Frequently Asked Questions
The Company
Who we are and what sets us apart in the Osa Peninsula.
We are a real estate company specializing in property sales and acquisitions, offering comprehensive services from our headquarters in Puerto Jiménez, Osa Peninsula, Costa Rica. We operate throughout the Peninsula — including Puerto Jiménez, Matapalo, Río Nuevo, Riyito, Bahía Drake, and surrounding areas — with plans to expand into Dominical in the medium term.
We focus specifically on this region because we have an in-depth understanding of its legal framework, cadastral particularities, and investment market, giving us a level of local expertise that operators working in the area from outside the region cannot match.
We are the only real estate operator in the Osa Peninsula that brings together a lawyer specializing in real estate law, a certified surveying engineer, an agricultural engineer, and commercial management expertise within the same founding team. This means that legal and cadastral due diligence is not outsourced; it is handled in-house, applying the same standard of rigor to every transaction.
- Legal and surveying due diligence included in every transaction.
- Ability to assist with the regularization of properties involving complex legal matters.
- Bilingual service (Spanish/English) tailored to international investors.
- Network of partners and international brokers in the United States, Canada, and Europe.
Yes. Our partner responsible for the legal area is registered with the Costa Rican Bar Association, and our partner responsible for the technical area is registered with the CFIA (Federated Association of Engineers and Architects of Costa Rica).
Both registrations can be independently verified—our policy is to maintain complete transparency at every stage of the process.
For Buyers
What to expect when looking to buy property in Osa.
We work with a wide range of properties based on each buyer’s profile, including beachfront and mountain land, productive farms (cacao, specialty coffee, regenerative livestock farming), homes and residential properties, hotels and lodges offered as business opportunities, and pre-construction projects with a solid legal structure.
The process follows these steps:
- Initial Contact — via WhatsApp, web form, or phone call; we respond within 2 business hours.
- Qualification — a brief call or Zoom meeting to understand your budget, intended use, timeline, and financing needs.
- Property Selection — properties that match your profile, each with a complete PDF property overview.
- Visit — in-person tour or 360° virtual tour.
- Due Diligence & Offer — comprehensive legal and cadastral review before signing any documents.
- Closing — execution of the deed before a notary, with guidance through the final handover of the property.
No. The property search, qualification process, presentation of options, and assistance with property visits are provided at no cost to the buyer. When we act as the buyer’s representative (buyer’s agent), our commission is charged as a co-commission based on the sale price and is typically paid by the seller or shared according to the terms of the transaction. We explain these arrangements clearly before moving forward with any process.
Yes. We use drone photography and video, as well as 360° virtual tours, so buyers outside Costa Rica can evaluate a property remotely with a level of detail comparable to an in-person visit. This may also include a presentation of the findings from the initial due diligence review during the session.
For Property Owners Looking to Sell
How we approach the listing and marketing of your property.
We offer a complimentary legal and cadastral review of your property, with no obligation. Based on this review, we provide you with a diagnostic report that includes an estimated valuation and a marketing plan.
This comprehensive assessment is possible because our team brings together legal and surveying expertise, allowing us to evaluate key aspects of the property within a coordinated process.
The agreement has a 90-day term, renewable by mutual agreement, and includes:
- Professional photography and aerial drone photography
- Verified cadastral survey plan
- Listing on more than 8 platforms, including international channels
- Digital marketing throughout the entire listing period
- Basic legal due diligence
- Monthly sales activity report for the property owner
If your property does not sell, you do not pay a commission.
This is one of our most requested services. Many properties in the Osa Peninsula have matters that have not yet been regularized. Our team can assess the situation and manage the regularization process, addressing legal and cadastral matters before or during the marketing of the property, rather than requiring you to hire multiple professionals separately.
Legal and Cadastral Security
The cornerstone of how we approach every transaction.
Due diligence is the comprehensive legal and technical review of a property before purchase, including ownership, liens and encumbrances, actual property boundaries based on a land survey, and compliance with protected-area restrictions.
