How to avoid property scams in Dominican Republic?

Authored by the expert who managed and guided the team behind the Dominican Republic Property Pack

Everything you need to know before buying real estate is included in our The Dominican Republic Property Pack

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the Dominican Republic. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At THE LATINVESTOR, we explore the Dominican Republic real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Santo Domingo, Santiago, and Punta Cana. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Gigi Tea 🇩🇴

Realtor, at RealtorDR

Combining her roots and years of experience, Gigi helps clients explore the Dominican Republic's real estate market with confidence. She showcases the country's unique opportunities, making you feel at home while investing in your dream property. We engaged in a conversation with her and used her feedback to fine-tune the blog post, adding details and her personal perspective.

What are the most common property scams in the Dominican Republic?

Title fraud represents the most dangerous scam in the Dominican Republic property market, affecting an estimated 18% of foreign buyers as of September 2025.

Scammers create fraudulent or forged property titles, sell properties without legitimate ownership, or market properties that already have legal encumbrances or liens attached to them. This type of fraud can result in complete loss of investment, as buyers discover they never actually owned the property they purchased.

Non-existent or double-sold properties constitute the second most common scam, where criminals advertise properties that either don't exist or have been sold to multiple buyers simultaneously. Pre-construction scams follow closely, with developers collecting deposits for projects without proper permits or that never get built, particularly in tourist areas like Punta Cana and Puerto Plata.

Fake or unlicensed real estate agents operate throughout the Dominican Republic, using false credentials to gain trust and facilitate fraudulent transactions. These phantom agents often pressure buyers to make quick decisions and payments before proper verification can occur.

It's something we develop in our Dominican Republic property pack.

How can I verify the legitimacy of the property owner?

Request the Certificado de Título (Official Title Certificate) directly from the Registro de Títulos to confirm the owner's name matches exactly with the seller's identification documents.

Cross-check the seller's Dominican ID card or passport with their spouse's documents if they are married, as Dominican law requires spousal consent for property sales. Any discrepancies in names, spellings, or identification numbers should be thoroughly investigated before proceeding.

Engage a licensed Dominican real estate attorney to perform this verification through official government channels and conduct a comprehensive land registry search. This attorney should have access to the national property database and can verify ownership history, including any transfers or disputes in the past five years.

If the seller is a company rather than an individual, request commercial registry documents, tax compliance certificates, and proof that company representatives have legal authority to sell the property on behalf of the organization.

What documents should I ask for when buying property?

1. **Original and up-to-date property title (Certificado de Título)** - This must be less than 90 days old and obtained directly from the Registro de Títulos 2. **Seller's personal identification** - Dominican ID card or passport, plus spouse's documents if married 3. **Official topographical survey** - Current survey showing exact boundaries and measurements of the property 4. **Certificate of no encumbrances/debts (Certificado de No Gravamen)** - Confirms no liens, mortgages, or legal claims exist 5. **Certificate of no outstanding taxes** - Proof that all property taxes and municipal fees are current 6. **Purchase/sales agreement signed before a notary** - Legally binding contract outlining all terms and conditions 7. **Power of attorney documentation** - If either party is represented by an agent or attorney

How can I confirm that the property has clear ownership titles?

Obtain a certified land registry record directly from the Title Registry (Registro de Títulos) that shows the current registered owner, any existing liens, legal claims, and encumbrances on the property.

This official document will display the complete ownership history, including all previous transfers, mortgages, and any legal disputes or claims that have been filed against the property. The registry record should match exactly with the seller's identification and the property description you're considering purchasing.

Have a licensed surveyor verify that the physical boundaries of the property match the legal description contained in the title documents. Discrepancies between physical boundaries and legal descriptions are common sources of disputes and can indicate fraudulent activity.

Your attorney should also verify that the title registration process was completed correctly and that all required fees and taxes were paid during previous transfers of ownership.

What should I check to ensure that the property is not under any legal disputes?

Request a Certificate of Judicial Status from the relevant Dominican courts to confirm no pending litigation exists over the property you're considering purchasing.

Document Type	Issuing Authority	Information Provided
Certificate of Judicial Status	Local Courts	Pending lawsuits, legal claims
Title Registry Report	Registro de Títulos	Ownership disputes, liens
Municipal Records	Local Municipality	Zoning violations, permit issues
Tax Status Certificate	Internal Revenue Service	Outstanding tax liens
Environmental Clearance	Ministry of Environment	Environmental violations

How can I verify the zoning regulations for the property?

Obtain the official cadastral certificate and consult directly with the local municipality's urban planning or zoning office to verify current land use permissions and compliance with local regulations.

Each municipality in the Dominican Republic has specific zoning laws that determine whether properties can be used for residential, commercial, or mixed purposes. These regulations also control building heights, setback requirements, and density limitations that could affect your intended use of the property.

Ensure all existing improvements, modifications, or construction on the property have appropriate building permits and certificates of occupancy. Unpermitted construction can result in fines, forced demolition, or legal complications when you try to sell the property in the future.

