Authored by the expert who managed and guided the team behind the Dominican Republic Property Pack
Yes, the analysis of Punta Cana's property market is included in our pack
If you're thinking about investing in Punta Cana real estate, you're probably wondering what kind of rental returns you can actually expect in 2026.
In this article, we break down gross yields, net yields, vacancy rates, and the costs that eat into your profits, all based on the latest data available.
We keep this blog post constantly updated so you always have fresh numbers to work with.
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 Punta Cana.
Insights
- Punta Cana gross rental yields typically land around 7.5% in early 2026, but short-term rental investors who optimize occupancy and pricing can push closer to 10%.
- The gap between gross and net yields in Punta Cana is often 3 percentage points or more, mainly because of high STR management fees (around 25% of booking revenue) and electricity costs from air conditioning.
- El Cortecito and Los Corales consistently deliver higher yields than Cap Cana, where luxury pricing compresses returns even when rents are strong.
- AirDNA data shows La Altagracia province averages about 43% STR occupancy, which means more than half the year your rental could sit empty if you don't manage seasonality well.
- Studios and one-bedroom condos in Punta Cana tend to outperform larger units on yield per dollar invested because they match the largest pool of short-stay visitors.
- Verón offers some of the highest yields in the Punta Cana area because entry prices are lower and demand comes from local workers rather than just tourists.
- The Dominican property tax (IPI) applies at 1% on values above the exempt threshold, which means many mid-range Punta Cana condos fall within taxable territory.
- Long-term landlords in Punta Cana should budget for 3 to 6 weeks of vacancy per year, while STR owners need to plan around seasonal booking patterns.
What are the rental yields in Punta Cana as of 2026?
What's the average gross rental yield in Punta Cana as of 2026?
As of early 2026, the average gross rental yield in Punta Cana sits around 7.5% per year when you blend all common residential property types together.
That said, most properties in Punta Cana fall within a realistic gross yield range of 6% to 10%, depending on whether you're doing long-term rentals or short-term vacation rentals and how well-located your unit is.
Compared to national benchmarks, Punta Cana's yields are competitive with or slightly above Dominican Republic averages, which typically cluster in the mid-to-high single digits for major cities according to Global Property Guide data.
The single biggest factor driving gross yields in Punta Cana right now is tourism volume, because the area's rental market is so tightly connected to visitor arrivals at Punta Cana International Airport.
What's the average net rental yield in Punta Cana as of 2026?
As of early 2026, the average net rental yield in Punta Cana is around 4.5% per year after accounting for typical landlord expenses.
This means you can expect to lose roughly 3 percentage points between gross and net yields in Punta Cana, which is a bigger gap than in many other markets.
The expense that takes the biggest bite out of your gross yield in Punta Cana is property management, especially for short-term rentals where full-service managers typically charge 20% to 30% of booking revenue.
Most standard investment properties in Punta Cana land somewhere between 3.5% and 6.5% net yield, with the wide range reflecting differences in management costs, condo fees, and whether the owner is running an optimized STR operation or a simpler long-term lease.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Punta Cana.
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.
What yield is considered "good" in Punta Cana in 2026?
Local investors in Punta Cana generally consider a gross rental yield of 8% or higher to be "good" in early 2026, with anything above 10% seen as excellent (usually requiring a well-run short-term rental).
The threshold that separates average performers from high performers is usually around that 8% gross mark, because below that you're often just matching what you could achieve in less operationally complex markets.
How much do yields vary by neighborhood in Punta Cana as of 2026?
As of early 2026, the spread between the highest-yield and lowest-yield neighborhoods in Punta Cana is typically 3 to 5 percentage points, which is a significant gap for the same type of property.
Neighborhoods that deliver the highest rental yields in Punta Cana tend to combine beach access with reasonable entry prices, such as El Cortecito, Los Corales, central Bávaro near services, and Verón (which attracts more local long-term renters).
