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
The Dominican Republic attracts thousands of foreign buyers each year with its beaches, affordable prices, and equal ownership rights for foreigners, but the gap between what the law promises and what actually happens on the ground is where most people lose money.
We constantly update this blog post to reflect the latest scams, regulations, and insider lessons from foreign buyers in the Dominican Republic.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the Dominican Republic.
How risky is buying property in the Dominican Republic as a foreigner in 2026?
Can foreigners legally own properties in the Dominican Republic in 2026?
As of early 2026, foreigners can legally own residential property in the Dominican Republic with the same rights as Dominican citizens, thanks to Law 108-05 which governs the country's real estate registry system.
The main restriction to know about is that properties within 60 meters of the coastline and near international borders require special permits from the Ministry of Armed Forces, but this rarely affects typical condo or house purchases in tourist areas like Punta Cana, Las Terrenas, or Santo Domingo.
Most foreigners buying property in the Dominican Republic simply purchase directly in their own name, though some use Dominican corporations or trusts (fideicomisos) for tax planning or privacy reasons, especially for higher-value properties.
What really matters is not your passport but whether the property is properly registered in the Registro Inmobiliario (Land Registry) and whether the transfer follows the official DGII and registry steps.
What buyer rights do foreigners actually have in the Dominican Republic in 2026?
As of early 2026, foreigners in the Dominican Republic have the right to register property ownership, request official certificates showing a property's legal status, and pursue legal remedies in Dominican courts if something goes wrong.
If a seller breaches a contract in the Dominican Republic, foreigners can enforce their rights through the Land Courts (Tribunales de Tierras), though the process typically takes 3 to 7 years, which is why prevention through proper verification matters far more than relying on enforcement after the fact.
The most common mistake foreign buyers make in the Dominican Republic is assuming that a signed contract or a deposit receipt gives them the same protections as registered ownership, when in reality your rights only become enforceable once the property is properly transferred and registered in your name at the Registro Inmobiliario.
How strong is contract enforcement in the Dominican Republic right now?
Contract enforcement in the Dominican Republic in early 2026 is real but slow, with the country ranking 86th out of 142 countries in the World Justice Project's Rule of Law Index, placing it behind Mexico and Costa Rica but showing measurable improvement over recent years.
The main weakness foreigners should know about is that Dominican courts move slowly, property disputes can drag on for years, and the entire process is conducted in Spanish, which creates a disadvantage for buyers who do not speak the language or fully understand local procedures.
By the way, we detail all the documents you need and what they mean in our property pack covering the Dominican Republic.
Buying real estate in the Dominican Republic can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in the Dominican Republic right now?
Are scams against foreigners common in the Dominican Republic right now?
Scams targeting foreigners in the Dominican Republic are common enough that you should expect to encounter at least one suspicious deal during your property search, especially in tourist hotspots like Punta Cana, Las Terrenas, Cabarete, and Sosua.
Pre-construction condos and "reservation deposit" deals are the most frequently targeted transaction types in the Dominican Republic, because money changes hands before paperwork is verified, and developers or intermediaries can disappear before delivery.
The profile most commonly targeted by scammers in the Dominican Republic is the first-time foreign buyer who does not speak Spanish, shops remotely or online, and feels pressure to "lock in" a deal quickly without independent verification.
The single biggest warning sign that a deal may be a scam in the Dominican Republic is when someone asks you to pay a deposit before you can independently verify the property's legal status through the Registro Inmobiliario, because legitimate sellers have nothing to hide.
What are the top three scams foreigners face in the Dominican Republic right now?
The top three scams foreigners face when buying property in the Dominican Republic are reservation deposit traps (where you pay to "hold" a unit before verifying it's real and unencumbered), title or ownership misrepresentation (where the seller is not the actual owner or cannot transfer cleanly), and hidden encumbrances (liens, mortgages, or tax debts that only surface after you have paid).
The most common scam in the Dominican Republic unfolds like this: a broker shows you an attractive property, pressures you to pay a deposit immediately to "beat other buyers," provides unofficial paperwork or photos instead of registry certificates, and then either disappears or reveals complications that require more payments to "resolve."
