What due diligence steps protect buyers when purchasing land without existing structures?
Buying raw land in Costa Rica can be one of the best investments you ever make—if the property is legally and structurally viable for the project you’re planning. But undeveloped land carries significantly more risk than homes or condos because nothing has been tested yet: not the zoning, not the water, not the boundaries, not even the ability to build.
Many expats fall in love with a beautiful piece of jungle or a breathtaking ocean-view lot, only to discover later that the land:
- cannot receive a building permit,
- has no legal water,
- sits inside a protected zone,
- lacks legal access, or
- has incorrect boundaries.
This guide outlines the due diligence steps that protect buyers when purchasing land without existing structures in Costa Rica.
- Verify the Property Has a Clean and Transferable Title
Your attorney must confirm:
✔ The property has a valid folio real
✔ Title is free of liens or encumbrances
✔ No mortgages, annotations, or disputes
✔ Seller is the rightful, registered owner
✔ Boundaries on the title match the plano
Red flags:
- Annotations in the registry
- Owners listed as corporations with outdated books
- Trusts or concession arrangements without clear documents
- Obtain the Plano Catastrado and Confirm It Matches Reality
The plano catastrado (survey map) must be:
✔ Registered
✔ Accurate
✔ Current
Verify:
- Boundary lines
- Exact measurements
- Area size
- Neighboring parcels (colindancias)
- Location of road access
- Markers on the ground
A licensed topographer should conduct a site inspection to confirm the boundaries.
- Confirm the Land Has Legal and Buildable Zoning (Uso de Suelo)
Request a zoning certificate from the municipality.
Zoning will determine:
✔ Whether construction is allowed
✔ Maximum footprint
✔ Height limits
✔ Density
✔ Setbacks
✔ Commercial/residential use
✔ Environmental buffers
Common surprises for buyers:
- Land classified as agricultural (only 1 home allowed)
- Only 10–25% of the lot buildable
- Protected forest zones
- Proximity to rivers requiring large setbacks
Zoning determines the entire future of your project.
- Check for Legal Water Service (Most Important for Raw Land)
A property cannot receive a building permit without legal water.
Confirm:
✔ AyA or ASADA availability letter
✔ Active, legal water meter
✔ Existing infrastructure
✔ Or a MINAE-sanctioned well or concession
Red flags:
❌ “Water is nearby”
❌ Neighbor’s water line
❌ Shared meter
❌ Water moratorium in the area
Water is often the dealbreaker for raw land.
- Confirm Legal Road Access (Not Just Physical Access)
A property must have a legally recorded route.
Verify:
✔ Road is listed on the plano
✔ Road appears in the National Registry
✔ Not a private road without recorded servitude
✔ No disputes or blocked access
Common mistake:
- Buyers assume a dirt road is “official access,” but legally it is not.
Without legal access → no building permit.
- Check If the Property Is in the Maritime Zone or Protected Area
Verify the property is not inside:
- Maritime Zone (0–200m from high tide)
- National parks
- Wildlife refuges
- Mangrove areas
- Wetlands
- Forest reserves
- Biological corridors
Use:
✔ National Registry map
✔ SINAC
✔ Municipal zoning
Raw land near beaches or rivers requires extra scrutiny.
- Conduct an Environmental Review
Environmental conditions determine whether you can build.
Check for:
✔ Protected trees
✔ Water springs (nacientes)
✔ Rivers or quebradas
✔ Steep slopes (>30% may be restricted)
✔ Protected species habitats
✔ Wetlands
If environmental risks exist, you may need:
- Environmental impact assessments
- Permit from SETENA
- Forestry evaluation
- Evaluate Topography and Soil Conditions
Land that looks beautiful may be unusable.
Your evaluation should include:
✔ Slope analysis
✔ Soil composition (for foundation stability)
✔ Drainage and runoff patterns
✔ Risks of landslides
✔ Flood zones
✔ Rock content for excavation costs
Raw land in mountainous or coastal areas often needs expert evaluation.
