Property does not grant residency here
Unlike a golden visa, buying in the Dominican Republic gives you no immigration status on its own. The routes that do are separate: the rentista and retirement visa and the investment route to citizenship.
Why foreign buyers choose the Dominican Republic
The Dominican Republic is the Caribbean's largest and most diversified real estate market, and one of the few in the region offering both a genuine resort/vacation-rental sector and a real capital-city market underneath it. Foreigners hold exactly the same property rights as Dominican citizens. There is no residency requirement to buy, no restriction on foreign ownership, and title registers the same way for a buyer from Toronto or Madrid as it does for a Dominican national.
The economy backs the story up: after a 2025 slowdown tied to Hurricane Melissa and a construction-sector labor disruption, the IMF now ranks the Dominican Republic as the world's second-fastest-growing economy for 2026, projecting 4.5–4.8% GDP growth, with tourism and real estate together accounting for roughly 42% of all foreign direct investment into the country.
For investors pursuing the country's residency-by-investment route, property purchases can support a Law 1683 residency application, see our Dominican Republic Residency guide for current thresholds. This page covers the property market itself: what's available, where, and at what price, not the immigration side. The Dominican Republic also has no citizenship-by-investment program; naturalization here follows the standard residency-to-citizenship track, see our Dominican Republic Citizenship guide for how that actually works.
The three markets, in detail
Three markets carry almost all foreign buying, and they are not interchangeable. Santo Domingo is a working capital city with year-round rental demand; Punta Cana is tourism yield at volume; Cap Cana is the gated, higher-ticket end of the same coast.
Santo Domingo
Featured Development
Santo Domingo's real estate market is quieter than the resort corridors. This is the one project currently redefining what's possible here.
Coralia
Presented June 2026 · Pre-ConstructionPresented June 30, 2026 by Noval Properties CEO César Latrilla as the first "vertical city facing the sea" to be built in Santo Domingo. Located on Avenida España, transforming the Santo Domingo East waterfront with seven 50-story residential towers, a separate hotel tower (240 rooms, ~23,100 m²), a convention center (1,600+ m²), a commercial boulevard, and a Beach Club. The top of the multifunctional tower adds 132 apart-hotel residences. Built by CHEC, a Chinese construction firm with a track record on large-scale developments, and structured around a hotel-pool investment model for owners who want rental income rather than only occupancy.
Formally launched June 2026, a multi-year build. Confirm current reservation status and pricing before publishing specific figures to clients. (See El Inmobiliario's launch coverage.)
Aquamarine
In DevelopmentLimited independent coverage available at time of writing, treat specifics as needing direct developer confirmation.
Neighborhoods
Santo Domingo's real estate market is a Distrito Nacional story first. These are the neighborhoods that set the tone.
Piantini
The city's most prestigious address, international restaurants, embassies, and the most established high-rise towers. Highest price per m² in the capital.
Ensanche Naco
Walkable access to the main office clusters and shopping centers (Blue Mall, Acrópolis), a close second to Piantini on price and prestige.
La Esperilla
Access, services, and corporate proximity similar to Piantini/Naco, with a slightly quieter residential character.
Serrallés
Quieter streets, newer luxury towers, strong 24/7 private security, increasingly compared to Piantini on price.
Bella Vista
Larger family-sized units at a relative discount to Piantini per m², popular with local upper-middle and professional buyers.
Gazcue & Zona Colonial
Historic core, the strongest short-term rental performance in the city, with average occupancy around 49% and nightly rates near US$71.
Who's Buying
| Buyer type | Where they're active |
|---|---|
| Local professional/upper-middle class | Bella Vista, Evaristo Morales, wider Distrito Nacional |
| Foreign luxury buyers (up to 40% of luxury transactions) | Piantini, Naco, Los Cacicazgos |
| Short-term rental investors | Zona Colonial, Gazcue, select Piantini/Naco units |
Market Data
Pricing and yield data compiled from ONE (Oficina Nacional de Estadística), Global Property Guide, and current developer/listing benchmarks.
| Neighborhood | Typical price / m² |
|---|---|
| Distrito Nacional average | US$1,900–2,400 |
| Piantini | US$2,700–3,167 (median list ~US$300-325K) |
| Los Cacicazgos (most expensive) | Median list ~US$536K |
| Naco / Bella Vista new construction | US$1,700–2,000 (pre-construction entry) |
| Peripheral zones (Santo Domingo Este/Norte) | US$900–1,900 |
Apartment prices rose 7–10.7% year-over-year, with houses up 5–11.6%, driven partly by foreign buyers now representing up to 40% of luxury-segment transactions. Rental yields here are the highest of any major Dominican market, 9.09% average gross, with 2-bedroom units in Piantini/Naco reaching 9.87%.
