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.
Located on the north coast of The Dominican Republic just 20 minutes west of Puerto Plata International Airport lies the iconic vacation resort known as Playa Dorada. In addition to its breathtaking coastline and 7,000 lush hectares, the iconic nature of Playa Dorada is also well written within the fabric of Dominican history.
Playa Dorada – The Early Days
This in fact is the place where the Dominican tourism industry first put down roots. It can also be argued that Playa Dorada was the birthplace of the “All Inclusive” hotel concept (beyond the realms of Club Med) that in itself would become a major catalyst for the explosion of all-inclusive hotels across the globe in the years to follow.
According to records, Playa Dorada was conceived back in 1971, with investment from The World Bank and Banco Central. The original idea was for a gated resort with a golf course (opened in 1976) and 10 hotels, however the number of hotels was eventually surpassed. The first hotel to open within the Playa Dorada complex was the famous Jack Tar Village and Casino back in 1980 (Jack Tar, the name given to English sailors back in the day). The hotel began to attract visitors from international shores and ignite the spark for what was to come.
Playa Dorada Resort 2023
Playa Dorada was immensely popular with the North American market to begin with, followed shortly by the European market. For a significant period of time Playa Dorada as a resort ran at 100% occupancy with casinos, nightclubs, bars and restaurants full of life and laughter, not to mention the ever present rhythm of merengue and bachata never far away in the distance. They were very happy days indeed.
Playa Dorada Reinvents Itself
All good things however, eventually come to an end, and the turn of the century saw more destinations open up both domestically and around the world with the “All Inclusive” concept as their central theme, and on a scale of magnitude and variety that Playa Dorada struggled to compete with. It soon became apparent that Playa Dorada would have to reinvent itself and move beyond the original concept that initially brought so much success.
Playa Dorada’s New Look
From approximately 2013, local businessmen and developers began to explore other opportunities and it was decided that some of the older hotels would be replaced with villas, condos, luxury apartments & penthouses, the construction of which is ongoing at the time of writing this article. The uptake has been exceptional so far as investors look to take advantage of a premium vacation destination with 1.9 kms of beach, ocean front and breathtaking mountain views.
To date, the return on investment looks promising with the new properties appraising well. The city of Puerto Plata is just a 5 minute drive to the west and has in recent years enjoyed a positive resurgence due to the new cruise-ship terminals of Amber Cove and Taino Bay which has helped transform this part of the north coast not just economically but aesthetically. With GDP forecasts as they are, it seems the future not only looks bright for Playa Dorada and the north coast, but for the whole of The Dominican Republic in general.
If you enjoyed this article and the accompanying video, please check out our YouTube Channel here for more interesting videos about The Dominican Republic, and please do us a huge favor by clicking the subscribe button – Thank you!!!
🚗 Driving in the Dominican Republic: Tips, Truths & Travel Wisdom
Driving in the Dominican Republic: As many seasoned travelers already know, driving in the Dominican Republic can be an adventure — sometimes exciting, sometimes unpredictable, and yes, occasionally challenging. A quick online search might even tell you it’s one of the more dangerous places to drive in the world.
But don’t let that scare you off.
With the right precautions, local knowledge, and a few smart tips (we’ll share plenty below), you can reduce the risks dramatically and confidently explore this stunning Caribbean nation on your own terms.
This guide is here to give you honest, practical advice — not to alarm you, but to empower you. Whether you’re here to vacation, invest in property, or start a new chapter of life, driving gives you the freedom to truly see the Dominican Republic in all its raw beauty.
🚦 Expect the Unexpected
Driving in the Dominican Republic
Drivers here are creative — let’s put it that way. Motorcycles weave through traffic like fish in water. Taxis stop suddenly. Trucks dominate lanes. Pedestrians appear from nowhere. Be alert, stay calm, and above all — use your mirrors. Rearview, nearside, offside — make them your best friends.
🛑 Essential Tips for Driving in the Dominican Republic
✅ Travel Insurance
Don’t even think about traveling without it. Accidents and medical emergencies happen — make sure you’re covered.
