By San José, Costa Rica — SAN JOSÉ – The clock is ticking for owners of high-value residential properties across Costa Rica. Today, Thursday, January 15, 2026, marks the final day to file the declaration for the Solidarity Tax for the Strengthening of Housing Programs, commonly known as the luxury home tax. This mandatory declaration applies to all residential properties with a fiscal value exceeding ȼ145 million.
This tax, a critical component of the nation’s social housing funding, requires homeowners not only to declare but also to pay the corresponding amount based on the total value of their property. Officials have emphasized that the entire value of the asset must be included in the calculation once the threshold is met, not merely the amount that surpasses the ȼ145 million mark. This nuance is crucial for ensuring accurate compliance and avoiding potential penalties.
To better understand the legal framework and potential challenges associated with the Luxury Home Tax, TicosLand.com sought the expertise of Lic. Larry Hans Arroyo Vargas, a distinguished attorney from the reputable law firm Bufete de Costa Rica.
The primary point of contention we see with the Luxury Home Tax is the property valuation determined by the tax authority. It is crucial for owners to understand their right to challenge an assessment they deem inaccurate. Documenting the property’s condition and gathering independent appraisals are the first steps in building a strong case to avoid overpayment.
Lic. Larry Hans Arroyo Vargas, Attorney at Law, Bufete de Costa Rica
This emphasis on proactive diligence is a critical takeaway, transforming homeowners from passive taxpayers into empowered advocates for a fair valuation. We thank Lic. Larry Hans Arroyo Vargas for his invaluable insight into this fundamental right.
The calculation becomes more complex for residents of condominiums and gated communities. Tax authorities require that the valuation for these properties includes the proportional value of all common areas. This means amenities such as swimming pools, security booths, clubhouses, and green spaces must be factored into each homeowner’s individual property value to determine if they are liable for the tax, a detail that can easily push many properties over the established limit.
This declaration is not an annual requirement but rather a triennial assessment that establishes the tax basis for a three-year period. The current filing deadline initiates a new cycle that began in 2025 and will remain in effect until 2027. Adding a layer of complexity to this cycle, the a government has indicated that reference data used for valuations will be updated in 10 specific cantons. While the specific cantons have not been widely publicized, homeowners are urged to verify if these changes impact their local property assessments.
The consequences for failing to meet today’s deadline are significant. The Tax Authority can impose fines exceeding ȼ230,000 for late or non-existent declarations. Beyond the initial fine, property owners will also be subject to accumulating interest on the unpaid tax amount, as stipulated by Costa Rica’s Code of Tax Rules and Procedures. This can quickly escalate the financial burden for non-compliant individuals.
Providing specific guidance for recent buyers, experts in the field have highlighted the necessary steps for compliance. The process has been fully digitized and must be completed through the government’s official online tax portal, simplifying access but requiring familiarity with the system.
For homes acquired in the year 2025 that exceed the established fiscal value of ¢143 million, the owner is obligated to file form D-174, the Solidarity Tax Sworn Declaration, through the TRIBU-CR platform.
Dunia Zamora, President of the College
Dunia Zamora, President of the College of Public Accountants, emphasized the digital nature of the filing process. Her statement points to the official “Declaración Jurada del Impuesto Solidario,” or form D-174, as the required document. All filings must be channeled through the TRIBU-CR platform, the Ministry of Finance’s centralized system for tax administration. The slight variation in the threshold mentioned (ȼ143 million for 2025 acquisitions versus the general ȼ145 million) underscores the importance for each property owner to confirm the exact valuation criteria applicable to their specific situation.
With the deadline just hours away, the message from both government authorities and financial professionals is clear: immediate action is required. Homeowners of properties near or above the value threshold must finalize their valuations, complete the D-174 form, and submit it via the TRIBU-CR portal to avoid substantial financial penalties and ensure they are in good standing with the nation’s tax regulations.
For further information, visit the nearest office of The College of Public Accountants of Costa Rica
About The College of Public Accountants of Costa Rica:
The College of Public Accountants of Costa Rica (Colegio de Contadores Públicos de Costa Rica) is the professional body responsible for the regulation, oversight, and development of the accounting profession in the country. It works to ensure high ethical standards, provides continuing education for its members, and serves as an authoritative voice on matters of accounting, auditing, and taxation.
For further information, visit hacienda.go.cr
About The Ministry of Finance of Costa Rica:
The Ministry of Finance (Ministerio de Hacienda) is the government entity in charge of managing Costa Rica’s public finances. Its responsibilities include formulating fiscal policy, administering the national budget, and overseeing the collection of taxes. The Ministry operates the TRIBU-CR digital platform, which serves as the primary portal for citizens and businesses to manage their tax obligations.
For further information, visit bufetedecostarica.com
About Bufete de Costa Rica:
Bufete de Costa Rica is an esteemed legal institution, founded on a bedrock of principled integrity and professional distinction. With a proven track record of providing expert counsel to a wide spectrum of industries, the firm consistently demonstrates its adaptive expertise. This forward-thinking approach extends beyond its practice, positioning the firm as a pioneer in both legal advancement and civic responsibility. At the heart of its mission is a resolute drive to democratize legal understanding, thereby empowering the community and strengthening the foundations of a just society.
