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
Santo Domingo is the largest city in the Caribbean and offers foreigners a real opportunity to own property without nationality restrictions.
This guide breaks down what you will actually pay for a condo in Santo Domingo in 2026, from purchase price to taxes, fees, and ongoing costs.
We constantly update this blog post to reflect the latest data and market conditions.
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
- Santo Domingo condo prices have risen roughly 7% to 11% over the past year, outpacing local household income growth of 4% to 6%, which explains why cash purchases remain common among buyers.
- Foreign buyers now account for up to 40% of luxury condo transactions in prime Santo Domingo neighborhoods like Piantini and Naco, directly supporting price stability in those areas.
- The 3% property transfer tax in Santo Domingo is calculated on the government-assessed value, which is often lower than the market price, giving buyers a slight advantage on closing costs.
- Rental yields in Santo Domingo average 7.6% citywide, but modern condos in Piantini and Naco can reach 8% to 10%, making the capital one of the top-performing rental markets in the Caribbean.
- Annual property tax only applies to condos valued above roughly 10.2 million Dominican pesos (about $170,000 USD), meaning many mid-priced condos in Santo Domingo are exempt from this recurring cost.
- Construction costs in Santo Domingo have climbed steadily over recent years according to the official ICDV index, which is why new-build condos typically price 10% to 25% above comparable resale units.
- Santo Domingo Este now accounts for over 35% of new housing construction in the metro area, making it a hotspot for buyers seeking lower entry prices with growth potential.
- Electricity costs are a major ongoing expense for condo owners in Santo Domingo, with monthly bills often reaching $100 to $200 or more if you use air conditioning heavily.
How much does a condo actually cost in Santo Domingo?
What is the average price per square meter for a condo in Santo Domingo in 2026?
As of early 2026, the average price per square meter for a condo in Santo Domingo is approximately 139,000 DOP, which converts to around $2,200 USD or €2,100 EUR at current exchange rates.
The realistic price range for most condos in Santo Domingo spans from about 95,000 DOP per square meter ($1,500 USD / €1,430 EUR) for budget-friendly options in peripheral areas to roughly 220,000 DOP per square meter ($3,500 USD / €3,340 EUR) in prime central neighborhoods like Piantini and Naco.
This wide range reflects the significant variation between older buildings in less central locations and modern towers with full amenities in the most sought-after parts of the city.
How much does a one-bedroom, a two-bedroom and a three-bedroom condo cost in Santo Domingo in 2026?
As of early 2026, a one-bedroom condo in Santo Domingo (typically 55 to 70 square meters) costs approximately 7.3 to 9.7 million DOP, which translates to roughly $115,000 to $155,000 USD or €110,000 to €148,000 EUR.
A two-bedroom condo in Santo Domingo (typically 85 to 110 square meters) runs between 11.8 and 15.2 million DOP, or about $185,000 to $240,000 USD (€177,000 to €229,000 EUR), depending on the building quality and neighborhood.
For a three-bedroom condo in Santo Domingo (typically 120 to 150 square meters), expect to pay between 16.6 and 20.8 million DOP, which equals roughly $260,000 to $330,000 USD or €248,000 to €315,000 EUR in central areas with good amenities.
These prices can climb significantly higher in prime neighborhoods like Piantini, Naco, and La Esperilla, where the price per square meter commands a premium.
By the way, you will find much more detailed price ranges across surfaces and neighborhoods in our Santo Domingo property pack.
What is the cheapest condo a foreigner can buy in Santo Domingo in 2026?
As of early 2026, the cheapest viable condo a foreigner can buy in Santo Domingo with a clean title starts at roughly 4.4 to 6 million DOP, which equals approximately $70,000 to $95,000 USD or €67,000 to €91,000 EUR.
These budget-friendly condos are typically compact one-bedroom or small two-bedroom units in areas like Santo Domingo Este (Alma Rosa, Ensanche Ozama), Santo Domingo Oeste (Herrera, Las Caobas), or Santo Domingo Norte (Villa Mella), rather than the prime central Distrito Nacional core.
The main trade-offs at this price point in Santo Domingo include older buildings with less reliable generator and elevator systems, longer commutes to central business areas, and the need for extra due diligence on building management quality and title documentation.
