Checklist: What to Check Before Buying a Lot to Build on the Beach

A Complete Guide for Coastal Properties in Costa Rica

Buying a piece of land near the ocean may sound like a dream—and it absolutely can be—but if you want to build legally and avoid future problems, you must take a closer look at what lies beneath the surface of that beautiful lot. Here is a detailed checklist of what you need to investigate before purchasing land for construction in a coastal area like Guanacaste, Costa Rica.

1. Land Use and Zoning (Uso de Suelo y Zonificación)

Understanding the zoning designation of the property is one of the most important steps. Zoning determines what you’re allowed to build, how much of the land you can build on, and the value of the property itself.

• Why it matters: If the land is zoned for residential use, you can build a home—but not a hotel or a business. If it’s zoned for commercial use, you may be able to build a rental property, but perhaps not live there full-time. Mixed-use zoning offers more flexibility.
  
• Coverage restrictions: Zoning also determines the percentage of the lot you can develop. For instance, some residential zones only allow 25%–50% construction coverage, leaving the rest for green areas or permeable surfaces.
  
• Project type relevance: If you plan to build a small family home, the zoning requirements will differ greatly from those needed for a tourism or multi-unit development.
  

Tip: Ask for a land use certificate (uso de suelo) from the local municipality before buying.

2. Legal and Physical Access

Just because a property looks accessible doesn’t mean it has registered, legal access. This is essential when it comes to building permits and resale value.

• Why it matters: You must be able to legally enter and exit your property. If the road is not public or the access is not registered, the municipality may deny your construction permits.
  
• Servitude or public road?: If the access road crosses private land, a legal servitude must be registered in the national property registry to guarantee your right of passage.
  
• Future risks: Without access, you may be landlocked—and even if the current owner lets you use their road, future neighbors or new owners might not.
  

Tip: Always review the cadastral plan (plano catastrado) to ensure access is clearly defined and legally registered.

3. Availability of Utilities (Water, Electricity, Internet)

To get construction permits in Costa Rica, you must prove access to basic utilities, especially water. Without this, building is not legally possible.

• Water: The most critical utility. The AyA (Costa Rica’s national water service) or the local ASADA must issue a water availability letter confirming there’s enough supply for new construction. If water isn’t available, your project could be delayed or denied.
  
• Electricity: Even if it’s nearby, you may have to pay to extend service or add a transformer.
  
• Internet and communications: While not mandatory for construction, lack of connectivity can lower property value and appeal—especially for remote workers or rental properties.
  

Tip: Do not rely on verbal promises—always request official utility documentation.

4. Topography and Soil Type

The physical characteristics of the land affect both the construction feasibility and cost. A beautiful lot with ocean views may require heavy investment in retaining walls, drainage, or leveling.

• Why it matters: Flat land is generally cheaper to build on, while steep or irregular terrain may need structural engineering, which increases costs.
  
• Soil composition: Rocky soil can make excavation expensive; sandy soil may need reinforcement for foundations. In some areas, clay soil can cause foundation issues in the rainy season.
  
• Drainage and runoff: Water flow is crucial in tropical zones. Improper drainage can lead to erosion or flooding.
  

Tip: Hire a topographer or civil engineer to perform a site assessment before you commit.

5. Environmental Risks and Legal Restrictions

Coastal areas often overlap with protected environmental zones, including wetlands, rivers, mangroves, and wildlife habitats. These carry heavy regulations.

• Why it matters: Building in or near a restricted zone can lead to fines, construction delays, or even demolition orders.
  
• Examples of risks: Flood zones, erosion-prone cliffs, or properties within the maritime-terrestrial zone (the first 200 meters from the high tide line) are subject to special laws.
  
• Protected species or trees: Certain trees cannot be cut down. Others require permits. This can limit where or how you build.
  

Tip: Ask for a SETENA environmental clearance if the property is near sensitive areas or requires large-scale construction.

6. Property Registration and Legal Status

The land must be free of legal issues and properly registered in the National Property Registry (Registro Nacional). This is where due diligence becomes crucial.

• Why it matters: You need to confirm who the legal owner is and whether the property has any liens, mortgages, or boundary disputes.
  
• Concession vs. title: Some coastal properties are not titled land but concessions—this affects ownership rights and resale.
  
• Shared ownership or company-held titles: Make sure that if a company owns the land, its legal structure is transparent and up-to-date.
  

Tip: Always work with a real estate attorney who specializes in land purchases in Costa Rica.

7. Surroundings and Value Potential

A lot’s current beauty is important, but so is its long-term potential. Evaluating the neighborhood and development trajectory is key to a smart investment.

• Why it matters: A lot may seem isolated now, but if it’s in a growing area with infrastructure and tourism plans, its value may rise quickly.
  
• Red flags: Be cautious of lots too close to nightclubs, highways, or potential noise sources if your goal is peaceful residential living.
  
• Community and services: Are there schools, hospitals, or shops nearby? These factors will influence your quality of life and your property’s resale value.
  

Tip: Talk to neighbors and visit at different times of day to get a feel for the area.

8. Permits and Future Procedures

Buying a lot is only the first step. Navigating the permitting process is an entirely different challenge.

• Why it matters: You’ll need construction permits, municipal alignment letters, engineering plans, environmental permits, and possibly more—depending on the project.
  
• Unexpected requirements: In some zones, building might require geotechnical studies, slope stability reports, or coastline impact evaluations.
  
• Timelines: Obtaining permits in Costa Rica can take months. Planning ahead avoids frustration and unnecessary delays.
  

Tip: Consult with a local architect or permitting consultant early in the process to understand what will be required.

Final Thoughts

Buying land near the beach in Costa Rica is an exciting opportunity—but it’s not a step to take lightly. By thoroughly reviewing each item in this checklist, you’ll reduce your risks and ensure your project unfolds smoothly. The key to success is being informed, asking questions, and working with experienced local professionals.

At High Grade Real Estate Costa Rica, we don’t just sell land—we guide our clients through every step of the process, helping them invest wisely and build their dream property with confidence.