The purchase from first viewing to registered title, set out in order: who can own, what to verify, how closing and registration work, and what ownership costs.
Foreign buyers own Dominican property on the same terms as Dominicans. What protects the purchase is the order in which it is done.
Title is checked before money moves, the contract follows the checks, and ownership carries the State's guarantee once the Registry of Titles records it in your name. This guide follows that sequence, from the brief to the certificate of title and the obligations that come after.
It explains the mechanics. It does not replace your own Dominican attorney, tax adviser or bank, and the rules it describes do change. For the reasons buyers choose the country, see why invest in the Dominican Republic; for a purchase inside one resort, see buying property in Casa de Campo.
01
Who Can Buy Property
Foreign nationals have the same real estate ownership rights as Dominican citizens.
i
Equal footing
Ley 16-95 on Foreign Investment gives foreign investors the same rights and obligations as Dominican investors, a principle the Constitution also applies. There is no minimum investment simply to own property.
ii
No residency required
You can generally buy and hold title without Dominican residency, a visa or a Dominican domicile. The purchase still goes through the same title review and registration as any other.
iii
How to hold title
Ownership can be held individually, jointly, or through a Dominican or foreign company. Structure changes the annual tax: companies fall under the 1% tax on assets rather than IPI. Your attorney will advise on the best structure for your situation.
iv
Two limits
Apart from pre-existing registered rights, land within 60 metres of the high-tide line is public domain, and property in the Border Zone carries its own legal requirements. Both apply to Dominican and foreign buyers alike and form part of the parcel review; the investment case explains them.
02
The Buying Process, Step by Step
Eight stages, from the first conversation to a certificate of title in your name.
01
Brief & Representation
Define your goals, budget, timeline, and preferred destinations. I curate a shortlist of properties matching your criteria, including off-market and pre-launch opportunities not publicly listed. Appoint your own Dominican attorney at this stage, not at closing.
Real estate agents, lawyers and notaries involved in a sale must identify their clients under Dominican anti-money-laundering law, so expect to provide identification and explain the purpose of the purchase from the outset.
02
Viewings
In-person or virtual viewings of shortlisted properties. For international buyers unable to travel immediately, I provide detailed video walkthroughs and live video tours.
03
Offer & Reservation
The offer is made in writing. A new development may ask for a reservation agreement and deposit to hold a unit; read its terms, and know when the deposit is refundable, before you pay it.
04
Promise of Sale
Once the terms are agreed, both parties sign a contrato de promesa de venta. It sets the price, the deposit, the conditions, the deadlines and who pays which costs. No deposit amount is set by law: it is negotiated, and it should be tied to satisfactory due diligence. Your attorney reviews the draft before you sign.
05
Due Diligence
Your attorney confirms the title, the seller's authority, any liens, the tax position and the physical parcel. Chapter 03 sets out what is checked.
06
Financing, If Any
If you are not paying in full from your own funds, the lender's approval, appraisal and mortgage documents run alongside due diligence. See Chapter 06.
07
Closing
The final sale contract is signed and notarised, and the balance is paid. The 3% transfer tax is paid to DGII, the tax authority, which requires the notarised act of sale; the Registry requires proof of that payment to record the sale.
08
Registration
The sale is filed with the Registro de Títulos, which records it and issues the certificate of title in your name. Ownership carries the State's guarantee once it is registered, not when the contract is signed.
On timing. No two purchases run to the same calendar: due diligence, financing and the parties themselves set the pace. Once a sale is filed, the Registry of Titles publishes a response time of thirty business days for registering it. Pre-construction purchases follow the developer's own delivery schedule.
03
Legal Due Diligence
What your attorney should verify, in writing, before the deposit moves beyond recall.
Title and legal status. A certificación del estado jurídico del inmueble from the Registry of Titles confirms the legal status of the property and that the owner's duplicate certificate of title is current.
Liens and encumbrances. Mortgages, charges and provisional measures are registered against the title; confirm none remain, or that they will be released at closing, and ask about any pending litigation.
Seller's authority. The seller's identity and, where relevant, the spouse's consent, a valid power of attorney, or a company's resolutions and registration.
Taxes current. The Registry requires a current IPI certification or DGII statement to record a sale, so outstanding property tax surfaces before closing.
