What is the Zona Marítimo Terrestre (ZMT) and which law governs it?

The Zona Marítimo Terrestre (ZMT) is a 200-metre strip of land measured inland from the ordinary high-tide line along Costa Rica's entire Pacific and Caribbean coastline, plus river mouths, estuaries, and certain lake shores. It is governed by Ley No. 6043 — the Ley sobre la Zona Marítimo Terrestre, enacted in 1977 and still in force. The ZMT is divided into two sub-zones: the zona pública (first 50m) and the zona restringida (the remaining 150m). The zona pública belongs to the state in absolute terms — it cannot be sold, leased, titled, or used privately under any circumstances. The zona restringida can be used privately only through a concession (concesión) granted by the local municipality — a lease arrangement, not a title deed. This legal framework means that most of what is marketed as 'beachfront property' in Costa Rica is actually concession land, not privately owned land. The distinction has profound implications for what you can build, how you can transfer the property, and the security of your tenure.

What exactly is a concession and why is it different from freehold ownership?

A concession under Ley 6043 is a right of use granted by the municipality to an individual or company for a specific parcel within the ZMT's restricted zone. The municipality (not the national government) administers the concession, collects annual concession fees, and has authority to revoke the concession for violation of its conditions. Key differences from freehold ownership: (1) You do not own the land — the state owns it. Your concession gives you the right to use it for specified purposes, for a specified period, under specified conditions. (2) The concession can be revoked — for non-payment of fees, violation of environmental conditions, construction that deviates from approved plans, or regulatory changes. If a concession is revoked, any structures on the land may be demolished at the holder's expense and possession of the land reverts to the municipality without compensation. (3) Transferring a concession requires municipal approval — you cannot sell your concession interest the same way you sell titled property. The municipality has the right to approve or reject the transfer. (4) Financing against a concession is more limited — commercial banks are generally reluctant to take a concession as collateral because of the revocability risk. Most concession-property purchases are cash transactions.

Can Canadians hold a ZMT concession personally or do I need a corporation?

Ley 6043 restricts personal concession ownership to Costa Rican nationals and foreign nationals who have established legal residency in Costa Rica for at least 5 consecutive years. Canadians who do not meet this residency threshold cannot hold a concession in their own name. The alternative is to hold the concession through a Costa Rican legal entity — a Sociedad Anónima (S.A.) or Sociedad de Responsabilidad Limitada (SRL). The corporation itself can hold the concession, and you (as a Canadian) own shares in the corporation. This structure is common and legally sound when properly established. Practical implications: (1) You need a locally-incorporated Costa Rican company before you can acquire the concession. This requires a Costa Rican abogado and notary public to incorporate the entity, typically costing USD $1,000–$2,000. (2) The corporation has annual filing obligations and must maintain a registered agent in Costa Rica. (3) Share ownership records are maintained in Costa Rica's Central Registry (Registro Nacional), which provides some transparency but also means your ownership structure is publicly recorded. (4) For estate planning, your heirs inherit the corporation's shares, not the concession directly — your Canadian will must clearly address your foreign corporate shareholding.

How do I verify whether a property I'm considering is in the ZMT and what its concession status is?

Verification is the most critical step in any Costa Rican coastal property transaction. Your abogado must perform the following checks before you commit: (1) Catastro Nacional — the National Cadastre shows the exact cadastral boundaries of all parcels in Costa Rica. Your abogado requests a certified catastral survey (plano catastrado) for the specific parcel, which shows its location relative to the ZMT boundary lines. (2) Registro Nacional de Concesiones — the National Registry includes a concession registry where all ZMT concessions must be registered once granted. Your abogado searches this registry to confirm the concession exists, its term, its conditions, and whether any liens, encumbrances, or administrative proceedings are recorded against it. (3) Municipality records — the local municipality holds records of concession fee payments and compliance status. Unpaid concession fees can trigger revocation proceedings. Your abogado requests a certificación municipal confirming fees are current. (4) Environmental restrictions — the ZMT is often subject to environmental protection regulations (SETENA, MINAE) in addition to Ley 6043 restrictions. Wetlands, mangroves, and coastal forest areas have additional limitations on use and construction. (5) MINAE inspections — if the property is in or near a national park, wildlife refuge, or protected area, additional restrictions apply. A single walk along the beach cannot tell you whether a specific parcel is in the ZMT, what its concession status is, or whether its improvements comply with all applicable permits. These verifications require professional title research.