How much does a luxury condo cost in Santo Domingo in 2026?
As of early 2026, a luxury condo in Santo Domingo starts at approximately 12.7 million DOP, which equals about $200,000 USD or €191,000 EUR for a well-appointed one-bedroom unit, while larger luxury two and three-bedroom condos range from $310,000 to $500,000 USD (€296,000 to €477,000 EUR) and beyond.
Luxury condos in Santo Domingo typically feature 24/7 security, backup generator systems, modern elevators, swimming pools, fitness centers, underground parking, and high-end finishes that set them apart from standard mid-market inventory.
The neighborhoods known for having the most luxury condo options in Santo Domingo are Piantini, Naco, La Esperilla, and Evaristo Morales, where price per square meter commonly ranges from $2,800 to $3,500 USD and can exceed $4,000 USD for penthouses and landmark towers.
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What is the usual price difference between new-build and resale condos in Santo Domingo in 2026?
As of early 2026, new-build condos in Santo Domingo typically price about 10% to 25% above comparable resale units in the same neighborhood, which can mean an extra $15,000 to $50,000 USD (9,500 to 31,500 million DOP / €14,300 to €47,700 EUR) depending on the unit size and location.
One important factor that can significantly widen this gap in Santo Domingo is the inclusion of modern amenities like smart home technology, full backup power systems, and communal facilities (pools, gyms, co-working spaces) that older buildings simply do not have, or conversely, the gap can narrow when a resale unit is in a well-maintained building with recent renovations.
Are condo prices rising or falling in Santo Domingo in 2026?
As of early 2026, condo prices in Santo Domingo are rising, with apartments showing year-over-year growth of roughly 7% to 11% in nominal terms and 6% to 7% in real (inflation-adjusted) terms.
The main factor driving condo prices upward in Santo Domingo is strong demand from a combination of local professionals, returning diaspora, and foreign buyers (who now account for up to 40% of luxury transactions), coupled with limited new supply in prime central areas and rising construction costs.
This price trend is not uniform across Santo Domingo: prime neighborhoods like Piantini, Naco, and La Esperilla are seeing the strongest appreciation, while more peripheral areas and mid-market segments show steadier but slower growth with more room for negotiation.
You can also read our latest update about property price forecasts in Santo Domingo.
What has been the 5-year condo price trend in Santo Domingo in 2026?
As of early 2026, condo prices in Santo Domingo have risen by approximately 40% to 45% over the past five years in nominal terms, with real (inflation-adjusted) appreciation of roughly 30% to 35% depending on the segment and neighborhood.
The peak period for condo price growth during this five-year span in Santo Domingo was 2021 to 2022, when post-pandemic demand surged and foreign buyer interest accelerated, followed by more moderate but sustained appreciation in 2023 through 2025.
Please note that you will find much more detailed price analyses and forecasts in our property pack covering the real estate market in Santo Domingo.
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 extra costs should I expect when buying a condo in Santo Domingo?
What are the total transaction costs when buying a condo in Santo Domingo in 2026?
As of early 2026, the total transaction costs when buying a condo in Santo Domingo typically range from 5.5% to 7.5% of the purchase price, depending on your lawyer's fees and whether you need mortgage-related costs.
These costs break down into the 3% property transfer tax (paid to DGII), legal and due diligence fees (about 1% to 1.5%), notary and document legalization (roughly 0.5% to 1%), and registry/administrative fees (around 0.2% to 0.6%), plus optional costs like appraisals ($300 to $500 USD) and bank fees if financing.
The largest single expense for condo buyers in Santo Domingo is the 3% transfer tax, which is calculated on the higher of the government-assessed value or the sale price and must be paid before you can register your title.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Santo Domingo.
What hidden fees do condo buyers often overlook in Santo Domingo?
The most commonly overlooked fee that condo buyers face in Santo Domingo is the monthly maintenance ("mantenimiento") charge, which can range from $100 to $400 USD per month (6,300 to 25,300 DOP / €95 to €382 EUR) depending on building amenities and is rarely discussed until after the purchase.
Other hidden fees that frequently surprise first-time condo buyers in Santo Domingo include special assessments for elevator repairs or building waterproofing, sinking fund contributions (sometimes separate from maintenance), and the cost of a proper title and lien search by a lawyer to ensure you are buying a clean property.
