Building a House in The Dominican Republic Part #3
In this video Building a House in The Dominican Republic Part #3 we decided to add “Trouble in Paradise” after Roger and Annina encountered some minor problems during the construction of their new home. The title was a little tongue in cheek as the issues weren’t major and were resolved quickly and without too much fuss, but it helped that they were on the ground and able to communicate with the builder who was happy to resolve the issue right away. This is not always the case.
The Importance of Being on the Ground During the Construction Period
It has to be said that Roger and Annina thought long and hard in terms of pursuing their dream to build a new villa in The Dominican Republic and planned accordingly. They had a good idea of the home that they wanted to build and the budget they had in mind. They researched online and selected a reputable and experienced real estate agency to represent and guide them through the process, and they planned their time accordingly. Roger and Annina were pretty much on the ground for approximately 80% of the construction period which allowed them to keep a close eye on the progress, the budget, materials supply chain, the quality, and to meet regularly with DR Property Guys and the developer as required.
Important Steps to Success
Is The Dominican Republic the right choice for you?
It’s easy to get carried away with the lifestyle and the beaches on vacation, but living in The Dominican Republic full or part time is a different matter. It’s important to get to know the different areas, understand the culture, ask questions, what kind of amenities are you looking for, how does the banking work, what about healthcare, residency, driving etc…
Research Online:
Look for any information pertaining to investing in real estate and living in The Dominican Republic, the good, the bad and the ugly, there’s lots of information available online. It’s often possible to learn a great deal from the experiences of others.
Finding the best location:
Do your homework, The Dominican Republic is a big country (48,442 km²) with lots of options and possibilities, so take your time and don’t be afraid to ask seasoned professionals for opinions and advice. Vacationing in different areas of the country will help you immensely, particularly going beyond the confines of hotels and resorts.
Get yourself a good Real Estate Agent:
Something we keep mentioning throughout this series however, a good real estate agent will potentially save you a lot of stress and headaches in finding you the right location, in helping with the legal processes, in finding the right architect / developer / builder, help transcend any language barriers, and ultimately, save you a lot of time and money.
That’s all for this Episode, Don’t Forget to Check Out the other installments of : Building a House in The Dominican Republic Parts 1-8
You can also find listings and other informative videos about buying real estate in The Dominican Republic, or lifestyle videos about The Dominican Republic by visiting our YouTube Channel here, please don’t forget to take a second to hit the subscribe button.
DR Property Guys is a boutique real estate company in The Dominican Republic specializing in Sosua Villas and condos / apartments in Sosua and Cabarete. With over 50 years of living and doing business throughout the island, our no nonsense in depth approach will provide you with all the information you need to make informed decisions when buying real estate in The Dominican Republic.
Building a House in The Dominican Republic Part #2
In this video Building a House in The Dominican Republic Part #2, things are progressing nicely. Roger and Annina are now 4 months into their new build and well on their way to living out their dream of owning a property and living in The Dominican Republic.
Steps to Success
Find a Reputable Dominican Real Estate Agent
A good real estate agent can help guide you through the entire process. They will help you find the right lot at the right price and in the right community. More importantly they will help you find a reputable architect, builder / developer and steer you through the required legal steps to not only buy real estate in The Dominican Republic, but to begin the process of construction. Having someone on the ground that speaks the language, knows the laws and that understands the Dominican real estate market will save you endless headaches and potentially thousands in the long run.
Have a Clear Vision of What Your Dream Home Will Look Like
Buying and developing real estate in The Dominican Republic is a challenging process and requires time and dedication, particularly in the planning process. Being crystal clear regarding your wants, needs and desires will help avoid unnecessary issues down the line. It’s amazing how many people decide to go it alone and end up with the house that Jack built. Again, the team you select on the ground will determine the level of your success, however your own involvement in preparing, planning and budgeting are essential.
Getting the Right Advice
If you plan on living in the tropics, seek advice from someone who has lived in the tropics for many years. Here are a few examples of important considerations that you should make. Is the area prone to flooding? Is the area safe? How is it best to take advantage of air flow and air circulation. Where does the sun rise and set? Where will the shade be throughout the day? The importance of creating a seamless indoor to outdoor living space that will add serious value to your home. Selecting the right swimming pool design, the best tiles for indoor / outdoor living, solar systems, termite prevention / protection etc. Good guidance from boots on the ground is essential.
Buying furniture in The Dominican Republic
Of course when building a home in The Dominican Republic or even buying a resale property in The Dominican Republic, at some point you’ll want to furnish your new home or refurnish an existing property. Over these past few years the number of options for buying both furniture and appliances has increased dramatically here. Prices for furniture in The Dominican Republic are most likely higher than you’re used to, but if you take your time and find the best options, some of the furniture here will last you a lifetime. Good solid beds tables, chairs and sun-loungers are readily available and can even be custom made. Make sure anything you buy is termite proof to avoid any nasty surprises. A good sized covered outdoor living area will increase the lifespan of exterior furniture which if left exposed can deteriorate quickly.
That’s all for this Episode, Don’t Forget to Check Out: Building a House in The Dominican Republic Parts 1-8
You can also find listings and other informative videos about buying real estate in The Dominican Republic, or lifestyle videos about The Dominican Republic by visiting our YouTube Channel here, please don’t forget to take a second to hit the subscribe button.
Building a House in The Dominican Republic Part #1
If you are considering building a house in The Dominican Republic or investing in real estate in The Dominican Republic, you can follow the adventures of Roger and Annina who contacted DR Property Guys to see if we could help make their dream come true by helping them build their forever home on the north coast of The Dominican Republic.
The Reasons Behind the Move
Initially an old video about Caribbean Life inspired Roger and Annina’s move to The Dominican Republic. That and a desire to pursue a more cost effective way of owning property and living in The Dominican Republic versus the cost of owning property and living in their native country of Switzerland. Being seasoned travelers around the world, they had a clear understanding of the standard of lifestyle they were looking for, and the budget they would need to make that happen. With a love for a warmer climate, swimming, surfing, tennis and as it turns out gardening, The Dominican Republic seemed to tick all of their boxes.
Choosing The Right Real Estate Agent
Possibly the most important decision you will make and one which will determine the outcome of your desired plan to build a home in The Dominican Republic. A good real estate agent can guide and steer you throughout the entire process. Finding the right lot at the right price in the right community. Steering you through all the required legal processes, finding the right lawyer, architect / surveyor / builder / developer. Not to mention translating and communicating all relative information allowing for the freedom to make informed, intelligent time and cost saving decisions.
Finding the Right Community, Location and Lot in The Dominican Republic
When buying real estate in The Dominican Republic, or anywhere else for that matter, the old adage “Location location, location” always springs to mind. But there are other important considerations that shouldn’t be overlooked as follows:
Ocean front lots
It’s everyone’s dream to live by the ocean, but it does come with a couple of important caveats. Belongings such as furnishings, clothes, electrical items and vehicles perish at a faster rate due to the saline nature of ocean air. It’s also important to take into account elevation, erosion and proximity to the ocean relative to storms and hurricanes that can pass by from time to time. That being said, ocean front property in The Dominican Republic has increased in value exponentially over the years, so it’s always a good investment of you have the capital.
Gated Communities Versus Non Gated Communities in The Dominican Republic
Basically these are the two options available to anyone considering buying real estate in The Dominican Republic. A gated villa or condominium community generally provides security, roads, lighting, refuse collection, water and a back up generator to ensure power 24/7. For this, a monthly community charge or a HOA fee (Home Owners Association) is required to cover the overhead for providing these services. This is generally the preferred option for anyone wishing to buy property in The Dominican Republic. At the time of writing this article the average HOA fee on the north coast of The Dominican Republic is around U$350 per month.
There are also some property owners here that prefer to live outside gated communities who by doing so negate HOA fees, however, these are generally people that have a good knowledge of the country, language and culture and who set their own parameters in terms of security and oftentimes live in tight knit communities and less remote areas. Location and security should be key considerations for anyone wishing to buy real estate in The Dominican Republic.
Starting the Process of Building Your Home in The Dominican Republic
Once the lot has been identified, it’s time to make a formal offer. A good realtor will do their utmost to get you the best deal and then guide you through the process of making a written offer. This is usually made with an accompanying good faith deposit which will be returned if the offer is rejected, or be applied to the final cost of the property if the offer is accepted. Once the offer is accepted, a 10% down payment is required with full closing some 30-45 days later. Should travel commitments mean that a buyer cannot be present for closing, this can be can be circumnavigated by arranging a power of attorney, using docusign, or by using FedEx. Receiving the title for the property would take typically 3 to 6 months.
Designing Your New Home
In this day and age, the convenience and flow of the property are of utmost importance. At some point the property will be up for resale and so it’s important to think about this going forward and not opt for too may quirky features that might inhibit the future sale of the property. It’s a good idea to consider air flow, light, where does the sun rise and set, height of ceilings / doorways,where will the shaded areas be at certain times of the day, what might be the effect of heavy downpours and where might the water accumulates etc. The indoor and outdoor living areas should flow seamlessly between one another and the outdoor living area should be an important consideration regarding size, protection from the elements, comfort and accessibility to the kitchen, bathroom and pool area. The home being on one level with little to no stairs to navigate is also a plus for your own personal comfort and for resale value. An architect will generally charge U$20 per m² for the plans to be drawn up which need to be presented and taxes paid which at this time are just over U$15 per m². Social security and insurance also have to be taken into account.
Choosing your Developer / Construction Engineer
A crucial appointment, you need a developer with a first class reputation which goes without saying. In this particular instance an extensive soil study was carried out to determine the structural requirements of the build before breaking ground. As mentioned previously, your real estate agent can help you navigate this process.
Don’t Forget to Check Out: Building a House in The Dominican Republic Parts 1-8
You can also find listings and other informative videos about buying real estate in The Dominican Republic, or lifestyle videos about The Dominican Republic by visiting our YouTube Channel here, please don’t forget to take a second to hit the subscribe button.
Buying Real Estate in the Dominican Republic? Avoid These Common Scams, Pitfalls, and Red Flags
Dreaming of owning a slice of paradise in the Dominican Republic? You’re not alone. With its golden beaches, vibrant culture, and enticing property prices, the DR has become a magnet for overseas buyers and real estate investors. But before you dive in, it’s vital to understand the potential dangers, pitfalls, and real estate scams that can arise—especially if you’re unfamiliar with how things work here.
This guide is designed to help you navigate the local property market safely, confidently, and successfully. Whether you’re looking for a vacation villa in Sosua, a beachfront condo in Cabarete, or a long-term north coast investment, these are the real estate red flags every buyer should know.
🚩 Common Real Estate Scams and Pitfalls in the Dominican Republic
1. Unqualified or Inexperienced Real Estate Agents
Unlike many countries, the Dominican Republic currently has an unregulated real estate market. In other words, anyone can claim to be a real estate agent—even if they just stepped off a plane.
Buyer beware: Just because someone has a polished website or social media presence doesn’t mean they’re qualified or trustworthy.
Key questions to ask:
How long have they lived and worked in the Dominican Republic?
Do they have Dominican residency (cedula) and the legal right to work?
Do they speak Spanish fluently and understand the legal and cultural landscape?
Are they knowledgeable about local communities, developments, and prices?
Can they provide references or a proven track record?
Do they have real estate training or certifications?
👉 Insider Tip: A great real estate agent in the DR doesn’t just sell homes—they’re a cultural bridge. Local connections, language fluency, legal awareness, and community trust make all the difference.
2. Risky or Poorly Managed Pre-Construction Projects
Seduced by glossy brochures, virtual tours, and “guaranteed returns”? Pre-construction can be a fantastic opportunity—but it’s also where many buyers get burned.
Red flags to watch for:
No prior projects completed by the developer
Promises that sound “too good to be true” (because they often are)
Unclear contracts or unrealistic delivery timelines
No independent legal review
Protect yourself by:
Researching the developer thoroughly—what’s their reputation?
Visiting completed projects, talking to past buyers
Reading reviews in local expat forums and property groups
Using your own lawyer, not one “recommended” by the seller or developer
3. Misleading Claims About Rental Returns
Be cautious when you see “guaranteed rental income” or exaggerated ROI (Return on Investment) claims. Make sure you understand the difference between gross and net rental returns—and factor in maintenance fees, vacancy periods, property management costs, and taxes.
4. Titles and Deslinde: Legal Land Ownership Matters
A legitimate real estate transaction in the DR should always come with a clean title and deslinde.
Title: This proves legal ownership.
Deslinde: A legal demarcation of property boundaries, conducted and recorded under Dominican law by a certified surveyor and approved by the courts.
