Published on and written by Cyril Jarnias
Buying a villa with an ocean view or an apartment in the tropical jungle is a dream for more and more French people. Costa Rica ticks almost all the boxes: political stability, legal security for foreigners, favorable property taxes, a dynamic rental market, and an exceptional quality of life. But this is not a European country: the rules of ownership, taxation, banking procedures, and immigration have their own specificities. Without preparation, mistakes can be costly.
This guide is aimed at a French audience considering buying a villa or apartment in Costa Rica in 2026, whether to live there, invest, or plan a retirement in the sun. It draws solely on information from the research report and presents it in a clear, step-by-step process, from choosing the area to potentially obtaining residency.
Understanding the Legal Framework: What a French National Can Actually Buy
Before dreaming of a villa in Tamarindo or an apartment in Escazú, you need to understand what Costa Rican law allows.
In Costa Rica, foreigners enjoy the same rights as citizens regarding private property for the vast majority of properties. A French national can therefore buy, in their own name or through a company, a house, apartment, land, or building, with a property right known as fee simple: the strongest form of ownership, allowing sale, rental, mortgage, or transfer without any particular restriction related to nationality.
Residency is not required: a simple tourist visa and a valid passport are sufficient to buy. The key point is not the buyer’s nationality, but the legal status of the land parcel.
The only major exception concerns the coastline.
The Maritime Zone: The “Waterfront” Dream to Handle with Caution
An absolute dream for many French people: a villa with your feet in the water. It’s possible, but not under any conditions. The coastal strip is divided into two zones:
The first 50 meters from the high tide line are public, inalienable, and cannot belong to anyone. The next 150 meters (up to 200 meters from the sea) constitute the Terrestrial Maritime Zone, governed by a municipal concession system lasting 20 to 99 years, without a traditional property title.
In this concession zone, rules are stricter for foreigners:
– A non-resident can generally hold a maximum of 49% of the concession rights.
– The remainder must be held by a Costa Rican or a majority Costa Rican-owned company.
– A foreigner who has legally resided in Costa Rica for more than five years can access broader rights, but this remains regulated.
The maritime zone can be profitable but requires a thorough check of the concession registry, the municipality, and resale restrictions. For a first purchase, many expats prefer traditional titled property outside the maritime zone, offering full and complete ownership.
Property Title and the National Registry: The Core of the System
In Costa Rica, everything goes through the Registro Nacional (National Registry). A properly registered property has a folio real (finca number), which uniquely identifies the property. This registry shows:
– the current owner,
– the area and cadastral boundaries,
– the fiscal value,
– any mortgages, liens, seizures, or annotations.
For a French buyer, the key document is the informe registral, a certified report issued by the Registry. This is what your lawyer will use to confirm that:
– the seller is indeed the registered owner,
– the property is free of debts or disputes,
– the cadastral plan matches reality.
Without this certified informe registral, there can be no talk of legal security.
Step 1: Choosing Your Area in Costa Rica According to Your Project
For a French person, the first real decision is not legal, but geographical. Costa Rica is small in size, but very diverse in terms of climate, infrastructure, prices, and rental yields. Three main logics dominate: seasonal rental investment, primary residence / long-term, or lifestyle + yield mix.
The Main Regions to Know
We can roughly divide the country into four main areas of interest for a French buyer:
Guide to the main regions: tourist beaches, wild areas, Central Valley, or Caribbean coast.
Tamarindo, Playa Flamingo, Nosara, Samara… Beaches, sun, and heavy tourism with Liberia airport. Ideal for rental investment and second homes.
Uvita, Dominical, Ojochal… A wilder, fast-growing area, still undervalued with net yields of 5 to 7% in some cases.
San José, Escazú, Santa Ana, Atenas, Grecia… Temperate climate, best infrastructure, schools, and hospitals. Suitable for families, retirees, and remote workers.
Puerto Viejo, Cahuita… Afro-Caribbean vibe, affordable market, high growth potential, but access and safety vary by area.
For clarity, here is a summary table of some key areas mentioned in the data, with their price per m² and estimated Airbnb yields.
