Can you actually own the beach in Tamarindo, or are you only buying the right to use it? If you are exploring homes, condos, or beachfront businesses in Tamarindo and Langosta, you will see terms like titled land and concession land that shape what you can own, build, finance, and sell. It can feel complex at first. In this guide, you will learn the difference between concession and titled land, how the maritime-terrestrial zone works, and what that means for your timeline and due diligence. Let’s dive in.
Titled vs. concession in plain terms
What is the maritime-terrestrial zone
The maritime-terrestrial zone, often called the ZMT, is the public coastal strip next to the high-tide line. It is reserved for public use and environmental protection. No one owns this strip as private property. If a private parcel reaches the beach, it stops at the ZMT boundary.
What is titled land
Titled land is private property recorded at Costa Rica’s National Registry. A title search and cadastral map confirm ownership and boundaries. With private title, you can sell, mortgage subject to bank policies, and develop with permits. Public rights in the ZMT still apply.
What is a concession
A concession is a state contract that grants the right to use a piece of public land, commonly within the ZMT, for a defined purpose and term. It is not ownership. Concessions come with fees, conditions, environmental rules, and renewal terms. Transfers usually require government approval.
What this means for you as a buyer
Ownership and permanence
- Titled land: private, permanent ownership recorded at the National Registry.
- Concession: temporary rights on public land. The state remains the owner and can modify, revoke for cause, or let a concession expire if conditions are not met.
Selling, financing, and transfer rules
- Titled land: straightforward to sell, and banks commonly accept it as collateral. Lending still depends on each lender.
- Concessions: harder to finance. Many lenders avoid using a concession as collateral. Transfers typically need state approval and must follow the concession contract.
Boundaries and public access
- Beaches are public, and public access is a core principle in Costa Rica. A concession may allow a private use, like a restaurant terrace or sunbeds, but public beach access remains.
- If your titled lot touches the beach, you usually cannot block public passage along the sand.
Building and permits
Any project that affects the ZMT or coastal ecosystems usually needs environmental review, municipal permits, and compliance with coastal-use rules. Larger projects commonly go through review by national environmental authorities and the municipality. Even smaller works may still require permits, especially in the ZMT.
Taxes and fees
- Titled land: standard property taxes and municipal taxes apply. Normal transfer costs and registration taxes apply when you buy or sell.
- Concessions: concession fees to the state plus municipal taxes. The concession contract details fees and payment schedules.
Tamarindo and Langosta realities
Where you see each type
Tamarindo and Langosta have a mix of inland titled parcels, beachfront titled lots that meet the ZMT, condominiums with privately titled units, and beach areas within the ZMT where concessions support commercial uses like dining terraces, beach clubs, or parking.
Buying a condo near the sand
Condos in Tamarindo are typically privately titled under a condominium regime. Your unit and a share of common elements are private property. Confirm whether any beachfront amenity, such as a lounge deck or walkway, sits on concession land. If it does, review how access, maintenance, and compliance are handled by the HOA and any third-party concession holder.
Buying a beachfront home site
If a lot “reaches the sand,” you are buying up to the ZMT boundary, not the public beach itself. Have a licensed surveyor confirm boundary markers and the official ZMT line. Check for any structures or improvements that might extend into the ZMT, since those can be ordered removed.
Buying a beach business
Many restaurants or clubs that operate on the beach do so under a concession. Review the concession contract, the remaining term, fees, conditions, transfer rules, and compliance history. Expect additional environmental and municipal oversight compared to titled inland businesses.
Due diligence checklist
Use this step-by-step approach before you write an offer or go firm:
Preliminary verifications
- Title search at the National Registry to confirm ownership, liens, easements, and historic transfers.
- Cadastral map and topographic survey to confirm boundaries and coordinates.
- ZMT status and boundary confirmation through municipal cadastre or national environmental authority.
- Concession documents, if applicable, including the full contract, remaining term, fees, transferability, and compliance records.
- Municipal checks with the Municipalidad de Santa Cruz for zoning, building permits, sanitary approvals, and any outstanding municipal liens.
- Environmental status, including whether permits or assessments were required and if there are any outstanding obligations or fines.
Technical and professional support
- Licensed surveyor to validate boundaries and the relationship to the ZMT line.
- Architect or engineer to assess construction feasibility, coastal setbacks, and potential environmental study needs.
- Utilities verification for water, electricity, and septic or sewage permissions.
Legal and transactional support
- Local real estate attorney to review title, contracts, and any concession terms and risks.
- Notary public to prepare the deed and register the transfer.
- Seller disclosures on past encroachments, concession issues, coastal works, erosion mitigation, or litigation.
Financial checks
- Early conversations with lenders to confirm what they finance. Titled property is usually easier to finance than concessions.
- Verification of property tax status and any concession fees due.
On-the-ground review
- Visit at both high and low tide to see beach width, public access patterns, neighboring uses, and any erosion indicators.
- Talk with nearby owners or operators to understand historical changes in beach dynamics and use.
Timelines and expectations
Typical timeframes
- Title search and document review: about 1 to 4 weeks.
- Notarial transfer and registry inscription for titled property: about 4 to 12 weeks depending on complexity.
- Obtaining or confirming existing concession records: weeks to several months.
- Applying for or transferring a concession with approvals: months to years, since procedures, studies, and public notices add time.
- Environmental approvals for larger coastal projects: months to years, depending on scope and studies required.
Red flags that should pause a deal
- Title documents that do not match the cadastral plan.
- Unrecorded improvements extending into the ZMT.
- Active municipal or environmental fines tied to the property.
- A concession with a short remaining term, restrictive conditions, or a noncompliance history.
- Lenders unwilling to finance the asset type.
- Signs of significant erosion or a recent re-measurement that shifts ZMT boundaries.
Practical buyer tips
- If beach use is essential to your plan, expect more complex due diligence and additional permits. Concessions can be useful for beach businesses but they add administrative risk.
- If you need conventional financing, focus on titled land first. Concessions often require alternative funding strategies.
- For condos, ask exactly how beach access and beachfront amenities are governed, and whether any amenity depends on a concession agreement.
How we help
You deserve clear answers and a smooth path to closing, especially if you are evaluating high-value beachfront or mixed-use assets. Our team coordinates the right attorneys, surveyors, engineers, and environmental consultants, and we guide you through municipal, registry, and concession records so there are no surprises. If you want expert, concierge-level help comparing titled parcels, condominiums, and concession-backed beachfront opportunities in Tamarindo or Langosta, connect with us for a confidential plan that fits your goals.
Request a private consultation with Luxury Properties Costa Rica.
FAQs
How does the public beach zone affect Tamarindo purchases?
- The maritime-terrestrial zone is public, so private ownership stops at that boundary, and public access along the beach remains regardless of adjacent titled or concession uses.
Can you get a mortgage for a concession property in Guanacaste?
- Financing is possible only case by case. Many lenders are reluctant to accept concessions as collateral, while titled property is commonly financeable subject to lender policies.
What should condo buyers near Tamarindo’s beach confirm?
- Verify whether any beachfront amenities are on concession land, how access and maintenance are handled, and whether the HOA has agreements that meet concession rules.
How long does a titled property transfer in Santa Cruz usually take?
- After due diligence, notarial transfer and registry inscription typically take about 4 to 12 weeks, depending on complexity and clearances.
Who do you need on your Tamarindo coastal due diligence team?
- Engage a local real estate attorney, a notary public, a licensed surveyor, an architect or engineer, and environmental consultants as needed, plus early outreach to lenders and the municipality.
