Concession Land in Costa Rica: The Maritime Zone Explained
Dreaming of beachfront property in Costa Rica? You need to understand the Zona Marítimo Terrestre (ZMT) — the Maritime Zone law that governs all coastal property.
The 200-Meter Rule
All land within 200 meters of the high-tide line is divided into two zones:
- Public Zone (0-50m) — belongs to everyone. Cannot be owned, built on, or blocked. This is why Costa Rica has such great beach access.
- Restricted Zone (50-200m) — this is concession land. The municipality grants long-term leases (concessions) but you never truly "own" it.
Rules for Foreigners
- ⚠️ Foreigners must have 5+ years of legal residency to hold a concession in their personal name
- ✅ A Costa Rican corporation where 50%+ of shares are held by Costa Rican citizens can hold a concession
- ✅ Some areas have been "regularized" — check with your attorney
- ❌ Concessions can be revoked by the municipality for various reasons
Risks of Concession Land
- You don't own the land — it's a lease that can be revoked
- Bank financing is difficult (banks don't accept concession as collateral)
- Transfer requires municipal approval
- Annual fees to the municipality
- Construction must follow the municipality's coastal development plan
"Many buyers — especially foreigners — don't realize their 'beachfront property' is concession land until problems arise. Always verify the property type at the Registro Nacional before buying."
The Safe Alternative
Many beautiful properties near the beach sit on titled land just outside the 200m zone. These offer the same lifestyle with full ownership rights. SIXPERCENT's AI can filter for titled properties only, giving you peace of mind.