How do you confirm whether a property is inside a maritime zone or protected area?

Costa Rica’s beauty attracts buyers from around the world—but it also has some of the strictest coastal and environmental protections on earth. Many properties that appear private are actually part of:

• the Maritime Zone,
• a national park,
• a wildlife refuge,
• a protected forest,
• or a restricted environmental buffer.

If you do not confirm this before making an offer, you risk purchasing land you can never own, develop, or legally occupy.

This guide explains exactly how to determine whether a property is inside the maritime zone or any other protected area in Costa Rica.

1. Understand the Maritime Zone (Zona Marítimo Terrestre)

The Maritime Zone is a legally defined coastal strip that extends:

200 meters inland from the ordinary high-tide line.

It is divided into two bands:

1. Public Zone (0–50 meters from high tide)

• No private ownership allowed
• Open to the public
• No construction permitted
• No concessions

1. Restricted Zone (50–200 meters)

• Can be granted as concessions
• NOT titled land
• Foreigners face restrictions:
  • Cannot hold more than 49% ownership
  • Cannot obtain concessions without residency
• Commercial use tightly regulated
• Construction strictly controlled

Important:

If a property lies within 0–200 meters of the high tide line, it is NOT titled land, only concession land (unless part of a pre-1977 exemption).

This is why buyers must verify location carefully.

2. Use the National Registry (Registro Nacional) Mapping System

Costa Rica’s CRMap (or Visor Cartográfico) shows:

✔ Maritime zone boundaries
✔ Protected areas
✔ Property lines and plano overlays
✔ Concession parcels

Steps:

1. Input the folio real
2. Load the property map
3. Activate the zonas especiales layers
4. Look for:
   • 200-meter and 50-meter boundaries
   • Conservation zones
   • Indigenous territories
   • Protected forests

If the property overlaps with a special zone layer → you must investigate further.

3. Review the Plano Catastrado Carefully

The official survey map (plano catastrado) will show:

✔ Property boundaries
✔ Adjacent roads
✔ Rivers, creeks, estuaries
✔ Coastal references
✔ North orientation

Red flags:

• The plano shows the property touching the beach
• The property boundary runs close to the shoreline
• The plano includes “Zona Marítima” annotations

Compare the plano to satellite imagery using Google Maps or CRMap.

If the property appears too close to the beach → be cautious.

4. Measure Distance From the High-Tide Line

The high-tide line (HTL) is the starting point of the Maritime Zone.

To roughly measure distance:

• Open Google Earth or Google Maps
• Locate the property
• Use the measuring tool to check distance to the edge of the wet sand

Rules:

If it’s less than 200 meters, assume Maritime Zone involvement.

Only a certified topographer and the municipality can give the official distance, but your own preliminary check will tell you whether to proceed.

5. Request the Municipal Uso de Suelo (Zoning Certificate)

This is one of the most reliable documents.

The zoning certificate will confirm:

• Whether the property is fully titled
• Whether it lies in the Maritime Zone
• Whether it is concession land
• Whether it lies inside an environmental buffer
• Whether construction is allowed

If the uso de suelo states:

• “Zona Marítimo Terrestre” → It is concession land
• “No se permite construcción” → Construction prohibited
• “Bien de dominio público” → Public land (not for sale)

If zoning is unclear → you must consult both the municipality and ICT (Costa Rican Tourism Institute).

6. Consult SINAC Maps for Protected Areas

SINAC (National System of Conservation Areas) manages Costa Rica’s protected land.

Use the SINAC map viewer to check:
✔ National parks
✔ Wildlife refuges
✔ Forest reserves
✔ Wetlands
✔ Mangrove zones
✔ Biological corridors

Red flags:

• “Refugio de Vida Silvestre”
• “Área de Conservación”
• “Humedal”
• “Manglar”

Properties inside or bordering these areas often have strict or total construction bans.

7. Verify Concession Status Through the Municipality and ICT

If the land is inside the 50–200m Maritime Restricted Zone, ask for:

✔ The concession plan (plano concesionado)
✔ The municipality’s concession file
✔ ICT approval documents
✔ Proof of concession payments
✔ Terms and zoning of the concession
✔ Expiration date of concession

Concession land is leased—not owned.

Foreigners must:

• Be legal residents
• Own no more than 49% of a concession-holding corporation

Many scammers attempt to sell concession land as titled property.
This is illegal.

8. For Rural or Jungle Properties, Check for Environmental Restrictions

A property may not be near the beach but still be inside a protected area.

Check for:

• Forest reserves
• Protected water basins
• Wetland designations (Humedales)
• Conservation corridors
• Indigenous territories

These areas often prohibit:

• Construction
• Subdivision
• Tree removal
• Commercial use

Request all environmental records if the lot borders rivers, mangroves, wetlands, or biological corridors.

9. Red Flags That a Property Might Be in a Protected Area

Major red flags:

❌ The seller cannot produce a clear folio number
❌ The property borders the beach
❌ The listing describes it as “steps from the ocean”
❌ The plano shows a boundary line touching the beach
❌ Seller claims you can “easily get a concession”
❌ Seller insists zoning is “automatically approved”
❌ Price is extremely low for beachfront land

Moderate red flags:

❌ The lot appears forested on satellite images
❌ Adjacent properties show “Refugio” or “Parque Nacional” labels
❌ It is located near mangroves or estuaries

10. Real Scenarios (Common Expat Experiences)

Scenario A — “Beachfront Lot” Was Actually Public Zone

Buyer discovers:

• The entire property lies within 0–50 meters
• Construction 100% prohibited

✔ Buyer cancels immediately.

Scenario B — Beautiful Jungle Lot in a Protected Zone

The land was inside a wildlife refuge buffer zone.
No construction or tree removal allowed.

✔ Saved thousands in due diligence.

Scenario C — Concession Land Sold as Titled Land

Seller falsely claims property is titled.
Registry map shows Maritime Zone parcel.

✔ Buyer avoids legal disaster.

Scenario D — High-Tide Line Miscalculated

Surveyor mis-measured; property partially entered 0–50m zone.
Municipality denied building permits.

✔ Only official measurements matter.

11. Checklist: How to Confirm Whether a Property Is in the Maritime Zone or a Protected Area

✔ Check CRMap for zoning layers
✔ Compare plano catastrado with the coastline
✔ Measure distance from the high-tide line
✔ Request municipal uso de suelo
✔ Verify concession status
✔ Consult SINAC for protected areas
✔ Review environmental buffers and setbacks
✔ Investigate any “too good to be true” coastal deals
✔ Confirm all findings through an attorney

When You Should Seek Professional Help

Professional review is essential if:

• The property is near the coast
• The seller claims land is “titled beachfront”
• The land appears forested
• It borders a river, mangrove, or estuary
• It lies within a protected zone
• You are unsure of registry or zoning results

Environmental and Maritime Zone issues require specialized legal analysis.

FAQ

Can foreigners own beachfront property in Costa Rica?

Not directly. Only concession land is available, and foreigners must meet strict requirements.

Is all 200 meters from the beach Maritime Zone?

Yes—measured from the ordinary high-tide line.

Can you build inside the Maritime Zone?

Only with a valid concession and only under strict rules.

What happens if you unknowingly buy in a protected zone?

You may be unable to build, sell, or legally occupy the property.

Soft CTA

If you want help confirming whether a property lies in the Maritime Zone or a protected area, we can review maps, zoning documents, environmental records, and concession status to ensure your investment is legally safe.