Custom home builder in Nosara
In Nosara, the Ostional refuge rules set your home’s footprint, height and lighting before design starts.
Projects start at $350,000 USD
Building a custom home in Nosara today
Nosara’s Guiones and Pelada beaches sit behind a protected greenbelt, with homes hidden under the tree canopy on the hills behind. The Ostional refuge buffer regulation, made final by the Sala Primera on June 4, 2026, sets clear limits for every new home.
Water letters are the other deciding factor, since several local ASADAs have been barred from issuing new ones since 2020. Most roads are still gravel or dirt, with only downtown Nosara paved.
- Municipality
- Municipalidad de Nicoya, Nosara district
- Nearest airport
- Nosara domestic airstrip (Sansa); international via LIR or SJO
- Typical lots
- Hillside ocean-view and jungle lots in Guiones and Pelada
- Water
- ASADA letters; new permits interrupted repeatedly since 2020
- Zoning plan
- No regulatory plan; Ostional buffer rules apply
- Building limits
- 50% coverage; 9 m height in first km, 12 m beyond
Getting to Nosara
Most roads are gravel or dirt; only downtown Nosara is paved. Route 160 is a national road, and the paving long promised (a $70M figure was once cited) has not happened.
We build here from our showroom in Altos de Flamingo, with our crews on site for the length of your project. You can visit any time by appointment.
Land and lots in Nosara
The land
Most lots are hillside ocean-view or jungle lots in the old “Proyecto Americano” grid behind Guiones and Pelada, plus parcels further inland. That 1960s to 70s U.S. subdivision left overlapping titles, so a careful title review comes before any offer.
Beachfront land is largely off-limits because of the Ostional National Wildlife Refuge and the greenbelt. The refuge protects mass olive ridley nesting and extends south through Pelada and Guiones.
Nicoya’s buffer regulation covers 5 km inland from the refuge. It caps lot coverage at 50%, limits height to 9 m in the first km and 12 m in the next 4 km, keeps exterior lights out of sight of the beach, and requires proper wastewater treatment.
Water letters in Nosara
Supply comes from ASADAs, and permits have been interrupted repeatedly. AyA’s 2020 ASADA regulation barred Playas de Nosara, Garza and La Esperanza Sur from issuing water letters for new construction; Playas de Nosara was restored on March 7, 2022, and Nosara was flagged again in 2024 for lacking feasibility for new permits.
Through our land and construction consulting, we confirm which ASADA serves the lot and get the letter in writing before you buy. On hillside lots we also plan storage, rain capture and drainage, since wet-season runoff is heavy.
Permit checklist for Nosara
Not sure a lot will get a permit and a water letter? Our land consulting checks it before you buy, and the consulting fee (not surveys or soil studies) is credited to your build if you go ahead with us.
- Building permit from the Municipalidad de Nicoya
- Title review for lots in the former Proyecto Americano grid
- Water letter from the ASADA that serves the lot
- Ostional buffer limits: 50% coverage, 9 m or 12 m height, lights not visible from the beach
- Wastewater treatment designed to the buffer regulation
- Plans ready for local scrutiny: the Nosara Civic Association closely watches permits
Why build in Nosara
A surf and yoga town
Nosara is home to the Nosara Yoga Institute, with up to about 600 surfers in the water across Guiones and Pelada.
An undeveloped beach
The greenbelt behind the beach keeps development out of sight under the tree canopy.
Rules that protect value
Refuge rules on coverage, height and lighting protect the character and long-term value of the area.
Our architect has already designed a Nosara residence, and we built Villa Pochote further down the Nicoya Peninsula at Punta Islita. Architectural design Villa Pochote
Sources: La Voz de Guanacaste: AyA prohibits 30 ASADAs in Nicoya from granting water permits (Apr 2021); La Voz de Guanacaste: 18 months after sanctions (Apr 2022); Semanario Universidad: Tribunal declara sin lugar demanda contra reglamento Ostional (Oct 2023); Delfino: Sala Primera deja en firme reglamento Ostional (Jun 2026); Tico Times: Nosara is a Costa Rican town from another planet (Feb 2017); La Voz de Guanacaste: MOPT works on Route 160 (Oct 2015); Nosara Civic Association: Eyes Wide Open (Apr 2025); Wikipedia: Nosara; Semanario Universidad: El Niño y boom inmobiliario (Jun 2026).
“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 building in Nosara
What are the building limits in Nosara?
In the Ostional refuge buffer zone, which runs 5 km inland and covers Guiones and Pelada, homes may cover at most 50% of the lot. Height is limited to 9 m within the first km and 12 m beyond, exterior lighting must stay out of sight of the beach, and proper wastewater treatment is required. Courts confirmed these rules in 2023 and 2026.
Can I get a water letter in Nosara?
It depends on which ASADA serves the lot. Several Nosara ASADAs were barred from issuing new letters after 2020, Playas de Nosara was restored in March 2022, and Nosara was flagged again in 2024. Confirm the letter before purchase, and never build without it.
Are the roads paved in Nosara?
Most roads are gravel or dirt, with only downtown Nosara paved, and dust is heavy in the dry season. We plan deliveries and material staging around road conditions.
How long does it take to build in Nosara?
Our homes typically take 5 to 8 months on site. Title review, the water letter and permits come first, and in Nosara they deserve extra lead time.
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