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Is It Inside the Maritime Zone?
Before you buy a Costa Rica maritime zone property, run a free ZMT check: a “beachfront lot” can be public concession land you will never own. Confirm the status before you make an offer.
The most expensive coastal mistake.
On the Costa Rica coast, the single most expensive mistake foreign buyers make is paying titled-land prices for concession land — a use-right they can never register as their own. From a satellite photo a parcel 80 meters from the sand looks identical to one 300 meters back. Legally they are worlds apart. One can be owned outright; the other belongs to the state and can only ever be held under a municipal concession.
The good news is that you do not need a lawyer or a registry account to get the first answer. A maritime zone check tells you, in seconds and for free, whether a coastal property is likely inside the 200-meter Zona Marítimo Terrestre (ZMT) — so you can price it correctly and dig deeper before you ever fall in love with a beach lot you cannot title.
The rule of thumb: if a property sits within roughly 200 meters of the high-tide line, treat it as concession land until proven otherwise. Confirm the exact status with the municipality and a licensed Costa Rican coastal-law attorney before any offer.
The 200 meters that change everything.
The Zona Marítimo Terrestre — the maritime-terrestrial zone, or ZMT — is defined by Costa Rica’s Ley No. 6043, the Ley sobre la Zona Marítimo Terrestre. Along most of the country’s coastline it is the strip of 200 meters measured inland from the ordinary high-tide line (la pleamar ordinaria).
This strip is public, inalienable state land. It is not part of the National Registry’s ordinary titled inventory and, as a rule, cannot be privately owned. What a buyer acquires inside the ZMT is therefore not an escritura (title deed) but a concession (concesión) — a time-limited right to use and develop the land, granted by the local municipality under that law and its regulations.
Because the boundary is measured from the high-tide line, the exact inland reach of the ZMT depends on the tide datum and the cadastral survey for that specific beach. That is precisely why a quick proximity check is the right first step, and a certified survey and the municipal concession file are the right second step.
How the maritime zone is measured.
The public zone
The first 50 meters inland from the high-tide line is the zona pública. It is strictly public: no private building, no fences, no ownership and no concession, with effectively no exceptions. It exists so the shoreline stays open to everyone. Any structure you see built inside it is a red flag, not a feature.
The restricted zone
The next 150 meters is the zona restringida. Here the land can be used only under a municipal concession — commonly granted for terms up to 20 years and renewable, against an annual canon (fee) paid to the municipality, and subject to restrictions on foreign ownership. Concessions are administered locally but overseen at the national level by the Instituto Costarricense de Turismo (ICT), which approves the coastal regulatory plans the municipalities apply. This is concession land, not titled freehold.
Titled freehold
Beyond the 200-meter line, coastal land is normally ordinary titled freehold registered in the National Registry — full ownership by escritura, the same right a foreign buyer gets anywhere inland. This is usually the kind of ownership most international buyers are actually looking for when they picture “buying near the beach.”
Know exactly what you are buying.
Concession land
- A use-right granted by the municipality, not ownership
- Term-limited (commonly up to 20 years), renewal not guaranteed
- NOT registered title in the National Registry
- Restrictions on foreign ownership of the concession
- Annual canon fee; cannot be mortgaged as standard collateral
Titled freehold
- Full registered ownership by escritura
- Recorded in the National Registry (Registro Nacional)
- No municipal term limit and no renewal risk
- Same rights for foreigners as for Costa Ricans
- Can be sold, financed, and inherited freely
Three things to verify on the coast.
Foreign ownership of a concession
The ZMT regime limits foreign control of concessions. Foreigners, and companies whose ownership is majority foreign, generally face restrictions on holding a maritime-zone concession outright, and these are commonly addressed through structures with Costa Rican participation or residency requirements. The specifics matter, vary by case, and must be confirmed with a licensed Costa Rican coastal-law attorney before you sign anything.
An approved Plan Regulador
A municipality can legally grant concessions in the restricted zone only where an approved coastal regulatory plan, the Plan Regulador, is in force. Many beaches still have no approved plan, which means concessions there can be frozen, suspended, or simply not granted. Before valuing any ZMT concession, confirm the beach has a current, approved Plan Regulador in place.
Genuine titled exceptions
Not all coastal land is concession. Some areas carry valid titles that predate the ZMT regime, and certain populated coastal zones sit under special legal situations outside the ordinary rules. These exceptions are real but limited. Never assume a coastal title is good because the seller says so. Always verify it against certified registry and municipal records.
The concession file itself
If a property really is a concession, the document that matters is the municipal concession file: who the concessionaire is, the term and expiry, whether the canon is paid up to date, the permitted use, and whether the concession is transferable at all. A concession with arrears, an expired term, or a no-transfer clause can be effectively worthless no matter how good the location looks.
Check a Costa Rica maritime zone property in seconds.
You can do the first pass yourself. Measure the distance from the property to the high-tide line, pull the concession file from the municipality, and read the cadastral plano. Or skip straight to the free tool, which flags coastal parcels automatically by measuring distance to the official national coastline (SNIT). Then our team confirms the exact concession-versus-titled status in your full report, free.
Measure the distance to the high-tide line
Locate the parcel on the satellite map and estimate how far it sits from the ordinary high-tide line. Anything inside roughly 200 meters is presumed maritime zone until a certified survey proves otherwise. Our tool does this measurement against the official coastline for you.