These hidden fees typically become due at different stages: maintenance and sinking fund contributions start immediately after you take ownership, while special assessments can hit at any time and title-related costs must be paid during the closing process.
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Which neighborhoods are best for buying a condo in Santo Domingo?
What are the most popular neighborhoods for foreign condo buyers in Santo Domingo in 2026?
As of early 2026, the three most popular neighborhoods for foreign condo buyers in Santo Domingo are Piantini, Naco, and La Esperilla, all located in the central Distrito Nacional with easy access to business districts, shopping, and international-standard services.
What makes these neighborhoods particularly attractive to foreign buyers in Santo Domingo is not just safety and walkability but also the concentration of English-speaking services, modern towers with reliable generators and elevators, proximity to embassies and international schools, and a critical mass of other expats that creates a familiar social environment.
The typical price range for condos in these popular foreigner-friendly neighborhoods in Santo Domingo is roughly 175,000 to 220,000 DOP per square meter ($2,800 to $3,500 USD / €2,670 to €3,340 EUR per square meter), meaning a two-bedroom condo often costs between $260,000 and $385,000 USD (€248,000 to €368,000 EUR).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Santo Domingo.
Which areas have the cheapest condos in Santo Domingo in 2026?
As of early 2026, the three areas with the cheapest condos in Santo Domingo are Santo Domingo Este (particularly Alma Rosa and Ensanche Ozama), Santo Domingo Norte (especially Villa Mella), and Santo Domingo Oeste (including Herrera and Las Caobas).
The typical price range for condos in these cheapest areas of Santo Domingo is roughly 63,000 to 95,000 DOP per square meter ($1,000 to $1,500 USD / €950 to €1,430 EUR per square meter), meaning a functional one-bedroom or compact two-bedroom condo can cost between $70,000 and $120,000 USD (€67,000 to €115,000 EUR).
Which neighborhoods have the best rental demand for condos in Santo Domingo in 2026?
As of early 2026, the three neighborhoods with the best rental demand for condos in Santo Domingo are Piantini, Naco, and the Zona Colonial (Colonial Zone), each attracting different tenant profiles but all showing strong occupancy rates.
The typical rental yield range for condos in these high-demand Santo Domingo neighborhoods is 7% to 10% gross annually, with modern one and two-bedroom units in Piantini and Naco often achieving the higher end of this range.
The main factor driving rental demand in these neighborhoods is the concentration of expatriate professionals, diplomats, NGO staff, and affluent local renters in Piantini and Naco, while the Zona Colonial benefits from tourist and digital nomad traffic seeking short-term stays in a walkable historic setting.
You can also read our detailed analysis about the rental yields for condos in Santo Domingo.
What neighborhoods should I avoid when buying a condo in Santo Domingo in 2026?
As of early 2026, rather than naming specific neighborhoods to avoid, the key red flags for condo buyers in Santo Domingo are flood-vulnerable zones near the Ozama and Isabela river basins, buildings with chronic generator or elevator failures, condos with weak governance (no reserves, high arrears), and any property with title uncertainty or unresolved liens.
The main reason these situations are considered less desirable for condo buyers in Santo Domingo is that they create ongoing stress and unexpected costs: flooding can cause serious damage, unreliable power and elevators affect daily life, weak condo boards lead to special assessments, and title problems can block resale or financing entirely.
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 condo buying process like in Santo Domingo?
What are the steps to buying a condo as a foreigner in Santo Domingo?
The condo buying process for foreigners in Santo Domingo involves approximately six main steps, from making an offer to registering your title with the Registro de Títulos.
The key steps are: (1) select a unit and negotiate the price, (2) pay a reservation deposit (typically $2,000 to $10,000 USD or about 5% for new builds), (3) hire a real estate lawyer to conduct title and lien due diligence, (4) sign a Promise of Sale contract setting the timeline and conditions, (5) arrange escrow (usually through a lawyer's client account or bank), and (6) close by paying the 3% transfer tax to DGII and filing for title registration.
The step that typically takes the longest or causes the most delays in Santo Domingo is the title due diligence and registry filing process, especially if the seller's documentation is incomplete or if there are complications with the building's condo regime paperwork.
