
Paste a broker URL — nearby Airbnb math, same as the listing map.
Check a beachfront listing before you offerFrequently asked questions
Can foreigners own beachfront property in Costa Rica?
Foreigners can fully own titled (fee-simple) land, including land close to the beach behind the 200m Maritime Zone. Within the zone, beachfront is concession land where foreign ownership is capped at 50% unless you've been a resident for 5+ years.
What is the Maritime Zone in Costa Rica?
The Zona Marítimo Terrestre is the first 200 meters inland from the high-tide line. The first 50m is public (no ownership), and the next 150m is concession land leased from the municipality rather than owned outright.
What's the difference between titled and concession property?
Titled (fee-simple) land is owned outright and registered in the National Registry — foreigners can own 100%. Concession land is a renewable municipal lease within the Maritime Zone, with a 50% foreign-ownership cap and regulatory conditions.
Is concession property a bad investment?
Not necessarily — many successful beachfront businesses operate on concessions. But you must understand it's a lease subject to renewal and regulation, structured to comply with the foreign-ownership cap. Always have an attorney review the concession terms.
Is affordable beachfront in Costa Rica a trap?
Often yes if the ask assumes fee-simple sand. Cheap beachfront ads may be concessions, inland view homes, or weak pins. Use Beachfront For Sale (pin gate) and confirm titled vs concession with your attorney.
Written by Patrick Beland
STR expert and investor — software developer, house flipper, former realtor in Canada, and short-term rental investor across Canada and Costa Rica, now based in Playas del Coco. I write from my own books, not a brochure. About
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