The single most effective protection against each of these three scams in the Dominican Republic is to never pay any money until you have personally obtained the Certificación del Estado Jurídico del Inmueble from the Registro Inmobiliario, which proves the property's legal status, current owner, and any registered debts or claims.
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.
How do I verify the seller and ownership in the Dominican Republic without getting fooled?
How do I confirm the seller is the real owner in the Dominican Republic?
The standard verification process in the Dominican Republic is to request the property's identifiers and then obtain a Certificación del Estado Jurídico del Inmueble directly from the Registro Inmobiliario, which shows the current registered owner and whether they have the legal right to sell.
The official document foreigners must check in the Dominican Republic is this Estado Jurídico certificate from the Land Registry, not a photocopy of a title or a screenshot sent by a broker, because only the registry-issued certificate reflects the current legal reality.
The most common trick fake sellers use in the Dominican Republic is showing buyers photos or outdated copies of title documents while discouraging them from requesting fresh certificates, claiming it is "unnecessary" or "takes too long," and this happens commonly enough that you should treat any such pushback as a red flag.
Where do I check liens or mortgages on a property in the Dominican Republic?
The official place to check liens or mortgages on a property in the Dominican Republic is the Registro Inmobiliario, specifically through the Certificación del Estado Jurídico del Inmueble, which lists all active entries (asientos vigentes) including any registered debts or encumbrances.
When checking for liens in the Dominican Republic, you should request the certificate showing all "cargas y gravámenes" (burdens and encumbrances) and confirm there are no active mortgages, court annotations, or pending legal claims against the property.
The type of encumbrance most commonly missed by foreign buyers in the Dominican Republic is unpaid property taxes (IPI arrears) or pending condominium fees, because these often do not appear on a quick title check and only surface at closing when the seller needs clearance certificates.
It's one of the aspects we cover in our our pack about the real estate market in the Dominican Republic.
How do I spot forged documents in the Dominican Republic right now?
The most common type of forged document in Dominican Republic property scams is a fake or outdated title certificate, and while sophisticated forgeries are not extremely common, using unofficial documents to mislead buyers happens often enough that you should never rely on any paper that was not freshly obtained from the registry.
Red flags that indicate a document may be forged in the Dominican Republic include receiving scanned images instead of originals, seeing documents without proper registry stamps or signatures, being told you cannot request your own copy from the Registro Inmobiliario, or noticing inconsistencies between what the broker claims and what the document actually says.
The official verification method in the Dominican Republic is to request the Certificación del Estado Jurídico del Inmueble directly from the Registro Inmobiliario yourself or through your own attorney, because this replaces trust with institutional issuance and makes forgery nearly impossible.
Get the full checklist for your due diligence in the Dominican Republic
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in the Dominican Republic?
What hidden costs surprise foreigners when buying a property in the Dominican Republic?
The three most common hidden costs that surprise foreigners buying property in the Dominican Republic are the 3% transfer tax (around $6,000 USD or 5,400 EUR on a $200,000 property), annual property tax (IPI) of 1% on value above approximately $170,000 USD (around 155,000 EUR), and unpaid seller obligations like back taxes or condo fees that become your problem at closing.
The hidden cost most often deliberately concealed by sellers or agents in the Dominican Republic is outstanding IPI property tax debt or condominium fee arrears, which is common enough that you should always request a "Certificación de No Deuda" (certificate of no debt) before finalizing any purchase.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Dominican Republic.
Are "cash under the table" requests common in the Dominican Republic right now?
Requests for undeclared cash payments in Dominican Republic property transactions are common, especially framed as "discounts for cash" or suggestions to declare a lower sale price on official documents to reduce the 3% transfer tax.
The typical reason sellers give for requesting undeclared cash in the Dominican Republic is to reduce tax liability for both parties, often presenting it as a "favor" or standard practice, but the real motive is usually to avoid capital gains taxes or hide income from authorities.
The legal risks foreigners face if they agree to an undeclared cash payment in the Dominican Republic include future tax audits, difficulty proving your purchase price if you resell the property (which inflates your capital gains tax), and potential accusations of complicity in tax evasion, which can complicate your residency or future transactions.
Are side agreements used to bypass rules in the Dominican Republic right now?