Before starting the condo purchase process in Santo Domingo, a foreigner must prepare a valid passport, proof of funds or financing, and often a Dominican tax ID (RNC) if planning to hold the property personally; a power of attorney may also be needed if you cannot be present for closing.
You can also read our blog article about what foreigners can buy and own in Santo Domingo.
How long does it take to complete a condo purchase in Santo Domingo?
The typical timeframe to complete a condo purchase from offer to ownership transfer in Santo Domingo is 30 to 60 days for a straightforward resale with clean title and cash payment, extending to 60 to 90 days or more if there are documentation issues or a busy registry queue.
Factors that can significantly speed up the process include buying from a well-organized seller with all documents ready, using an experienced local lawyer, and paying cash; delays often come from incomplete seller paperwork, title complications, lien discoveries, or financing approval if you are using a Dominican mortgage.
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What are the ongoing costs of owning a condo in Santo Domingo?
What are the typical recurring monthly condo costs in Santo Domingo in 2026?
As of early 2026, the total typical monthly condo cost in Santo Domingo (including maintenance, sinking fund, and utilities) ranges from roughly 12,600 to 31,500 DOP ($200 to $500 USD / €191 to €477 EUR) depending on building class and your electricity usage.
Monthly common area or maintenance fees in Santo Domingo typically range from 6,300 to 25,200 DOP ($100 to $400 USD / €95 to €382 EUR), with mid-market buildings at the lower end and luxury towers with full amenities at the higher end.
The typical monthly sinking fund contribution for condos in Santo Domingo is often built into the maintenance fee, but when charged separately it adds roughly 10% to 20% on top, so budget an extra 630 to 5,000 DOP ($10 to $80 USD / €10 to €76 EUR) per month.
Monthly utility costs for a standard condo in Santo Domingo run approximately 3,800 to 12,600 DOP ($60 to $200 USD / €57 to €191 EUR), with electricity being the largest component, especially if you run air conditioning regularly.
What are the typical annual condo ownership costs in Santo Domingo in 2026?
As of early 2026, the total typical annual condo ownership cost in Santo Domingo (property tax plus insurance) ranges from roughly 9,500 to 50,500 DOP ($150 to $800 USD / €143 to €764 EUR) for a mid-priced unit, with higher-value condos paying more.
The annual property tax (IPI) in Santo Domingo is 1% of the assessed value above the exemption threshold of approximately 10.2 million DOP (about $170,000 USD), meaning many condos priced below this level pay zero annual property tax, while a $250,000 condo might owe roughly $800 USD per year.
Typical annual condo insurance in Santo Domingo costs approximately 9,500 to 22,000 DOP ($150 to $350 USD / €143 to €334 EUR) depending on coverage level and insured value, and many buildings also carry a master policy that covers common areas.
Other significant annual costs condo owners should budget for in Santo Domingo include potential special assessments for major repairs (elevator, waterproofing, generator overhaul), which can range from a few hundred to several thousand dollars depending on building condition and reserves.
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.
What do expats and locals really say about buying condos in Santo Domingo?
Do most expats regret or recommend buying a condo in Santo Domingo in 2026?
As of early 2026, the general sentiment among expats who have bought condos in Santo Domingo is mostly positive, with the majority recommending ownership for those who plan to stay several years and choose their building carefully.
The most common reason expats give for recommending condo ownership in Santo Domingo is the combination of competitive rental yields (7% to 10%) and capital appreciation (5% to 7% annually) that is hard to find in North America or Europe, plus the lifestyle benefits of year-round warm weather and a growing expat community in neighborhoods like Piantini and Naco.
The most common reason expats give for regretting their condo purchase in Santo Domingo is underestimating building-specific issues: unreliable generator or elevator service, weak condo association management leading to surprise special assessments, or choosing a location that looked good on paper but proved noisy or inconvenient for daily errands.
What unexpected challenges do foreign condo owners face in Santo Domingo?
The most common unexpected challenge foreign condo owners face in Santo Domingo is discovering that building operations (generator reliability, elevator maintenance, security quality) matter far more to daily life than the unit's finishes or view.
Other unexpected challenges that frequently surprise foreign condo owners in Santo Domingo include the slow pace of getting services or repairs done (patience is essential), the high cost of electricity if you use air conditioning like you would in the US, and the need to actively verify that your condo association is collecting dues and maintaining reserves rather than assuming everything is handled.
