Land consulting before you buy in Costa Rica
We check the lot, the survey, the soil, the zoning and the water letter, so you buy land you can actually build on.
Projects start at $350,000 USD
The most expensive mistake in a Costa Rica build happens before construction: buying the wrong lot.
A view lot can hide a slope that needs retaining walls, soil that needs deep foundations, a road that floods, or no water connection at all. None of that shows up in a listing.
Our consulting puts a builder, an engineer and a CFIA-licensed architect on the lot before you sign. If you go ahead with your build, the consulting fee is credited to the construction. Surveys, soil studies and other studies are paid separately.
How a lot check works
Shortlist
Send us the listings or the area you like. We flag the obvious problems before anyone travels.
Site visit
We walk the lot with you, or for you on video: access, slope, drainage, neighbours, views and sun.
Topographic survey
Exact levels and boundaries, so the design fits the land and the budget includes the earthworks.
Soil study
Bearing capacity and soil type, which decide the foundation and its cost.
Zoning, access and water
Land-use certificate, setbacks, maritime zone and park buffers, road access and the water availability letter.
Written report
What can be built, what it will take and what it is likely to cost, ready before you sign.
What we check on every lot
Can it be permitted?
Zoning, setbacks, height limits, the maritime zone and protected-area buffers, checked with the municipality.
Is there water?
Many coastal water boards are at capacity. We confirm the water letter, or what a well or storage would take, in writing.
What will the ground cost?
Slope, rock, retaining walls, drainage and access roads, priced from the survey and the soil study.
Consulting fee credited to your build
You pay for the consulting up front. If you go ahead and build with us, the consulting fee is credited to your construction contract.
Topographic surveys, soil studies and other third-party studies are paid separately and are not credited. If you decide not to build with us, the report is yours to use with any builder.
- Lot shortlist and site visit
- Topographic survey and soil study ordered
- Zoning and land-use certificate checked
- Water availability letter confirmed
- Written report with a first budget
Topographic survey or plano catastrado?
They are different documents. The plano catastrado is the registered survey map of the lot, on record at the National Registry. You need it to buy, transfer or mortgage land, and its area must match the title.
A topographic survey maps the levels, slopes and features of the land, so the house, the driveway and the earthworks can be designed and priced. We have the boundaries checked against the plano catastrado by a surveyor who does not work for the seller, then order the topographic survey for design.
One guide puts lot line marking at about $300 to $750, depending on lot size, and a soil study at around $800. We quote both per lot, and they are paid separately from our consulting fee.
Documents to ask for before you buy
Title report
A certified title search showing the owner, liens, annotations and easements.
Plano catastrado
The registered survey map, with the same area as the title.
Land-use certificate
The uso de suelo from the municipality: permitted use, density and subdivision limits.
Water availability
A letter from AyA or the local ASADA, or a clear path to a concession.
River alignment
INVU's alineamiento fluvial when a river or stream borders the lot.
Maritime zone status
Whether any part of the lot is in the maritime zone, where land is held by concession, not title.
Taxes paid
Proof that municipal property taxes are up to date.
“We have had a great experience with Decentra. Their follow up skills are impeccable and they are a one stop shop for all phases of your build.”
“I engaged with Sean and the owner Sergio to obtain building costs for a residential project in the mountains of the Central Valley. I found them to be very welcoming, informative and accommodating.”
Questions about land consulting
What does land and construction consulting include?
We help you shortlist lots, inspect them on site, order a topographic survey and soil study, check zoning, access and the water letter, and give you a written report before you buy.
Is the consulting fee credited if I build with you?
Yes. If you go ahead with the build, your consulting fee is credited to your construction project. Topographic surveys, soil studies and other studies are paid separately and are not credited.
Can you apply for the water letter and electricity for me?
Yes. We can prepare and submit the water availability letter and electricity applications on your behalf.
Do I have to build with you after a consultation?
No. The consultation stands on its own, and the report is yours to use with any builder.
How much does a topographic survey cost in Costa Rica?
It depends on the size, slope and vegetation of the lot. One guide puts lot line marking at about $300 to $750, and a full topographic survey for design costs more on large or steep lots. We quote it per lot, and it is paid separately from our consulting fee.
What is a plano catastrado?
The registered survey map of a property, on record at the National Registry. It shows the boundaries and the area, and you need it to buy, transfer or mortgage land.
Can foreigners buy land in Costa Rica?
Yes. Foreigners can buy titled land. Coastal land in the maritime zone is held by concession, not title, and a foreigner needs five years of continuous residence to hold a concession directly.
What property tax will I pay on land in Costa Rica?
Municipal property tax is 0.25% of the registered value a year, payable quarterly. The municipality does not send a bill, so set up payment as soon as you buy.
Everything we do
Take the full turnkey package, or bring us in for one stage.
- Architectural designA CFIA-licensed architect, 3D renders and construction plans
- Permits and water lettersCFIA plans, municipal permits and water availability
- Luxury custom homesTurnkey construction, from foundations to furniture
- Any construction systemConcrete block, poured concrete, hybrid, steel frame and more
- Pools and outdoor livingInfinity pools, terraces and outdoor kitchens
- Renovations and additionsKitchens, bathrooms, joinery and full remodels
- Commercial and multi-unitHospitality, retail and multi-unit buildings
- Cost to build in Costa RicaPer square meter prices, fees and permits for 2026
Tell us about your project
The fastest way to reach us is WhatsApp. Or send the form and we reply within one business day.
Projects start at $350,000 USD
Message us on WhatsApp- +506 8733-2930
- Phone
- +1 503-994-8017
- Showroom
- Altos de Flamingo, Playa Flamingo, Guanacaste, Costa Rica, by appointment
- Licensing
- CFIA certified under SIM SRL