- Review Electricity and Utility Access
Confirm:
✔ Electricity poles are nearby
✔ ICE or CNFL can connect
✔ Internet availability
✔ Costs and timelines for connection
Some areas require the buyer to pay for poles or transformers.
- Confirm Setbacks and Building Restrictions
Check municipal and environmental setback rules:
✔ River setbacks (often 15m–50m)
✔ Road setbacks
✔ Property line setbacks
✔ Ocean and maritime zone setbacks
✔ Protected resource setbacks
These determine your actual buildable footprint.
- Conduct a Site Visit With the Attorney and Surveyor
A physical inspection is essential to see:
✔ Boundary markers
✔ Road conditions
✔ Neighbor encroachments
✔ Terrain suitability
✔ Water access location
✔ Environmental features
Buyers often skip this step and regret it.
- Ask About Future Area Development and Infrastructure
Investigate:
- Planned road expansions
- Tourism projects
- Zoning changes
- Water system upgrades
- Construction restrictions
Local municipal offices and neighbors can provide insights.
- Review the Seller’s Corporate Structure (If Applicable)
If buying from a corporation:
✔ Ensure corporate books are current
✔ Understand liabilities
✔ Confirm shareholder authority
✔ Prevent inherited debts or legal issues
Buyers should avoid taking over a corporation unless strategically advantageous.
- Real Scenarios (From Actual Expat Cases)
Scenario A — No Legal Water Despite Beautiful Infrastructure
Buyer sees tanks and pipes but no legal connection.
Municipality rejects building application.
Project dead.
✔ Always get a water availability letter.
Scenario B — Access Road Appears on Google Maps but Not Legally
Buyer discovers the road is not registered.
Neighbor blocks access.
Lawsuit required.
✔ Legal access must be recorded, not assumed.
Scenario C — Steep Slope Prevents Construction
Ocean-view lot looks amazing.
Topographical evaluation reveals slope too steep for safe building.
✔ Topography affects everything.
Scenario D — Property Inside Biological Corridor
Zoning disallows development.
Buyer avoids major investment loss.
✔ Environmental review is essential.
- Due Diligence Checklist for Raw Land Purchases
Legal Verification
✔ Clean title
✔ No liens or annotations
✔ Seller’s identity confirmed
✔ Plano matches registry
Zoning + Permissions
✔ Municipal zoning certificate
✔ Environmental buffers
✔ Setback compliance
Buildability
✔ Legal water
✔ Electricity
✔ Internet
✔ Soil + slope review
✔ Feasibility of construction
Environmental
✔ Not in protected area
✔ No wetlands
✔ No prohibited tree removal
✔ No water spring inside lot
Physical Review
✔ Road access
✔ Boundary markers
✔ Encroachments
✔ Terrain inspection
Professional Support
✔ Attorney
✔ Licensed topographer
✔ Environmental consultant (if needed)
✔ Structural engineer (for challenging terrain)
When You Should Seek Professional Help
You need professional assistance if:
- the land has no structures
- zoning is unclear
- water availability is uncertain
- access is questionable
- boundaries look wrong
- the land is near beaches, rivers, or forests
- you plan to build a large project
Raw land has the highest due diligence burden of any property type.
FAQ
Can foreigners buy raw land in Costa Rica?
Yes—foreigners have the same property rights as citizens (except in the Maritime Zone).
Is a water letter mandatory?
Yes for construction. Without it, no building permit can be issued.
Can I rely on the seller’s architect or engineer?
No. Always hire your own professionals.
How long does due diligence take?
Typically 3–6 weeks depending on zoning and environmental factors.
Soft CTA
If you are considering purchasing undeveloped land in Costa Rica, we can conduct a full due diligence review—title, zoning, water, access, environmental impact, and feasibility—so you invest safely and confidently.