What are the most common mistakes Canadian buyers make with ZMT properties?

The five most common mistakes, based on patterns in the Costa Rican buyer community: (1) Assuming 'I bought it from someone, so it must be titled' — many buyers discover the ZMT concession nature of their property only when they try to sell, when a dispute arises, or when a neighbour's concession is revoked and they realise their own situation is similar. The prior owner's occupancy does not guarantee valid concession status. (2) Not verifying concession fee currency before closing — if the previous holder has unpaid concession fees, those fees may become the buyer's obligation as the new concession holder, and the municipality may have revocation proceedings underway. (3) Buying a concession personally without meeting the residency requirement — some buyers are advised to hold the concession in their own name as a resident-to-be or as someone 'almost qualifying' for residency. This is illegal and the concession can be challenged. (4) Not understanding the construction permit requirements — structures in the ZMT must comply with construction permits granted by both the municipality and SETENA. Unpermitted construction is common and can result in demolition orders. If a villa for sale has unpermitted additions or structures, the buyer inherits the risk. (5) Not reading the concession conditions — every concession has specific use conditions: what can be built, what activities are permitted, what environmental protections apply. Buyers who do not read these conditions may discover their intended use is prohibited.

Can a ZMT concession be revoked and has this actually happened to foreign buyers?

Yes, concessions can be and have been revoked — and foreign buyers have been affected. Revocation grounds under Ley 6043 include: non-payment of annual concession fees, construction without permits or in violation of permit conditions, use of the concession land for purposes not authorised in the concession decree, environmental violations (encroachment on mangroves, discharge into coastal waters, clearing of protected vegetation), and regulatory changes that affect the legality of previously-granted concessions. Documented revocation cases involving foreign buyers include: concessions revoked after structures were built encroaching on the 50m public zone; concessions revoked in areas later designated as protected wildlife refuges; concessions revoked due to title irregularities in the underlying municipal grant. The revocation risk is not theoretical, but it is manageable through proper due diligence. The practical protection is: (1) verify the concession was legally granted with proper municipal authority, (2) confirm construction permits are current and comprehensive, (3) ensure annual fees are paid with documented receipts, (4) review the concession conditions carefully and confirm current use is compliant. Properties with clean, well-documented concession histories held by reputable prior holders carry significantly lower revocation risk than newly issued or recently transferred concessions.

What is the Zona Marítimo Terrestre (ZMT) and which law governs it?

The Zona Marítimo Terrestre (ZMT) is a 200-metre strip of land measured inland from the ordinary high-tide line along Costa Rica's entire Pacific and Caribbean coastline, plus river mouths, estuaries, and certain lake shores. It is governed by Ley No. 6043 — the Ley sobre la Zona Marítimo Terrestre, enacted in 1977 and still in force. The ZMT is divided into two sub-zones: the zona pública (first 50m) and the zona restringida (the remaining 150m). The zona pública belongs to the state in absolute terms — it cannot be sold, leased, titled, or used privately under any circumstances. The zona restringida can be used privately only through a concession (concesión) granted by the local municipality — a lease arrangement, not a title deed. This legal framework means that most of what is marketed as 'beachfront property' in Costa Rica is actually concession land, not privately owned land. The distinction has profound implications for what you can build, how you can transfer the property, and the security of your tenure.

What exactly is a concession and why is it different from freehold ownership?

A concession under Ley 6043 is a right of use granted by the municipality to an individual or company for a specific parcel within the ZMT's restricted zone. The municipality (not the national government) administers the concession, collects annual concession fees, and has authority to revoke the concession for violation of its conditions. Key differences from freehold ownership: (1) You do not own the land — the state owns it. Your concession gives you the right to use it for specified purposes, for a specified period, under specified conditions. (2) The concession can be revoked — for non-payment of fees, violation of environmental conditions, construction that deviates from approved plans, or regulatory changes. If a concession is revoked, any structures on the land may be demolished at the holder's expense and possession of the land reverts to the municipality without compensation. (3) Transferring a concession requires municipal approval — you cannot sell your concession interest the same way you sell titled property. The municipality has the right to approve or reject the transfer. (4) Financing against a concession is more limited — commercial banks are generally reluctant to take a concession as collateral because of the revocability risk. Most concession-property purchases are cash transactions.

Can Canadians hold a ZMT concession personally or do I need a corporation?