Examples of Beach Towns and Rental Potential
| Beach / Town | Average Price per m² (USD) | Estimated Airbnb Yield | Accessibility | Infrastructure Level | Typical Profile |
|---|---|---|---|---|---|
| Tamarindo / Playa Langosta | ~3,500 | 8–12% | Excellent | Very developed | Rental investment + beach lifestyle |
| Nosara | ~4,500 | 7–10% | Average | Good | High-end, wellness |
| Santa Teresa | ~3,800 | 9–13% | Average | Average | Surf, luxury lifestyle |
| Jacó / Herradura | ~2,200 | 8–11% | Excellent | Very developed | Accessible, coastal urban |
| Dominical | ~2,800 | 7–10% | Average | Average | Nature, strong growth |
| Samara | ~2,900 | 7–10% | Good | Good | Family, French-speaking community |
| Playa Hermosa (Guanacaste) | ~3,000 | 7–9% | Excellent | Good | Quiet residential |
| Puerto Viejo (Caribbean) | ~2,100 | 8–12% | Average | Average | Contrarian, strong rise |
| Uvita | ~2,700 | 7–10% | Good | Good | Undervalued, very promising |
For a French person looking for a first purchase combining comfort, a French-speaking community, and rental potential, areas like Tamarindo, Samara, Playa Hermosa, Uvita, or Nosara consistently appear in the data.
Inland Cities: Ideal for Year-Round Use
For those planning to live in Costa Rica full-time (remote work, family, retirement), the Central Valley is worth a close look. The data shows attractive net yields for long-term rentals in towns like Escazú or Santa Ana, with net yields around 6.5 to 7.5% in some cases, lower price per m² than on the premium coast, and unmatched infrastructure (private clinics, shopping malls, international schools, fiber optic internet).
The table below allows you to compare, based on the parameters indicated in the data, some key urban or peri-urban areas.
Examples of Urban and Mountain Areas
| Area | Average Price per m² (CRC, apt) | Estimated Net Yield | Profile | Interest for French |
|---|---|---|---|---|
| Escazú (San José) | ~1,160,000 CRC | 6.5–7.5% | Affluent suburb | Expats, families, remote work |
| Santa Ana | Close to Escazú | 6.5–7.5% | Modern suburb | Long-term, schools |
| San José center | ~580,000 CRC (houses) | Variable | Mixed urban | Urban rental investment |
| Atenas / Grecia | Not specified, but moderate | Good growth | Temperate climates | Retirees, families |
For a French person who prioritizes stability, schools, and services, the Central Valley is often the best base, even if it means buying a second property by the sea later.
Step 2: Defining Your Budget, Financing, and Strategy
Once the area is targeted, you need to refine your overall budget, which goes beyond the price listed on the ad.
How Much Does a Purchase Really Cost in Costa Rica?
The data provides a fairly stable range: in 2026, closing costs typically fall between 3% and 6% of the purchase price for most standard residential transactions, sometimes higher (up to 7–9%) if the structure is complex (legal shell, financing, concessions, translations, sophisticated escrow services).
The main items are:
– Transfer Tax (Impuesto de Traspaso): 1.5% of the reference value (the higher of the declared price and the fiscal value).
– National Registry fees and stamps: around 0.5 to 0.8%.
– Attorney / notary fees: generally 1 to 1.5% of the price (legal scale).
– Escrow fees: approximately 0.25 to 0.5%.
– Other legal fees (in-depth due diligence, structuring, mortgage): 1 to 2% depending on complexity.
For a French buyer targeting a budget in dollars, we can summarize as follows:
| Property Price (USD) | Typical Closing Cost Range (USD) | Estimated % |
|---|---|---|
| 200,000 | 9,000 – 13,000 | 4.5–6.5% |
| 300,000 | 9,000 – 18,000 | 3–6% |
| 500,000 | 15,000 – 30,000 | 3–6% |
| 750,000 | 22,500 – 45,000 | 3–6% |
| 1,000,000 | 30,000 – 60,000 | 3–6% |
It is reasonable for a French buyer to set aside 5 to 6% of the negotiated price, especially if:
– a mortgage is being arranged,
– a company structure is used,
– services such as translations, expert reports, or tax engineering are needed.
