Journey to Another World

Living Pura Vida

Can foreigners own property on Peninsula Papagayo? How much are property taxes and common assessments? How long does the design-build process take? Welcome to our FAQ. This page contains answers to these and other questions about the journey to another world.

Frequently asked questions

What is envisaged under the master plan for Peninsula Papagayo?

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Peninsula Papagayo’s master plan encompasses luxury hotels, condominiums, custom estate lots and world-class amenities ranging from beach and golf clubhouses to a deep-sea marina and waterfront village.
Development completed to date includes Four Seasons Resort Costa Rica, Andaz Costa Rica Resort, Prieta Beach Club, an Arnold Palmer Signature Golf Course, Golf Clubhouse & Tennis Center, miles of resort trails and Marina Papagayo—encompassing 180 slips, crew quarters, a ship store, gourmet market and restaurant.
Existing infrastructure includes fiber optic cable for telephone and high-speed internet access, electricity by ICE, cable by Cabletica, dual water systems for potable and landscape irrigation and tertiary wastewater treatment. Key components of the master plan yet to come include the waterfront village and additional luxury boutique hotels. A full 70% of the peninsula’s total land area will remain as existing forest, undisturbed.

Tell us a about your community… 

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Long recognized as a treasure of unsurpassed grandeur, these 1,400-acres on Costa Rica’s north Pacific Coast were set aside to introduce the country’s rare beauty and culture to an upscale, international audience. Today, Peninsula Papagayo is widely recognized as the preeminent environmentally-focused five-star resort and residential community in Central and South America, created for a discerning clientele who want it all: luxury, security, privacy, unlimited sporting options and a slice of protected wilderness. While the closeness to nature and quality of views are unrivaled, so too are the residential amenities and social opportunities—the heart of which is Peninsula Papagayo Club. Resident members place tremendous value on community and take great pleasure in new friendships, shared experiences and boundless opportunities for adventure and exploration.

What residential offerings are currently available?

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Real estate opportunities include an exclusive collection of beachfront, oceanfront and oceanview estate homesites, Four Seasons Private Residences, Las Terrazas townhomes and custom homes.  For more information on ownership opportunities at Peninsula Papagayo, email [email protected] or call +506 2696.2126.

We’d like to build a new home. What is the cost of construction and how long will the development process take?

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Construction costs will naturally fluctuate depending on site conditions and construction details. Most homeowners have been able to achieve the quality they desire for about $200 per square foot of total construction area, which is typically the air-conditioned area multiplied by a factor of two, more or less. The entire development process typically takes 24-30 months (10-12 months for design and approvals plus another 14-18 months for construction).

What services are provided by the Master Association? How much are common assessments?

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The Master Association is responsible for operating and maintaining the common areas and facilities within the Resort Community. The annual Master Association budget sets out in detail the services provided and associated costs. These services include peninsula-wide fire protection, security, emergency medical service, landscaping maintenance, and environmental protection services such as maintenance of surface drainage and beach maintenance.

Another critical function of the Master Association is to review and approve the design of all improvements in order to maintain the high standards of the Resort Community. This review and approval process is provided by the Master Design Review Board of the Master Association. The Master Design Review Board has adopted architectural and design rules, regulations and guidelines in the form of Master Design Guidelines which set forth the standards and procedures for architectural review, guidelines for architectural design, placement of buildings, color schemes, exterior finishes and materials and landscaping.

In 2019, the Common Assessment will be $6,170 per Assessment Unit. Single-family residences are assessed one Assessment Unit. Residences that are part of a condominium may be assessed more than one Assessment Unit if the property is made available for rental through an established rental program for a minimum of 255 days per calendar year. In that case, the property will be assessed as a Condominium Hotel Unit with an assessment of one-half Assessment Unit per bedroom.

Property taxes in Costa Rica are also relatively low, amounting to less than $5,000 per annum for most estate homes and under $2,000 for most villas and condominiums.

Please note that separate sub-condominium fees apply to private residences in Four Seasons, Las Terrazas and Prieta Estates.

Are rentals allowed?