Ley 6043 restricts personal concession ownership to Costa Rican nationals and foreign nationals who have established legal residency in Costa Rica for at least 5 consecutive years. Canadians who do not meet this residency threshold cannot hold a concession in their own name. The alternative is to hold the concession through a Costa Rican legal entity — a Sociedad Anónima (S.A.) or Sociedad de Responsabilidad Limitada (SRL). The corporation itself can hold the concession, and you (as a Canadian) own shares in the corporation. This structure is common and legally sound when properly established. Practical implications: (1) You need a locally-incorporated Costa Rican company before you can acquire the concession. This requires a Costa Rican abogado and notary public to incorporate the entity, typically costing USD $1,000–$2,000. (2) The corporation has annual filing obligations and must maintain a registered agent in Costa Rica. (3) Share ownership records are maintained in Costa Rica's Central Registry (Registro Nacional), which provides some transparency but also means your ownership structure is publicly recorded. (4) For estate planning, your heirs inherit the corporation's shares, not the concession directly — your Canadian will must clearly address your foreign corporate shareholding.

How do I verify whether a property I'm considering is in the ZMT and what its concession status is?

Verification is the most critical step in any Costa Rican coastal property transaction. Your abogado must perform the following checks before you commit: (1) Catastro Nacional — the National Cadastre shows the exact cadastral boundaries of all parcels in Costa Rica. Your abogado requests a certified catastral survey (plano catastrado) for the specific parcel, which shows its location relative to the ZMT boundary lines. (2) Registro Nacional de Concesiones — the National Registry includes a concession registry where all ZMT concessions must be registered once granted. Your abogado searches this registry to confirm the concession exists, its term, its conditions, and whether any liens, encumbrances, or administrative proceedings are recorded against it. (3) Municipality records — the local municipality holds records of concession fee payments and compliance status. Unpaid concession fees can trigger revocation proceedings. Your abogado requests a certificación municipal confirming fees are current. (4) Environmental restrictions — the ZMT is often subject to environmental protection regulations (SETENA, MINAE) in addition to Ley 6043 restrictions. Wetlands, mangroves, and coastal forest areas have additional limitations on use and construction. (5) MINAE inspections — if the property is in or near a national park, wildlife refuge, or protected area, additional restrictions apply. A single walk along the beach cannot tell you whether a specific parcel is in the ZMT, what its concession status is, or whether its improvements comply with all applicable permits. These verifications require professional title research.

What are the most common mistakes Canadian buyers make with ZMT properties?

The five most common mistakes, based on patterns in the Costa Rican buyer community: (1) Assuming 'I bought it from someone, so it must be titled' — many buyers discover the ZMT concession nature of their property only when they try to sell, when a dispute arises, or when a neighbour's concession is revoked and they realise their own situation is similar. The prior owner's occupancy does not guarantee valid concession status. (2) Not verifying concession fee currency before closing — if the previous holder has unpaid concession fees, those fees may become the buyer's obligation as the new concession holder, and the municipality may have revocation proceedings underway. (3) Buying a concession personally without meeting the residency requirement — some buyers are advised to hold the concession in their own name as a resident-to-be or as someone 'almost qualifying' for residency. This is illegal and the concession can be challenged. (4) Not understanding the construction permit requirements — structures in the ZMT must comply with construction permits granted by both the municipality and SETENA. Unpermitted construction is common and can result in demolition orders. If a villa for sale has unpermitted additions or structures, the buyer inherits the risk. (5) Not reading the concession conditions — every concession has specific use conditions: what can be built, what activities are permitted, what environmental protections apply. Buyers who do not read these conditions may discover their intended use is prohibited.

Can a ZMT concession be revoked and has this actually happened to foreign buyers?

Yes, concessions can be and have been revoked — and foreign buyers have been affected. Revocation grounds under Ley 6043 include: non-payment of annual concession fees, construction without permits or in violation of permit conditions, use of the concession land for purposes not authorised in the concession decree, environmental violations (encroachment on mangroves, discharge into coastal waters, clearing of protected vegetation), and regulatory changes that affect the legality of previously-granted concessions. Documented revocation cases involving foreign buyers include: concessions revoked after structures were built encroaching on the 50m public zone; concessions revoked in areas later designated as protected wildlife refuges; concessions revoked due to title irregularities in the underlying municipal grant. The revocation risk is not theoretical, but it is manageable through proper due diligence. The practical protection is: (1) verify the concession was legally granted with proper municipal authority, (2) confirm construction permits are current and comprehensive, (3) ensure annual fees are paid with documented receipts, (4) review the concession conditions carefully and confirm current use is compliant. Properties with clean, well-documented concession histories held by reputable prior holders carry significantly lower revocation risk than newly issued or recently transferred concessions.