Annual Costs: A Tax Haven… for Property Tax
One of Costa Rica’s great advantages is the low property taxes. The standard municipal tax is 0.25% of the registered value. Concretely:
A property valued at USD 1,000,000 costs about USD 2,500 per year in property tax.
To this may be added the luxury tax (Impuesto Solidario), due if the construction value exceeds a certain threshold (about USD 275,000–290,000 depending on the year). This tax is progressive, between 0.25% and 0.55% per year, calculated on the value of the construction, not the land.
Municipalities sometimes add small fees (trash, municipal services) on the order of USD 50 to 100 per year. Overall, carrying costs remain very modest compared to France or many parts of North America.
Financing: Should a French Buyer Pay Cash or Get a Loan?
The majority of foreigners buy in Costa Rica with cash or with financing obtained in their home country (e.g., mortgage on primary residence in France, refinancing, loan against investment portfolio). The reasons are simple:
Local banks do lend to foreigners, but with strict conditions: a down payment of 30 to 50%, a loan-to-value (LTV) ratio of 50 to 70%, a complete file including documented income, banking history, and documents translated into Spanish, and an approval time of 60 to 90 days.
– Interest rates in 2026 for non-residents are around 7 to 10% for USD loans, sometimes higher for riskier profiles.
– Banks such as BAC San José / BAC Credomatic, Banco BCT, Banco Lafise, Banco Nacional, BCR, Scotiabank Costa Rica are the most active in this segment.
For a French person without residency in Costa Rica, getting local debt is still possible, but:
– you’ll need a high down payment, often 40 to 50% at some institutions,
– rates will be higher than what you can find on a mortgage in the eurozone,
– documentation will be in Spanish and the banking relationship demanding.
In parallel, there is a market for private loans or “hard money”:
– rates often between 8 and 10%, or even 10–15% for very short-term loans,
– short duration (2 to 5 years),
– analysis focused on property value, more than on the borrower’s income,
– a solution sometimes used to secure a highly sought-after property, then refinanced later with a more conventional loan.
For a French person, the most common strategy is to:
– either pay cash in Costa Rica,
– or use credit backed by a property held in France (mortgage, bridge loan, loan against rental value) to finance the Costa Rican purchase.
Step 3: Securing the Banking Aspect and Fund Transfers
In practice, a French buyer must handle two issues: transferring large sums in compliance and possibly opening a local bank account.
To Open (or Not) an Account in Costa Rica
A local account is not mandatory for buying. It is entirely possible to:
– keep funds in a French account,
– make an international wire transfer directly to an escrow account managed by a regulated Costa Rican company,
– or, more rarely, to the notary’s account if they handle the flows in compliance with anti-money laundering regulations.
However, opening a local account can facilitate:
– managing routine payments (water, electricity, HOA),
– future rent collection,
– a possible credit application on-site.
Costa Rican banks generally require a DIMEX card (residency) for a full account. Without residency, an account limited to USD 1,500/month is possible with income proof and KYC process.
How to Send Money from France Without Bad Surprises
Costa Rica is very strict regarding anti-money laundering (KYC/AML). Escrow companies and banks will systematically require:
– copy of passport,
– proof of address (utility bill, etc.),
– proof of income or savings (pay stubs, tax notices, bank statements, accountant’s letter),
– Know Your Customer form.
Transfers from France to Costa Rica are almost always done via international bank wires. Using specialized currency exchange services (like Wise, RegencyFX, or others) can often reduce fees.
– get a better EUR → USD exchange rate,
– limit bank fees,
– possibly lock in a rate to protect against exchange rate fluctuations between signing the offer and the final signing.
Professionals strongly advise against:
– cash payments,
– direct transfers to the seller’s personal account,
– “friend-to-friend” arrangements without escrow.
An escrow account supervised by SUGEF (Costa Rican financial regulator) is the standard tool: the buyer sends the deposit, then the balance, to this account; the escrow only releases funds to the seller at the time of signing the final deed, or returns them to the buyer if a contract clause provides for it (e.g., negative due diligence).
