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If you're wondering what's happening with property prices in Santo Domingo right now, you're in the right place.
This article breaks down the current housing prices in Santo Domingo, recent trends, and what to expect in 2026 and beyond, all written in plain language so you can make sense of the numbers without needing a finance degree.
We constantly update this blog post with fresh data and insights as the market evolves.
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 property prices rose about 8.5% in nominal terms during 2025, but the citywide growth masks big differences between prime neighborhoods (double digits) and older buildings (flat or discounted).
- The average price per square meter in Santo Domingo sits around US$2,250 in January 2026, which is higher than the national Dominican Republic average of roughly US$2,000 because corporate and tourism demand concentrates in the capital.
- Newer condos with parking, backup power, and 24-hour security are appreciating 2 to 3 percentage points faster than older apartments without these features, reflecting what Santo Domingo buyers now consider non-negotiable.
- Piantini and Naco remain the price leaders at roughly RD$161,000 and RD$149,000 per square meter respectively, but neighborhoods like Evaristo Morales and Ensanche Quisqueya are catching up as buyers look for similar amenities at lower entry prices.
- The Santo Domingo Metro Line 2C extension to Los Alcarrizos, opening February 2026, is already lifting property interest in western areas that will become 60% faster to reach from the city center.
- Gross rental yields in Santo Domingo average around 7.9%, with prime neighborhoods like Piantini offering yields between 7.5% and 8.4%, making the city attractive for buy-to-rent investors compared to other Caribbean capitals.
- Construction costs tracked by the ONE's ICDV index rose 6.5% over the past 12 months, which creates a "floor" under new-build prices because developers cannot sell below replacement cost and stay profitable.
- The central bank (BCRD) held its policy rate at 5.75% through late 2025, which keeps mortgage rates elevated and explains why mid-market buyers are negotiating harder while cash-heavy luxury segments stay firm.
What are the current property price trends in Santo Domingo as of 2026?
What is the average house price in Santo Domingo as of 2026?
As of early 2026, the average residential property price in Santo Domingo is approximately RD$12 million, which works out to around US$190,000 or roughly €175,000 at current exchange rates.
When you look at it by size, the average price per square meter in Santo Domingo sits around RD$142,000, or about US$2,250 (€2,070), though this varies a lot depending on the neighborhood and building quality.
If you're wondering what most buyers actually pay, the realistic range covering about 80% of property purchases in Santo Domingo runs from RD$6 million to RD$25 million, or approximately US$95,000 to US$400,000 (€88,000 to €370,000), with the middle ground being a 90 to 120 square meter apartment in a secure building.
How much have property prices increased in Santo Domingo over the past 12 months?
Property prices in Santo Domingo increased by an estimated 8.5% in nominal terms over the past 12 months, from January 2025 to January 2026.
The range across different property types varies quite a bit: newer apartments in prime areas saw gains of 10% to 12%, mid-market condos rose about 7% to 9%, and older buildings without modern amenities grew closer to 3% to 5% or even needed discounts to sell.
The single most significant factor behind this price movement was the continued strength of the Dominican economy combined with limited new supply in desirable neighborhoods, which kept demand high while inventory stayed tight.
Which neighborhoods have the fastest rising property prices in Santo Domingo as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Santo Domingo are Piantini, Evaristo Morales, and Bella Vista, with Naco and Ensanche Quisqueya close behind.
Piantini is seeing annual growth of around 11% to 13%, Evaristo Morales around 10% to 12%, and Bella Vista around 9% to 11%, though these numbers can shift quarter to quarter depending on which projects are selling.
The main demand driver is the concentration of services, restaurants, corporate offices, and secure residential towers in these areas, which attracts both local professionals and foreign buyers who want walkable urban living with modern amenities.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Santo Domingo.
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 property types are increasing faster in value in Santo Domingo as of 2026?
As of early 2026, the property types appreciating fastest in Santo Domingo rank as follows: newer condos in secure towers (leading), townhouses in gated clusters (second), well-located smaller apartments (third), single-family houses (fourth), and older apartments without modern amenities (trailing).
Newer condos in the mid-to-upper segment are appreciating at roughly 9% to 12% annually, outpacing the citywide average by 2 to 3 percentage points.
The main reason is simple: Santo Domingo buyers now consider parking, backup power, water storage, and 24-hour security as must-haves, and newer towers deliver all of these while older buildings often don't.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Santo Domingo?
- How much should you pay for an apartment in Santo Domingo?
