Why You Can’t Buy Beachfront Property on Costa Rica’s Caribbean Coast (For Now)

Learn why all beachfront properties are currently off-limits for purchase

Published

Punta Uva Realty

Puerto Viejo, Caribbean Coast

The Caribbean coast of Costa Rica is full of stunning properties near the ocean—many of them look like great investments. But today, you cannot legally buy or build on most beachfront land. Why?

Because these properties are located in what’s called the Maritimo Zone—a strip of land 200 meters from the high-tide line, where special regulations apply.

What is the Maritimo Zone?

The Maritimo Zone is divided into two parts:

  • The first 50 meters are fully public land. You can’t buy, sell, or build here.
  • The next 150 meters can only be used with a special government permit called a concession, which is granted by the local municipality.

Can You Get or Buy a Concession?

In theory, yes. Concessions can be transferred or granted by the municipality.
**But since 2020—and still in 2025—**no new concessions are being issued or transferred in the Talamanca region.

Why? Because the area currently lacks an approved zoning plan (Plan Regulador), and without it, sales and construction are frozen.

Is This Permanent?

No. Local authorities are actively working on new zoning plans. Once approved, it will become possible to legally buy, build, and invest in Maritimo Zone properties.

What Does Punta Uva Realty Do?

We do not sell any properties in the Maritimo Zone unless they are fully legal and titled.
We work only with verified, titled properties for sale, so your investment is protected.

Our in-house legal team carefully reviews every listing and monitors government updates to ensure that your purchase is safe, transparent, and 100% legal.

Want to be the first to know when beachfront properties become available legally?


Contact us—we’ll keep you informed.

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