Costa Rica Concession Land
Beachfront property around the world is more commonly know as "concession property." In Costa Rica, 95% of beachfront property is concession property and is governed by the Shoreline Zone Law (Law No. 6043) and other specific regulations. These legal dispositions set forth the conditions under which foreigners and local residents can lease concession property.
In Costa Rica, a concession is defined as the right to use and enjoy a specific portion of land located on the shoreline zone for a pre-determined period of time and based on a predetermined use of soil (zoning or master plan, known as "Plan Regulador"). The Government, through its corresponding municipality, grants this right by means of a private agreement between concessionaire and municipality that is further recorded in a Public Registry. This agreement also establishes a yearly concession fee that is paid based on an appraisal performed by government financial authorities.
Costa Rica's shoreline zone is comprised of 200 meters starting at the mean hightide mark and heading inland. This zone is government owned and no individual or company can own it. The shoreline zone is divided into two strips of land:
i. The first strip is 50 meters (approximately 150 feet) is known as the "public zone". This zone is not available for ownership of any kind. No development is allowed, except for constructions approved by government entities (i.e. marinas). As this area is deemed public, it is available for use of any individual.
ii. The following 150 meters (approximately 450 feet) can be subject to occupation or lease by individuals or companies, either through a concession with the respective municipality (in case of residential and commercially exploitable portions or land) or a management Plan with the Ministry of Environment and Energy (MINAE), as in the case of environmentally sensitive, low density, portions of land. In both cases, the property can be used, although not owned (same as with a lease).
In Costa Rica, a concession is defined as the right to use and enjoy a specific portion of land located on the shoreline zone for a pre-determined period of time and based on a predetermined use of soil (zoning or master plan, known as "Plan Regulador"). The Government, through its corresponding municipality, grants this right by means of a private agreement between concessionaire and municipality that is further recorded in a Public Registry. This agreement also establishes a yearly concession fee that is paid based on an appraisal performed by government financial authorities.
Costa Rica's shoreline zone is comprised of 200 meters starting at the mean hightide mark and heading inland. This zone is government owned and no individual or company can own it. The shoreline zone is divided into two strips of land:
i. The first strip is 50 meters (approximately 150 feet) is known as the "public zone". This zone is not available for ownership of any kind. No development is allowed, except for constructions approved by government entities (i.e. marinas). As this area is deemed public, it is available for use of any individual.
ii. The following 150 meters (approximately 450 feet) can be subject to occupation or lease by individuals or companies, either through a concession with the respective municipality (in case of residential and commercially exploitable portions or land) or a management Plan with the Ministry of Environment and Energy (MINAE), as in the case of environmentally sensitive, low density, portions of land. In both cases, the property can be used, although not owned (same as with a lease).
posted by Tian at 12:18 PM
1 Comments:
Question:
How strict is the Costa Rican government in enforcing the Shoreline Zoning Law? Several commercial structures and private beach front properties are built closer to the shoreline itself.
Where does the 50 meter strip starts during high tide or low tide? thanks
julius
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