Punta Cana
Featured Developments
Two portfolios anchor this market right now, Noval Properties' large-scale Aston-branded residences in Cana Bay, and Vivantia Homes' guaranteed-income Oasis collection in Downtown Punta Cana. Not an exhaustive listings feed.
Noval Properties · Aston-Branded, Cana Bay
Poseidonia by Aston
In SalesThe largest of Noval's Aston-branded projects and the single biggest branded-residence development in the Punta Cana market. Managed under a management agreement between Noval Properties and Archipelago International, the company that pioneered branded residences in the Dominican Republic, giving owners professional hotel-standard management and rental-pool participation rather than self-managed rental.
| Development | Location | Units | Brand |
|---|---|---|---|
| Coral Cove by Aston | Cana Bay | 72 | Aston |
| Riviera Bay by Aston | Cana Bay | 110 | Aston |
| Reserva Real by Harper | Bávaro | 187 | Harper |
Vivantia Homes · Oasis Collection, Downtown Punta Cana
Oasis Lake II
In Sales210 suites fronting the complex's largest lake within Caribbean Lake Park, managed as INNSiDE Punta Cana Downtown by Meliá with Aimbridge as operator. Marketed with a 10-year business-plan/guaranteed-income structure, CONFOTUR benefits (3% transfer-tax and 15-year IPI exemption), and Meliá Rewards Gold membership access for owners.
Vivantia's own materials cite returns above 15% on some units and "120% higher average return than conventional investment alternatives" (sourced to a Howarth Hotel, Tourism & Leisure Consulting study), present as a developer/study-sourced claim, not an independently verified LGP figure.
| Development | Location | Units | Notes |
|---|---|---|---|
| Oasis Lake | Downtown Punta Cana | 80 | Eco-chic 1BR apartments, INNSiDE by Meliá |
| Oasis Bay | Cana Bay (oceanfront) | 172 | More upscale/exclusive than Oasis Lake; golf & beach club adjacent |
| Oasis Bay Boutique | Cana Bay | 16–18 | Detached villas within the Oasis Bay footprint |
Vivantia states 20 years operating in the DR and 3,000+ homes delivered, a useful credibility marker alongside the newer INNSiDE hotel-brand partnership.
Neighborhoods
Split by profile: stability-focused areas versus yield-maximizing areas.
Downtown Punta Cana
The highest gross yields in the market (9.2–9.3% on studios/1BR), cheaper entry supports stronger relative returns even at comparable rents.
Los Corales & El Cortecito
The most popular neighborhoods among expats, walkable, beach-adjacent, strong short-term rental demand.
Bávaro (core)
The broad resort corridor proper, the largest inventory base and the widest range of price points.
Cocotal Golf & Country Club / Punta Cana Village
Stability over maximum yield, stronger tenant predictability, popular with long-term/family rental profiles.
Vista Cana & White Sands
Mid-tier pricing with solid short-term rental performance, a middle ground between Downtown and Cana Bay.
Cana Bay
Home to both the Noval/Aston cluster and Vivantia's Oasis Bay, golf and marina-adjacent, trending toward the market's upper tier.
Market Data
| Metric | Figure |
|---|---|
| Median property price (2026) | ~US$262,000 |
| 1-bedroom condo (60 m²) | ~US$154,000 |
| 2-bedroom condo (95 m²) | ~US$244,000 |
| Average gross rental yield | ~7.98% (range 6–12% by neighborhood) |
| 5-year cumulative price forecast | +30–45% |
Condos make up roughly 55% of the market, followed by townhouses (15%), gated-community villas (15%), and standalone houses/penthouses/trophy villas making up the balance. Short-term rentals can generate 8–12% gross, with net returns of 5–8% after electricity, management, and ITBIS tax compliance costs, occupancy swings from roughly 25% in September to over 70% in peak winter months.
CONFOTUR & buyer economics
Punta Cana has the highest concentration of CONFOTUR-approved (Law 158-01) developments in the country. Approved projects can be exempt from the 3% property transfer tax and the annual 1% IPI property tax for up to 15 years, a material factor in net returns here specifically, and a benefit both Noval and Vivantia reference directly in their own marketing. See the Dominican Republic Real Estate hub page for the full national tax framework; this section covers only how it plays out in this specific market.
