Playa Chiquita Lodge - Real Estate
Two Oceans Real Estate
Houses, Land, Beach front, Farms, Investments - Puerto Viejo, Costa Rica
"Most of Wolf's Realty business is Commercial, with a lot of small Bed and Breakfasts and businesses
changing hands" (TicoTimes 1998). Wolf's Realty advice to potential buyers interested in Costa Rican
property: " Be careful!. There are all kinds of land categories here - Beach, (public zoning and
restricted zoning ) National Wildlife Refuge, titled and untitled land."
Even though we do have properties, such as Farms and Lots on the pacific coast, and a select listing
of homes in the central valley
"Our specialty is in properties on the Caribbean Coast."
We offer the following remarkable properties, projects and investment deals
Real Estate & investments
Send inquiries to Wolf Bissinger / Email: This e-mail address is being protected from spambots. You need JavaScript enabled to view it
Telephone in Costa Rica: Office: (506) 2750-0062 / Fax: (506) 2750-0408
Mailing Address: Playa Chiquita Lodge 5 k. de Puerto Viejo Talamanca - Limon Costa Rica
Buying beach property
Public Law No. 6043 of 2 March1977 establishes a restricted coastal zone called the "Zone Maritimo/
Terrestre." It comprises a 200 meters long strip of land along both the Pacific and Atlantic coasts of
Costa Rica, measured from the high tide line toward the inland. This "Maritime/terrestrial" restricted
zone is given a differentiated treatment since it is owned by the national government and administered
by local governments (municipalities). It is divided into two sections:
a) The Public Zone (Zone Publica): 50 meters wide strip of land between the high tide line and the
outer line of the "Restricted Zone" (Zone Restringida).
b) The Restricted Zone (Zone Restringida): 150 meters wide strip of land from the inner limit of the
Public Zone toward the inland.
No private individual or corporation is allowed to build on or use for private purposes any portion
whatsoever of the Public Zone. However, they may obtain a lease concession on the Restricted Zone
for private or business use.
Leases on the Restricted Zone are authorized by the Instituto Costarricense de Turismo (ICT)
and granted by the relevant municipality. Beneficiaries of lease concessions are granted the use,
occupation, and possession of the land, including the right to build.
No lease concessions are granted to non-Costa Ricans who have resided in the country less than
5 years, nor to foreign companies, nor to national companies of which 50% or more of its stock is
owned by non-Costa Ricans.
Lease concessions may be transferred with the previous approval of the municipality and the ICT.
They are generally granted for periods of time that range from 5 to 20 years. The lease granting
municipality is entitled to charge a small leasing fee. The lessee can apply for an extension
of the lease concession at the Municipality. Extensions are normally granted with the previous
approval of the ICT.
There are very few exceptions to Law No. 6043 of 2 March 1977. Beach front land that is not
regulated by this Law can be found, but it is extremely unusual to have property titles in areas
within the restricted 200 meters.
An American investor wishing to acquire a lease concession must do it through a Costa Rican
corporation. Land not included in the Public or the Restricted Zones can be purchased individually
and with no special restriction or limitation
Before acquiring a lease concession, the buyer would ask his or her attorney to examine
the Municipality Records, verify the seller's ownership status, as well as general tax and leasing
dues. A similar procedure applies to the purchase of non-restricted land described above.
Purchase of Land through Costa Rican Companies
In any of the above mentioned cases, both Costa Ricans and foreigners are always advised
to buy land through a company. Among the advantages of forming companies for this specific
reason, the reduction of personal liabilities and taxes are the most outstanding.
Ownership of recordable assets, such as real estate and cars, has become the main purpose
of most of the registered companies in the country. Hence this method of "indirect" possession,
is the most highly recommended means of managing recordable assets.
Once formed, a corporation may be fully controlled by a sole shareholder. This allows the
concentration of corporate powers which allows a single individual, or a small group of people,
to operate the company in a relatively simple and inexpensive manner. Your attorney will be
able to help you find the best ways to ensure control of the company and the overall handling of
corporate power.
Some basic guidelines for buying real estate
Public Record Office System: With few exceptions, land ownership must be registered at the
Property Department of the Public Record Office. Liens, encumbrances and easements imposed
on a recorded property should also be duly registered to have any effect on third parties.
To ensure the buyer that he is acquiring land from its legal owner, and that the property
is free of mortgages and other kinds of encumbrances, a thorough title search of the public
records must be performed as a previous and necessary step for buying real estate.
Legal Procedures in the Deeding and Transfer of Land: Depending on the legal regulations
applicable to a specific piece of land, there are various kinds of property ownership.
1. Recorded Land: Property duly registered at the Public Record Office.
2. Non-Recorded Land: Property subject to be registered at the Public Record Office which has
not been duly recorded.
3. Non-Registerable Land: Property which is not subject to be recorded at the Public Registry by law.
1.Recorded land transfers must be granted through a public deed. To this effect, the parties
must appear before a Costa Rican Notary Public (to be chosen by the purchaser) who will
insert the title transfer in his Protocol. A Notary Public is a licensed Attorney at Law who is
endowed with "public trust, " and the right to validate and legalize all contracts and deeds.
