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. It is also recognized internationally as a Ramsar Wetland of International Importance.
Because of these protections, buying and selling property in this area comes with special considerations that every buyer and seller should understand.
Two Types of Zones and Their Restrictions
The Refuge is not managed as a single, uniform block of land. Instead, it is divided into different zones, each with its own rules:
Conservation Zones – These areas prioritize habitat protection. Properties typically require a minimum lot size of 10,000 m² and allow only 2–3% construction coverage. Development here is very limited.
Mixed-Use Zones – These are areas closer to existing communities, such as parts of Manzanillo. Lot sizes can be much smaller, but construction is usually limited to 25% of the lot area. This allows for modest residential or tourism-related projects, but still with important restrictions.
Recent Legal Developments
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 in effect for now, SINAC (the government agency in charge of protected areas) has been ordered to correct errors and re-establish boundaries.
This means:
Some properties that were once outside the Refuge may fall back inside its limits once the new boundaries are finalized.
Rules could change as the zoning plan is updated, which creates uncertainty for both buyers and sellers.
What Buyers Need to Know
Purchasing property in the Gandoca–Manzanillo area is still possible, but it requires extra due diligence. Buyers should:
Confirm land use rights with the Municipalidad de Talamanca and SINAC before relying on development potential.
Understand the specific zone the property falls into, as restrictions vary significantly between conservation and mixed-use areas.
Be cautious with assumptions about subdivision potential or large-scale projects until official confirmation is obtained.
What Sellers Should Understand
For sellers, this legal and regulatory uncertainty may affect how quickly and easily a property can be sold. Buyers are increasingly cautious, and banks or investors may hesitate if zoning is unclear. Sellers should:
Recognize that the process may take longer due to additional verifications.
Be prepared to provide buyers with updated land use certificates (Certificado de Uso de Suelo) or SINAC confirmations (Constancia de SINAC / No Objeción).
Understand that property value can be influenced by whether a parcel falls under stricter or more flexible refuge zoning.
Moving Forward with Confidence
The Gandoca–Manzanillo Refuge exists to protect one of Costa Rica’s most extraordinary natural environments. While this creates unique challenges for property owners, it also helps ensure the long-term value and beauty of the region.
With proper verification and guidance, both buyers and sellers can move forward confidently. The key is to understand the regulations, confirm a property’s zoning status, and adapt expectations to the current legal framework.