On the other end, the lowest yields usually show up in premium areas like Cap Cana, Punta Cana Village, and ultra-prime beachfront pockets where purchase prices have run far ahead of what rents can realistically achieve.
The main reason yields vary so much across Punta Cana neighborhoods is simply that purchase prices don't rise in lockstep with achievable rents, so paying a lifestyle or prestige premium often means accepting compressed returns.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Punta Cana.
How much do yields vary by property type in Punta Cana as of 2026?
As of early 2026, gross rental yields across different property types in Punta Cana range from around 5% for large villas to 9% or more for well-positioned studios and one-bedroom condos.
Studios and compact one-bedroom units currently deliver the highest average gross rental yields in Punta Cana because they rent efficiently and match the largest segment of visitor demand.
Large houses and luxury villas typically deliver the lowest gross yields in Punta Cana, even though they can generate high absolute revenue, because purchase prices scale up faster than rental income.
The key reason yields differ between property types in Punta Cana is that renters (especially short-term visitors) are price-sensitive on a nightly basis, so smaller units capture more of the demand pool while costing less to buy.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Punta Cana?
- What rental yields can you expect for a villa in Punta Cana?
- What rental yields can you expect for a condo in Punta Cana?
What's the typical vacancy rate in Punta Cana as of 2026?
As of early 2026, the typical vacancy rate for long-term rentals in Punta Cana runs around 6% to 10% annually (roughly 3 to 6 weeks of empty time), while short-term rentals average about 57% vacancy based on the inverse of AirDNA's 43% occupancy figure for La Altagracia.
Vacancy rates vary significantly across Punta Cana neighborhoods, with tourist-heavy areas like Los Corales seeing stronger STR booking velocity and local-demand zones like Verón experiencing more stable long-term occupancy.
The main factor driving vacancy in Punta Cana is seasonality, because the area's rental market rises and falls with tourist arrivals, which peak in winter months and slow down in late summer and fall.
Compared to other Dominican markets, Punta Cana's vacancy patterns are more volatile due to the heavy reliance on international tourism, though the overall demand base remains strong thanks to continued airport traffic growth.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Punta Cana.
What's the rent-to-price ratio in Punta Cana as of 2026?
As of early 2026, the average monthly rent-to-price ratio in Punta Cana is approximately 0.6%, which means monthly rent equals about 0.6% of the property's purchase price.
Buy-to-let investors in Punta Cana generally look for a rent-to-price ratio of at least 0.65% to 0.7% monthly (around 8% annualized), since this directly translates to gross yield and higher ratios mean faster payback on your investment.
Compared to other Caribbean and Latin American resort markets, Punta Cana's rent-to-price ratio is competitive, sitting in a similar range to markets like Playa del Carmen while often beating more mature destinations where prices have outpaced rental growth.
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.
Which neighborhoods and micro-areas in Punta Cana give the best yields as of 2026?
Where are the highest-yield areas in Punta Cana as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Punta Cana are El Cortecito, Los Corales, and central Bávaro near the main service corridors, with Verón also standing out for long-term rental investors.
These high-yield areas in Punta Cana typically deliver gross rental yields in the 8% to 10% range when properties are well-managed and positioned for the right renter segment.
What these areas share is a combination of walkable beach access, dense renter demand (both tourists and local workers), and purchase prices that haven't yet been inflated by luxury branding or exclusivity premiums.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Punta Cana.
Where are the lowest-yield areas in Punta Cana as of 2026?
As of early 2026, the lowest-yield neighborhoods in Punta Cana include Cap Cana, Punta Cana Village, and the ultra-prime beachfront pockets where luxury pricing dominates.
These low-yield areas in Punta Cana typically deliver gross rental yields in the 4% to 6% range, which can still mean strong absolute income but represents weaker returns relative to the capital invested.
The main reason yields are compressed in these areas is that buyers pay significant premiums for brand, security, amenities, and exclusivity, while rents face practical ceilings based on what even wealthy visitors will pay per night.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Punta Cana.
