Titled property vs. possessory rights

Titled property

Full ownership registered at the Public Registry under a property number (finca). It can be sold, mortgaged and inherited with full legal certainty, and banks accept it as collateral.

Possessory rights

Possession of land without a registered title: the occupant may use it and apply for title, but is not the registered owner. It is common in rural and coastal areas.

Banks usually don't finance these properties and the purchase relies on private documents, so the risk of disputes with neighbors or third parties is higher.

Can it be titled?

Often yes, through a process with the National Land Administration Authority (ANATI) involving surveys, inspection and public notices. It can take months, and not all land can be titled (for example beaches, mangroves and other public-domain areas).

Before buying land

• Ask for the finca number and check the certificate at the Public Registry.
• With possessory rights, review the chain of documents, the survey and the status with ANATI.
• Confirm access, easements and that the land is not in a public-domain or protected area.