Buying and investing in Dominican Republic real estate: 80 questions answered

Yes. Foreigners can buy houses, apartments, villas and land in the Dominican Republic with the same property rights as Dominican citizens. You do not need a local partner, residency or a special permit. The property is registered in your name (or your company's) at the Title Registry and is protected by Law 108-05 on Real Estate Registration.

No. Buying property and obtaining residency are separate processes: you can buy with a valid passport and keep living abroad. If you later want to live in the country, the purchase can help you qualify for investor residency, but it does not grant it automatically.

Usually a valid passport, your marital status (and your spouse's passport if you are married), an address and documents showing the source of funds, such as bank statements or the sale of another asset. If you buy through a company, its incorporation documents and the identification of its shareholders are also required.

Yes. Many of our clients buy remotely: they tour the property by video call, review the documents by email and sign through an apostilled power of attorney granted to a trusted person or their lawyer. Payment is made by bank transfer. Even so, visiting at least once helps you make a better decision.

Yes. A Dominican company (for example an SRL) or a properly registered foreign company can own real estate. It is often used to simplify inheritance, separate assets or buy with several partners. It has ongoing accounting and tax costs, so evaluate it with a lawyer and an accountant before deciding.

Yes. Two or more people can buy as co-owners and the title states each owner's percentage. We recommend putting in writing how expenses and rental income are shared and what happens if one owner wants to sell. If you are married, your marital property regime may make your spouse a co-owner.

It is a document authorizing another person to sign and handle procedures on your behalf. You need one if you will not be in the country on the signing date. If it is signed abroad it must be notarized and apostilled, and if it is not in Spanish, translated by a Dominican court-certified interpreter.

Probably yes. Many countries, such as the United States, Canada, Spain, France, Italy and Germany, require you to report foreign assets or income. The obligation depends on your tax residency, not on the Dominican Republic. Consult a tax adviser in your country before buying, especially if you plan to rent the property out.

The typical process is: 1) choose the property and confirm availability; 2) sign a reservation or an offer; 3) legal due diligence is carried out (title, liens, taxes, permits); 4) sign the promise of sale or the purchase agreement; 5) pay according to the agreed schedule; 6) pay the transfer tax and register the new title in your name.

A resale with documents in order usually closes in 30 to 60 days, and issuing the new title at the Registry can take a few more weeks. In a pre-construction project the signing is quick, but delivery depends on construction, typically 12 to 36 months. Buying with a mortgage adds the bank's approval time.

For a resale, budget between 4% and 5% of the purchase price. Most of it is the 3% real estate transfer tax, paid by the buyer; the rest is legal fees, stamps and title registration. If the property has CONFOTUR, the first purchase may be exempt from the 3% and the cost drops considerably.

It is an initial payment that takes the unit off the market while the contract is prepared. There is no amount set by law: in pre-construction projects it is usually a fixed amount, often between USD 2,000 and USD 10,000, and in resales it may be a percentage of the price. Before paying, get the reservation period and refund conditions in writing.

It depends on the reservation form. Some are refundable if due diligence uncovers a problem or if the contract is never signed; others are not refunded. Never pay a reservation without a signed document that makes this clear, and always pay into the company's or the trust's account, never a personal account.

In the vast majority of transactions, no. In the Dominican Republic the real estate commission is normally paid by the seller or the developer. As a buyer, your main costs are the price, the transfer tax (unless a CONFOTUR exemption applies) and legal fees.

Often yes, especially in resales. The margin depends on the seller, how long the property has been on the market and how you pay. In pre-construction projects the list price tends to be firmer, but the payment plan, furniture or a cash discount can sometimes be negotiated.

By international bank transfer to a verified account: the project's trust account, the selling company's account or an escrow account managed by a third party. Never to the personal account of an agent, seller or intermediary. Under the anti-money-laundering law (Law 155-17), the bank and the parties will ask you to document the source of funds.