Which areas have the lowest vacancy in Punta Cana as of 2026?
As of early 2026, the neighborhoods with the lowest vacancy rates in Punta Cana are Verón (for long-term rentals), central Bávaro near services and jobs, and Los Corales and El Cortecito for short-term rentals with strong booking velocity.
These low-vacancy areas typically maintain occupancy rates above 50% for STR (versus the market average of 43%) or experience just 2 to 4 weeks of turnover time per year for long-term leases.
The main demand driver keeping vacancy low in these Punta Cana neighborhoods is the diversity of the renter base, since they attract both tourists and local workers, which smooths out seasonal dips.
The trade-off investors face when targeting these low-vacancy areas is that the entry prices have already been bid up by competition, so you're often sacrificing some yield points in exchange for more predictable occupancy.
Which areas have the most renter demand in Punta Cana right now?
The three neighborhoods currently experiencing the strongest renter demand in Punta Cana are Los Corales and El Cortecito for short-term visitors, plus Verón for local workers and long-term tenants.
In the tourist-focused areas like Los Corales and El Cortecito, demand is driven primarily by couples, solo travelers, and small groups looking for beach-adjacent vacation rentals, while Verón attracts hospitality workers, service employees, and families seeking affordable housing.
In these high-demand neighborhoods, well-priced rental listings typically get snapped up within days for long-term leases, and STR properties with good reviews maintain strong booking rates even during shoulder season.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Punta Cana.
Which upcoming projects could boost rents and rental yields in Punta Cana as of 2026?
As of early 2026, the top projects expected to boost rents in Punta Cana are continued expansion at Punta Cana International Airport (increasing flight capacity), new hotel and resort developments in the Bávaro-Cap Cana corridor, and infrastructure improvements outlined in MITUR/SITUR destination reports.
The neighborhoods most likely to benefit from these projects are central Bávaro, Los Corales, El Cortecito, Cabeza de Toro (near resort development), and Verón (which absorbs workforce demand spillover from new hospitality jobs).
Investors might realistically expect rent increases of 5% to 15% in neighborhoods directly impacted by these projects once they're completed, though the timeline and magnitude will depend on how quickly new visitor capacity translates into actual arrivals.
You'll find our latest property market analysis about Punta Cana here.
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What property type should I buy for renting in Punta Cana as of 2026?
Between studios and larger units in Punta Cana, which performs best in 2026?
As of early 2026, studios and one-bedroom units outperform larger units in Punta Cana on both rental yield and occupancy, making them the better choice for most investors focused on returns.
Studios in Punta Cana typically deliver gross yields in the 8% to 10% range (around 16,000 to 25,000 DOP, or $275 to $425 USD, or €250 to €390 EUR monthly per $50,000 invested), while larger two- and three-bedroom units often fall to 6% to 8%.
The main factor explaining this gap is that the short-term rental market in Punta Cana is dominated by couples and solo travelers who book smaller units, so demand depth is simply higher for compact spaces.
That said, larger units can be the better investment when you're targeting families, groups, or longer-stay remote workers who need more space and are willing to pay premium nightly rates during peak season.
What property types are in most demand in Punta Cana as of 2026?
As of early 2026, the most in-demand property type in Punta Cana is the one- to two-bedroom condo in an amenity building or resort-style community with pool and security.
The top three property types ranked by current renter demand in Punta Cana are: first, one- to two-bedroom condos (highest booking velocity for STR and fastest lease-up for long-term); second, two- to three-bedroom townhouses (popular with families and longer stays); and third, select villas (strong with groups but more seasonal).
The primary trend driving this demand pattern is the growth of short-stay tourism and remote workers who want the security and amenities of a managed building without the hassle of maintaining a standalone house.
Large standalone houses outside gated communities are currently underperforming in demand and likely to stay that way, because they lack the amenities tourists expect and require more maintenance than most renters want to deal with.
What unit size has the best yield per m² in Punta Cana as of 2026?