Cap Cana
Featured Developments
Noval Properties' Aston-branded projects anchor Cap Cana Marina and its immediate surroundings.
Harbor Bay by Aston
In SalesPositioned directly in Cap Cana Marina, with views over the seaport. Owners get hotel-standard Aston management and rental-pool participation, plus marina access, Cap Cana's yacht and sport-fishing culture is a core part of the lifestyle pitch here, not a secondary amenity.
Juanillo Hills by Aston
In SalesA smaller, more intimate Aston-branded project near Juanillo Beach, one of Cap Cana's most sought-after stretches of sand, giving buyers the same professional management model as Harbor Bay at a lower unit count and, typically, a lower entry price.
Neighborhoods
Caletón
The most exclusive enclave, a secluded private beach club and some of the most spectacular oceanfront estates in the Caribbean. Privacy and prestige at their peak.
Las Iguanas
Golf-course villa territory along the Jack Nicklaus-designed Punta Espada course, 67 homesites of roughly 2,000 m² each, grand estates with private pools and gardens.
Marina District
Cap Cana's social heart, apartments and marinafront residences, restaurants, boutique shops, and nautical services, 10 minutes from Punta Cana International Airport.
Punta Cayuco
Villa lots alongside Las Iguanas, in the same golf-course price band, a slightly quieter alternative within the same general area.
Market Data
| Segment | Typical price |
|---|---|
| Median condo (2026) | ~US$389,000 |
| Median villa (2026) | ~US$1.1–1.2M |
| Entry-level apartment | ~US$300,000 |
| Las Iguanas / Punta Cayuco land only | US$1.2–2.7M |
| Caletón oceanfront estates | Up to US$20M+ |
Community fees (HOAs) vary by location and property type and fund the marina, golf course, security, and shared amenities that justify Cap Cana's premium over the wider Punta Cana market, confirm current fee schedules per development before advising clients on total cost of ownership.
Why Cap Cana commands a premium over Punta Cana
Cap Cana is technically part of the Punta Cana corridor, about 11km from Punta Cana International Airport, but it's sold, priced, and positioned as its own product entirely. HOA-controlled quality and security, a closed and well-managed resale ecosystem, and name-brand hospitality partners (St. Regis, Eden Roc) are the differentiators versus the wider Punta Cana market's more fragmented developer landscape. Buyers here are paying for the master-planned ecosystem as much as the individual unit.
Investment vehicles
Not every way to invest in Dominican real estate is a condo or a villa. The Samaná Land Trust is a fund-style vehicle, not a property listing, flagged clearly here so it isn't confused with the developments above.
Samaná Land Trust
A private land-banking vehicle structured as a Dominican fideicomiso, the local equivalent of a REIT, acquiring land across the Samaná Peninsula, including a finalized 300-hectare (740-acre) parcel securing expansion room for the Nomad City development, with an option on a further 1,000 hectares. Marketed to accredited U.S. investors with quarterly fixed-income payouts and an option to convert into real estate at a stated 150–300% return by Year 3.
This is a fixed-income/land-banking trust product, not a real estate listing. It carries its own offering terms, accredited-investor requirements, and risk profile separate from buying a condo or villa. Figures above are sponsor-stated (see the Samaná Land Trust offering page) and have not been independently verified; confirm current offering terms directly with Samana Group before presenting to clients.
Who's buying, and why
The Dominican Republic isn't just a tourism story. It's converting record visitor volume into a genuine, growing base of North American and European second-home buyers and retirees.
| Origin market | Share of 2025-26 tourist arrivals |
|---|---|
| United States | 35–45% (largest single source market, all periods) |
| Canada | 18–25% (second-largest, fastest-growing North American segment) |
| Argentina | 6–8% |
| Colombia | 4–5% |
| France, Germany, UK (combined) | ~6–8% |
The Dominican Republic closed 2025 with more than 11.6 million visitors, a record year and the Caribbean's highest total by a wide margin, and opened 2026 with its strongest January ever: 1.22 million visitors, including the first month in history to cross 800,000 air arrivals, up 8.7% year-over-year and 61% above pre-pandemic (2019) levels. Hotel occupancy averaged 82% nationally during peak winter season. The country's regional share has grown too. It now captures roughly 12% of all Mexico/Central America/Caribbean tourism, up from 9% in 2019.
That volume is translating into permanent relocation, not just vacations. An estimated 14,600+ Americans and Canadians have relocated to the DR as of 2025, and the foreign-born population nationally sits around 5–6% of the total population, though it reads as far larger in expat-concentrated areas like Punta Cana, Santo Domingo's upscale neighborhoods, and the North Coast. Sosúa and Cabarete host one of the largest expat communities in the Caribbean, and real estate transactions overall grew roughly 20% annually from 2020–2023, driven specifically by heightened US and Canadian buyer interest.
The retirement and second-home case is straightforward: a stable, dollar-friendly peso, direct 3–4 hour flights from Miami, New York, and Toronto, six international airports, a lower cost of living than the US or Western Europe, modern private healthcare in Santo Domingo and Santiago (CEDIMAT, Plaza de la Salud, HOMS), and a dedicated pensionado/retiree visa (Ley 171-07) requiring just US$1,500/month in provable pension or passive income, alongside, of course, the beaches, warm year-round climate, and laid-back lifestyle that are the actual emotional driver for most buyers in this category.
Tourism arrivals figures from Ministerio de Turismo (MITUR) and Asonahores as reported through mid-2026; expat population and relocation figures compiled from UN migrant stock data and third-party relocation-guide sources, treat the 14,600 figure and foreign-born percentage as directional rather than official census data, and verify before quoting precisely to clients.
Buying process for non-residents
Reservation contract, a deposit (typically 10%) reserves the property and takes it off the market while due diligence proceeds.
Due diligence, a Dominican attorney conducts a title search at the Jurisdicción Inmobiliaria (Title Registry) to confirm the seller's clear title and check for liens or encumbrances.
Contrato de Venta & closing, the sale contract is signed and the deed (Acto de Venta) is executed before a Dominican Notary Public.
Registration, the deed is filed with the Title Registry, which issues a Certificado de Título in the buyer's name, the Dominican Republic's Torrens-style title system, generally considered more secure than the deed-recording systems used in parts of the region.
Taxes, fees & financing
Transfer tax: buyers pay a 3% Property Transfer Tax (Impuesto de Transferencia Inmobiliaria) at closing, calculated on the higher of assessed or sale value.
Annual property tax (IPI): 1% per year on assessed value above a government-set threshold (roughly US$168,000 equivalent, adjusted annually), applies to the excess above that threshold, not the full value.
CONFOTUR exemption: properties approved under Law 158-01 (CONFOTUR) can be exempt from both the 3% transfer tax and the annual IPI for up to 15 years, a major factor in Punta Cana and Cap Cana buyer economics specifically; see the Punta Cana page for how concentrated CONFOTUR approval is there.
Notary and legal fees: typically 1–2% of the transaction value.
Financing: a small number of local banks (e.g. Banreservas, Scotiabank) offer mortgages to foreign buyers, generally requiring larger down payments (30–40%) and higher rates than US or European equivalents. In practice, most foreign buyers either pay cash or use developer financing, staged payments during construction, often with no or low interest, which is the more common route across all three markets covered here.
Frequently asked questions
Sources
IMF, 2026 growth outlook (Dominican Today) · Rio Times, GDP growth 2026 · DRListings, Economy & FDI breakdown · Global Property Guide, Rental yield & price history · HG.org, Law 158-01 (CONFOTUR) text · UPI/MITUR, Record January 2026 arrivals · Travel Markets Insider, 2025 arrivals record · Asonahores, Regional tourism share · Taxes for Expats, US/Canada relocation figures · Punta Cana Villa, Foreign buyer transaction growth · Noval Properties, official site · Vivantia Homes, official site · Samana Group, Samaná Land Trust offering page
El Inmobiliario, Coralia launch coverage · Revista Contacto, Noval Properties, 22 years in the DR · Caribbean Journal, Coralia tower coverage · Noval Properties, official site · TheLatinvestor, Santo Domingo housing prices · TheLatinvestor, Best areas & Airbnb performance · CLIC Inmobiliaria, Piantini listings & pricing · Global Property Guide, Rental yield data
El Inmobiliario, Coralia launch coverage · Revista Contacto, Noval Properties, 22 years in the DR · Caribbean Journal, Coralia tower coverage · Noval Properties, official site · TheLatinvestor, Santo Domingo housing prices · TheLatinvestor, Best areas & Airbnb performance · CLIC Inmobiliaria, Piantini listings & pricing · Global Property Guide, Rental yield data
El Inmobiliario, Coralia launch coverage · Revista Contacto, Noval Properties, 22 years in the DR · Caribbean Journal, Coralia tower coverage · Noval Properties, official site · TheLatinvestor, Santo Domingo housing prices · TheLatinvestor, Best areas & Airbnb performance · CLIC Inmobiliaria, Piantini listings & pricing · Global Property Guide, Rental yield data
El Inmobiliario, Coralia launch coverage · Revista Contacto, Noval Properties, 22 years in the DR · Caribbean Journal, Coralia tower coverage · Noval Properties, official site · TheLatinvestor, Santo Domingo housing prices · TheLatinvestor, Best areas & Airbnb performance · CLIC Inmobiliaria, Piantini listings & pricing · Global Property Guide, Rental yield data
El Inmobiliario, Coralia launch coverage · Revista Contacto, Noval Properties, 22 years in the DR · Caribbean Journal, Coralia tower coverage · Noval Properties, official site · TheLatinvestor, Santo Domingo housing prices · TheLatinvestor, Best areas & Airbnb performance · CLIC Inmobiliaria, Piantini listings & pricing · Global Property Guide, Rental yield data
El Inmobiliario, Coralia launch coverage · Revista Contacto, Noval Properties, 22 years in the DR · Caribbean Journal, Coralia tower coverage · Noval Properties, official site · TheLatinvestor, Santo Domingo housing prices · TheLatinvestor, Best areas & Airbnb performance · CLIC Inmobiliaria, Piantini listings & pricing · Global Property Guide, Rental yield data
Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · El Inmobiliario, Noval branded-residence portfolio · Vivantia Homes, official site · Vivantia Homes, Oasis Lake II · Global Property Guide, Rental yield & price data · TheLatinvestor, Punta Cana housing prices · TheLatinvestor, Market analysis & STR rules · Alteco Inmobiliaria, CONFOTUR guide
Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · El Inmobiliario, Noval branded-residence portfolio · Vivantia Homes, official site · Vivantia Homes, Oasis Lake II · Global Property Guide, Rental yield & price data · TheLatinvestor, Punta Cana housing prices · TheLatinvestor, Market analysis & STR rules · Alteco Inmobiliaria, CONFOTUR guide
Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · El Inmobiliario, Noval branded-residence portfolio · Vivantia Homes, official site · Vivantia Homes, Oasis Lake II · Global Property Guide, Rental yield & price data · TheLatinvestor, Punta Cana housing prices · TheLatinvestor, Market analysis & STR rules · Alteco Inmobiliaria, CONFOTUR guide
Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · El Inmobiliario, Noval branded-residence portfolio · Vivantia Homes, official site · Vivantia Homes, Oasis Lake II · Global Property Guide, Rental yield & price data · TheLatinvestor, Punta Cana housing prices · TheLatinvestor, Market analysis & STR rules · Alteco Inmobiliaria, CONFOTUR guide
Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · El Inmobiliario, Noval branded-residence portfolio · Vivantia Homes, official site · Vivantia Homes, Oasis Lake II · Global Property Guide, Rental yield & price data · TheLatinvestor, Punta Cana housing prices · TheLatinvestor, Market analysis & STR rules · Alteco Inmobiliaria, CONFOTUR guide
Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · El Inmobiliario, Noval branded-residence portfolio · Vivantia Homes, official site · Vivantia Homes, Oasis Lake II · Global Property Guide, Rental yield & price data · TheLatinvestor, Punta Cana housing prices · TheLatinvestor, Market analysis & STR rules · Alteco Inmobiliaria, CONFOTUR guide
DRListings, Cap Cana market overview & pricing · DRListings, Cap Cana villas for sale · Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · Jordi Albertus, Cap Cana 2026 guide
DRListings, Cap Cana market overview & pricing · DRListings, Cap Cana villas for sale · Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · Jordi Albertus, Cap Cana 2026 guide
DRListings, Cap Cana market overview & pricing · DRListings, Cap Cana villas for sale · Noval Properties, official site · PR Newswire, Archipelago/Noval management agreements · Jordi Albertus, Cap Cana 2026 guide
Last reviewed 21 August 2026. Programme terms are set by the relevant government and can change; confirm any figure before acting on it.