Side agreements to bypass official rules are common in Dominican Republic property transactions, especially in pre-construction deals where buyers sign informal "reservation receipts" or receive verbal promises about delivery dates, finishes, or payment schedules that never appear in the main contract.
The most common type of side agreement in the Dominican Republic is an informal payment arrangement where you pay part of the price in cash or through untracked channels, with only a portion of the transaction appearing in official documents submitted to the registry and tax authorities.
The legal consequences foreigners face if a side agreement is discovered by authorities in the Dominican Republic include having the transaction voided, being liable for unpaid taxes plus penalties, losing legal protection for any promises made outside the official contract, and in serious cases, facing investigation for fraud or money laundering.
We made this infographic to show you how property prices in the Dominican Republic compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I trust real estate agents in the Dominican Republic in 2026?
Are real estate agents regulated in the Dominican Republic in 2026?
As of early 2026, real estate agents in the Dominican Republic are not required to have a government license, which means anyone can call themselves an agent and there is no official body that guarantees their competence or ethical behavior.
The closest thing to an official credential in the Dominican Republic is membership in the Asociación de Agentes y Empresas Inmobiliarias (AEI), which is an industry association that promotes ethical standards, but membership is voluntary and does not carry the weight of a state-issued license.
Foreigners can verify whether an agent is affiliated with AEI by checking the association's website at aei.com.do, but since this is not a legal requirement, the safest approach is to treat agents as helpful for market navigation while relying on the Registro Inmobiliario and your own attorney for actual verification.
Please note that we have a list of contacts for you in our property pack about the Dominican Republic.
What agent fee percentage is normal in the Dominican Republic in 2026?
As of early 2026, the normal real estate agent commission in the Dominican Republic is around 5% to 6% of the property's sale price, though rates can range from 3% to 10% depending on the area, property type, and whether the agent works exclusively or shares commissions.
The typical range covering most residential transactions in the Dominican Republic is 5% to 10%, with agencies like Century21 and ReMax at the higher end (often 6% to 10%) and individual agents or less established firms sometimes offering lower rates around 3% to 5%.
In the Dominican Republic, the seller or developer typically pays the agent commission from the sale proceeds, which means buyers usually do not pay agent fees directly, though this should always be confirmed in writing before you sign anything.
Get the full checklist for your due diligence in the Dominican Republic
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in the Dominican Republic?
What structural inspection is standard in the Dominican Republic right now?
The standard structural inspection process for property purchases in the Dominican Republic is unfortunately minimal, with many foreign buyers doing only a cosmetic walkthrough, which is why those who avoid problems typically hire an independent engineer or inspector beyond what the seller offers.
A qualified inspector in the Dominican Republic should check the foundation, roof and waterproofing, electrical systems, plumbing, water intrusion points, salt corrosion on metal elements (especially in coastal properties), and any signs of structural damage consistent with the country's seismic activity.
The professional qualified to perform structural inspections in the Dominican Republic is a licensed civil engineer (ingeniero civil) or an architect with construction experience, and it is worth paying for an independent expert rather than relying on someone recommended by the seller or developer.
The most common structural issues revealed by inspections in Dominican Republic properties are water intrusion and moisture damage (often hidden by fresh paint), poor drainage, salt corrosion on rebar and metal fixtures in coastal areas, inadequate waterproofing on roofs and terraces, and substandard electrical work.
How do I confirm exact boundaries in the Dominican Republic?
The standard process for confirming property boundaries in the Dominican Republic is to request a survey (deslinde) that matches the official registry records and to physically verify on the ground that what you are buying corresponds to what is legally registered.
The official document showing legal boundaries in the Dominican Republic is the registered survey plan (plano catastral) held at the Registro Inmobiliario, which should match the property description in your Certificación del Estado Jurídico del Inmueble.
The most common boundary dispute affecting foreign buyers in the Dominican Republic involves properties that are not properly "deslindado" (surveyed and legally demarcated), where the actual fence line or understood boundaries differ from what is registered, leading to conflicts with neighbors or discovering your plot is smaller than expected.
The professional you should hire to physically verify boundaries in the Dominican Republic is an agrimensor (licensed surveyor) who can compare the registered plans with the actual property and certify whether they match.
What defects are commonly hidden in the Dominican Republic right now?
