Understanding “Derechos” in Costa Rica Real Estate
A Unique, Affordable Way to Own Property in Paradise
In Costa Rica, the term “derechos” (Spanish for “rights”) refers to a form of land ownership that offers a practical and cost-effective alternative to titled property. This system is especially common in rural, agricultural, and coastal regions, where large parcels of land are often shared or subdivided informally over generations.
When a property is listed as “derechos,” it means you’re not buying a formally registered title for an individual lot, but rather a recognized right to use and enjoy a specific portion of a larger titled property. This can include beachfront areas, jungle farms, mountaintop plots, or riverside land—often in some of the most beautiful and sought-after areas of Costa Rica.
Despite the lack of individual title, many properties sold as derechos have been enjoyed, built on, and passed down for decades. They are often well-respected by local communities, and with proper documentation, they offer real and valuable ownership opportunities.
How “Derechos” Work
Instead of each buyer holding a separate title in the National Registry, the land title remains in the name of an individual, a family, or a legal entity, while usage rights are defined and divided privately. These rights are typically backed up with:
- Private legal contracts
- GPS surveys and maps clearly outlining your portion
- Community-recognized boundaries
- Historical or family-based agreements
As a buyer, you gain full usage rights to your designated section of the property. This means you can usually:
- Build a home, cabins, or commercial structures
- Live on and improve the land
- Rent out or operate a business
- Resell your rights to another buyer
- Pass the property to your heirs
And in many cases, you’ll pay a fraction of the cost of a similar titled property nearby.
Why Buying “Derechos” is a Smart Move
One of the biggest advantages of buying a property with derechos is the price. These types of properties are significantly more affordable than titled land—sometimes up to 50%–70% lower. This opens up incredible opportunities for buyers who want to:
- Own land in prime areas—like beachfront, riverfront, jungle, or mountain view regions
- Invest early in up-and-coming communities
- Live sustainably off the grid or develop eco-projects
- Buy a vacation home or Airbnb rental property without breaking the bank
With the right guidance and documentation, buying derechos can be a very wise investment, particularly in areas where titled land is limited, expensive, or unavailable altogether.
You also gain access to larger parcels—it’s not uncommon to find spacious lots of 1,000 m² to 5,000 m² (a quarter-acre to over an acre) at a fraction of what a small titled lot would cost. These properties are ideal for building villas, yoga retreats, eco-lodges, surf camps, or private homes with space to grow food, raise animals, or simply enjoy the natural beauty of Costa Rica.
What to Consider Before Buying Derechos
While derechos can offer amazing value and access, it’s important to work with professionals who understand the local legal and cultural context. Since you’re not receiving a formal title, the clarity and strength of your private agreement is essential. That’s where Real Estate Grupo comes in.
Our team works hand-in-hand with local attorneys, surveyors, and community leaders to ensure:
- Your specific portion is clearly defined
- All parties involved respect and honor the agreement
- You fully understand your rights and limitations
- Your investment is protected and secure
We’ve helped dozens of clients buy and enjoy derechos properties in Santa Teresa, Pavones, Golfito, Nosara, Osa Peninsula, and other beautiful regions of Costa Rica. Many of these properties are now vacation homes, eco-residences, and successful rental businesses.
Is “Derechos” Right for You?
If you’ve fallen in love with a piece of land in Costa Rica that’s listed as “derechos,” don’t walk away just because it’s not titled. With proper guidance and legal support, you can own and enjoy the land just like any other property. In fact, many long-time expats and locals alike prefer this model because of the:
- Low cost of entry
- Larger lot sizes
- Flexibility to build and develop
- Connection to community and land
Let Real Estate Grupo Guide You
At Real Estate Grupo, we have years of experience handling “derechos” transactions. We are committed to transparency, professionalism, and helping you make a safe, informed decision. Whether you’re looking for a surfside hideaway, a jungle retreat, or an agricultural property, we’ll help you navigate every step of the process—from due diligence to contracts to possession.
Thinking about buying a property with derechos?
Let us show you how this form of ownership can open up doors to affordable, beautiful real estate in Costa Rica.
📞 Contact us today to learn more, schedule a property tour, or speak with one of our trusted advisors.