Finally, please note that we have made a list of potential risks, scams and pitfalls when buying a new property in Santo Domingo.
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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 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 |
|---|---|---|
| Banco Central de la República Dominicana (BCRD) | It's the Dominican central bank and the official source for exchange rates. | We used it to anchor all USD to DOP conversions. We kept currency assumptions consistent throughout the article. |
| BCRD Exchange Rate Tables 2026 | It's a downloadable central bank table with actual daily market averages. | We used early 2026 USD/DOP averages (around 63.3 to 63.6) for conversions. We applied the same rate throughout to avoid mixing apples and oranges. |
| DGII Transfer Brochure | It's the national tax authority explaining the official transfer process. | We used it to describe what paperwork and steps are required to transfer title. We grounded the buying process section in official procedure. |
| DGII Official Q&A on Transfer Tax | It's DGII's own help center stating the rule and legal basis. | We used it to quantify the transfer tax (3% of the higher of assessed value vs sale value). We used it as the hard number inside total transaction cost estimates. |
| DGII IPI Guide | It's the official guide for the Dominican annual property tax rules and thresholds. | We used it to explain when annual property tax applies and the 2025 threshold. We estimated annual ownership costs for condos in Santo Domingo. |
| Registro Inmobiliario Transfer Requirements | It's the land registry's own requirements sheet for registering a sale. | We used it to outline what the Registry of Titles does in a standard sale closing. We made the steps section practical and checklist-like. |
| Law 108-05 (Real Estate Registration Law) | It's the legal backbone of the Dominican real estate registration system. | We used it as the legal reference point for why title registration matters. We justified the title-first due diligence approach for foreigners. |
| ONE Construction Cost Index (ICDV) | ONE is the national statistics office and ICDV is an official construction cost index. | We used it to explain why new-build prices move with materials and labor costs. We contextualized price pressure when discussing new vs resale. |
| Diario Libre ICDV Reporting | It's a major national newspaper referencing the official ICDV trend. | We used it as an accessible explanation of the ICDV climb over recent years. We supported the idea that replacement costs have been rising. |
| Properstar Santo Domingo Listings | It's a large international portal that publishes methodology and update timestamps. | We used it to build a Santo Domingo-specific median price per square meter estimate. We used it as the numeric backbone for 1BR/2BR cost estimates. |
| Global Property Guide Dominican Republic | It's a widely cited international housing market reference with transparent data sources. | We used it to cross-check national-level apartment prices and price growth rates. We sanity-checked that our Santo Domingo estimate is in the right ballpark. |
| El Caribe Price Reporting | It's a major national outlet reporting concrete neighborhood price ranges. | We used it to triangulate prime neighborhood price bands (Piantini, Naco, Evaristo Morales). We used it as a reality check for the luxury segment. |
| El Dinero Neighborhood Data | It's a recognized financial newspaper attributing neighborhood numbers to a named dataset. | We used it for additional neighborhood-specific benchmarks. We used it only to triangulate ranges, not as a single source of truth. |
| Ministerio de Medio Ambiente Ozama Basin Info | It's a government environmental authority describing flood-vulnerable areas. | We used it to explain a Santo Domingo-specific avoid criterion: flood exposure near the Ozama and Isabela basin. We framed due diligence questions for buildings near rivers. |
| Policía Nacional Security Update | It's an official public-security update from the national police. | We used it only for high-level context that security indicators are tracked and recently improving. We motivated neighborhood-level safety due diligence. |
| InterNations Expat Insider 2024 | It's one of the largest recurring expat surveys with over 12,500 respondents. | We used it as a high-level sanity check that expat experience can be measured. We noted that Santo Domingo outcomes depend on building and title quality. |
| Chambers Real Estate Guide 2025 | It's a respected legal practice guide covering Dominican Republic real estate law. | We used it to verify current legal framework and tax rules. We confirmed that foreigners face no nationality restrictions on condo ownership. |
| Global Property Guide Rental Yields | It's a widely cited source for Caribbean rental yield benchmarks. | We used it to cross-check Santo Domingo rental yield ranges. We compared the city's performance to regional competitors. |
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.
Related blog posts
- Is now a good time to invest in property in Santo Domingo?