Before to start exploring the Oceanfront Properties we have to show you, it would be good to talk a moment about the basic concepts that rule in the first 200 metres of the coastline.
Eexcept in the land administrated by the “cantones “ capital towns, where the land titling reach the point where the water is touching the land at the High Tide, the rest of the coast lands of the country are managed accordingly to the Maritime Zone Regulation.
In the scheme here below, we explain how this Rule is applied:
First of all it is necessary to have a special, fine instrument, that can define where is the Zero Level of the sea water, or the level that the sea would maintain all the time if the Moon was not there, and she didn’t produce any attraction on the sea water. This is an instrument that few professionals of the IGN (Instituto Geografico Nacional) are skilled to use, and only them have the official power to fix, legally, this point.
Technically from the Zero Level, it is necessary to draw a theoretical parallel line to this, raised of 1,15 metres from the Zero Level Line, and follow it until this last line meet the slope of the coast, that is the starting point of the Public Zone.
Starting from this point, that is under the water of the sea for half of the time, the first 50 metres inland, are considered Public Zone, a strip that is a not negotiable National Patrimony , were nobody can obtain any kind of lease, concession or title, and where everybody, national or foreigner, can freely walk, stand, take a sunbath, fish, or even camp.
After these first 50 Metres Public Zone, there are another 150 metres that are managed in different way, depending by the fact that they are under the Municipality or Minae ( minister of environmernt), and if there is a Zoning Plan for that specific area or not.
If there is a Zoning Plan, under Minae or Municipality, it is possible to ask for and obtain a concession for to use the land following the use defined by the plan, and building structures for Tourism, Residential, Commercial, etc..
The concession released by the Municipality is a quite strong title that the banks accept as guarantee for the emission of a loan.
Normally the lands administrated by the Minae are more pristine and the kind of possible uses is more limited and the buildings have to respect a more natural profile.
If the area where the Oceanfront land or real estate is located, doesn’t has an already approved Zoning Plan, both Municipality and Minae, can release a temporary permit for to use the land without build any unmovable structure, called Permiso de Uso, that is the lowest level of land titling, that , for to have some consistency, would be supported by the ownership of the land beyond the back limit of this strip, the Titled Land.
After the second limit, the Concession/Permiso de Uso, the land become private and it is possible register the possession at the Registro Nacional, and get a full Ownership Title, that assure the full control and the possibility of build without too many restrictions, and rent or sell the land to everybody, national or foreigner.
Obviously the best and more valuable Oceanfront Properties have a portion of Titled land in the back, good concession zone with Permiso de Uso, and clean Public Zone without Mangroves swamps, as most of the Properties of the Osa Peninsula we area listing Here have.
If you need some more details about this general rules, please, contact us and we aill be happy to help you.
Flat Oceanfront lot with titled land and Concession for to build one house and one Beach House. Located at three kilometres from Matapalo Surf Point, represent the most interesting option for to have a real estate with full title in this area.
Ref. SO-04 Price 250.000 $
2.5 Ha Riverside Land good for Micro Farm or Eco Tourism Project, at the Gates of Corcovado Park. Electric Grid, public and private Water, easy road. Ref. 2BH
Great 2.7 Hectares Turn Keys Riverside Microfarm with two Houses, Fruit trees, Pasture, Fences, Electric Grid, Public Water. Ref. 2house