Costa Rica Concession Properties: The ZMT Risk Explained | Compass Abroad

Reviewed on March 2026 by the Compass Abroad editorial team

In Costa Rica, the 200m strip from the high-tide line — the ZMT — is governed by Ley 6043. The first 50m is absolute public domain. The next 150m can only be held as a concession (lease) from the municipality — freehold title does not exist within this zone.

Non-residents cannot hold a ZMT concession personally — a Costa Rican corporation is required. Concessions can be revoked for fee non-payment or permit violations. Your abogado must verify the concession's status at the Registro Nacional before any coastal purchase.

Key Takeaways

The Zona Marítimo Terrestre (ZMT) covers 200m from the high-tide line along Costa Rica's entire coastline. Within this zone, freehold ownership is legally impossible — the land belongs to the state.
The first 50m is absolute public domain — no private use, no structures, no concessions. The next 150m is the concession zone — only a municipally-granted lease is available.
Non-residents cannot hold a ZMT concession in their personal name. You must either have 5-year Costa Rican residency or use a locally-incorporated Costa Rican corporation (S.A. or SRL).
A concession can be revoked by the municipality for non-compliance (non-payment of concession fees, violation of use conditions, or regulatory changes) — making it fundamentally different from freehold ownership.
Your abogado must verify the concession's status at the Registro Nacional before any purchase: Is it current? Are fees paid? Are there any revocation notices pending? What are the use conditions?
Properties sold as 'beachfront' in Costa Rica may be in the ZMT concession zone, not on freehold land. Many buyers discover this only after purchase — sometimes when the concession is challenged.

Key Facts: Costa Rica ZMT and Concession Properties

ZMT definition: Zona Marítimo Terrestre — a 200m strip from the high-tide line along Costa Rica's entire coast, governed by Ley 6043
First 50m: Public zone (zona pública) — absolute prohibition on any private ownership or occupation. No structures permitted.
Next 150m: Restricted zone (zona restringida) — concession is the ONLY form of property right available. Freehold title does not exist here.
Concession nature: A concession is a lease from the municipality — not freehold ownership. It can be revoked for violations.
Residency requirement: Non-residents cannot hold a concession in their personal name. Must have 5-year residency OR use a Costa Rican corporation.
Corporation option: A Costa Rican S.A. or SRL can hold a concession — but the corporation must be locally incorporated and managed
Verificación at SUGEF: Concession status is registered at the Registro Nacional — verifiable before purchase through your abogado
Ley 6043: Ley sobre la Zona Marítimo Terrestre (1977) — the statute governing the entire ZMT framework

Why Most “Beachfront” Property in Costa Rica Is Not What It Seems

Costa Rica is marketed extensively as a freehold property destination — and much of its interior and highland property genuinely is freehold (titled, registered, transferable). The problem arises at the coast. The most desirable, highest-priced, most heavily marketed coastal properties — beachfront villas in Guanacaste, beach communities on the Nicoya Peninsula (Sámara, Santa Teresa, Mal País), Pacific coast towns (Manuel Antonio, Dominical, Uvita), and Caribbean beach towns (Puerto Viejo, Cahuita) — sit on or near the ZMT.

The Zona Marítimo Terrestre is not a small, easily-avoided strip. It extends inland 200 metres from the ordinary high-tide line along Costa Rica’s entire 1,228km of coastline. In popular beach towns with dense development, a significant portion — sometimes the majority — of the residential property closest to the water sits within this zone. And within this zone, freehold title legally cannot exist.

The legal foundation is Ley No. 6043 (Ley sobre la Zona Marítimo Terrestre), enacted in 1977. Article 1 declares that the ZMT “is part of the national domain and cannot be acquired by ownership or prescription.” Article 9 defines the restricted zone as the 150m inland of the 50m public zone, where concessions may be granted by municipalities for specific uses. These provisions have been consistent since 1977 and have survived numerous constitutional challenges.

The practical consequence: when a real estate listing in Guanacaste or Manuel Antonio says “direct beachfront” or “steps from the beach,” there is a meaningful probability that the property — or part of it — is in the ZMT concession zone. A competent Costa Rican abogado will determine this in their title research. An uninformed buyer who trusts the listing description without independent verification may purchase a concession believing they are purchasing freehold.