As of early 2026, the unit size that delivers the best gross rental yield per square meter in Punta Cana is the compact studio or one-bedroom in the 35 to 55 m² range.
These optimal-sized units in Punta Cana typically generate gross yields of around 8% to 10% per m² (roughly 3,200 to 4,500 DOP, or $55 to $75 USD, or €50 to €70 EUR in monthly rent per m²), outperforming larger formats on efficiency.
The main reason smaller units win on yield per m² is that rent doesn't scale linearly with size in Punta Cana: a 100 m² unit rarely commands twice the rent of a 50 m² unit, but it often costs close to twice as much to buy.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Punta Cana.
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 costs cut my net yield in Punta Cana as of 2026?
What are typical property taxes and recurring local fees in Punta Cana as of 2026?
As of early 2026, the annual property tax (IPI) for a typical rental apartment in Punta Cana valued above the exempt threshold runs around 1% of the taxable value, which might translate to roughly 60,000 to 150,000 DOP ($1,000 to $2,500 USD, or €900 to €2,300 EUR) depending on your property's assessed value.
Beyond property tax, landlords in Punta Cana must also budget for condo or common-area fees, which typically range from 3,000 to 15,000 DOP ($50 to $250 USD, or €45 to €230 EUR) per month depending on the building's amenities and services.
Together, these taxes and fees usually represent around 5% to 10% of gross rental income in Punta Cana, which is a meaningful chunk that many first-time investors underestimate.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Punta Cana.
What insurance, maintenance, and annual repair costs should landlords budget in Punta Cana right now?
Annual landlord insurance in Punta Cana typically costs around 0.2% to 0.6% of property value, which works out to roughly 12,000 to 60,000 DOP ($200 to $1,000 USD, or €180 to €920 EUR) per year for a mid-range rental unit.
For maintenance and repairs, landlords in Punta Cana should budget approximately 0.7% to 1.2% of property value annually, or around 1% to 2% of gross rental income, because the coastal climate with salt air, humidity, and heavy AC use accelerates wear and tear.
The repair expense that most commonly catches Punta Cana landlords off guard is air conditioning failures, which happen frequently due to constant use and salt corrosion, and can cost $300 to $800 USD to fix or replace.
All together, landlords should realistically budget around 70,000 to 180,000 DOP ($1,200 to $3,000 USD, or €1,100 to €2,750 EUR) annually for combined insurance, maintenance, and repairs on a typical Punta Cana rental property.
Which utilities do landlords typically pay, and what do they cost in Punta Cana right now?
In Punta Cana, landlords typically pay electricity, water, and internet for short-term rentals, while long-term leases often shift electricity to tenants (though "all-in" furnished rentals with utilities included are common for foreign tenants).
For landlord-paid utilities in a typical one- to two-bedroom Punta Cana rental, expect to budget around 6,000 to 20,000 DOP ($100 to $350 USD, or €90 to €320 EUR) per month, with electricity being the swing factor since AC-heavy months can push costs significantly higher.
What does full-service property management cost, including leasing, in Punta Cana as of 2026?
As of early 2026, full-service property management in Punta Cana for short-term rentals typically costs 20% to 30% of booking revenue (around 25% is common), which includes guest communication, cleaning coordination, pricing optimization, and turnover management.
For long-term rental management, fees are generally lower at around 8% to 12% of monthly rent, plus a one-time leasing or tenant-placement fee equivalent to roughly half to one month's rent when finding a new tenant.
What's a realistic vacancy buffer in Punta Cana as of 2026?
As of early 2026, landlords in Punta Cana should set aside around 8% to 15% of expected annual rental income as a vacancy buffer, depending on whether they're doing long-term or short-term rentals.
For long-term rentals, this translates to roughly 3 to 6 weeks of vacancy per year for tenant turnover and marketing time, while STR owners should plan around the 43% average occupancy rate (meaning budgeting for roughly 30 weeks of unbookable or slow periods annually).