Survey and boundaries. The registered plan should match what is on the ground, particularly for land and villa purchases, including where the parcel sits relative to the coastal strip.
Condominium standing. In a condominium, every owner contributes to common costs. Obtain the regulations, the current fees, any arrears and any planned special assessment.
Permits and use. For a recent or unfinished build, the construction licence and approvals behind it (see Chapter 04).
Physical inspection. An inspection of the building and its systems by a professional you appoint, before the promise of sale becomes unconditional.
CONFOTUR, if claimed. The project's resolution, what it covers, how many years remain, and whether you qualify (see Chapter 07).
The certificate of title
Under Ley 108-05 on Real Estate Registration, the certificado de título is the official document, issued and guaranteed by the Dominican State, that proves a property right and who holds it. Rights registered under that law carry the protection and guarantee of the State.
Constancias anotadas and deslinde
Some older holdings are recorded as a constancia anotada rather than an individual certificate of title. Ley 108-05 prohibits issuing new ones. The Registry still accepts a transferable one for a sale, but the rights it covers can be brought to a full title through deslinde, a court process before the Land Court. Your attorney will say which applies.
Always work with a licensed, independent Dominican attorney — never rely solely on the seller's or developer's counsel. I can refer you to vetted, independent law firms with deep CONFOTUR and foreign-buyer experience.
04
Buying Off-Plan
A pre-construction purchase buys a contract and a developer's promise. The review widens accordingly.
i
Developer track record
What the developer has delivered, when, and to what standard. Speak with owners in completed phases.
ii
Licences and approvals
The construction licence is issued by the Ministry of Housing, Habitat and Buildings (MIVHED) once the project's documents comply. Its file includes environmental authorisation, municipal land-use and no-objection certificates and, in tourist zones, a Ministry of Tourism no-objection.
iii
How payments are held
Understand the payment schedule, what each instalment is tied to, and how deposits are secured. Some projects are structured through a real estate trust (fideicomiso) under Ley 189-11; ask whether yours is, and who the trustee is.
iv
Delivery and specification
The delivery date, what happens if it slips, the specification the contract guarantees, and how the unit's individual title will be issued.
05
Closing Costs: What to Budget
One tax sets the scale; the rest are fees. A written estimate for your own purchase is worth more than any headline percentage.
Figures as published by DGII and the Registry of Titles; legal and financing costs vary by firm, lender and transaction.
Item
Resale purchase
First buyer in a CONFOTUR project
Transfer tax
3%, charged on the higher of DGII's assessed value and the price in the deed
Exempt where the project's resolution covers it and you buy directly from the developer
Notarial and registry fees
Fixed registry and stamp charges in the Registry's published schedule; the notary's own fee is agreed separately
The same
Title certification
RD$1,000 for a certification of legal status (standard service)
The same
Legal fees
Set by the firm and the complexity of the deal; agree them in writing
The same
Financing
Appraisal, bank charges and the costs of registering a mortgage; ask the lender and your attorney for a written estimate
The same, where you finance
The buyer or acquirer normally pays the 3% real-estate transfer tax unless a valid exemption applies. The promise of sale should separately state how the parties allocate the remaining closing expenses, including legal, notarial and brokerage costs. For how these costs fit the wider ownership picture, see what ownership costs. Each item, with its source, is set out in Dominican Republic closing costs.
06
Paying & Financing
Dominican banks
Banco Popular publishes mortgage requirements for foreign nationals, Banreservas runs a programme for borrowers resident abroad, and BHD and Scotiabank also lend against Dominican property, BHD asking foreign applicants for a guarantor. None publishes a standing rate for non-resident buyers: loans are priced case by case, and not every foreign buyer will qualify.
Developer payment plans
Many pre-construction developers offer payment plans through the build, on terms set project by project. Read how each instalment is secured (Chapter 04) as carefully as the schedule itself.
Your own funds
Paying from your own funds removes lender approval from the timetable. The money still needs a clear, documented banking trail, and the professionals involved report transactions in physical cash above US$15,000 to the Financial Analysis Unit (UAF).