At a minimum: 1) the Certificate of Title in the seller's name; 2) a recent Certification of Legal Status (liens and encumbrances); 3) the cadastral plan and the survey (deslinde) approved by the Cadastre; 4) property tax (IPI) paid up at the DGII; 5) for pre-construction, the building permit, environmental permit and trust agreement; 6) if CONFOTUR is offered, the valid resolution. If one is missing, do not sign until it is resolved.

It is the official document proving who owns a property in the Dominican Republic. It is issued by the Title Registry and backed by the State under Law 108-05. Before buying, verify at the Registry that the title is authentic, in the seller's name and matches the property exactly.

The deslinde is the official survey that individualizes a parcel with its exact boundaries and gives it its own cadastral designation. Land without a deslinde usually only has a record noted against a larger parcel, which makes it harder to sell, mortgage or build on. That is why we recommend buying only surveyed (deslindada) properties.

They are rights or restrictions registered against a property, such as mortgages, seizures, oppositions or lawsuits. They are checked with a Certification of Legal Status from the Title Registry. A property can be sold with a mortgage, but it must be cancelled at closing so you receive a clean title.

It is the legal, registry and tax review of the property and the seller before you pay the bulk of the price. It is carried out by an independent lawyer representing the buyer. RE/MAX Atlantis does not replace your lawyer: we help you gather the documents, coordinate with your lawyer and explain each step so you can buy with confidence.

It is a structure regulated by Law 189-11 in which a project's land and the buyers' money are placed in the name of an authorized trustee, separate from the developer's own assets. The trustee releases funds according to the contract and transfers the units to the buyers when the building is finished. It is the most common protection mechanism for pre-construction purchases.

No. It reduces important risks, because your money is not mixed with the developer's other businesses and a third party controls disbursements, but it does not guarantee the project will finish on time or how the market will perform. Check who the trustee is, what exactly it controls and what happens to your money if the project stops.

No. The agency helps you find and compare properties, negotiate and coordinate the whole process; legal review and contract drafting belong to a lawyer. We always recommend hiring an independent lawyer who represents only your interests, especially for pre-construction, trusts or purchases through a company.

It depends on your goal. Off-plan you buy at launch price and pay in installments during construction, so it usually suits buyers looking for appreciation. A finished property costs more, but you see exactly what you buy and can rent it or live in it right away. If you need income soon, buy finished; if you can wait, off-plan.

In well-located projects prices commonly rise in stages from launch to delivery. An illustrative scenario: a unit launched at USD 120,000 could be worth between USD 140,000 and USD 160,000 at delivery. It is not guaranteed: it depends on demand, actual construction progress and how many similar units come onto the market.

The usual structure is a reservation, a percentage on signing the contract (often 10% to 30%), installments during construction and the balance on delivery, which can be paid with your own funds or a mortgage. Many developers charge no interest during construction. Always get the payment schedule in writing inside the contract.

The main ones are late delivery, changes in design or finishes, the developer's financial problems and the market not rising as projected. You reduce them by buying from developers with a proven delivery record, with a trust or escrow account, complete permits and a contract with clear penalties for delays.

Visit projects they have already delivered and talk to the owners if you can. Check that the project has a building permit, environmental permit and surveyed land title, and ask who the trustee is and which bank or builder is behind it. Be wary of pressure to pay fast or of guaranteed returns with no contractual backing.

It depends on your contract. A good contract sets a delivery date, a reasonable grace period and penalties, or the right to terminate and recover what you paid if the delay exceeds it. Also review the force majeure clause so it is not so broad that it excuses any delay.

Often yes, by assigning the contract to another buyer. Some developers allow it freely; others require a minimum percentage paid, their prior approval or an assignment fee. If your strategy is to sell before delivery, confirm these conditions before signing.

It depends on the project. Some are delivered with finished kitchen and bathrooms but no furniture; others, especially those designed for vacation rental, include furniture packages as standard or as an option. The contract should include an annex listing finishes, brands and everything included to avoid surprises at delivery.

