The Maritime Zone (ZMT), explained
The single most misunderstood thing in Costa Rica real estate. If a property is near the beach, this page decides what you can actually own.
This is a legal-topic page. Before publish it is reviewed by a licensed Costa Rica attorney, and the reviewer and date appear in the byline. Statutory limits are labelled "confirm current." Educational, not legal advice.
What is the maritime zone?
The first 200 meters inland from the ordinary high-tide line is public land called the Zona Marítimo Terrestre (ZMT). You do not buy fee-simple title here. The first 50 meters is fully public; the next 150 meters can be used only under a concession granted by the local municipality. Confirm current under Ley 6043.
This is why so many "beachfront" deals surprise foreign buyers. That strip of coast belongs to the nation. Costa Rica lets people use part of it, but through a concession, not ownership, and with real limits on who qualifies.
Folio checks any Costa Rica property against the maritime-zone boundary and tells you instantly whether it is titled land or falls in the ZMT.
The two zones inside the 200 meters
First 50 m: public zone
- Belongs to everyone, always public
- No ownership, no concession
- No permanent construction or fencing
- Public access cannot be blocked
Next 150 m: restricted zone
- Used by concession from the municipality
- Requires an approved regulatory plan
- Annual fee (canon) to the municipality
- A right to use, recorded, for a fixed term
A concession (concesion) is a long-term, renewable right to use restricted-zone land, granted and recorded by the municipality once the coast has an approved regulatory plan (plan regulador). It is not a registry title, and it can lapse if the term ends or the canon goes unpaid.
The foreign-participation limit
Under Ley 6043 (Art. 47, confirm current), a concession generally cannot be granted to a foreigner who has not resided in Costa Rica for the required period, nor to a company that is majority foreign-owned. In practice a foreign buyer usually holds a concession through a structure with a qualifying Costa Rican partner and a minority foreign position.
This is not a reason to panic, and it is not a loophole to "get around." It is the law, and structures that pretend to hide foreign control are exactly what gets concessions challenged later. If a concession is right for you, do it properly with counsel.
What to verify on any concession
- It is actually a concession, recordedRegistered in the municipal maritime-zone registry, with a clear holder and term.
- The coast has an approved plan reguladorWithout it, concessions cannot be validly granted or transferred.
- The term has not expired and the canon is paidOverdue fees or a lapsed term put the concession at risk.
- The foreign-participation structure is lawfulNot a nominee arrangement designed to hide majority foreign control.
A listing says "titled beachfront." Much of the time the buildable part is maritime-zone concession, or a titled finca sits behind the 200-meter line while the beach itself is public. Confirm which one you are actually buying before you get attached, or wire anything.
How Folio helps
Folio overlays any property against the official maritime-zone boundary and flags whether it touches the ZMT, so you know from the first minute whether you are looking at titled land or a concession. That does not replace a lawyer's review of a specific concession, but it tells you what you are dealing with before you spend a dollar on one.
Free to start. If it is titled land, great. If it touches the ZMT, you will know to bring in counsel before you go further.
Frequently asked questions
What is the maritime zone in Costa Rica?
The first 200 meters from the high-tide line: a 50-meter public zone that cannot be owned or built on, and a 150-meter restricted zone usable only by municipal concession, not private title.
Can foreigners own beachfront?
Foreigners can own titled land, but most true beachfront is ZMT concession, and concessions limit foreign participation under Ley 6043. Confirm the structure with counsel.
Is a concession as good as a title?
No. It is a right to use for a term, dependent on the regulatory plan and paid fees, not fee-simple ownership. It can be legitimate and valuable, but it carries different risks.
How do I know if a property is in the ZMT?
Folio's free check flags maritime-zone contact for any property. For a concession you intend to buy, have a Costa Rica attorney verify its status and term.