Investment property: Costa Rica

Updated 6 October 2026

Costa Rica is a stable Central American democracy with a housing market on the Pacific and Caribbean coasts and in the Central Valley around San José.

Foreigners buy property here on the same terms as citizens, except in the maritime zone, and an investment from $150,000 gives the right to investor residence under Law 9996. Below: what you can buy, the taxes owners pay and how buying relates to residence.

What a foreigner can buy

• Titled houses, apartments and plots on the same terms as citizens.
• The maritime zone. Under Law 6043 the first 200 metres from the high-tide line belong to the state, and plots there are only granted as concessions. Concessions are not granted to foreigners with less than 5 years of residence, companies incorporated abroad, or companies more than half foreign-owned. So we check beachfront purchases with particular care.

Investor residence

Law 9996 on attracting investors, rentistas and pensioners grants residence for an investment of at least $150,000 in real estate, registrable assets, shares, securities or projects of national interest. Capital brought in for such an investment is not taxed, and when buying qualifying property the investor gets a one-off reduction on the transfer tax. The property can be structured from the start to meet the law's requirements.

Taxes and costs

• Property transfer tax is 1.5% of the value on purchase.
• Annual property tax is 0.25% of the fiscal value, paid by all owners.
• Notary costs and National Registry fees.
• A separate luxury home tax applies to expensive houses.

How a purchase works

1. Goal. We define the goal: a home, letting or investor residence.
2. Register checks. We check the owner, encumbrances, debts and land status: titled or concession.
3. Escrow. Funds go into an escrow account before the deal.
4. Notarial contract. A notary executes the transfer and files it with the National Registry.
5. Registration and tax. We pay the transfer tax and register ownership.
6. Residence. If needed we apply for investor status.

Buying through a company

Property in Costa Rica is often bought through a local company to simplify resale and inheritance. The company must be registered and keep records, and its beneficial owners are disclosed under local rules.

Why deals fall through

• the plot is in the maritime zone under a concession unavailable to a foreigner;
• the property has encumbrances or debts;
• the investment is below $150,000 when residence is the goal;
• the origin of money is not proven.

Can a Russian citizen buy property in Costa Rica

Yes. A Russian citizen buys houses, apartments and plots held in titled ownership on the same terms as Costa Rican citizens, without a residence permit. There is one restriction, and it is not about nationality: the maritime zone, where land belongs to the state and is granted as a concession, and a foreigner who has lived in the country for less than 5 years will not get a concession.

Payment is a separate task. The deal goes through an escrow account, and the bank or escrow agent checks the origin of funds. Transfers from Russian banks go through with difficulty, so the money usually comes from an account in a third country with a full income file.

Apartment prices by region

Prices are average asking prices for 2026, rounded up. Homes on the Pacific coast cost many times more than in the valley around the capital: modern beach condos cost $3,500-5,500 per square metre, and more right on the water. For the investor residence permit an investment of $150,000 is enough, so many buy an apartment in the San José suburbs.

Costa Rica's market is dollar-based: prices are quoted and deals settled in US dollars. Local banks rarely lend to non-residents, so purchases are usually paid from own funds. Foreign demand is concentrated in the San José suburbs - Escazú and Santa Ana - and in Guanacaste beach towns, where most apartments are let to tourists. Before the deposit, compare not only the price per square metre but also the monthly community fees: in gated communities by the sea they are noticeably higher than in city buildings.

Owner taxes: rent and sale

• Rent. 15% is paid on rent after a 15% deduction for expenses, i.e. effectively 12.75% of the rent.
• Sale. The gain is taxed at 15%. If the property was bought before 1 July 2019, 2.25% of the sale price may be paid instead.
• Annual tax. 0.25% of the fiscal value, plus a separate luxury home tax for expensive houses.

There is no double tax treaty between Russia and Costa Rica, so a Russian tax resident declares rental and sale income in Russia and credits the Costa Rican tax under the general rules.

How to buy property in Costa Rica remotely

The deal is executed by a Costa Rican notary, and a representative under a power of attorney can sign it. The power of attorney is made at a Costa Rican consulate or before a notary in your country of residence with an apostille and an official Spanish translation. Through the representative the property is checked in the National Registry, money is placed in escrow and the transfer of title is registered.

If the purchase is for the investor residence permit, you will still have to come in person to file documents and give fingerprints. It is convenient to combine the visit with viewing the property and opening an account.

For the deal you prepare an international passport, source-of-funds documents - statements, contracts, income returns - and, if buying through a company, its constitutional documents and beneficial owner details. Foreign documents need an apostille and a Spanish translation, so they are ordered in advance while the property is being checked.

What we do

We select and check the property, handle escrow, the notarial deal and registration, calculate taxes and apply for investor residence. A manager will calculate the cost in the chat.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account · Country taxes · All country programs

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