The top three defects sellers commonly conceal from buyers in the Dominican Republic are water intrusion and moisture problems (common, often covered with fresh paint), roof and waterproofing failures (common in both houses and condos), and electrical or plumbing issues that only become apparent after move-in (sometimes happens, especially in older buildings or rushed developments).
The inspection techniques that help uncover hidden defects in the Dominican Republic include using moisture meters to detect water damage behind walls, checking for salt corrosion on any exposed metal (especially near the coast), running all plumbing fixtures and electrical circuits during the inspection, and visiting the property during or after rain to see how water drains.
We have made this infographic to give you a quick and clear snapshot of the property market in the Dominican Republic. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What insider lessons do foreigners share after buying in the Dominican Republic?
What do foreigners say they did wrong in the Dominican Republic right now?
The most common mistake foreigners say they made when buying property in the Dominican Republic is paying money before they independently verified the property's legal status through the Registro Inmobiliario, trusting brokers or developers too quickly because the property "felt right."
The top three regrets foreign buyers mention after purchasing in the Dominican Republic are not hiring their own attorney from the start, rushing to pay a deposit under pressure instead of walking away, and assuming that a big developer name or nice marketing meant the paperwork would be clean.
The single piece of advice experienced foreign buyers most often give to newcomers in the Dominican Republic is to treat paperwork as the actual asset, not the pool view or the beach proximity, because your legal position is only as strong as what you can verify and register.
The mistake that foreigners say cost them the most money or stress in the Dominican Republic is discovering title problems or encumbrances after they had already paid, when their leverage was gone and their only option was expensive legal action or walking away from their deposit.
What do locals do differently when buying in the Dominican Republic right now?
The key difference in how locals approach buying property in the Dominican Republic is that they treat the Registro Inmobiliario certificates as non-negotiable starting points, not optional extras, and they are far more willing to walk away immediately if a seller resists verification.
The verification step locals routinely take that foreigners often skip in the Dominican Republic is personally visiting or sending someone they trust to the local Registro de Títulos office to request certificates directly, rather than accepting whatever documents the seller or broker provides.
The local knowledge advantage that helps Dominicans get better deals is knowing which developers or sellers have reputations for clean transactions versus those known for problems, which neighborhoods have complicated title histories, and how to recognize when a price is too good because it signals hidden issues rather than a genuine opportunity.
Don't buy the wrong property, in the wrong area of the Dominican Republic
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about the Dominican Republic, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Registro Inmobiliario (RI) | Official Land Registry under the Dominican judiciary. | We used it to describe how title, liens, and certificates work. We named the exact documents you should request before paying anything. |
| Law 108-05 (Registro Inmobiliario) | The governing statute for real estate registry in the Dominican Republic. | We used it to explain what counts as legal ownership. We clarified why the Certificate of Title is central and informal land is risky. |
| DGII Transfer Guide | Tax authority and Registry aligning official transfer steps. | We used it to describe the clean transfer pathway. We highlighted where scams try to shortcut official processes. |
| Pro Consumidor | Consumer protection authority documenting active fraud cases. | We used it to prove real estate scams are not hypothetical. We extracted the lesson: verify like you're doing anti-fraud, not shopping. |
| World Justice Project Rule of Law Index | Global benchmark based on surveys and expert assessments. | We used it to ground contract enforcement strength in data. We avoided relying on anecdotes about Dominican courts. |
| Transparency International (CPI) | Primary publisher of the Corruption Perceptions Index. | We used it to quantify corruption as a factor in permitting and enforcement. We justified stricter documentation discipline. |
| DGII IPI Tax Guide | Official taxpayer guidance on annual property tax. | We used it to explain recurring costs foreigners miss. We flagged the "seller hasn't paid taxes" closing surprise. |
| Ministry of Finance (ITI) | Ministry page referencing the legal basis for transfer tax. | We used it to anchor transfer tax reality. We explained why under-declaring value creates future legal risk. |
| ONESVIE | National office for seismic evaluation and structural vulnerability. | We used it to justify why structural inspections matter. We explained what serious inspections should cover beyond cosmetics. |
| AEI (Real Estate Association) | Industry association promoting ethical agent standards. | We used it to explain agent verification options. We clarified that membership is voluntary, not a government license. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Dominican Republic. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.