Currency. Prices are often quoted in US dollars, while taxes, registry fees and many local costs are set in Dominican pesos. Know where you carry exchange-rate exposure, and get written quotes for financing and closing costs.
07
CONFOTUR, in Brief
CONFOTUR, the Consejo de Fomento Turístico, approves qualifying tourism projects under Ley 158-01. For a buyer who purchases directly from the developer of an approved project, it can mean exemption from the 3% transfer tax and from IPI, the annual property tax. Ley 195-13 extended the exemption period from 10 to 15 years, counted from the completion of the project, not from your purchase.
It is not a rental-income exemption for individual owners, and the developer's import-duty relief does not pass to buyers. Not every property in a destination is CONFOTUR-approved — always verify status for the specific property, not just the general area.
Resale. The benefits are written for first acquirers, and the law excludes later transfers to third-party buyers. A resale buyer should plan on the standard transfer tax and ordinary IPI. Never assume remaining years transfer; confirm with a licensed Dominican attorney.
A purchase can close without the buyer at the table, provided the paperwork is right.
i
Power of attorney
A representative can sign on your behalf under a power of attorney, which the Registry accepts with the other documents for a sale. Have your attorney draft it, so its scope matches the transaction.
ii
Documents signed abroad
The Dominican Republic has been party to the Hague Apostille Convention since 2009, so a document signed abroad is generally apostilled in the country of signature where that country is also a party; otherwise, and with the few states that objected to the Dominican Republic's accession, another form of legalisation applies. Your attorney will specify the form, and whether a translation is needed.
iii
Identification
The Registry asks foreign buyers for a passport and national identification; for a company, its registration documents and the authority of whoever signs.
iv
Funds
Send funds only to accounts confirmed directly with the receiving party. Wire fraud targeting real estate closings is a real, global risk.
09
After Closing: Owning Well
Annual property tax
IPI is charged at 1% on the portion of an individual's combined Dominican property value that exceeds an exempt threshold: RD$10,695,494 for 2026, re-indexed every year. Companies pay the separate 1% tax on assets instead, and trusts pay on full value. CONFOTUR first acquirers may be exempt for the remaining term.
Rental income
Rental income from Dominican property is taxed in the Dominican Republic. Since Ley 30-26 of 2026, rent paid to individual owners by withholding agents carries a 15% final withholding. CONFOTUR does not exempt an individual owner's rental income. Consult a Dominican tax advisor or accountant on your specific filing obligations, including in your home country.
Selling later
Under Ley 30-26, gains that individuals make on selling Dominican property are taxed at 10% as a single, final payment, with limited exemptions for a principal residence. Companies are taxed differently, and your home country may tax the gain too.
Foreign-investment registration
Registering the investment with ProDominicana is a separate step after closing. It underpins the right to send capital and dividends abroad and any later residency application; keep it on the closing checklist.
Residency
Buying a home does not by itself confer residency. A qualifying registered foreign investment of at least US$200,000 may support an application for investor residency, which is a discretionary decision, not an entitlement; where property fits in Dominican residency explains the route. I can refer you to vetted Dominican immigration attorneys who handle the application process.
Running and renting the property
Budget for condominium or resort fees, management, maintenance, utilities and insurance, including hurricane cover. If you plan to rent, read the building's rental rules and any rental-programme agreement closely. Gross rental yields vary meaningfully by destination and property type — always request a market-specific estimate rather than relying on nationwide averages.
10
Common Mistakes Foreign Buyers Make
Relying on the seller's or developer's attorney instead of independent legal counsel
Assuming CONFOTUR status without verifying it in writing for the specific property
Paying a deposit before the title is checked, or on terms that are not tied to due diligence
Underestimating timelines — registration moves on the Registry's calendar, not the buyer's
Skipping a physical inspection — or, for pre-construction, skipping developer due diligence
Not budgeting for HOA and management fees in addition to purchase price and closing costs
Wiring funds without verifying banking details directly with the receiving party by phone
Forgetting the foreign-investment registration after closing
11
Glossary of Key Terms
Certificado de título
The certificate of title: the State-guaranteed document that proves ownership of a registered property.
Certificación del estado jurídico
The Registry's certification of a property's legal status and of the owner's current duplicate title.
Constancia anotada
An older form of title record, no longer issued; rights held under one can be brought to a full title through deslinde.
