Guide to Buying Property in Costa Rica: Steps, Costs, and Key Tips

Buying property in Costa Rica is probably the biggest financial decision you'll make. The good news is that the process is well-defined: if you follow it methodically, you can avoid nearly all the surprises. This guide takes you step by step, with actual costs and the percentages you'll truly pay.

In summary: buying property in Costa Rica involves six steps: defining budget and area, obtaining bank pre-approval, visiting wisely, making an offer and signing the purchase promise contract, completing due diligence, and closing with a notary. Closing costs are around 3.5%–4.5% of the price (1.5% transfer tax, ~1.25%–1.5% for notary fees, and ~0.8% for stamps), and registration takes 2 to 6 weeks.

What are the steps to buying property in Costa Rica?

1. Define budget and area

Before looking at photos, sit down with a notepad: how much down payment you can afford (15–20% of the price if you're financing), how much you can pay monthly without feeling stretched, and which areas work for your job. A lovely property an hour away in traffic every day is not so lovely anymore. If you're still exploring, check out our guide on best areas to invest.

2. Bank pre-approval

If you're financing, get pre-approved before making an offer. It tells you exactly how much they'll lend you and at what rate. Bring three pay stubs, employer certificate, income tax returns if you're self-employed, and account certifications.

3. Visit wisely

Visit at peak hour, during rain, and walk the nearby streets. The property on a Saturday afternoon may have a different profile on a Tuesday at 6 pm. Bring a visit checklist to guide you beyond emotions.

4. Offer and promise contract

When you find the property, make a written offer. If accepted, you sign a purchase promise contract with the price, term, deposit (5–10%), and conditions. It's the emotional no-turning-back point — sleep on it at least one night before signing.

5. Due diligence

Within the agreed term, your attorney checks the registration status, cadastral plan, municipal and service debts, and condominium certification. See the complete checklist below. Any inconsistency is resolved before transfer or the deposit is refunded.

6. Closing and transfer

Signing of the deed with a notary, payment of closing costs, and registration of the change at the National Registry. The notary handles the process — it takes 2–6 weeks to register, but you're the legal owner from the moment you sign.

How much does it cost to close a purchase in Costa Rica?

Closing costs in Costa Rica are around 3.5%–4.5% of the property's value (about 3.7% in a typical direct purchase). These are the components, with their regulated percentages:

ItemCostUsually Paid By Transfer tax1.5% of the registered value*Buyer (negotiable) Notary fees~1.25%–1.5% + 13% VAT (lawyers' bar scale, decreasing)Split 50/50 Stamps and registration~0.8%Buyer (negotiable) Registry study₡50,000–₡150,000Buyer Bank expenses (if financing)~0.5%–1% (appraisal + legal study)Buyer

*The 1.5% is calculated on the higher amount between sale price and the fiscal value registered at the Municipality.

The notary fee is a decreasing scale: approximately 2% on the first ₡10 million, 1.5% up to ₡20 million, and lower percentages beyond. Therefore, the more expensive the property, the lower the effective percentage for fees.

A concrete example

For a US$200,000 property in a direct purchase, total closing costs are around US$7,000–US$8,000: ~$3,000 for transfer, ~$2,500–$2,800 for notary (with VAT included), ~$1,600 for stamps and registration, plus the registry study. The law allows splitting some costs 50/50, but the transfer tax is almost always borne by the buyer. Put the cost split in writing in the promise to avoid surprises at closing.

Buying through a corporation (indirect purchase)

Many properties in Costa Rica are owned by a corporation (S.A.). Buying the corporation's shares instead of the property changes some costs: the 1.5% transfer tax still applies, but corporate procedures are added (updating the corporation, around US$450 + VAT and additional expenses). There are advantages, but you also inherit the corporation's debts and history, so that decision must be made with your attorney.

Can foreigners finance a property in Costa Rica?

If you're financing, conditions depend heavily on your immigration status:

• Down payment: residents with local income usually put down 10%–20%; non-residents, 30% or more.
• Loan amount (LTV): up to 80%–90% of appraisal for residents; around 60%–70% for non-resident foreigners.
• Rates (2025–2026): approximately 7.5%–10% annually for those with residency (DIMEX) or local income; many are based on the SOFR index plus a margin.
• Banks: BAC, Scotiabank, BCR, and Banco Nacional are common; some like BCT finance non-residents (up to ~65% of appraisal, terms up to 20 years).
• Process timeline: bank due diligence takes 45 to 90 days — start early and get pre-approved before offering.

Want to run the numbers on a property as an investment? Use our guide to calculate rental profitability.

What to check before signing? (due diligence)

Before signing the deed, your attorney should confirm each point:

• Registry study at the National Registry: current owner and clear title (no mortgages, liens, or annotations).
• Cadastral plan that matches reality and the Registry (area and boundaries).
• Property tax up to date (collected by the Municipality).
• Municipal and service debts (water, electricity) with no outstanding balances.
• Condo fees and minutes from the last year if it's a condo: financial statements and arrears.
• Permits and land use current for construction or renovations.
• If through a corporation: status of the S.A., legal status certificate, legal books, and debts.

Any inconsistency is resolved before transfer or the deposit is refunded. To see common pitfalls, review the common mistakes when buying.

5 tips worth following

• Recent registration certificate: request it issued less than 30 days ago.
• Real condo fee: condominium's financial statements and minutes from the last year.
• Visit during rain: leaks and drainage issues appear then.
• Cash reserve: don’t put everything into the down payment — you'll need it for closing, moving, and initial months.
• Different advisor and attorney: different roles, different interests.

Ready to get started

With the process clear and the numbers on the table, buying stops being scary. Explore verified properties in our marketplace, and when you find the right one, follow these steps with your attorney.

This guide is general information and percentages are approximate and subject to change. Transfer tax, stamps, and notary fees are regulated by law, but exact amounts depend on the property value and date. Confirm each figure and legal verification with a trusted notary or attorney before signing. Sources: Costa Rica Bar Association tariff, National Registry, and specialized law firms (2025–2026).