In the Osa Peninsula, this is particularly important because certain areas are subject to regulations involving SINAC, the Maritime-Terrestrial Zone (ZMT), and SETENA, which may affect how a property can be used or titled.
Verifying these matters before signing helps prevent fraud and identify potential hidden legal or property-related issues.
The Maritime-Terrestrial Zone (Zona Marítimo Terrestre, ZMT) is the 200-meter strip measured from the ordinary high-tide line along Costa Rica’s coastline and is subject to a special legal regime. The first 50 meters constitute the public zone, are designated for public use, and form part of the State’s public domain. The remaining 150 meters make up the restricted zone, where the use and development of the land are subject to specific regulations and, depending on the property’s characteristics and location, may involve the Municipality of Osa, the Municipality of Puerto Jiménez, and, where mangroves, forests, or areas forming part of the State Natural Heritage are present, the Ministry of Environment and Energy (MINAE).
Many properties near the coast on the Osa Peninsula have some degree of connection to this zone, making it essential to determine their legal status and any applicable restrictions as part of our due diligence process. Our specialized knowledge of these regulations is an integral part of the value we provide to our clients.
A basic report is delivered within 5 business days. Comprehensive due diligence—including cadastral and registry verification, as well as a review of environmental restrictions—takes 15 business days.
It is the process of correcting inconsistencies between a property’s actual legal, registry, and cadastral status—for example, boundaries that do not match the registered survey plan, inheritance matters that have not been formally resolved among heirs, or outdated survey plans.
Our team handles this process in-house, combining legal work and land surveying within a single service. This helps reduce processing time and avoids the need to coordinate multiple external professionals.
Commissions and Costs
Clear pricing structure, with no hidden fees.
The standard commission is 6% of the sale price, negotiable to 5% for properties valued above USD $500,000. This commission is paid only when the property is sold—if there is no sale, there is no commission.
This percentage includes comprehensive legal advisory services, a cadastral survey, professional photography and drone imagery, listings on national and international platforms, and guidance through the signing of the property deed—services that other providers may charge separately.
The cost ranges from USD $600 to $3,000, depending on the size of the property. This service can also be contracted independently—for example, if you already own a property and need to update or verify its cadastral survey plan.
Timeline and Process
How quickly things move, realistically.
In the Osa Peninsula, the average timeframe for closing a formal property sale is 4 to 9 months, measured from the initial qualified contact through the signing of the property deed.
This timeframe may vary depending on the property’s legal complexity, the buyer’s financing arrangements, and the availability of the required documentation.
You do not need to have everything ready before contacting us. The document review and initial legal and cadastral assessment are part of the complimentary service we provide.
If your property has incomplete documentation, this is precisely where our team can provide additional value by identifying what is missing and helping you address it.
After the offer letter is signed, the purchase option agreement is prepared, due diligence is completed if it is still in progress, and the signing of the property deed before a notary is coordinated.
We guide you throughout the entire process through the final handover of the property. We also provide a welcome kit that includes original documentation, a guide to getting started, and contact information for trusted local service providers.
For those purchasing property from outside Costa Rica.
For those purchasing property from outside Costa Rica.
Yes. In general, foreigners can purchase property in Costa Rica with the same ownership rights as Costa Rican citizens, with the exception of the Maritime-Terrestrial Zone (ZMT), where special restrictions apply and are reviewed on a case-by-case basis during the due diligence process.
A significant portion of our buyer base consists of investors from the United States, Europe, and Canada.
Not always. We offer 360° virtual tours, video calls via Zoom or Teams for property visits and process follow-up, and we can coordinate the signing through the appropriate legal mechanisms.
Even so, many buyers choose to travel to Costa Rica at least once before closing, which we recommend if this is your first investment in the country.
Yes. Costa Rica requires Know Your Customer (KYC) procedures for real estate transactions exceeding USD $10,000, in accordance with SUGEF anti-money laundering regulations.
We apply these requirements from the initial stages of the process to help ensure that the transaction complies with applicable regulations and to avoid unexpected issues later in the process.