Deslinde
The survey-based process, heard by the Land Court, that marks out a parcel so it can carry its own certificate of title.
Promesa de venta
The promise-to-sell contract signed after an accepted offer.
Registro de Títulos
The Registry of Titles, the government body that records and issues property titles.
DGII
Dirección General de Impuestos Internos, the tax authority that collects the transfer tax and IPI.
IPI
Impuesto al Patrimonio Inmobiliario; the annual 1% property tax on value above the exempt threshold.
CONFOTUR
Consejo de Fomento Turístico; the government body administering Law 158-01 tourism tax incentives.
Fideicomiso
A trust; under Ley 189-11, one form holds and develops real estate projects.
Apostille
The certificate that authenticates a public document for use in another Convention country.
Residencia por inversión
Investor residency under the General Migration Law 285-04 and its regulation.
12 · Buyer FAQs
Quick Answers
Do I need to be a resident to buy property?▾
No. Foreign nationals can generally buy and hold title in the Dominican Republic without residency or a visa. The purchase goes through the same title review and registration as any other.
Can I buy in cash without a Dominican bank account?▾
The published requirements for registering a sale do not include a Dominican bank account. Funds do need to move through a documented banking channel, and a local account is often useful for taxes, utilities and fees once you own. Your attorney will confirm how the balance is paid at closing.
How long does closing take?▾
It depends on due diligence, financing and the parties. Once a sale is filed, the Registry of Titles publishes a response time of thirty business days for registering it. Pre-construction purchases follow the developer's delivery schedule.
What are the closing costs for a buyer?▾
The main item is the 3% transfer tax, charged on the higher of DGII's assessed value and the deed price, unless a CONFOTUR exemption applies to your purchase. Add the Registry's fixed charges, notarial fees, your attorney's fee and any financing costs. Ask your attorney for a written estimate for your own transaction.
Is title insurance available?▾
Dominican registration relies on the State's guarantee of registered rights under Ley 108-05 rather than on title insurance. Whether private title cover is available and worthwhile for a particular purchase is a question for your attorney, particularly where the property is held under an older constancia anotada.
Can I buy through a company?▾
Yes. Property can be held individually, jointly or through a Dominican or foreign company. A company pays the 1% tax on assets rather than IPI, and the right structure depends on your tax position at home, so decide it with your attorney before signing.
Can I complete the purchase without travelling?▾
Generally, yes. A representative can sign under a power of attorney, and documents signed abroad are generally apostilled where the country of signature is a party to the Apostille Convention. Your attorney will draft the power and specify the form.
Does buying property give me residency?▾
Not on its own. A qualifying registered foreign investment of at least US$200,000 may support an application for investor residency, and approval is at the authorities' discretion. Speak to a Dominican immigration attorney before buying with residency in mind.
What happens if I want to sell later?▾
A sale follows the same process of contract, transfer tax and registration. Under Ley 30-26, an individual's gain on selling Dominican property is taxed at 10% as a single, final payment, with limited exemptions for a principal residence. If you bought with CONFOTUR benefits, your buyer should plan on the standard taxes, because the benefits are written for first acquirers. Take tax advice in the Dominican Republic and at home.
Sources & methodology
Every legal, tax, financing, immigration and registry statement in this guide was checked against the official Dominican source below, or against the lender's own published page for bank lending. Where an exact rule could not be confirmed from an official source, the guide states the narrower point that could be, or leaves the figure out: it quotes no standard deposit, legal fee, closing-cost percentage, interest rate or rental return.
Certificate of title, State guarantee, registrable charges, constancias anotadas and deslinde — Ley 108-05 on Real Estate Registration, Principio IV and Arts. 89, 91, 129 and 130; Ley 51-07 (amendments)
Laws, tax rates, thresholds, lending requirements and administrative procedures change, and several of those cited here changed in 2026. Registry fees and response times are those published on the Registry's service sheets. Practical points (how deposits are negotiated, how commission is agreed) are described as practice, not law.
This guide is general information, not legal, tax, financial, banking or immigration advice. Obtain advice from qualified Dominican legal, tax, banking and immigration professionals, and from advisers in your home country, before you commit to a purchase.
