Due diligence · Costa Rica

    Know the land before you sign.

    Run 20 checks on any Costa Rican parcel, from ownership and liens to protected areas and road access. One report, straight from the official registries, ready in two minutes.

    or find the property on the map
    2.1M+
    properties mapped
    20
    checks per report
    2 min
    average report time
    How it works

    You pick the property. We check the records.

    No appointments, no confusing government portals, no waiting on a lawyer to start. Find the parcel and PropScan queries every registry the moment you order.

    Auto-playing demo · click a step to jump

    Why PropScan

    Find the things a viewing won’t show you.

    Anonymised findings from recent reports. Each one was invisible on site and would have surfaced only at the notary, or after closing.

    CriticalOsa, Puntarenas
    38%
    of a titled lot inside the maritime zone

    Second row from the beach and sold as fully titled. The maritime zone runs 200 m inland from the high-tide line, and land inside it can’t be owned, only held under a municipal concession.

    Maritime zone (ZMT) check
    ReviewSanta Cruz, Guanacaste
    ₡4.2M
    in unpaid municipal taxes

    Three years of property tax and service charges, plus interest. The debt is attached to the property, not the seller, so the buyer inherits it.

    Municipal tax check
    CriticalSan Carlos, Alajuela
    0 m
    of public road frontage

    Everyone drove in on the neighbor’s private track. No easement was ever registered, so legally the parcel has no way in.

    Road access check
    ReviewTalamanca, Limón
    620 m²
    overlapping the neighbor’s survey plan

    The fence looked right, and so did the seller’s plan. Laid over the national cadastral map, the two plans overlap. Often it’s an old surveying error, but a surveyor should settle it before closing.

    Neighboring plans check
    What’s in the report

    Everything a lawyer would look up.

    Each report compiles the official records of one parcel into a single document. The excerpts below come from real reports.

    Read a complete example report
    The verdict
    The land
    The title
    Use & value
    Auto-playing · click a section to jump
    01 · The verdict

    Risk summary

    The report opens with a clear rating and every finding in plain language: what was found, why it matters, and what to do about it.

    Report risk summary: significant issues found, one critical finding and six to review, with findings explained in plain language
    Read this section in the example report
    Buyers, agents, notaries

    For everyone in the deal

    A buyer about to wire a deposit, an agent deciding whether to take a listing, a notary whose name goes on the deed. Whatever each of them is checking for, it is in the same document.

    Jonas ReimerBuyer, Osa

    Buyers & sellers

    Find the deal-breaker before the deposit, not after.

    “We were days from wiring a deposit. The report showed the lot sits inside the maritime zone and that the concession had lapsed. Our lawyer confirmed it the next morning.”
    Ana VargasAgent, Tamarindo

    Real estate agents

    Take the listing knowing what is on the title.

    “I run one before I take a listing now. Twice it has saved me from months on a property I was never going to be able to close.”
    Lic. Mariela CastroNotary, San José

    Attorneys & notaries

    Bill for judgement, not for lookups.

    “It covers the first four hours of every file. I still read the folio myself, but I start from a full picture instead of a blank page.”
    Pricing

    Pay as you go, or go Pro.

    Buy one when you need one: nothing to commit to, and credits that never expire. Or take ten reports a month under your own logo and colours.

    • All 20 checks
    • PDF + web report
    • Shareable link
    • Credits never expire
    • All 20 checks
    • PDF + web report
    • Shareable link
    • Credits never expire
    • All 20 checks
    • PDF + web report
    • Shareable link
    • Credits never expire

    Prices in USD · Secure checkout by Stripe · Credit back if no records are available

    Common questions

    Anything else? Write to support@propscan.cr.

    Every report is compiled at the time you order it from the official records: the Registro Nacional, the Catastro Nacional and its SIRI cadastre, the municipality, the Dirección de Agua of MINAE, SINAC, the IGN, and the public road and maritime-zone layers of the Registro Nacional.

    Every report queries official registries at the time of generation, so you always get the latest available data.

    PropScan reports contain official data sourced directly from government registries, delivered as professional PDFs suitable for legal review, client presentations, and due diligence files. That said, PropScan can not guarantee and can not be held liable for the accuracy of the information presented — any legal and final action to acquire a property should be performed with the help and under the guidance of an experienced attorney.

    Most reports are ready within a few minutes. The exact time depends on the responsiveness of the government registries being queried.

    Generating one report costs one credit. Check our pricing section above for current credit packages, bulk discounts and subscriptions.

    If we can’t compile a complete report, your credit is returned automatically. You’re only charged for complete reports.

    Type a property number (finca) or a survey plan number, search by address, paste a Google Maps, Apple Maps or Waze link, enter GPS coordinates, or open the map and click the parcel itself.

    Reports are informational and not a substitute for legal advice.

    Before you sign

    Ready to see what’s on record?

    Search any Costa Rican property and order its report. Ready in two minutes.

    Read an example report