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Caribbean Coast, Costa Rica
The Caribbean coast of Costa Rica offers a diverse range of areas that are attracting property buyers and investors. Each zone comes with its own unique charm, but also specific building restrictions, depending on environmental regulations and local zoning laws. In this blog, we’ll explore key areas on Costa Rica’s Caribbean coast and the building regulations that apply.
Our real estate company focuses on zones where construction is allowed and manageable, avoiding areas with high legal complexities like Cocles and the Maritimo Zone.
Playa Negra is a quiet, laid-back area located just north of Puerto Viejo. Known for its black sand beaches and tranquil atmosphere, it has become an attractive destination for people looking to build vacation homes or settle down in a peaceful environment close to nature.
Playa Negra is largely free of heavy building restrictions compared to other zones. While there are still environmental regulations, such as respecting the coastal setbacks and ensuring sustainable construction, property owners generally have flexibility in developing their lots. Our company regularly works in this zone, offering lots that are clear for building and free from complex environmental restrictions.
Puerto Viejo is the bustling heart of the southern Caribbean coast. Known for its vibrant culture, diverse community, and beautiful beaches, Puerto Viejo attracts both tourists and property buyers alike. The town is popular for both residential properties and commercial opportunities, particularly in the hospitality sector.
Puerto Viejo faces moderate restrictions related to building height, preservation of natural resources, and zoning regulations to maintain its unique coastal vibe. Our company ensures that the properties we list here comply with local regulations, especially in terms of environmental impact and sustainable development.
Manzanillo is a tranquil area on the southern tip of Costa Rica’s Caribbean coast, encompassing beautiful beaches, restaurants, hotels, and the Gandoca-Manzanillo National Park. Almost the entire region, including the beginning of the Talamanca Mountain Range, falls within the Gandoca-Manzanillo Wildlife Refuge, a protected area dedicated to the conservation of diverse wildlife. The refuge is home to an incredible array of animals, including sloths, toucans, manatees, and even jaguars.
Together with Playa Grande, Manzanillo forms a peaceful and pristine coastal zone within this protected wildlife refuge. It is an ideal destination for eco-conscious buyers and those seeking a quiet retreat deeply immersed in nature.
As part of a protected reserve, Manzanillo is subject to strict environmental regulations. However, along the main road, different rules apply: plots smaller than 5000 m² can be subdivided, and construction is allowed on up to 75% of the land.
In other areas within the Manzanillo Wildlife Refuge, permitted construction percentages range from 3% to 25%. While landowners retain full ownership of their properties, ecological restrictions are enforced due to the area’s conservation status. The refuge remains a legally protected zone, where ownership is secure, but construction is subject to environmental limitations.
Building permits are highly regulated to preserve the surrounding ecosystem. In many cases, only a small portion of the land can be developed, and structures must be designed in harmony with nature.
Costa Rica’s Constitutional Court has suspended the issuance and execution of permits and concessions in the Gandoca-Manzanillo National Wildlife Refuge to prevent serious environmental damage. The ruling includes a ban on new concessions, a moratorium on forest exploitation, and oversight by government agencies to ensure compliance.
Our company specializes in navigating these complex regulations and assisting buyers in creating sustainable projects that fully comply with all legal and environmental requirements.
We do not operate in Cocles due to legal restrictions following a 2022 ConstiKekoldil Court ruling that designated much of the area as part of the Kekoldi Indigenous Reserve. As a result, only individuals of indigenous descent are legally permitted to own property within this zone. This ruling is based on the protection of indigenous land rights under Costa Rican law and international agreements.
IMPORTANT: Non-indigenous individuals cannot legally own property within the Kekoldi Indigenous Reserve.
Our real estate company is dedicated to offering properties in zones where construction is legally viable and environmentally sustainable. Whether you’re interested in the laid-back vibes of Playa Negra or the eco-rich environments of Punta Uva and Playa Chiquita, we ensure that all properties meet the legal requirements for development. We avoid working in high-risk areas like Cocles and the Maritimo Zone to provide our clients with safe and secure investments.
If you’re considering purchasing property on the Caribbean coast of Costa Rica, feel free to reach out, and we’ll help you find the perfect location for your dream project!
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