Are you visiting The Dominican Republic North Coast for the first time? Have you visited the area before but stayed on a resort and had everything arranged for you? If so the following downloadable pdf document has some valuable information for you on how to make the most out of your upcoming visit to the area. If you have been here multiple times, or even live here, this marketing piece will be of value to a friend or family member that might be coming with you or coming to visit you here also, so send them the link!
A roughly 10 minute read, it’s worth taking a look at so that you can get to grips with how things work here on The Dominican Republic North Coast, note this is not a buyers guide, simply a guide for visitors that haven’t been to the area before.
This is what we came up with from over 50 years combined living experience in the area.
Click on the link below or right click and select “Save As”.
Buying Real Estate in The Dominican Republic – The Ultimate Buyers Guide
Introduction:
Buying Real Estate in The Dominican Republic, – The Ultimate buyers Guide: If you are thinking about buying real estate in the Dominican Republic, congratulations, you’ve come to the right place. The process of buying land and owning property in the Dominican Republic in the right hands is simple and straight forward, however, in the wrong hands and with poor advice and zero direction, there can be many hidden pitfalls that are best avoided.
The purpose of this article is to help get you on the right path and to help you make wise choices in terms of making a real estate investment in the Dominican Republic. To follow is a comprehensive guide to help you find the property of your dreams so that you can begin living the kind of fun, free and liberating lifestyle you so richly deserve.
Why buy real estate in the Dominican Republic?
Why Invest in the Dominican Republic?
Take it from us, the Dominican Republic is a great place to live. Situated just over two hours from Miami International Airport and with 7 International airports, it’s a pretty easy place to get to and from. It’s a very diverse country, and being the second largest island in the Caribbean (48,442 km²), there’s no shortage of places to go to or things to do.
The Dominican Republic is also a thriving tourist destination which saw 11,192,042 visitors arrive to the country in 2024, of which 8,535,742 came by air and 2,656,300 by cruise line. The Dominican Republic’s Gross Domestic Product (GDP) was U$356 billion in 2024 which was an increase of 2.8 percent from 2023 so economically it’s doing pretty well, and given anticipated forecasts, it’s a great place in which to live and invest if done correctly.
“Risk Comes from not Knowing What You’re Doing” – Warren Buffet
Is The Dominican Republic the right destination for you?
The Dominican Republic isn’t for everyone, and so it’s important to understand the history, the culture and the way of life first and foremost. Research is key, in alignment with your needs, requirements and ultimate goals. Begin with the end in mind. Smart investment starts by expanding your local knowledge, and there can be no better introduction to that than spending time on the ground in a variety of different locations.
“Prior preparation prevents poor performance” – James Baker
Start with the end in mind, what are your goals and what is the outcome you want from your new life in The Dominican Republic?
What do you plan to do in the Dominican Republic?
Take time to understand the Dominican people, their culture & way of life
Establish your goals, needs and requirements, what kind of lifestyle are you looking for?
Embrace the prospect of learning a new language, in this case Spanish
Take the time to enjoy and have an understanding of the different locations and resorts that might be of interest to you beyond all inclusive hotels
If you’re planning to retire, what might be your hobbies & interests and which area might suit that best?
Perhaps you would like to volunteer or have a business idea and so you might want to choose your location with that in mind
Speak with and create a network of fellow investors and experienced expats that already live and have property investments in the Dominican Republic
Defining Your Budget and Search Criteria
Have a clear idea of your budget, and be sure to include fixed and variable costs in your planning. Making sure you have the means to not only purchase your property, but that you can cover living costs comfortably without putting a strain on resources. Investment properties that look for a return on rental income in the Dominican Republic should have a proven track record, in addition to which gross and net return should be clearly defined and take into account general overhead and maintenance. Assuming a property will yield a certain return on verbal guarantees can often disappoint and fall short.
What kind of property are you looking for, how many rooms? How big? Price range? A condominium in Cabarete or a villa in Sosua for example or perhaps a surf lodge or rental property in Encuentro? Think the process out, know the pros and cons of each. It’s also important to know kind of amenities are close by and what you will need, for example: hospitals, pharmacies, schools, supermarkets, banks, beaches, recreation, community and of course international airports.