Yes, several Dominican banks lend to foreigners, although with more requirements than for residents. They usually ask for proof of stable income, credit history, bank statements and an appraisal of the property. Approval can take several weeks, so start pre-qualification before signing.

As a reference, many banks finance non-resident foreigners between 50% and 70% of the appraised value, and residents or Dominicans can reach 80% or more. The final percentage depends on the bank, the type of property, your income and the appraisal.

They vary by bank, currency (pesos or dollars), term and your profile. Dollar loans usually carry different rates from peso loans, and many rates are reviewed periodically rather than fixed for the life of the loan. Compare several offers and always ask how often the rate is reviewed.

Usually a passport or ID card, employment letters or tax returns, recent bank statements, bank and commercial references, and the property purchase contract. If your income comes from abroad, they may ask for translated and apostilled documents.

Yes, but the mortgage is normally used to pay the balance on delivery, not the installments during construction. Some developers have agreements with banks that make approval easier. Prepare your pre-qualification in advance so you do not delay the handover of your unit.

Yes, although some banks apply different conditions than for a home for personal use, such as a higher down payment or different rates. Tell the bank from the start: the intended use of the property can affect the assessment and the insurance required.

It depends on the cost of the loan compared with the return you expect from the property, and on your liquidity. Paying cash simplifies closing and often gives you leverage on price; financing lets you keep capital for other investments. If the loan rate is higher than the expected net return, financing reduces your profit.

It is a valuation of the property by a professional appraiser using a recognized methodology. The bank requires it to approve a mortgage and the buyer normally pays for it. It is also useful without a loan, to check that the price is in line with the market.

The main one is the 3% real estate transfer tax, paid by the buyer and calculated by the DGII on the sale price or the tax appraisal, whichever is higher. There are also smaller registration fees and stamps. Projects with CONFOTUR may be exempt from the 3% on the first purchase.

CONFOTUR is the Tourism Promotion Council, which approves projects under Law 158-01 on tourism incentives. In those projects, the first buyer of each unit may be exempt from the 3% transfer tax and from the annual property tax (IPI) for the exemption period, of up to 15 years. The exact benefits depend on each project's resolution.

No. Only those that applied and were approved. Ask for the resolution number and date, and confirm with your lawyer when the term starts: it runs from a project date, not from your purchase. Also note that the transfer tax exemption is for the first buyer; on a resale it normally no longer applies.

IPI is the Real Estate Property Tax, an annual tax. For individuals in 2026 it is 1% of the value of their real estate above RD$10,695,494 (an amount the DGII updates every year). It is paid in two installments, in March and September. Properties held in a trust or with a CONFOTUR exemption follow their own rules.

Yes. Rental income is subject to income tax in the Dominican Republic, and short-term rentals may carry additional tax and registration obligations. If you are not a resident, withholding may apply. A local accountant can tell you how to file and which expenses you can deduct.

When you sell, the gain (sale price minus inflation-adjusted cost) is subject to capital gains tax. The 3% transfer tax is normally paid by the buyer. Keep all purchase and improvement invoices, as they help support your cost basis.

No. The exemption lasts up to 15 years, which the law counts from the completion of the project's construction, with conditions set in the law and the resolution. When it expires, the property pays IPI like any other if it exceeds the exempt amount. Check how long remains before buying, especially in resales, where benefits may not transfer.

It is highly recommended if you will rent the property, buy through a company, own several properties or are not a resident. A local accountant helps with your tax ID (RNC), rental income returns and IPI; one in your home country helps with what you must declare there.

If you live abroad and want a passive investment, a rental pool or professional management is easier: others handle everything and you receive your share. If you want to control pricing and use the property often, renting directly on Airbnb, Booking or VRBO with a local manager usually earns more in high season, but it requires more follow-up and income varies more.