Pull the concession file from the municipality
If the parcel is coastal, the truth lives at the municipal ZMT office, not the National Registry. Request the concession file: concessionaire, term, expiry, canon status, permitted use, transferability, and whether the beach has an approved Plan Regulador.
Let the tool auto-flag it for you
Our free Property Check flags coastal parcels automatically by distance to the official national coastline, so you get an honest first read before you commit. Then leave your WhatsApp and our team compiles the full file from the official sources, free.
The risks hiding in a beach lot.
Paying freehold price for a use-right
The classic trap: a concession marketed and priced as if it were titled freehold. You are buying a term-limited right, not ownership.
An expired or non-transferable concession
A concession past its term, or one with a clause blocking transfer, may not be yours to acquire or keep at all.
Illegal building in the 50m public zone
Structures in the strictly public first 50 meters can be ordered demolished. A “view” built on public land is a liability, not an asset.
Canon arrears
Unpaid municipal canon can put a concession at risk of revocation. You inherit the standing of the file, good or bad.
No approved Plan Regulador
Without a current coastal regulatory plan, concessions on that beach can be frozen or unobtainable, freezing your plans with them.
Assuming a coastal title is valid
Some coastal titles are valid; many are not. Taking a seller’s word for it, instead of verifying the registry and the ZMT line, is how money disappears.
Buying a concession, safely.
A concession can be a good deal when it is priced and structured as a concession. If the location is right and the numbers work as a use-right, here is the due-diligence sequence.
Confirm the beach has a Plan Regulador
No approved coastal regulatory plan means no valid concession path. This is the first gate. If the beach has no current plan, treat anything sold there as speculative until that changes.
Read the concession file at the municipality
Verify the concessionaire, the term and expiry date, that the canon is paid current, the approved use, and whether the concession can legally be transferred to you. Get certified copies, not screenshots.
Verify the parcel against the ZMT line
Use a certified survey to confirm where the property falls relative to the 50m public and 150m restricted bands. A structure or plan that crosses into the public 50 meters is a problem you do not want to inherit.
Structure it with coastal-law counsel
Foreign-ownership limits, transfer approvals, and any required Costa Rican participation must be handled by a licensed Costa Rican coastal-law attorney before money moves. Price the asset as a term-limited right, never as freehold.
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Keep checking.
How to check a property title
Verify ownership and the chain of title at the Registro Nacional, step by step, in English.
Read the guide Finca numberFinca number lookup
Find the Fólio Real that identifies any property in the National Registry, straight from the map.
Read the guide Due diligenceThe full due-diligence checklist
Title, liens, boundaries, taxes, water and access — the whole file, before you make an offer.
Read the guide The free toolRun the free Property Check
Tap any parcel for the finca number, the boundary, and the automatic maritime-zone flag.
Open the toolThe maritime zone, answered.
Can a foreigner own beachfront in Costa Rica?
Inside the 200m maritime zone no one holds registered freehold title, because the land is public. A foreigner can usually only participate in a concession, and foreigners or foreign-majority companies face restrictions on holding ZMT concessions, often handled with Costa Rican participation or residency. Beyond 200m, foreigners can own titled freehold with the same rights as locals. Confirm any specific case with a licensed Costa Rican coastal-law attorney.
What is the ZMT in Costa Rica?
The Zona Marítimo Terrestre, governed by Ley No. 6043, is the 200 meters measured inland from the ordinary high-tide line along most of the coast. It is public state land: the first 50 meters is the public zone and the next 150 meters is the restricted zone, available only by municipal concession, not registered title.
Is concession land a bad investment?
Not necessarily. Many strong coastal hotels and businesses run on concessions. But it is a different asset with different rules: a term-limited municipal right, not registered ownership, it cannot be mortgaged as standard collateral, and renewal is not automatic. The real danger is paying titled prices for a use-right. Price it as a concession and verify the file with the municipality and a coastal-law attorney.
How do I know if a lot is in the ZMT?
Measure the distance from the property to the ordinary high-tide line, pull the concession file from the municipality, and check the plano. Our free Property Check flags coastal parcels automatically by measuring distance to the official national coastline (SNIT), so you get a fast first read before you commit.
What is a Plan Regulador?
It is the approved coastal regulatory plan a municipality must have in place before it can legally grant concessions in the restricted zone. Many beaches still lack one, which means concessions there can be frozen or not granted at all. Always confirm the beach has a current, approved Plan Regulador.
Can there be valid titles inside the maritime zone?
In limited cases, yes. Some coastal areas carry titles that predate the ZMT regime, and a few populated coastal zones sit under special legal situations outside the ordinary rules. These are exceptions, not the norm. Never assume a coastal title is valid. Verify it against certified registry and municipal records with a coastal-law attorney.
What is the difference between a concession and titled freehold?
A concession is a municipal right to use ZMT land for a set term (commonly up to 20 years, renewable), with an annual canon fee and restrictions on foreign ownership. It is not registered title. Titled freehold beyond 200 meters is full registered ownership by escritura in the National Registry, with the same rights for foreigners and locals.
Does the check replace a coastal-law attorney?
No. The check is a fast, honest first read on whether a parcel is likely coastal and inside the 200m zone. ZMT and concession law is specialized, so before any purchase a licensed Costa Rican coastal-law attorney or notary should confirm the concession status, term, canon standing, and Plan Regulador formally. We can connect you with one.
Looking at a coastal lot? Let us check it.
Send us the property on WhatsApp +506 8798 6122 or email info@realestategrupo.com and we will confirm the maritime-zone and title status for you, free. We reply within hours, not days.
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