Step 4: Building Your Local Team
In Costa Rica, there is no mandatory real estate agent license at the national level. Hence the importance of choosing your contacts wisely.
For a French person, a typical team includes:
– an experienced real estate agent, ideally used to foreign and French-speaking clients,
– a lawyer specialized in real estate law, who is also a public notary (in Costa Rica, only certain attorneys are authorized to execute deeds),
– an engineer / building inspector,
– a surveyor (topógrafo), especially for land.
The attorney-notary is central:
The notary verifies the title at the National Registry, checks for mortgages, seizures, and disputes, confirms the cadastral situation (plano catastrado), ensures local taxes and condo fees are up to date, prepares the draft escritura pública (transfer deed), then files the deed with the Registry for registration.
Using an independent attorney, chosen by the buyer (and not imposed by the seller), is a basic principle to limit fraud risks.
Step 5: Property Search and Making an Offer
On the ground, the process is similar to what you know in France, with nuances.
Scouting and On-Site Visits
Online platforms and French-speaking agencies facilitate initial selection, but buying remotely remains risky. On-the-ground recommendations are clear:
– visit physically, ideally at different times of day,
– observe the neighborhood, safety, noise, access (especially in the rainy season),
– check access to water, electricity, and internet (a nearby line does not guarantee sufficient connection).
Meanwhile, your attorney can already:
– identify the folio real of the property,
– obtain an informe registral,
– verify that what is advertised matches official reality.
The Purchase Offer and Letter of Intent
Once the property is found, the first formal step is often: establishing a purchase agreement.
– a written offer or letter of intent (oferta de compra) one page long, specifying:
– the proposed price,
– the deposit amount (often 10%),
– the due diligence period (e.g., 30 days),
– the planned closing date,
– the allocation of costs (often 50/50 for some fees, but each local market has its customs).
Once this offer is accepted by the seller, the property is generally considered “under offer”.
Next comes a more detailed document: the Sales and Purchase Agreement (SPA) or Promesa de Compraventa. This is a contract prepared by the attorney (of the buyer or seller, but always reviewed by the buyer’s attorney) that:
– states the price,
– details the conditions precedent,
– sets the timeline (due diligence, deposit, closing),
– defines what is included in the sale (furniture, equipment),
– governs the consequences of a negative due diligence,
– specifies default clauses (what happens if the seller or buyer backs out).
Signing the SPA is usually accompanied by the 10% deposit into the escrow account, typically within two weeks.
Step 6: Complete Due Diligence – A Critical Step for a French Buyer
The due diligence period, often 30 days (sometimes 45 if the property is complex), is the time to turn over every stone. The goal: either validate the transaction or withdraw cleanly if major problems appear.
This phase combines several aspects.
In-Depth Legal Analysis
Your attorney will: advise you on your rights and obligations, prepare legal documents, represent your interests before the courts, and negotiate settlements on your behalf.
– verify the property title again at the National Registry,
– trace the chain of title (history) to detect anomalies,
– check for gravámenes (mortgages, seizures, undisclosed easements),
– request a certificate from the municipality to confirm:
– no outstanding property tax arrears,
– the status of the luxury tax (Impuesto Solidario),
– any local “special contributions”,
– review condominium regulations (for a residence or condo):
– rental rules (Airbnb allowed or not),
– acceptance of pets, commercial uses,
– history of special assessments (works, litigation).
If the property is held by a company (Sociedad Anónima or Limitada), additional formalities are required.
– verify the company’s tax situation,
– ensure all corporate taxes are paid,
– clearly identify shareholders and persons authorized to sell.
Technical and Physical Checks
For an apartment or villa, an engineer / inspector ideally performs a full inspection:
– structure, foundations, cracks,
– roofing, waterproofing, dampness, ventilation,
– electricity (grounding, panel, wire gauge),
– plumbing (water pressure, materials, drainage, septic tank),
– compliance with seismic standards.
For land or a large property, a surveyor intervenes to:
– verify boundaries on the ground against the cadastral plan,
– detect potential overlaps with neighboring properties,
– confirm the existence of a legal access easement (registered road),
– measure slopes, erosion risk, distances to waterways (with mandatory setbacks).