It is a program in which the rental income of all participating units in a project is pooled and shared among the owners under fixed rules, such as each unit's size or available days. So even if your unit is not rented in a given month, you receive your share. Income is not guaranteed: it depends on overall occupancy and the program's expenses.

It is a project where you buy your unit with its own title, but a hotel operator runs it as a hotel room: front desk, housekeeping, bookings and maintenance. It usually works with a rental pool and has rules on how many days a year you can use it. It is one of the most passive options for investors living abroad.

In many projects yes, but not all: the condominium rules may prohibit or limit short-term rentals. Tourism and tax authorities have also been regulating this activity, with registrations and tax obligations. Before buying to rent, get the condominium rules in writing and confirm they allow vacation rentals.

It depends on the area, the type of property, the season, the nightly rate and the quality of management. As a market reference, rental pool programs commonly present net projections of 5% to 8% a year, with more variable figures for direct rentals. Always ask for the real occupancy and rate history of similar units, not just projections.

As a reference, between 15% and 25% of gross income, depending on the services included: listing and dynamic pricing, guest communication, check-in, cleaning, maintenance and reporting. Platform fees come on top. Compare what each proposal includes, not just the percentage.

Condominium maintenance fees, management, platform fees, cleaning and laundry, electricity, water, internet, repairs, furniture replacement, insurance and taxes. Include all of them in your numbers: the gap between gross and net return is usually large.

With direct rentals, yes: you block the dates you want on the calendar. In a rental pool or condo-hotel there are usually limits on owner days per year and rules for booking them in advance. Check those conditions before buying if you plan to spend time in your property.

It can be: the country has record tourism, an economy growing faster than the regional average and demand from foreign and diaspora buyers. But each property must be analyzed on its own merits: price per m², rental demand, expenses, liquidity and future supply in the area. A good area does not turn a bad purchase into a good investment.

At record levels. Between January and August 2026 the country received 8,556,415 visitors, 6.9% more than in the same period of 2025, according to the Ministry of Tourism. 2025 closed with 11.7 million, and the official goal for 2026 is to exceed 12 million. More visitors means more demand for accommodation, one of the drivers of vacation rentals.

Net return = (annual rental income − all annual expenses) ÷ total purchase cost, including closing costs and furniture. For example: USD 15,000 of income minus USD 6,000 of expenses, on a total purchase of USD 150,000, gives a 6% net annual return. Add expected appreciation separately, without taking it for granted.

No. Nobody can guarantee how much a property will rise, and return percentages should be treated as projections, unless a signed contract guarantees them and the party signing has the solvency to honor it. Be wary of promises of fixed returns without contractual backing.

Location, proximity to the beach and services, new infrastructure (roads, airports, hotels), scarcity of land, construction quality and real demand from buyers and tenants. Large public works, such as a new highway, tend to boost the value of the areas they connect.

Because your profit is realized when you sell or refinance. Ask yourself who will buy from you: another investor, a local buyer, a foreigner who wants to live there. Properties with a surveyed title, a good location, flexible condominium rules and a market-level price sell faster and for more.

Deciding only on price or projected return; not checking title, liens and permits; transferring money to personal accounts; ignoring expenses such as maintenance, management and taxes; not reading the condominium rules; and not comparing with similar properties. Almost all of them are avoided with proper due diligence.

“Guaranteed” returns with no contract or backing, pressure to pay now, requests to transfer to a personal account, titles without a survey or in someone else's name, no building permit, contracts you cannot review with your lawyer and prices far below market with no explanation.

It depends on your budget and the type of guest. Punta Cana, Bávaro and Cap Cana receive the largest volume of tourists in the country. The north coast (Sosúa, Cabarete and Puerto Plata) offers lower entry prices, tourist and expat demand, and new infrastructure. Las Terrenas attracts European and North American travelers looking for a more boutique destination. We help you compare according to your goal.