Buying real estate in Punta Cana can be risky
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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 Punta Cana, 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Banco Central de la República Dominicana (BCRD) | It's the Dominican Republic's official central bank and primary publisher of national macro and tourism statistics. | We used it to ground the demand engine behind Punta Cana rents by tracking tourism flows. We also used it to keep our analysis anchored in official, verifiable data. |
| BCRD Tourism Flow Report (January-July 2025) | It's a formal BCRD statistical release with official visitor counts and time periods. | We used it to validate that non-resident arrivals remained high heading into 2026. We treat this as a key demand driver for both long-term and short-term rental performance. |
| Oficina Nacional de Estadística (ONE) | It's the Dominican Republic's national statistics office and official coordinator of statistical systems. | We used it for official context on housing and construction costs in our underwriting assumptions. We also used it to avoid relying on market rumors for broad housing context. |
| ONE Construction Cost Index (ICDV) | It's an official construction cost index produced by ONE with published methodology. | We used it to frame why replacement costs matter for property prices. We used it as an official cross-check when explaining yield compression as prices rise faster than rents. |
| DGII IPI Tax Guide | It's published by the Dominican tax authority and provides official rates and thresholds. | We used it to quantify annual property tax exposure that cuts net yields. We used the thresholds and rates to build realistic tax line items in our net yield calculations. |
| DGII Ley 18-88 (IPI Law) | It's the underlying property tax law text hosted by the official tax authority portal. | We used it as the legal backbone behind our IPI discussion. We used it to ensure we weren't oversimplifying property tax beyond what the law framework supports. |
| DGII Property Transfer Brochure | It's an official DGII guidance document for property transfers. | We used it to cover transaction costs that affect an investor's true return. We used it to explain why headline yields can look better than actual investor returns after closing costs. |
| Registro Inmobiliario Ley 5038 (Condominium Law) | It's the official legal text from the Dominican land registry authority covering condominiums. | We used it to explain why condo fees exist and why they're non-optional. We used it to justify including common-area charges in net yield math for condos and townhomes. |
| AirDNA La Altagracia MarketMinder | AirDNA is a widely used STR analytics provider with transparent KPIs based on large listing datasets. | We used it to anchor Punta Cana's STR occupancy, ADR, and revenue at the provincial level. We used those KPIs to translate STR performance into yield ranges for 2026. |
| AirDNA Market Data Methodology | It explains what metrics AirDNA tracks and how the platform is used for STR research. | We used it to explain our STR methodology clearly. We used it to support discussing STR vacancy as occupancy and seasonality rather than traditional vacancy. |
| Punta Cana International Airport News | It's the official airport operator's publication stream for traffic and development updates. | We used it to identify infrastructure momentum that can lift renter demand. We used it to support the upcoming projects section with an official local source. |
| MITUR/SITUR Punta Cana Investment Report | It's hosted on the Dominican tourism ministry's statistics platform and focuses on the Punta Cana destination. | We used it to validate the development pipeline of hotel and real estate projects. We used it to support the projects discussion with government-linked reporting. |
| Global Property Guide Dominican Republic | It's a long-running international property research publisher that discloses its yield methodology. | We used it to benchmark Dominican Republic gross yields as a reality check. We used its methodology to explain how listing-based yield estimates are typically built. |
| Superintendencia de Electricidad (SIE) Tariff Resolution | It's an official regulator document that sets and updates regulated electricity tariff structures. | We used it to anchor the fact that electricity pricing is regulated and periodically updated. We used it to justify a meaningful utilities budget in net yield math for AC-heavy rentals. |
| Punta Cana Host Pricing | It's a local, transparent fee card showing real market pricing for full-service STR management. | We used it as a concrete reference point for property management costs in Punta Cana. We used it to avoid vague management fee assumptions in our net yield calculations. |
| Superintendencia de Seguros | It's the Dominican insurance regulator that oversees the insurance market. | We used it for context on insurance being a regulated sector. We validated that insurance costs follow standard market structures for property coverage. |
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