Understanding Property Restrictions in the Gandoca–Manzanillo Refuge
The southern Caribbean of Costa Rica, stretching from Punta Uva to Manzanillo, is one of the country’s most ecologically rich and protected regions. Much of this coastline falls within the Refugio Nacional de Vida Silvestre Mixto Gandoca–Manzanillo, a national wildlife refuge that safeguards coral reefs, turtle nesting beaches, wetlands, and lowland rainforest. Recognized internationally as a Ramsar Wetland of International Importance, this area is a critical haven for biodiversity.
For anyone interested in Costa Rica real estate, the Gandoca–Manzanillo Refuge presents unique opportunities—but it also comes with strict property restrictions that buyers and sellers must understand. These restrictions directly affect development potential, property value, and long-term investment in this region.
Zones in the Refuge and Property Restrictions in Manzanillo
The refuge is divided into different zones, each with its own property restrictions. Understanding which zone the property you’re interested in falls into is essential before considering any purchase or development.
1. Conservation Zones
Conservation zones focus on protecting critical habitats and ecosystems. Property restrictions in these areas are strict to minimize human impact:
Minimum Lot Size: Typically 10,000 m².
Construction Coverage: Only 2–3% of the lot may be developed.
Development: Limited to essential infrastructure or very small-scale eco-friendly projects.
Buying Manzanillo real estate in a conservation zone requires careful planning and adherence to these restrictions. While opportunities for large-scale development are limited, these properties offer unmatched natural beauty, unique wildlife experiences and long-term ecological value.
2. Mixed-Use Zones
Mixed-use zones are generally situated near established communities, including sections of Manzanillo and properties adjacent to the main beach road. These areas offer a bit more flexibility.
Lot Size: Smaller lots are permitted compared to conservation areas.
Construction Coverage: Up to 25% of the lot can be developed.
Development: Suitable for modest residential homes, vacation rentals, or eco-tourism projects.
These zones are attractive for buyers who want a balance between natural surroundings and practical Costa Rica real estate development potential. Even so, property restrictions still require careful verification before construction or renovations.
Recent Legal Developments and Their Impact on Property Restrictions
In mid-2025, Costa Rica’s Constitutional Court (Sala IV) ruled that parts of the refuge’s 2017 Management Plan were unconstitutional. While the plan remains temporarily in effect, the government agency SINAC has been tasked with correcting errors and re-establishing boundaries.
The ruling affects property owners in several ways:
Boundary Adjustments: Properties previously outside the refuge may fall within its limits once updates are finalized.
Regulatory Changes: Zoning rules may change as the management plan is revised, which could alter construction and development potential.
Increased Due Diligence: Buyers and sellers must confirm the latest property restrictions in Manzanillo to avoid legal or financial issues.
For anyone investing in Manzanillo real estate, these legal developments highlight the importance of staying informed and consulting experts familiar with the local regulations.
What Buyers Should Know About Property Restrictions
Purchasing property in the Gandoca–Manzanillo area is possible, but it requires extra care due to strict property restrictions. Key considerations include:
Verify Land Use Rights: Confirm the property’s permitted uses with the Municipalidad de Talamanca and SINAC. Assumptions about development potential can be risky.
Understand Zoning: Restrictions differ between conservation and mixed-use zones. Knowing your property’s zone is essential for planning construction or resale.
Monitor Legal Updates: With boundary and zoning revisions, some parcels may face new restrictions or adjustments. Staying informed helps to avoid surprises.
Check Subdivision Potential: Large-scale subdivisions may be impossible in conservation zones, even if the lot size seems adequate. Always get official confirmation.
By carefully reviewing these points, buyers can navigate Costa Rica real estate with confidence while respecting environmental protections.
What Sellers Need to Understand
For sellers, property restrictions and regulatory uncertainty can impact the ease and speed of a sale. Buyers are cautious, and financial institutions may hesitate if zoning or boundaries are unclear. Here are some tips for sellers of Manzanillo real estate:
Prepare Verification Documents: Keep updated land use certificates (Certificado de Uso de Suelo) and SINAC confirmations (Constancia de SINAC / No Objeción) ready for potential buyers.
Adjust Expectations: Understand that stricter zoning may limit the market or influence the property’s value. Mixed-use parcels often attract more buyers.
Emphasize Compliance: Demonstrating that a property fully complies with current refuge regulations can build buyer confidence and facilitate smoother transactions.
Transparency and readiness with documentation are crucial for selling successfully in this unique market.
Practical Tips for Navigating Property Restrictions
Whether you’re buying or selling Costa Rica real estate in the Gandoca–Manzanillo area, consider these tips:
Work with Local Experts: A knowledgeable real estate agent in Costa Rica and legal counsel familiar with environmental and property law are invaluable.
Visit the Property: Confirm zoning markers, boundaries, and land conditions in person before committing.
Consider Eco-Friendly Development: Sustainable or low-impact projects are more likely to gain approval in mixed-use zones and align with conservation goals.
Plan for Long-Term Value: Properties within protected areas tend to maintain or increase their value due to limited development and natural appeal.
Following these strategies ensures smoother transactions and protects both your investment and the environment.
Moving Forward with Confidence Today!
The Gandoca–Manzanillo Refuge is one of Costa Rica’s most extraordinary natural areas. While property restrictions can be challenging, they help protect the land’s long-term value and beauty. At My Puerto Viejo Realtor, we guide buyers and sellers through the Manzanillo real estate market with confidence. By understanding zoning, staying updated on regulations, and handling all the details, we make sure your property journey—whether it’s a dream home, investment, or eco-tourism project—is smooth and successful.
