Buying a lot in Escazú: checklist for Rivergrand & Vistara

Direct answer: Before you buy a lot in Escazú, check the title in the National Registry, get a land-use certificate from the Municipality of Escazú, confirm the survey plan, and ask about water, power and road access. In a gated community such as Rivergrand or Vistara, also read the condominium rules and design guidelines.

A lot is a different purchase from a finished home. You are buying what you can build, not only what you see. This checklist covers the steps that matter most in Escazú, with notes on the lots we list in Rivergrand and Vistara. It is general information. Work with your own lawyer, surveyor and architect.

Due diligence checklist

1. Title and Registry record

Ask your lawyer for the official record of the property from the National Registry. It shows the owner, the area, liens, notes and the linked survey plan. Certifications can be bought online through the Registry's portal. The U.S. State Department notes that title recording is required by law and that most land in Costa Rica has clear title, but it also warns about past cases of title fraud. Check the record close to closing.

2. Land-use certificate (uso de suelo)

The Municipality of Escazú issues a certificado de uso del suelo. It shows whether a use fits the zoning in the town's master plan, called the Plan Regulador. It covers points such as setbacks, frontage, minimum areas, lot coverage and, where they apply, height and access. The town says it is wise to get this certificate before a big investment like buying land. You can apply online with a digital copy of the survey plan.

Two points to remember. The certificate is only one requirement and is not a building permit. And it stays valid while the master plan does not change for that property.

3. Survey plan (plano catastrado)

Every lot should have a registered survey plan. Compare the area on the plan with the area in the Registry record. Then ask a surveyor to walk the land and check the corner markers. The town may also need to stamp the plan (a visado) before some permits.

4. Water, power and sewer

For some projects, the Municipality of Escazú asks for a water availability letter from AyA, the national water utility. Ask the seller what services reach the lot and in writing. For a multi-unit project, confirm sewer and storm-water needs with your engineer.

5. Access and slope

Check that the lot fronts a public road or has legal access. If it faces a national route, the town may ask for a building line from the Ministry of Public Works (MOPT). If the lot sits in a natural hazard zone on the master plan map, the town recommends a geological review before design.

6. Condominium rules and design guidelines

Many Escazú lots sit inside gated condominiums. Under Costa Rica's condominium law, each lot in a condominium is its own property, but owners share costs and follow the building rules (the reglamento). Ask for the rules, any design guidelines, the HOA budget and a statement that fees are paid up.

7. Permits and plans

In Escazú, work larger than 30 m² is a major work. Its permit is filed through the APC platform of the Federated College of Engineers and Architects (CFIA). Your architect handles this step.

Can foreigners buy lots in Escazú?

Yes. The U.S. State Department says foreigners follow the same rules as Costa Ricans when they buy land. The one exception is concession land in the coastal maritime zone, which does not apply in Escazú. So a foreign buyer can hold an Escazú lot as titled property, recorded in the National Registry. No residency is needed to buy.

Questions to ask the seller

• Can you share the Registry number (folio real) and the survey plan number?
• Do you have a recent land-use certificate for the lot?
• Which services reach the lot boundary: water, power, sewer, fiber?
• Are there condominium rules or design guidelines? Can I see them?
• What is the HOA fee, and are all fees and municipal taxes paid up?
• Are there any easements, liens or court notes on the title?

A sensible order of steps

1. Visit the lot and the neighborhood at different times of day.
2. Get the Registry record and survey plan, and have your lawyer review them.
3. Apply for the land-use certificate for the use you have in mind.
4. Ask an architect or engineer for a quick check of slope, access and services.
5. Read the condominium rules and design guidelines, if any.
6. Sign a purchase agreement that gives you time to finish these checks.
7. Close before a notary, and pay the transfer tax and Registry fees.

Rivergrand notes

We list two lots in Rivergrand. The commercial lot at the Rivergrand entrance is 185 m² (1,991 sq ft) with 10 meters of street frontage. The listing describes commercial and residential (mixed-use) zoning, and the lot is about 1.5 km from Escazú Village. The 338 m² corner lot sits inside the gated Rivergrand community, with two street frontages. The listing says it suits a custom home or a small apartment building. Rivergrand has underground utilities, cobblestone streets and gated security, per the listing.

For any Rivergrand lot, confirm the planned use with your own land-use certificate before you sign.

Vistara notes

Vistara is a gated, master-planned community in Escazú. Vistara Lot 7–18–58 is 3,628 m² (39,051 sq ft). The listing says it is permitted for up to 36 apartments or a family compound, subject to Vistara's design guidelines, with water, power, sewer and fiber at the boundary. We also list smaller Vistara lots of 655 m² and 898 m². See them all on the Escazú page.

For a Vistara lot, read the condominium rules and design guidelines with your architect before you plan a building.

Words you will hear

• Uso de suelo: land use, and the town certificate that confirms it.
• Plan Regulador: the town's zoning master plan.
• Plano catastrado: the registered survey plan of the lot.
• Visado: the town's stamp on a survey plan.
• Reglamento: the condominium's rules.
• AyA: Costa Rica's national water utility.

Plan your closing costs

Once your checks are done, plan for the transfer tax, notary and Registry fees. Read our guide to Costa Rica real estate closing costs.

See the lots in person

Ask us for surveys, zoning certificates and private showings in Rivergrand and Vistara. Contact us or see all properties.