The ZMT Structure in Detail: Zona Pública and Zona Restringida

Zona Pública: The First 50 Metres

The first 50 metres measured inland from the ordinary high-tide line is the zona pública. This is absolute public domain under Ley 6043 Article 9. The implications are categorical:

No private use, construction, or occupation is permitted, for any purpose.
No concession can be granted within the zona pública — it cannot be leased, licensed, or privately used.
Any structure built within the zona pública is illegal and subject to demolition without compensation.
The high-tide line, not a fixed surveyed line, defines the boundary — which can shift with erosion, sea-level change, and storm events.

A significant number of structures in Costa Rican beach towns violate the zona pública prohibition. They were built during periods of less stringent enforcement or with improperly issued permits. Enforcement has increased significantly since 2010. A Canadian buyer who purchases a property that encroaches into the zona pública may find themselves holding a structure that regulators can order demolished — with no compensation and no recourse against the prior seller if the encroachment was disclosed in the title research they chose not to have.

Zona Restringida: The 50m–200m Band

The 150-metre band between the 50m and 200m marks from the high-tide line is the zona restringida. Within this zone, the state owns the land, but municipalities can grant concessions (concesiones) to private parties for specified uses.

A concession within the zona restringida typically:

Has a term of 5, 10, or 20 years (renewable — but renewal is not automatically guaranteed)
Specifies the permitted uses (residential, tourist facilities, agricultural)
Requires payment of annual concession fees to the municipality
Requires compliance with environmental and construction conditions
Requires municipal approval for transfer to a new holder

The value of a concession property comes from the right to use and improve the land within the zone — not from ownership of the land itself. This distinction matters both legally and practically. A concession is an asset, but it is a more fragile asset than titled land.

The Non-Resident Restriction: Why Canadians Need a Corporation

Ley 6043 imposes a nationality and residency requirement on personal concession ownership. Foreign nationals can only hold a ZMT concession in their personal name if they have established legal residency in Costa Rica for a minimum of five consecutive years. Most Canadian buyers do not meet this threshold.

The solution is straightforward but adds complexity: a Costa Rican corporation (Sociedad Anónima or S.A., or Sociedad de Responsabilidad Limitada or SRL) can hold the concession. The corporation is a Costa Rican legal entity and is not subject to the foreign residency restriction. You, as a Canadian, own shares in the corporation — and through the corporation, you hold the concession rights.

What this structure requires:

Corporate formation: Your abogado incorporates the S.A. or SRL in Costa Rica before the concession purchase. Typical cost: USD $1,000–$2,000 in legal and notarial fees. Timeline: 2–4 weeks.
Registered agent: The corporation must maintain a registered agent in Costa Rica — typically your abogado or a licensed registered agent service. Annual cost: USD $300–$600.
Annual corporate tax filing: Costa Rican corporations pay an annual corporation tax (impuesto a las personas jurídicas) — currently a tiered fee based on corporate activity, ranging from approximately USD $100–$1,000.
UBO (Ultimate Beneficial Owner) declaration: Costa Rica requires disclosure of beneficial ownership in the Registro de Transparencia y Beneficiarios Finales (RTBF). As the Canadian shareholder, your identity is disclosed.
Canadian tax treatment: Owning shares in a foreign corporation creates FAPI (Foreign Accrual Property Income) analysis obligations under the Canadian Income Tax Act. Your Canadian accountant needs to assess whether the corporate structure triggers any CDE (Controlled Foreign Affiliate) or FAPI reporting requirements.

These obligations are manageable — many Canadian buyers have operated Costa Rican corporations without incident for decades. But they must be set up correctly and maintained, not ignored. An abandoned or non-compliant Costa Rican corporation creates legal risk for the concession it holds.

How to Verify a Concession Before You Buy

The due diligence process for a ZMT concession property differs significantly from a standard titled property transaction. Your Costa Rican abogado must complete each of the following steps:

1. Catastral Search — Confirm ZMT Location

The Catastro Nacional (National Cadastre) holds the official surveyed boundaries of all properties in Costa Rica. Your abogado requests the plano catastrado for the specific parcel and determines whether any portion of the parcel falls within the ZMT (200m from the high-tide line) or the specific 50m public zone boundary. This is the foundational check that tells you what kind of property you are dealing with.