Finding the Perfect Property in The Dominican Republic
Finding the right home in the Dominican Republic
Having a clear idea of your budget, defining your search criteria, your desired location and required amenities are key components in helping you find the perfect home. A good property in the right location will appraise well, rent well, and when the time comes, sell quickly. Important points to consider are: Security, proximity to the beach and local amenities the rising and setting of the sun in relation to the property, the number of steps and stairs, air circulation, and a comfortable, spacious outdoor living area….and perhaps the most important of all, is the area / property prone to flooding.
With no defined MLS system in place at this time within the Dominican Republic, the process of finding the right property can be time consuming which is why we would always recommend you using a professional realtor with a good reputation to help you on your way.
Gated Communities Versus Non Gated Communities in The Dominican Republic
Gated Communities Vs. Non Gated Communities
A gated community is a secure residential area that can offer lots for purchase, new builds, or resale properties. The gated community charges a Home Owners Association or HOA fee which can vary in price and cover a multitude of benefits. For the most part, security, water supply, back up generator, refuse collection and maintenance of roads and public areas are the norm although the variety of available amenities can vary.
Buying a non gated property in the Dominican Republic is generally done by locals or ex pats who have a good knowledge of the way of life, the language, and customs & culture of the country. The obvious advantage is of course that there are no HOA fees to consider although security, 24 hour power, water supply and refuse collection can often come at a cost when done independently.
For the most part we strongly recommend that anyone thinking of investing in property in The Dominican Republic look to some form of gated community unless they have extensive knowledge of living in the country. Also, it’s always important to consider how your investment will appraise and resell when the time comes so location is key.
Understanding The Real Estate Market in the Dominican Republic
Please check out the following links for an in depth view of the buying process and an overview of what can and does go wrong, and what you can do to avoid it:
Which areas offer the best opportunities in terms of ROI (return on investment), amenities, lifestyle and cost of living in line with your budget.
Buying Pre-Construction Property in The Dominican Republic
Pre-construction properties in The Dominican Republic
Pre-construction with financing opportunities can often sound too good to be true, and in some cases they are. It’s important to proceed with caution and have a good understanding of the reputation of the developer and who it is exactly you are dealing with. Here are a few important points for your consideration.
Who is the developer and what is the developers history, is this their first project? (if not check out their previous developments)
Does the developer own the property that is being developed and is the property clean and clear in terms of ownership and title?
How is the project being financed and by who?
Check for references online and do some local networking for reliable feedback regarding the developer
If you plan to go it alone, proceed with caution, it is essential to have a good knowledge of the language, local laws and regulations, construction, a good handle on your budget, and the ability to find, manage and direct a competent constructions team. You should make time to be onsite for the majority of the process and expect the unexpected
Seek advice from a reputable real estate agent and where necessary use a reputable lawyer to verify contracts
There are some good local developers here in the Dominican Republic, but we cannot stress enough the importance of you working with a competent and professional company that have a proven track record.
Dominican Republic Real Estate Agents
For the most part, real estate agents in The Dominican Republic don’t have the best reputations, and for good reason. This is predominantly due to the lack of regulation within the industry which allows basically anyone to promote and sell property throughout the country. In effect someone could arrive to the Dominican Republic and be working in real estate the same day without having any knowledge of real estate laws or procedures.
Getting involved with the wrong people can often end badly and so we urge you the click the link above so that you are aware of the potential pitfalls when buying property in The Dominican Republic. There are in fact many professional real estate agencies here, beneath is a punch list to help steer you in the right direction.
Does your real estate agent have any local qualifications and a good understanding of the procedures and legalities of the real estate market in The Dominican Republic?
How long has your real estate agent lived in The Dominican Republic?
Is your real estate agent a legal resident?
Does your real estate agent speak Spanish fluently (both spoken and written) and do they have the capability to understand legal documentation?
Does your real estate agent own property in The Dominican Republic?