No deslinde = No secure legal rights. Always verify the property’s title through the Title Registry Office or work with a reputable lawyer or agent to do this on your behalf.
5. Pushy or Biased Legal Representation
Feeling pressured to use a “preferred lawyer” tied to a developer or agent? That’s a red flag.
Instead:
Choose your own independent attorney
Ask for recommendations from trusted expat groups or long-established real estate professionals
Ensure your lawyer is fully licensed in the DR and experienced in real estate transactions
💡 Smart Steps to Buying Safely
Do your homework: Research every party involved.
Ask questions—even the awkward ones.
Never sign a contract or hand over a deposit unless everything checks out.
Work with a bilingual, legal, experienced real estate professional who lives in the Dominican Republic full time and knows the local landscape inside and out.
Why Local Knowledge Matters More Than You Think
Real estate in the Dominican Republic isn’t just about knowing the market—it’s about knowing the culture, people, language, legal system, and local networks.
An agent who lives here, speaks Spanish, holds legal residency, and has long-standing relationships with attorneys, notaries, developers, and community leaders can help you avoid costly mistakes.
From understanding subtle legal differences to navigating Dominican customs during negotiation, nothing replaces boots-on-the-ground experience.
🏡 Work With a Trusted Team: DR Property Guys
At DR Property Guys, we bring more than 50 years of combined living and business experience here on the north coast of the Dominican Republic. We’re not just real estate agents—we’re your local experts, lifestyle guides, and relocation support team.
Whether you’re looking to buy a vacation home, invest in rental property, or relocate full-time, we guide you every step of the way with:
✅ Legally established residency and full compliance with Dominican law
✅ Deep knowledge of Sosúa, Cabarete, Puerto Plata, and surrounding areas
✅ Strong local networks and long-standing relationships
✅ Personalized, honest service focused on your goals
✅ Relocation expertise to help you settle in with confidence
✅ A growing library of property walkthroughs and lifestyle content on our YouTube channel
We’re passionate about helping clients buy with peace of mind, avoid common real estate dangers, and experience the best of what the Dominican Republic has to offer.
Ready to Make a Move?
If you’re thinking about buying property in the Dominican Republic and want expert, transparent guidance from people who genuinely know the terrain, get in touch with us today. Let’s make your island dream a safe, exciting, and seamless reality.
Things to do on the north coast of The Dominican Republic:
On this episode of Phil Talks Tech, Tay & Phil visit the recently opened Global Golf DR, which is a virtual golf simulator located in Sosua on the north coast of The Dominican Republic. A 9 hole competition on the front 9 at Augusta National then ensues between Phil and Tay with less than impressive results, fortunately the camera was turned off for some of Tay’s more impressive shots much to his disappointment.
This is a new facility, just over 6 weeks old at the time of writing, and operated by enthusiastic directors and golfers Tony Russell & Ted Duguid who are helpful and friendly hosts.
Times are allocated in 2 hour slots which is the time anticipated to play 18 holes. You can bring your own clubs or alternatively you can us those available through Global Golf DR. You can play from a selection of 700 courses from around the world but we recommend getting tuned in initially by using the virtual driving range just to get the feel of the hitting mat. Lessons are also available for beginners or for those looking to hone their skills. Cost at the time of this article is Rd$1,000 per person or just over U$17 which is very cheap, plus you’ll have a few $$ spare to enjoy a refreshing beverage at the bar afterwards.
Our opinion: A fun and enjoyable way to spend a few hours golfing with friends without breaking the bank.
Global Golf DR is located next to Sosua Self Storage which is across the street from (Sosua Best Condos) The Palms, (just past Tradewinds). For reservations call 1-809-762-3572 or on facebook searching for Global Golf DR. Please click the link above for a virtual tour.
Location: Virtual Golf Simulator Sosua:
For more fun and informative videos about living and lifestyle on the north coast of The Dominican Republic, visit our YouTube channel and please don’t forget to hit the subscribe button.
DR Property Guys offers a professional, well informed and friendly insight for those looking to purchase property here on the north coast of The Dominican Republic. With over 50 years of living and doing business here we offer a comprehensive overview specializing in the real estate market from Sosua to Cabarete and are happy to share our extensive knowledge with you.
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