To protect his/her investment, the buyer is entitled to appoint his or her attorney to perform
as the Notary Public in the transaction.
Prior to the signing of the deed, the buyer or his/her attorney are expected to investigate
ownership status and encumbrances at the Public Records Office to make sure the seller's
title is clear and lien free. The purchase deed, as well as any related liens granted by the
purchaser, must be presented by the Notary to be duly registered in the public records.
It is also the Notary's duty to complete all recording procedures necessary to provide the
title transfer with full efficacy.
Expenses and legal fees derived from these procedures may range from 6-7% of the
total amount of the transaction. These costs will be shared by the parties on a 50%-50%
basis if they have not agreed otherwise.
2. Non-Recorded Land: Real estate that fulfills all the requirement the law
establishes for legitimate ownership but has never been recorded, may be transferred
through a public deed, or even a private contract. It is advisable that the purchase of
non-recorded land be performed with the advise and participation of an Attorney at Law.
The transfer of non-recorded land cannot be registered at the Record Office.
A judicial procedure is required to obtain authorization to inscribe real estate ownership
for the first time in the public records.
Even if the ownership of non-recorded land is valid and has most of the legal effects
of a registered title, it lacks the securities that are granted by the Record Office.
3. Non-Registerable Land: Because of special regulations, some areas are not
subject to private ownership. This is the case of most of the beach front property,
which is regulated by Law No. 6043 of 2 March 1977 and will be explained in detail
later on. Sometimes non-recordable land may be subject to be legally used
or possessed by individuals or private companies, either through a concession
granted by the Government, or the transfer of legitimate possession by the former
possessor. Requirenents to Land Ownership: Apart from the restrictions
established for non-registerable land and other special cases determined by
the law, any individual, national or foreign, may legally own land sheltered
by our Record Office system. Nonetheless, for legal and economical reasons,
it is advisable that the acquisition of real estate is performed through a Costa
Rican company.
Shipping Your Vehicle To Costa Rica
There are three different ways to transport your vehicle to Costa Rica: air, sea & land.
The law regarding the importation vehicles is the same. Below are the procedures for
clearing a car though customs if shipped by sea. If you drive or have your car flown
into the country, the same requirements exist fir obtaining and re-newing your
drivers permit. Most vehicles arrive by sea, via cargo ships. The largest port in
Costa Rica is Puerto Limón, loacated on the Atlantic Coast. A second port,
Puerto Caldera, is located on the Pacific Coast. Unless your vehicle is shipped
from California or Vancouver, it will likely arrive in Puerto Limón. The length
of time required to ship your vehicle depends on the shipping company you select,
but the average is 4-10 days.
It is advisable to use the assistance of a freight forwarder/customs broker. Most North
American operations work with local brokers to handle the Costa Rican customs.
Vehicles may be shipped either in a container or on a car deck. The container is
a more secure means, as the car is sealed in prior to departure, and not
opened until it arrives at customs. Car decks accommodate numerous vehicles,
all of which are driven on and off the vessel. The possibility of damage and theft
exists more with this method of shipment. If you can afford it, a container is recommended.
Depending on the customs broker, you may be able to clear your vehicle
through to San José and avoid customs at the port of arrival. An additional
fee is required for this service. Vehicles clear customs more quickly in
San Jose (of great importance if are clearing the vehicle yourself). Clearing
a vehicle yourself is not complex, but being fluent Spanish is a MUST.
This procedure can be accomplished in one day if you follow the instructions
EXACTLY. Clearing your vehicle through either port is a much more complicated
procedure. Travelling there can be difficult and there is no guarantee that the
vehicle will clear in one day. If you intend to clear it yourself, we suggest having
the car shipped through to San José.
As a tourist, you can drive the vehicle for three months without paying taxes.
The time begins when you enter the country, not the vehicle. This is very
important to keep in mind. You will be required to pay a local tax, plus some
additional fees, all of which add up to around $90.00 US. At the end of three
months, you have the may extend this for an additional three months. In order
to do this you must follow the following procedure:
You must leave Costa Rica prior to the three month limit and remain anywhere
but Costa Rica, for 48 hours. Upon re-entry, they will re-stamp your passport,
allowing you to drive the vehicle for three additional months. If you wait until
the three month period is up, you are required by law to pay the taxes on
the vehicle. Do not drive the vehicle if the permit has expired. Any vehicle
being driven after the permit has expired is considered an abandoned
vehicle. The police have the right to confiscate the vehicle permanently.
Before shipping the vehicle, take the license plates off the vehicle and either
carry them down with you or ship them with a mail carrier. Plates are often
stolen during transport or when the vehicles arrive. Thieves use the stolen
plates to place on cars stolen within Costa Rica.
Other Considerations once your car has cleared:
Keep the proper documents in the vehicle at all times. If you are pulled over
and cannot produce the documents, they will detain you and impound the vehicle.
Do not, under any circumstances, allow a local Costa Rican to drive your vehicle.
By law, only the person(s) on the permission slip can drive the vehicle.
It is illegal for a Costa Rican to drive a tourist vehicle. The transit police have
the legal right to impound the vehicle. A hefty fine could result, or you may be
forced to pay taxes on the vehicle.