Check for references online and look for feedback in and around the area, this should apply to real estate agents, lawyers and also developers
Don’t agree to offers that require non refundable deposits or promise unqualified ROI on investments, if in doubt seek legal advice
FYI – Our team at DR Property Guys have received diplomas through INFI (Instituto Nacional de Formacion Inmobiliaria) and Remax Real Estate Management.
Frequently Asked Questions:
Q: As a foreigner, can I buy real estate in the Dominican Republic? A: Yes, as a foreigner you can buy property in the Dominican Republic without any restrictions. Click the link above for a full explanation of the buying protocols in the Dominican Republic
Q: Can I get good medical care and health insurance in the Dominican Republic? A: There is a public healthcare system in the Dominican Republic however standards can vary throughout the country. It is normal practice for expats to purchase health insurance and seek medical attention privately. A good standard platinum plan can cost around U$200 per month and give a good level of coverage with lower cost plans also available. The quality of healthcare in the Dominican Republic has improved dramatically over the years. Many of the physicians are North American trained and speak fluent English. Medical tourism is on the up and up where procedures can often cost 50-70% less of those offered in Europe or the United States.
Q: How can I apply for residency? A: The residency process begins in your home country by contacting the Dominican Embassy / Consulate where you can apply for a residency visa. The applicant needs to be in good health, with a clean police record, and be solvent, typically showing income of between U$1,500 – U$2,000 per month. It is not possible to work in the Dominican Republic without residency.
Q: Do you pay property taxes in the Dominican Republic A: An annual property tax of 1% is paid on real estate over and above the threshold of RD$10.19 million pesos, or roughly U$160,000. Property owners over the age of 65 with just one residence are exempt of tax.
DR Property Guys are real estate specialists located on the north coast with over 50 years experience of living and doing business in the Dominican Republic. For more information or for any questions you might have about buying real estate in the Dominican Republic, or anything else for that matter, you can reach us at info@drpropertyguys.com or on the following phone numbers:
Tay: 809 756 7611
Phil: 809 707 3598
For new listings or lifestyle videos about the Dominican Republic, check out our YouTube channel, and please don’t forget to hit the like share and subscribe button.
In this video we look back on and celebrate producing our 300th video and review our top Dominican Republic real estate videos. It really has been a great adventure so far with lots of fun and banter along the way. Sometimes we don’t know what to expect and what can seem like a regular day at work can often turn into an adventure. Feel free to join us on our journey so far and enjoy some of the amazing properties and places in The Dominican Republic that we’ve had the pleasure of filming. Just click the link above to see the video.
How it all Began
We met many years ago at local social events, the ex pat community is generally quite small here and we got on very well given our British / Dominican background and love of soccer. World events at that time had us thinking that we could approach the Dominican real estate market with a new and different approach.
It seems most successful businesses in this day and age not only create their products, but develop their own media companies to bring their product to market. We decided to do the same and felt that our combined experience of over 50 years of living and doing business within the Dominican real estate market and tourism industry would provide the ideal platform.
Our Video Production Goal
Our goal was to create professional Dominican real estate and Dominican lifestyle videos with honestly, transparency and personality. We’re both very proud of the results so far, particularly when we look back at the early videos, and we hope that with now over 5k subscribers to our YouTube Channel, that we can continue to grow and flourish with your support.
DR Property Guys – Dominican Republic Real Estate Services
We are a boutique real estate agency operating on the north coast of The Dominican Republic. Our goal is to offer impeccable and seamless service for anyone looking to purchase real estate in The Dominican Republic, and of course to find you your dream home or investment property. Our service extends way beyond that of regular agencies in our search to find you the perfect place. Relocating to The Dominican Republic requires a team on the ground to help with: Banking, residency, finding local amenities, communications, hooking up utilities, insurance, local services / networking and language barriers just to name a few. Working with DR Property Guys provides a network of support to cover all bases and so much more.
Dr Property Guys Videos
With over 5,000 subscribers to our YouTube channel and climbing, our videos are having quite a reach these days. If you are considering selling your property in The Dominican Republic, contact DR Property Guys for a free appraisal and unique video presentation. Alternatively, if you have any suggestions regarding lifestyle videos or places of interest you’d like to see, please feel free to let us know.
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.
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