The water letter (carta de agua) issued by AyA or the local ASADA proves the right to access potable water. Without this document, building or extension permits may be denied.
Zoning, Environment, Maritime Zone
For properties near the sea, rivers, or national parks, you must check: accessibility, infrastructure quality, local regulations, and environmental risks.
– the zoning (uso de suelo) at city hall, which indicates whether the land is buildable, residential, commercial, agricultural, etc.,
– the distance to protected areas (forests, rivers, springs),
– possible inclusion in the maritime zone (the famous 200 meters),
– the presence of specific environmental regulations (prohibition of certain types of construction, density restrictions, reforestation obligations, etc.).
If due diligence reveals serious problems (disputes, impossibility to build, major geotechnical risks…), the contract generally provides for the buyer to:
– request contract termination and deposit refund,
– or renegotiate the price to cover necessary work.
A positive due diligence is the condition for moving to the closing stage.
Step 7: Signing the Deed (Closing) and Registration
Once everything is validated, the attorney-notary prepares the escritura pública de traspaso, the transfer deed.
On closing day (in the presence of all parties or by power of attorney):
– the buyer signs the deed before the notary,
– the seller also signs,
– the escrow releases funds to the seller,
– the notary deducts from these funds the amounts for:
– the 1.5% transfer tax,
– stamps and registry fees,
– their fees,
– the deed is immediately sent to the National Registry for recording.
The maximum registration time is 4 weeks.
– the notary keeps the original deed,
– the “pending registration” status can be verified online by the attorney.
Once registration is complete:
– the buyer’s name officially appears as owner in the folio real,
– the buyer can proceed to update the water, electricity, internet contracts, condo accounts, etc.
This registration is what makes you, in the eyes of Costa Rican law, the owner of the villa or apartment.
Step 8: After the Purchase – Taxes, Fees, and Rental Management
The process doesn’t stop on closing day. A French investor must think about operating the property and recurring taxes.
Annual Taxes and Local Obligations
As seen above, the main obligations are:
– Municipal property tax: 0.25% of the registered value, payable annually or quarterly to the municipalidad.
– Luxury tax (Impuesto Solidario): if applicable (properties with construction above the threshold), from 0.25% to 0.55%, declared and paid each year before January 15.
– Corporate tax, if the property is held through a Costa Rican company: on the order of USD 130 to 260/year depending on activity level.
Additional charges include:
– HOA fees for a condo or residence,
– pool and garden maintenance,
– insurance (multi-risk, liability),
– management fees if you entrust the rental to an agency.
Seasonal Rentals: Potential and Realities
Market figures show that:
– in well-positioned coastal areas (Tamarindo, Nosara, Santa Teresa, Jaco, Manuel Antonio, Uvita, etc.), gross Airbnb yields can reach 8 to 15% for well-managed properties,
– net yields, after deducting management, fees, and taxes, typically range between 5 and 8%.
Airbnb occupancy data for 2026 illustrates the market’s growth potential.
– Tamarindo shows an occupancy rate of about 49%, with an average daily rate of USD 355,
– Jaco/Herradura runs around 40% occupancy with an average rate of USD 318,
– Nosara can command nightly rates 20 to 40% higher than Tamarindo for high-end wellness.
For a French person aiming for a mix of second home + seasonal rental, towns like Tamarindo, Santa Teresa, Nosara, Uvita, Samara, or Manuel Antonio are particularly relevant, provided you accept:
– professional management,
– seasonal fluctuations,
– and local regulatory compliance (some condominiums or municipalities regulate short-term rentals more strictly).
Step 9: Turning Your Purchase into a Stepping Stone for Residency in Costa Rica
Buying a villa or apartment in Costa Rica does not automatically grant any immigration status. You remain a tourist in the eyes of immigration, even if you own several properties. However, a real estate investment can serve as a basis for obtaining temporary residency as an investor (Inversionista).