✅ Renting a Car
Rent from reputable car rental agencies, check reviews online, and ensure you have full insurance coverage. Also ask about emergency plans, 24-hour support, and roadside assistance.
✅ Vehicle Insurance
Invest in the best insurance you can afford. Full coverage is ideal and provides peace of mind. Ask if your policy includes Casa del Conductor — a legal support program in the event of a serious accident.
✅ Buying or Selling a Car
Always transfer the matrícula (vehicle title) through a licensed attorney. Failing to do so could leave you liable for future incidents involving the car — even if you’ve sold it.
✅ Driving License Rules
Tourists and new arrivals can drive with their foreign license for up to 90 days from their arrival date.
📱 Stay Connected & Prepared
MOPC Provide invaluable roadside support throughout the Dominican Republic
Have mobile data and store emergency contacts.
Equip your vehicle with a spare tire, tire inflator, and repair kit.
✔️ Up-to-date road tax sticker (marbete) displayed on your windshield
👮 What to Do If You’re Stopped by Police
You’ll likely encounter routine vehicle checks. Be polite, smile, offer a handshake, and have your documents ready. The DIGESETT officers (green uniforms) handle traffic enforcement, while the National Police (grey uniforms) may also conduct checks. Stay courteous, and things will usually go smoothly.
🚨 Common Traffic Violations to Avoid
🚫 Not wearing a seatbelt
📵 Using your phone while driving
⚠️ Speeding or overtaking on double yellow lines
🚸 Not using child safety seats
🚥 Ignoring traffic lights (remember: green means proceed with caution!)
Tip: Download the navigation app Waze. It’s incredibly helpful for avoiding traffic jams, roadblocks, and even police checkpoints. (Bring a copilot to help navigate.)
🟢 Traffic Light & Right-Turn Rules
Green Light = Proceed with Caution
Right turns on red are allowed — but stop first and make sure it’s safe before proceeding.
🎥 Helpful Tools for Peace of Mind
📹 Dash Cam
Affordable and highly recommended. Dash cam footage is now admissible in Dominican courts as long as it’s clear, unedited, and relevant.
📱 Phone as a Safety Tool
In case of an accident or conflict, your phone can be used to record video evidence and document events.
⚠️ Road Hazards & Safety
Driving in the Dominican Republic
🕳️ Watch for potholes and unpainted speed bumps
🐄 Animals on roads are not uncommon — especially in rural areas
🔦 Night driving? Avoid if possible due to poor lighting, unexpected obstacles, and vehicles with weak headlights
🎉 Holiday Driving Warning
Major holidays like Semana Santa (Easter), Christmas Eve, and New Year’s Eve often bring traffic chaos and increased accident rates. Best to stay off the roads during these times if you can.
💡 Extra Tips
🚘 Never leave valuables in your car
🍻 Don’t drink and drive — take a cab, especially after dark
👨🔧 Keep tools and a flashlight in your trunk just in case
🌴 Final Thoughts: Drive Smart, Explore Freely
Yes, driving in the Dominican Republic can be a little wild — but it’s also incredibly freeing. You’ll discover charming countryside towns, lush mountain valleys, secluded beaches, and welcoming locals. The road network has greatly improved, and navigation apps make getting around easier than ever.
So buckle up, keep your cool, and enjoy the ride.
Safe travels, and happy exploring!
🏡 Looking to Move or Invest in the Dominican Republic?
At DR Property Guys, we go beyond buying and selling real estate — we offer the complete relocation experience.
With over 50 years of combined local experience, we specialize in real estate on the north coast of the Dominican Republic, including Sosúa, Cabarete, Encuentro, and the surrounding areas. Whether you’re looking for a dream beachfront villa, a gated community home, a stylish condo, or an investment property, our boutique real estate service is built on trust, transparency, and personalized support.
From property tours to legal guidance, residency questions to lifestyle tips (like this one!), we’re here to make your transition seamless. Our deep local network and understanding of Dominican culture, language, and law set us apart.
Thinking of making the move? Let’s talk. We’re not just agents — we’re your neighbors.
DR Property Guys — Real People, Real Knowledge, Real Service.
Social Links: