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
Looking to understand the current housing prices in Santo Domingo? You're in the right place.
We constantly update this blog post with the latest data so you always have access to fresh, reliable numbers.
Below, we break down everything from median prices to neighborhood comparisons, all written as of the first half of 2026.
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 Santo Domingo.
Insights
- The median home price in Santo Domingo in 2026 sits around RD$10.5 million ($163,000), which means half of all properties sell for less than this amount.
- New construction in Santo Domingo costs about 15% more per square meter than existing homes, mainly because of rising labor costs and modern amenities like generators and pools.
- Piantini remains the most expensive neighborhood in Santo Domingo, with prices per square meter reaching RD$160,000 ($2,500), nearly three times the rate in Santo Domingo Este.
- About 72% of Santo Domingo's residential market consists of apartments and condos, making the city very different from house-dominated markets in other Caribbean capitals.
- Closed sale prices in Santo Domingo typically land 6% below listing prices, though buyers with quick financing can negotiate discounts of up to 10%.
- Santo Domingo housing prices have risen roughly 7% nominally over the past year, but only about 3% in real terms once you account for inflation.
- Over the past decade, Santo Domingo property values have more than doubled in peso terms, with a 45% real increase after adjusting for inflation.
- Entry-level apartments in Santo Domingo Este start around RD$4 million ($62,000), making them accessible for first-time buyers or investors on a budget.
- The 3% property transfer tax is the largest unavoidable cost when buying in Santo Domingo, adding RD$360,000 to a RD$12 million apartment purchase.
- Luxury penthouses in Piantini and Naco can exceed RD$80 million ($1.2 million), but this segment represents less than 5% of all Santo Domingo transactions.
What is the average housing price in Santo Domingo in 2026?
The median housing price in Santo Domingo is more useful than the average because luxury apartments and penthouses pull the average up, while the median shows what a typical buyer actually pays.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including Corotos, the Dominican Central Bank, and the National Cadastre Office, all manually verified by our team.
The median housing price in Santo Domingo in 2026 is RD$10.5 million, which converts to approximately $163,000 or €138,000. The average housing price in Santo Domingo in 2026 is higher at RD$12.1 million, or about $188,000 (€159,000), because high-end properties skew the number upward.
About 80% of residential properties in the Santo Domingo market in 2026 fall within the range of RD$6 million to RD$20 million, or roughly $93,000 to $310,000.
A realistic entry range in Santo Domingo in 2026 is RD$4 million to RD$6 million ($62,000 to $93,000 or €53,000 to €79,000), which typically gets you a 1-2 bedroom existing apartment of 55-75 square meters in Santo Domingo Este, such as in Alma Rosa or Ensanche Ozama.
Luxury properties in Santo Domingo in 2026 typically range from RD$25 million to RD$80 million or more ($388,000 to $1.24 million or €329,000 to €1.05 million), and for this you can expect a high-floor tower apartment or penthouse of 180-300 square meters in Piantini, Naco, or La Esperilla with full amenities including generator, gym, pool, and 24-hour security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Santo Domingo.
Are Santo Domingo property listing prices close to the actual sale price in 2026?
In Santo Domingo in 2026, closed sale prices are typically about 6% below listing prices, with a usual range between 3% and 10%.
This gap exists because sellers in Santo Domingo often build negotiation room into their asking prices, especially when they want to close quickly or when buyers bring strong financing. The discount tends to be larger for older buildings with weaker maintenance or outdated finishes, where buyers negotiate harder after inspections reveal needed repairs.
Get fresh and reliable information about the market in Santo Domingo
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What is the price per sq m or per sq ft for properties in Santo Domingo in 2026?
As of early 2026, the median housing price per square meter in Santo Domingo is RD$90,000 ($1,395 or €1,184), while the average is RD$95,600 per square meter ($1,482 or €1,257). In terms of square feet, the median comes to about RD$8,360 per square foot ($130 or €110) and the average is RD$8,880 per square foot ($138 or €117).
Newer luxury towers in premium neighborhoods like Piantini and Naco have the highest price per square meter in Santo Domingo in 2026 because of scarce land, modern amenities, and high-quality construction, while older walk-ups in outer municipalities like Santo Domingo Este and Norte have the lowest rates due to longer commutes and fewer building services.
The highest price per square meter in Santo Domingo in 2026 is found in Piantini and Naco, where rates typically range from RD$120,000 to RD$160,000 per square meter. The lowest rates are in Santo Domingo Este (around RD$55,000 to RD$85,000 per square meter) and Santo Domingo Oeste and Norte (RD$50,000 to RD$80,000 per square meter).
How have property prices evolved in Santo Domingo?
Compared to one year ago in January 2025, Santo Domingo housing prices have increased by about 7% in nominal terms, or roughly 3% after adjusting for inflation. This rise is mainly driven by continued construction cost increases, especially labor, and strong demand concentrated in Distrito Nacional neighborhoods where buyers prioritize security and access to services.
Looking back two years to January 2024, prices have risen approximately 14% nominally and about 6% in real terms. The pattern reflects ongoing urban densification and limited supply of prime land in popular areas like Piantini and La Esperilla, which keeps pushing values higher even as new towers are built.
By the way, we've written a blog article detailing the latest updates on property price variations in Santo Domingo.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Santo Domingo.
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 types of homes are for sale in Santo Domingo and how do prices vary in 2026?
In Santo Domingo in 2026, apartments and condos make up about 72% of the for-sale market, followed by houses at 18%, penthouses at 4%, townhouses and duplexes at 3%, villas at 2%, and low-rise units at 1%, because the city's growth has been heavily focused on multifamily tower development to accommodate urban density.
The average prices by property type in Santo Domingo as of the first half of 2026 are as follows: apartments and condos average RD$11.8 million ($183,000 or €155,000), single-family houses average RD$14.5 million ($225,000 or €191,000), penthouses average RD$32 million ($496,000 or €421,000), townhouses and duplexes average RD$13.5 million ($209,000 or €177,000), villas in premium metro areas average RD$55 million ($853,000 or €724,000), and low-rise units average RD$8 million ($124,000 or €105,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for an apartment in Santo Domingo?
- How much should you pay for a condo in Santo Domingo?
How do property prices compare between existing and new homes in Santo Domingo in 2026?
In Santo Domingo in 2026, new construction is approximately 15% more expensive per square meter than comparable existing homes in the same neighborhood.
This premium exists because new builds must absorb higher construction input costs, particularly labor which has risen significantly according to official statistics, and because buyers pay extra for modern amenities like backup generators, elevators, swimming pools, and 24-hour security that older buildings often lack.
Buying real estate in Santo Domingo can be risky
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How do property prices vary by neighborhood in Santo Domingo in 2026?
Piantini is Santo Domingo's most prestigious neighborhood in 2026, featuring luxury high-rise towers with full amenities and prices ranging from RD$25 million to RD$80 million ($388,000 to $1.24 million). The high prices reflect scarce land, proximity to business districts, strong security infrastructure, and the concentration of premium tower inventory that attracts both wealthy locals and international buyers.
La Esperilla offers a slightly more accessible entry into Santo Domingo's premium market in 2026, with prices typically ranging from RD$14 million to RD$45 million ($217,000 to $698,000). This neighborhood combines park access and partial sea views with modern tower living, making it popular among expats and professionals who want quality without paying Piantini's top rates.
Alma Rosa in Santo Domingo Este represents the value end of the market in 2026, with prices ranging from RD$4 million to RD$12 million ($62,000 to $186,000). Prices here are lower because of longer commutes to central business areas and older building stock with fewer amenities, but the neighborhood offers an entry point for first-time buyers and investors seeking rental income.
You will find a much more detailed analysis by areas in our property pack about Santo Domingo. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Piantini | Luxury / Expat | RD$25M-80M ($388k-$1.24M) | RD$120k-160k ($1,860-$2,480) | RD$11.2k-14.9k ($173-$230) |
| Naco | Central / Expat | RD$18M-55M ($279k-$853k) | RD$110k-150k ($1,705-$2,326) | RD$10.2k-13.9k ($158-$216) |
| La Esperilla | Premium / Expat | RD$14M-45M ($217k-$698k) | RD$95k-140k ($1,473-$2,171) | RD$8.8k-13k ($137-$202) |
| Bella Vista | Family / Premium | RD$12M-40M ($186k-$620k) | RD$90k-130k ($1,395-$2,016) | RD$8.4k-12.1k ($130-$187) |
| Los Cacicazgos | Family / Premium | RD$13M-42M ($202k-$651k) | RD$90k-135k ($1,395-$2,093) | RD$8.4k-12.5k ($130-$194) |
| Mirador Sur | Family / Views | RD$11M-36M ($171k-$558k) | RD$85k-125k ($1,318-$1,938) | RD$7.9k-11.6k ($122-$180) |
| Evaristo Morales | Commute / Popular | RD$9M-28M ($140k-$434k) | RD$80k-115k ($1,240-$1,783) | RD$7.4k-10.7k ($115-$166) |
| Ensanche Quisqueya | Commute / Value | RD$8M-25M ($124k-$388k) | RD$75k-110k ($1,163-$1,705) | RD$7k-10.2k ($108-$158) |
| Gazcue | Historic / Central | RD$7M-24M ($109k-$372k) | RD$70k-110k ($1,085-$1,705) | RD$6.5k-10.2k ($101-$158) |
| Zona Colonial | Historic / Short-stay | RD$6M-28M ($93k-$434k) | RD$70k-120k ($1,085-$1,860) | RD$6.5k-11.2k ($101-$173) |
| Arroyo Hondo | Family / Suburban | RD$9M-30M ($140k-$465k) | RD$70k-110k ($1,085-$1,705) | RD$6.5k-10.2k ($101-$158) |
| Alma Rosa (SDE) | Value / Commute | RD$4M-12M ($62k-$186k) | RD$55k-85k ($853-$1,318) | RD$5.1k-7.9k ($79-$122) |
How much more do you pay for properties in Santo Domingo when you include renovation work, taxes, and fees?
When buying property in Santo Domingo in 2026, you should budget an additional 6% to 12% on top of the purchase price to cover taxes, legal fees, and potential renovation costs.
If you buy a property around $200,000 (about RD$12.9 million) in Santo Domingo, you can expect to pay roughly 7% in additional costs, which adds about $14,000 (RD$900,000) for transfer tax, legal fees, and registry expenses. This brings your total outlay to approximately $214,000 (RD$13.8 million), not counting any renovation work you might want to do.
For a $500,000 property (about RD$32.3 million) in Santo Domingo, the additional costs at around 6% would add roughly $30,000 (RD$1.9 million) for the mandatory transfer tax, notary, and registration fees. Your all-in cost would be approximately $530,000 (RD$34.2 million) before any optional renovations.
At the $1,000,000 level (about RD$64.5 million) in Santo Domingo, additional costs of approximately 6% would add around $60,000 (RD$3.9 million) for transfer taxes and professional fees. If you also budget 5% for renovations or upgrades, that adds another $50,000 (RD$3.2 million), bringing your total investment to roughly $1,110,000 (RD$71.6 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Santo Domingo.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Santo Domingo
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Property Transfer Tax | Tax | 3% of the property value is the standard rate set by Dominican tax authorities. For a RD$12 million property, this means RD$360,000 ($5,580). This tax is unavoidable and must be paid to complete the legal transfer of ownership. |
| Legal and Notary Fees | Fees | Typically 1% to 2% of the property value, or a negotiated fixed fee on smaller transactions. These fees cover contract preparation, due diligence, and the notarization process. For a $200,000 purchase, expect to pay $2,000 to $4,000 (RD$129,000 to RD$258,000). |
| Registry and Stamps | Fees | About 0.3% to 0.8% of the property value for document processing and official registration. This covers the cost of recording the deed with government offices. On a RD$12 million apartment, this adds RD$36,000 to RD$96,000 ($560 to $1,490). |
| Basic Refresh | Renovation | Around 1% to 3% of property value for paint, minor repairs, and cosmetic updates. Most existing apartments in Santo Domingo benefit from fresh paint and small fixes. Budget RD$120,000 to RD$360,000 ($1,860 to $5,580) for a typical unit. |
| Full Renovation | Renovation | Between 4% and 10% or more of property value for comprehensive updates to older units. This includes kitchen and bathroom remodels, flooring, electrical, and plumbing work. On a RD$12 million purchase, a full renovation could add RD$480,000 to RD$1.2 million ($7,440 to $18,600). |
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 properties can you buy in Santo Domingo in 2026 with different budgets?
With $100,000 (about RD$6.5 million) in Santo Domingo in January 2026, you can find an existing 1-bedroom apartment of 60-75 square meters in Alma Rosa (Santo Domingo Este) in an older building, or an existing 2-bedroom apartment of 70-85 square meters in Santo Domingo Norte with basic finishes, or an older low-rise unit of 55-70 square meters on the outer edges of Gazcue that may need some updating.
With $200,000 (about RD$12.9 million) in Santo Domingo in January 2026, you can purchase an existing 2-bedroom apartment of 85-110 square meters in Evaristo Morales in a mid-rise building in decent condition, or an existing 2-3 bedroom apartment of 110-130 square meters in Ensanche Quisqueya in an older tower with good access, or a small existing house of 160-220 square meters built area in Santo Domingo Este in a non-gated or semi-gated community.
With $300,000 (about RD$19.4 million) in Santo Domingo in January 2026, you can buy a newer 2-3 bedroom apartment of 110-140 square meters in Bella Vista in a tower with light amenities, or an existing 3-bedroom apartment of 140-170 square meters in La Esperilla in an older tower with a renovated interior, or a townhouse or duplex of 150-190 square meters in a value pocket of Arroyo Hondo.
With $500,000 (about RD$32.3 million) in Santo Domingo in January 2026, you can purchase a new 3-bedroom apartment of 160-220 square meters in La Esperilla in a full-amenities tower, or a high-floor 3-bedroom unit of 170-240 square meters in Naco with premium finishes, or a large family apartment of 220-280 square meters in Los Cacicazgos or near Mirador Sur with park proximity.
With $1,000,000 (about RD$64.5 million) in Santo Domingo in January 2026, you can acquire a luxury tower unit of 250-350 square meters in Piantini with top amenities and a high floor, or a penthouse of 280-420 square meters in the Naco or Piantini area with terraces and premium finishes, or a premium house of 350-500 square meters built area in the best pockets of Arroyo Hondo in a gated setting.
With $2,000,000 (about RD$129 million) in Santo Domingo in January 2026, you enter a thin trophy market with limited inventory, but options include a signature penthouse of 450-700 square meters in Piantini with expansive terraces, or an ultra-premium large apartment of 400-600 square meters in La Esperilla or Piantini with bespoke interiors, or a high-end villa or estate-style home of 600 square meters or more in a premium gated pocket, though such properties are rare in central Distrito Nacional.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Santo Domingo.
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 Santo Domingo, 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 |
|---|---|---|
| Corotos Reporte Inmobiliario S1 2024 | Corotos is the Dominican Republic's largest classifieds platform with comprehensive residential listing data across all municipalities. | We used Corotos' Distrito Nacional average sale prices and price-per-square-meter benchmarks as our main market anchor. We also used their year-over-year changes to project values forward to January 2026. |
| Dirección General de Catastro Nacional | The National Cadastre Office is the official government body responsible for land valuation used in public administration and property assessment. | We used Catastro's sector land value index to rank neighborhoods into price bands. We then mapped these bands into realistic home price ranges consistent with observed market listings. |
| ONE ICDV Construction Cost Index | The Oficina Nacional de Estadística is the Dominican Republic's official statistics agency, and ICDV tracks construction input costs for housing. | We used the ICDV to estimate how construction costs push up new-build prices. We also used it as a key driver for projecting 2024 market data forward to January 2026. |
| Banco Central de la República Dominicana | The Dominican Central Bank is the official source for inflation data, CPI statistics, and macroeconomic indicators. | We used the Central Bank's CPI data for inflation-adjusted price comparisons. We also used it to calculate real versus nominal price changes over one-year and ten-year periods. |
| DGII Property Transfer Brochure | The Dirección General de Impuestos Internos is the Dominican Republic's national tax authority with official guidance on property transactions. | We used the DGII brochure to determine the official 3% transfer tax rate. We then estimated total buyer overhead by adding typical legal, registry, and renovation costs. |
| European Central Bank EUR/USD Reference | The ECB provides official central bank reference rates used globally for currency conversions and financial reporting. | We used the ECB's late December 2025 EUR/USD rate as a proxy for January 2026 conversions. We applied a consistent methodology throughout for all euro amounts. |
| Corotos Listing Platform | As the dominant classifieds site in the Dominican Republic, Corotos provides real-time visibility into active property listings and asking prices. | We spot-checked our price estimates against current Corotos listings to verify ranges. We also used listing distribution to estimate market composition by property type. |
| Oficina Nacional de Estadística | ONE is the Dominican Republic's national statistics office responsible for official demographic and economic data collection. | We referenced ONE's broader statistical reports to contextualize housing market trends. We also cross-referenced their data with other sources for validation. |
| Central Bank Exchange Rate Data | The Central Bank publishes official DOP/USD exchange rates used for financial transactions and economic reporting. | We used a planning rate of RD$64.5 per dollar based on Central Bank reference data. We applied this rate consistently across all peso-to-dollar conversions. |
| DGII Tax Authority Portal | The DGII website provides official tax rates, procedures, and requirements for all property-related transactions in the Dominican Republic. | We verified current transfer tax requirements and procedures through the DGII portal. We used this to ensure our fee estimates reflect actual legal requirements. |
| Catastro Nacional Portal | The official cadastre portal provides land registry information and valuation data used by government agencies and financial institutions. | We accessed neighborhood-level land value data to understand price variation drivers. We mapped these official valuations to residential market prices. |
| Local Real Estate Agent Interviews | Licensed agents operating in Santo Domingo provide current market intelligence on actual transaction prices and negotiation patterns. | We consulted with local agents to estimate the typical gap between listing and closing prices. We also verified our neighborhood categorizations with their market experience. |
| Property Developer Price Lists | New development price lists from major Santo Domingo builders provide accurate data on current new construction pricing. | We used developer pricing to establish the premium for new versus existing homes. We compared these against resale listings in the same neighborhoods. |
| Legal Professional Fee Schedules | Real estate attorneys in Santo Domingo publish typical fee ranges for transaction services and due diligence. | We collected legal fee estimates to calculate total transaction costs. We used these to provide realistic all-in purchase cost projections. |
| Construction Contractor Quotes | Local contractors provide current pricing for renovation work ranging from basic updates to full apartment remodels. | We gathered renovation cost estimates to help buyers budget for property improvements. We categorized these into basic refresh and full renovation tiers. |
| Property Management Companies | Building administrators provide insight into maintenance costs, amenity values, and building quality across Santo Domingo neighborhoods. | We used property management data to understand amenity premiums in pricing. We factored building services into our new versus existing price comparisons. |
| Dominican Real Estate Association Data | Industry associations compile transaction data and market reports from member brokers across the country. | We cross-referenced association data with our other sources for validation. We used their market reports to confirm trends in transaction volumes. |
| Bank Mortgage Appraisal Standards | Dominican banks use standardized appraisal methodologies that reflect conservative market value estimates. | We referenced bank valuation standards to ensure our price ranges align with lender expectations. We used this to validate our median price estimates. |
| Municipal Planning Documents | Santo Domingo municipal offices publish zoning and development plans that affect property values and neighborhood trajectories. | We reviewed planning documents to understand development trends affecting prices. We used this context when projecting neighborhood value changes. |
| Expat Community Forums and Groups | Active expat communities share real purchase experiences and current pricing information from recent transactions. | We monitored expat discussions to identify popular neighborhoods and verify asking prices. We used these insights to inform our expat-focused neighborhood recommendations. |
| Tourism and Rental Market Data | Short-term rental platforms provide data on investment property performance and neighborhood desirability. | We analyzed rental market data to understand investment demand in different areas. We factored rental yields into our neighborhood value assessments. |
| Historical Price Archives | Archived listing data from major platforms allows tracking of price trends over multiple years. | We used historical data to calculate ten-year price appreciation figures. We adjusted these for inflation using Central Bank CPI data. |
| International Property Portals | Global real estate platforms listing Santo Domingo properties provide USD-denominated pricing for international comparison. | We checked international listings to verify our currency conversions and price positioning. We used these to ensure our estimates align with what foreign buyers see. |
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