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Yes. A number of homeowners rent their properties when they’re not in residence. Please note: i) if a property is available for rent for more than 255 nights per year, it will be assessed as a Condominium Hotel Unit for the purposes of the Common Assessment; ii) a Civic Assessment of 3% is payable on gross rental income; and iii) homeowners desiring beach club access for their renters are required to purchase a Golf Membership.

Who is the developer?

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The developer of Peninsula Papagayo is Ecodesarrollo Papagayo Limitada—a Costa Rica company controlled by affiliates of Gencom, a leading US-based international luxury hospitality and residential real estate investment and development firm. For more information about Gencom, please visit www.gencomgrp.com.

Are foreigners permitted to own real estate in Costa Rica?

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Yes. In fact most Peninsula Papagayo owners are U.S., Canadian and European nationals. In Costa Rica, private property rights are protected at the constitutional level, and the country benefits from a secure and efficient property registry system.

Are there restrictions on ownership of beachfront or coastal land?

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Yes. Throughout most of Costa Rica, the local municipality owns coastal land 200 meters inland from the average high tide, often referred to as the Maritime Zone. The 50 meters closest to the ocean are reserved for public use, while the next 150 meters (called the “concessionable” area) may be leased to private parties. Maritime Zone Concession Agreements are used by municipalities throughout the country to promote tourism development. A significant advantage of Peninsula Papagayo’s concession is that it’s held directly by the Costa Rican Tourism Institute (“ICT”).

Are foreigners permitted to own concessions on Peninsula Papagayo?

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Yes. In 1979 and the early 1980’s Costa Rica established a special system of concessions that applies only to the Gulf of Papagayo. Many provisions of the Papagayo concessions are different from those of standard concessions. For example, (i) foreigners can own Papagayo concessions with no five year residency requirement; (ii) the term of the Papagayo concessions is substantially longer than that of standard concessions; and, (iii) title by concession applies to all land within the Gulf of Papagayo, not only the land within the Maritime Zone, with the exception of the 50-meter Public Area.

How long is the concession and can it be renewed?

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Upon closing, your new residence or lot will be subject to the terms of a new concession agreement to be entered into between you as the new owner and the Costa Rican Tourism Institute (“ICT”).

The initial term of each concession agreement is 49 years commencing on January 15, 1993.

The fee for a subsequent 49-year renewal term was previously prepaid by the master developer. The 49-year renewal period will automatically commence on January 15, 2042, resulting in an effective remaining term of approximately 73 years.

Thereafter, commencing in 2091, additional 50-year renewal periods are available in perpetuity for renewal fees of $3.75 per square meter of concession property. All renewal fees, except when paid with the execution of the new concession agreement, are tied to an inflation index of the U.S. dollar.

Four Seasons Resort & Residences

Eco-luxury reimagined—the first Forbes Travel Guide Five-Star Resort in Central and South America

Andaz Costa Rica Resort

A kaleidoscope of style and local culture with 3 restaurants, 2 beaches and Onda Spa

Marina Village

Marina Suites, Dive Bar, Ship Store and new gourmet market. Phase 2 of the village currently in pre-development.

Marina Papagayo

Costa Rica’s preferred superport and gateway to the Pacific featuring 180 state-of-the-art slips and tailored dockside services

Golf Clubhouse, Tennis Center & Bike Center

The iconic golf clubhouse is home to the pro shop and popular Caracol Restaurant. The adjoining Tennis Center features four Har-Tru green clay courts and one grass court.

Prieta Beach Club

The ultimate members’ hideaway features a fabulous owner’s lounge, fitness center, spa and the popular Sunset Restaurant.

Golf Practice Facility

A picturesque setting to warm up before venturing out for the ultimate eco-golf experience, featuring multiple target greens and a short game practice area.

Future Macaw Sanctuary

A refuge for all seasons, protecting one of the last wild populations of scarlet macaws.

Nature Center

Basecamp for exploration and gateway to the peninsula’s extraordinary biological corridor.

Exclusive Resorts

Experience the culinary wonders of Executive Chef Nicolas Devenelle at Poro Poro—one of 11 dining venues on the peninsula.

Now selling—whole ownership oceanfront villas and estate homes on beloved Prieta Bay, managed by Four Seasons.

Andaz Beach House

Locally inspired food and drink on one of Travel + Leisure’s most beautiful beaches.

Interact with the master plan for a tour of current and future resort amenities.