Verify that the property is not located in environmentally protected areas, flood zones, or areas designated for future government infrastructure projects that could restrict your usage rights or result in expropriation.

What role does a notary play in the property transaction process?

The notary authenticates and certifies the purchase agreement, oversees the execution of the sale, and notarizes all parties' identities to ensure legal validity of the transaction.

Dominican notaries are licensed legal professionals who verify that all signatories are who they claim to be, that they understand the terms of the agreement, and that they are signing voluntarily without coercion. The notary also ensures that all required documents are properly executed and witnessed according to Dominican law.

After notarization, the signed sale agreement must be registered at the Title Registry to complete the legal transfer of ownership. The notary typically coordinates this registration process and ensures all required fees and taxes are paid.

Choose a notary who is experienced in real estate transactions and preferably recommended by your attorney, as their expertise can help identify potential issues before the sale is finalized.

How can I ensure that the property is free from debts or liens?

Request a Certificate of No Gravamen (Certificado de No Gravamen) directly from the Title Registry, which officially confirms the property is free of all encumbrances, liens, and debts.

This certificate must be current, typically issued within 30 days of your purchase, and will show any mortgages, tax liens, utility debts, or other financial obligations attached to the property. Any debts shown on this certificate must be resolved by the seller before the sale can proceed.

Obtain receipts or certificates showing that all property taxes, municipal fees, and utility bills are paid current through the date of sale. Outstanding tax obligations can become the new owner's responsibility in some cases, so verification is essential.

Your attorney should also check for any homeowner association fees, special assessments, or other recurring charges that might not appear on the official certificate but could become your obligation after purchase.

It's something we develop in our Dominican Republic property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Dominican Republic versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What is the best way to research the area and its reputation before buying?

Visit the property and surrounding neighborhood at different times of day and different days of the week to observe traffic patterns, noise levels, safety conditions, and overall neighborhood dynamics.

Talk directly to current neighbors, local expatriates, and long-term residents to get honest opinions about the area's safety, infrastructure quality, future development plans, and any recurring problems. Local Facebook groups and expatriate communities often provide valuable insider information about specific neighborhoods.

Research crime statistics through local police stations and review reports from the Dominican National Police to understand security conditions in the area. Check with the nearest hospital, fire station, and emergency services to understand response times and service quality.

Consult with established, licensed local real estate agents who have worked in the area for several years and can provide insights about property values, rental demand, and neighborhood trends that affect long-term investment potential.

How can I find out if the property was built with proper permits and approvals?

Request the original construction permit and certificate of occupancy from the seller, then verify these documents directly with the local municipality's building department.

Cross-check the municipal records to confirm that all construction, modifications, and improvements were properly approved and inspected according to local building codes. This includes electrical, plumbing, and structural work that may have been completed after the original construction.

Hire a qualified building inspector or engineer to assess whether the actual construction matches the approved plans and meets current safety standards. Unpermitted additions or modifications can result in fines, forced demolition, or complications when selling the property.

Verify that the property meets current environmental and safety regulations, particularly for properties near coastal areas, protected zones, or areas prone to natural disasters where special building requirements may apply.

What are the red flags when dealing with real estate agents in the Dominican Republic?

Lack of verifiable license or registration with local real estate boards represents the most serious red flag when dealing with Dominican Republic real estate agents.

1. **No physical office or established business presence** - Legitimate agents maintain proper offices and can provide references from previous clients 2. **Pressure to pay deposits immediately** - Professional agents allow time for proper due diligence and verification 3. **Evasive about providing documentation** - Refusing to show property titles, permits, or legal compliance documents 4. **Unwillingness to work with your attorney** - Legitimate agents welcome legal representation and third-party verification 5. **Promises that seem too good to be true** - Unrealistic returns, guaranteed appreciation, or below-market pricing without explanation

How can I get an independent property valuation before making a purchase?

Hire an independent, licensed appraiser who has no affiliation with the seller, selling agent, or developer to conduct a comprehensive property valuation.

The appraiser should provide a detailed report comparing your property to at least five similar properties that have sold within the past six months in the same area. This comparative market analysis should account for differences in size, condition, location, and amenities that affect market value.

Request multiple valuation opinions if the property represents a significant investment, particularly for luxury properties or unique locations where comparable sales data may be limited. The cost of additional appraisals is minimal compared to the risk of overpaying for a property.

Ensure your appraiser is familiar with local market conditions and has specific experience valuing properties in the Dominican Republic, as international appraisal standards may not account for local market factors that affect property values.

It's something we develop in our Dominican Republic property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. USHombi - Dominican Republic Real Estate Scams
2. Simply Dominican - Requirements for Foreign Buyers
3. Dominican Today - Critical Due Diligence Checks
4. GTA Homes - Real Estate Fraud Protection
5. Epicenter NYC - Real Estate Scams Targeting Dominicans
6. FAM Legal Services - Property Title Laws
7. Dominican Certificates - Property Records and Land Titles
8. Real Estate Las Terrenas - Legal Process of Buying Property