2. Registro Nacional — Verify Concession Existence and Status

The Registro Nacional includes the official concession registry. Your abogado searches this registry for the specific parcel to confirm: (a) A valid concession exists; (b) The concession holder is the person or entity claiming to sell it; (c) The concession term — when it was granted, its duration, and when it expires; (d) Any liens, encumbrances, or administrative proceedings registered against it; (e) Any conditions or restrictions specified in the concession decree.

3. Municipal Records — Confirm Fee Currency

The local municipality holds records of annual concession fee payments. Your abogado requests a certificación municipal confirming that all concession fees are paid current. Unpaid fees are not just a financial obligation of the prior holder — they can initiate revocation proceedings that may be underway without your knowledge. A clean fee payment history back to the concession grant date is essential.

4. SETENA and MINAE — Environmental Clearance

SETENA (Secretaría Técnica Nacional Ambiental) oversees environmental impact assessments for development in sensitive areas. MINAE (Ministerio de Ambiente y Energía) manages protected areas, wildlife refuges, and wetlands. If the property is in or adjacent to a protected area, additional restrictions on use, construction, and access may apply. Your abogado should confirm that all applicable SETENA approvals are current and that no MINAE protections affect the concession area.

5. Construction Permit Verification

All structures on a concession property must have valid construction permits issued by both the municipality and CFIA (Colegio Federado de Ingenieros y Arquitectos) for the specific buildings present. Unpermitted construction — extremely common in Costa Rican beach communities — creates risk that the buyer inherits. A demolition order can be issued against an unpermitted structure at any time, including after your purchase. Your abogado or a local engineer should walk the property and compare existing structures against the permit records.

Common Canadian Buyer Mistakes With ZMT Properties

Trusting the listing description as legal fact.“Freehold beachfront” in a listing may be incorrect — intentionally or because the seller genuinely does not understand their own title. The catastral search is the only truth. No abogado search = no verification.
Buying the concession personally without meeting the residency requirement. Some buyers are advised they will “get residency later” or that the residency rule is not enforced. A concession granted in violation of the residency requirement can be challenged and revoked. Always structure through a corporation if you are not a 5-year resident.
Not checking whether the structures are fully within the zona restringida. If even one structure extends into the 50m public zone, that structure is illegal and subject to demolition. The boundary is not always obvious from visual inspection — only a professional survey confirms it.
Assuming the prior holder’s occupancy validates the concession. A seller who has been paying concession fees and living on the property for 10 years is not evidence that the original concession grant was properly made. Improperly granted concessions can be challenged even after long occupation.
Ignoring the corporation maintenance obligations. A concession-holding Costa Rican corporation that becomes non-compliant (unpaid taxes, missed filings, unregistered beneficial owner updates) creates legal risk for the concession itself. Set up proper corporate administration from day one and maintain it annually.
Not reading the Canadian tax implications of the corporation structure. Owning shares in a foreign corporation may trigger FAPI analysis and potentially the foreign affiliate reporting requirements. Your Canadian accountant must assess this before you structure the purchase — not after. Read our guide to Canadian tax on foreign property and consult a specialist.

What Is Safe to Buy in Costa Rica

The ZMT issue is concentrated on coastal property. The majority of Costa Rican real estate — interior properties, highland homes, properties in San José and other cities, and even coastal properties set back more than 200m from the high-tide line — is properly titled freehold land. Finding the right Costa Rican agent with ZMT expertise is the first step.

For coastal properties, the safest options are:

Titled properties set back more than 200m from the high-tide line — verified by catastral survey showing the parcel is outside the ZMT.
Well-documented concessions with clean title history, current fee payments, fully permitted structures, no environmental violations, and proper corporate structure from the outset.
Properties in established resort or master-planned communities where the developer properly managed the concession framework, structures are fully permitted, and the HOA structure manages ongoing compliance.

Costa Rica is a genuinely attractive destination for Canadian buyers — stable democratic government, beautiful environment, excellent healthcare, no army, and a well-established expat community in areas like Guanacaste, the Nicoya Peninsula, and the Osa Peninsula. The ZMT issue is not a reason to avoid Costa Rica — it is a reason to do proper due diligence with a qualified abogado before committing to any coastal purchase.

Get Matched With a Vetted Agent in Costa Rica

Every agent in our Costa Rica network understands the ZMT, works with abogados experienced in concession due diligence, and will tell you clearly when a property is concession versus freehold. Tell us your target region — we match you within one business day.

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Costa Rica Concession Properties: The ZMT Risk Explained