Sosúa, with 56,982 inhabitants according to the 2022 Census, is one of the main urban and tourist centers of Puerto Plata province. It has a sheltered bay ideal for swimming and snorkeling, full services, an established international community and demand for both short- and long-term rentals. Gregorio Luperón International Airport (POP) is just minutes away.

Cabarete is one of the best-known kitesurfing, windsurfing and surfing destinations in the Caribbean, host of international events such as Master of the Ocean, with beaches like Kite Beach and Playa Encuentro. It attracts active travelers, digital nomads and foreign residents, which supports vacation and mid-term rentals. It belongs to the municipality of Sosúa, about 15 minutes away.

Puerto Plata province has 338,355 inhabitants (2022 Census), an international airport, cruise ports at Amber Cove and Taino Bay, and beaches such as Playa Dorada, Cofresí and Costambar. The city combines its Victorian historic center, the cable car up Mount Isabel de Torres and health and education services, with prices still below other tourist hubs.

It is a highway of about 35 km that will connect Santiago with the Puerto Plata–Sosúa road and cut the trip from the Cibao region to the north coast to about 30 minutes, according to the Government. It was awarded in July 2026 for more than RD$28 billion. Better access from Santiago and its airport tends to increase demand in the connected areas, although the effect on prices is not guaranteed.

Bávaro has the most supply and the widest price range, ideal for vacation rentals. Punta Cana includes communities such as Punta Cana Village and residential developments near the airport. Cap Cana is a high-end gated community with a marina, golf and its own beaches, with higher prices and maintenance fees. Choose based on budget, personal use and type of guest.

Las Terrenas combines beaches such as Cosón and Punta Popy with an international atmosphere, strongly shaped by European visitors. It is about 2 hours from Santo Domingo via the Northeast highway and close to El Catey airport (Samaná). It attracts buyers looking for a boutique, less crowded destination for vacation rentals or a second home.

They are different markets. Santo Domingo is the economic capital: demand comes from executives, professionals and families, with more stable long-term rentals. Beach areas depend more on tourism: they can earn more in high season, but income is more variable. Many investors combine both to diversify.

Not automatically, but it can help. The Dominican Republic offers investor residency to foreigners who invest at least USD 200,000 in the country, with a foreign investment certificate, according to the General Directorate of Migration. There are also residency options for people with passive income and for retirees. Requirements change: confirm them with an immigration adviser.

Yes, if the project is residential and your immigration status allows it; as a tourist you can stay for a limited time depending on your nationality, and for long stays you need residency. In condo-hotels or projects with a mandatory rental pool, the rules may limit owner use.

It depends a lot on lifestyle and area. In towns like Sosúa or Puerto Plata it is usually lower than in Punta Cana, Cap Cana or upscale Santo Domingo neighborhoods. The biggest expenses tend to be housing, electricity (air conditioning adds up), private health insurance and imported goods.

Yes. Santo Domingo and Santiago have the most complete private hospitals in the country, and areas such as Puerto Plata, Sosúa and Punta Cana have private clinics and emergency centers. Many foreign residents take out international health insurance or a local private plan.

Because we have spent 5 years advising local and international buyers, with a team led by Yuleysi Núñez, who has 10 years of real estate experience. We support you from the search to the handover: we compare projects, coordinate with your lawyer, your bank and your property manager, and tell you clearly what makes sense and what does not.

No. We are real estate advisers, not builders. We market projects by independent developers, such as La Vista, as well as resale properties, and we help you review each one's documentation so you can decide with complete information.

Our office is in Sosúa, Puerto Plata, and we work throughout the Dominican Republic: Sosúa, Cabarete and Puerto Plata on the north coast, plus Santiago, Punta Cana, Cap Cana, Casa de Campo, Las Terrenas and Santo Domingo. Every property on our website shows its exact area.

Message us on WhatsApp or through the contact form with your budget, the area you are interested in and whether you want to live, rent or invest. We send you options that fit, arrange in-person or video-call viewings and support you at every step, whether you are in the Dominican Republic or abroad.