Residency by Investment: How the USD 150,000 Threshold Works
A specific law (Law 9996) temporarily lowered the minimum investment threshold to USD 150,000 to obtain temporary investor residency (Inversionista). This measure is valid until July 2026 and should then, unless extended legislatively, revert to USD 200,000.
For a French person, this means that in 2026:
– buying a property for at least USD 150,000,
– or an insurable asset portfolio (combination of properties, company shares, equipment…) reaching USD 150,000,
can enable you to file an application for Inversionista residency.
Key points:
– the property must be registered with the National Registry in the name of the person applying for residency (the reform excluded the possibility of relying solely on a property held by a shell company for this type of residency),
– the value taken into account is the registered value in the Registry (and any mortgage only counts for the “equity” portion actually held).
Practical Conditions for a French Person
To obtain this Inversionista residency, in addition to the investment, you must:
To obtain residency, you must provide: a clean criminal record from your home country (and the last 5 years), apostilled and translated into Spanish; a valid passport with legal entry; proof of investment (registered property title, professional appraisal, payment receipts); enrollment in CAJA after approval; and evidence of economic solvency and ownership of a home or address in Costa Rica.
The Inversionista residency is:
– a temporary residency, typically for 2 years,
– renewable as long as the investment is maintained and obligations (CAJA, annual visit to the country, etc.) are met,
– a first step toward permanent residency and eventually possible naturalization after several years of continuous residence.
For a French person planning to spend more than 6 months a year in Costa Rica, buying a property of at least USD 150,000 in 2026 can therefore be the foundation of a viable residency plan, provided all formal requirements are met.
Step 10: Protecting Yourself Against Common Pitfalls
Costa Rica offers a relatively safe framework for foreign investors, but it is not a naive Eldorado. Three sources of risk consistently appear in experience reports and legal analyses.
Never Go Without an Independent Attorney-Notary
Even if a real estate agent (or seller) offers to handle “everything”, a property purchase must always be supervised by your own attorney-notary:
The reader should know that the professional hired is competent to order National Registry certificates, draft or review the SPA and the deed, confirm that the chosen escrow is regulated, and verify the actual existence of the property, accesses, easements, and permits.
This vigilance is particularly crucial near the coast, in rural areas, or when a property is held by a company.
Avoid Opaque Transactions
Basic rules to protect yourself:
– always demand a certified informe registral before any deposit,
– refuse any payment to a personal account,
– exclusively use a regulated escrow account or a recognized law firm account,
– avoid purchases without a visit, even if photos and videos are enticing.
Understand What You Are Buying
Many problems stem from the gap between what is “seen” and what is “registered”:
A path used for years may be private without a registered easement, a house said to be “oceanfront” may lie in the concession maritime zone with limited rights, and a building presented as “no issues” may lack a building permit or be in zoning violation.
The mantra is simple: in Costa Rica, what matters is what is in the Registry, the cadastral plan, the zoning plan, and the permits, not what you are told during a visit.
Conclusion: For a French Person, an Attractive Market Provided You Play by Local Rules
Costa Rica offers French people something rare: the possibility to buy, with property rights identical to those of locals, in a stable, democratic country with a solid land registry system, and with exceptionally low property taxes. Data shows solid rental yields in tourist areas, moderate taxation, and interesting growth prospects in several regions (Guanacaste, southern Pacific zone, Central Valley, rising Caribbean coast).
But this advantage comes with requirements:
To succeed in a real estate purchase in the maritime zone, it is essential to master the legal framework distinguishing the maritime zone from traditional titled property, to be rigorous in due diligence, to comply with banking and anti-money laundering standards, to understand the actual costs including closing fees, taxes, and charges, and to plan your immigration strategy if you wish to reside longer.
In 2026, for a French person, buying a villa or apartment in Costa Rica is therefore entirely feasible, whether:
– to build rental assets in dollars,
– to prepare for an active retirement in the sun,
– or to build an Inversionista residency plan based on a real estate investment of USD 150,000 or more.
Provided you surround yourself with the right professionals, respect each step, and never lose sight of the country’s golden rule: in Costa Rica, Pura Vida does not exempt you from absolute legal rigor when it comes to property.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
