A property can have a registered title and still present practical limitations that affect construction or development. That is why the first question should not only be: "Who owns the property?"
The better question is: Can this property legally and practically support the project the buyer has in mind?
Land Use & Zoning
One of the first issues to review is land use. Municipal zoning and land use certificates can determine whether the buyer may build a residence, operate a commercial activity, develop multiple units, or use the property for a specific purpose. Buying before confirming this information can create serious frustration later.
Water Availability
Another key issue is water availability. In many areas of Costa Rica, especially in coastal and rural communities, water availability can directly affect whether a project can move forward. Depending on the location and project, the buyer may need to review:
- Water letters (cartas de disponibilidad)
- Local water associations (ASADAs)
- AyA availability
- Wells or alternative legal solutions
Access
Access is also essential. A beautiful property without legally secure access can become a major problem. The buyer should understand whether the access is public, private, based on an easement, or dependent on a neighbor's cooperation. This should be verified before closing, not after.
Technical Reviews
Technical reviews are also important. Topography, boundaries, slope, soil conditions, drainage, and environmental limitations may affect the cost and feasibility of construction. A legal review and a technical review should work together, because a property can be legally transferable but technically difficult or expensive to develop.
Pre-Construction & Future Developments
For pre-construction or future development projects, buyers should also understand how deposits, payment schedules, delivery obligations, and developer responsibilities are structured. The contract should be clear, balanced, and aligned with the buyer's expectations.
A Common Mistake to Avoid
The right due diligence process helps buyers avoid a common mistake: purchasing land based only on location, price, or views, without confirming whether the property can actually serve their intended purpose.
At MG Law, we help buyers evaluate real estate opportunities in Costa Rica with a practical legal approach focused on title, use, access, services, contracts, and closing protection.