The Legal Side of Costa Rica
Featuring Articles Written by Oscar Hernandez, Attorney









Oscar Hernandez is an Immigration Attorney 
Located in San Jose, Costa Rica. He & His Team at
Expat Legal Advisors understand the needs 
of the Expat who has begun a NEW LIFE in Costa Rica.
They know that the best way to enjoy the Pura Vida Lifestyle is to 
have complete knowledge of the Laws of the Land. .
Understanding the Law & Living the Dream. .


Living the Pura Vida lifestyle in Costa Rica means more than enjoying its beaches, jungles and peaceful rhythm.
It means embracing a new way of life built on respect, knowledge and connection. 
At Expat Legal Advisors, we believe that the more you understand the laws of the land, 
the more fully and confidently you can enjoy the beauty of your new home.

These insightful articles, written by Attorney Oscar Hernández, who practices law in San José, 
are designed to guide you through the legal landscape of Costa Rica with clarity and purpose. 
From legal residency & real estate to healthcare & daily living, Oscar’s experience and dedication help demystify complex legal topics, empowering expats to make informed decisions 
and live freely within the framework of Costa Rican law.

Knowledge is Peace of Mind. . and Peace of Mind is Pura Vida. .

Here, you’ll find practical wisdom, trusted guidance and the tools to help you thrive
 as a well-informed member of Costa Rica’s expat community.
Enjoy this Article
Written Especially
for You. .
Buying a Beachfront Property:
The Legal Realities of the Maritime Zone. .


Costa Rica’s beaches are some of the most breathtaking in the world, which makes the idea of owning beachfront property incredibly appealing. Yet buying along the coast comes with its own legal framework, and understanding the Maritime Zone Law is essential before investing. The first 200 meters from the mean high tide line are considered the Maritime Zone (Zona Marítimo Terrestre), and this area is divided into two parts. The first 50 meters, known as the Public Zone, belong to everyone—no one can own it, sell it, or build permanent structures there. The next 150 meters form the Restricted Zone, where land cannot be titled but can be leased through long-term concessions granted by local municipalities. While there are rare exceptions—such as older titled parcels in certain coastal towns—most true beachfront listings fall under concession rules and require careful review.

Purchasing concession property is not the same as buying a traditionally titled home. A concession is essentially a long-term lease granted for a specific use, lasting anywhere from five to twenty years. Transfers must be approved by the municipality, and buyers must qualify to hold the concession. Foreign buyers face additional regulations: those without at least five years of Costa Rican residency cannot own more than 49% of a concession, whether individually or through a corporation, making proper legal structuring essential. Because of these rules, many “beachfront homes” are actually buildings located on concession land, while truly titled beachfront parcels are extremely uncommon and should always be verified by a trusted attorney.

While concession properties often come with lower purchase prices compared to fully titled lots located just beyond the 200-meter line, they also require buyers to understand the associated risks. Concession land generally cannot be financed through local banks, resale requires municipal approval for the new buyer, and the remaining years on the concession can greatly impact value. Still, many homeowners, hotels, and investors enjoy decades of worry-free use by following the rules, paying fees on time, and ensuring their concession remains in good standing. With proper due diligence—such as confirming concession status with the municipality, avoiding “possession rights” sales in the public zone, verifying any claimed titled beachfront, and working with professionals experienced in Maritime Zone transactions—you can confidently secure a spot by the sea. For buyers who stay informed and handle the process correctly, life on the shoreline can be every bit as dreamy as it looks.


Lic. Oscar Andrés López Hernández
Attorney-at-Law
Expat Legal Advisors
When You're in Need of Legal Advice in Costa Rica, 
Contact 
Oscar Hernandez at

WhatsApp: 
506-8543-7650

Email:
legal@expatlegaladvisors.com


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