- How much should you pay for a condo in Santo Domingo?
- How much should you pay for a studio in Santo Domingo?
What is driving property prices up or down in Santo Domingo as of 2026?
As of early 2026, the top three factors driving property prices in Santo Domingo are rising construction costs (which create a price floor), strong remittance inflows from Dominicans abroad (which boost purchasing power), and limited land availability in prime central neighborhoods (which constrains supply).
The single factor with the strongest upward pressure is construction cost inflation, tracked by the ONE's ICDV index, which rose 6.5% over the past year and makes it nearly impossible for developers to offer lower prices on new builds without losing money.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Santo Domingo here.
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What is the property price forecast for Santo Domingo in 2026?
How much are property prices expected to increase in Santo Domingo in 2026?
As of early 2026, property prices in Santo Domingo are expected to increase by approximately 6% over the full year, representing a "steady grind up" rather than a dramatic jump.
Different analysts project a range of about 4% to 8% growth for 2026, with more conservative views tied to interest rate concerns and more optimistic views tied to continued tourism and remittance strength.
The main assumption underlying most forecasts is that the Dominican economy will keep growing at around 5% GDP while inflation stays manageable, which supports household income growth and mortgage affordability.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Santo Domingo.
Which neighborhoods will see the highest price growth in Santo Domingo in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Santo Domingo are Evaristo Morales, Ensanche Quisqueya, Bella Vista, and select pockets of Arroyo Hondo, with Zona Colonial (renovated units only) also showing strong potential.
Projected price growth for these top neighborhoods ranges from 8% to 12% for 2026, outpacing the citywide average of around 6% because demand keeps concentrating where supply cannot easily expand.
The primary catalyst is the combination of constrained land (these areas are mostly built out), high walkability scores, and continued corporate and expat demand for neighborhoods that feel established and safe.
One emerging neighborhood that could surprise with higher-than-expected growth is Gazcue, where renovation projects near the Zona Colonial are attracting buyers who want historic charm with modern interiors at prices still below Piantini.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Santo Domingo.
What property types will appreciate the most in Santo Domingo in 2026?
As of early 2026, the property type expected to appreciate the most in Santo Domingo is newer mid-market condos in the 2-bedroom range (around 90 to 120 square meters) located in secure buildings with full amenities.
Projected appreciation for this top-performing segment is 8% to 11% for 2026, reflecting both strong buyer demand and the reality that replacement cost keeps rising.
The main demand trend driving appreciation is the growth of young professional households and returning diaspora buyers who want turnkey urban living without the maintenance headaches of a standalone house.
On the flip side, older apartments built before 2010 without parking, elevator access, or backup utilities are expected to underperform and may see appreciation closer to 2% to 4%, or even require price cuts to attract buyers.
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 will interest rates affect property prices in Santo Domingo in 2026?
As of early 2026, interest rates are expected to have a moderating effect on property prices in Santo Domingo, slowing growth in the mid-market segment where buyers rely on financing while leaving cash-heavy luxury segments relatively unaffected.
The central bank (BCRD) has held its policy rate at 5.75% through late 2025, and mortgage rates for peso-denominated loans typically run 3 to 5 percentage points above that, meaning typical mortgage rates sit around 9% to 11% right now.
As a rough rule, a 1% increase in mortgage rates reduces a typical buyer's purchasing power by about 10% to 12%, which translates to either smaller units, less desirable locations, or slower overall price growth in segments dependent on financing.
You can also read our latest update about mortgage and interest rates in The Dominican Republic.
What are the biggest risks for property prices in Santo Domingo in 2026?
As of early 2026, the top three biggest risks for property prices in Santo Domingo are prolonged high interest rates squeezing affordability, external economic shocks (like a US recession) that could slow remittances and tourism, and localized overbuilding in a few luxury micro-markets that could lead to price stagnation in those areas.
The risk with the highest probability of materializing is the interest rate squeeze, because the BCRD has signaled it will keep rates elevated as long as global uncertainty persists, and this directly limits how much finance-dependent buyers can pay.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Santo Domingo.
Is it a good time to buy a rental property in Santo Domingo in 2026?
As of early 2026, the overall assessment is that it is a reasonably good time to buy a rental property in Santo Domingo, especially if you focus on well-located 1 to 2 bedroom units in neighborhoods with strong tenant demand and you buy for "rentability plus resale liquidity" rather than speculative gains.
The strongest argument in favor of buying now is that gross rental yields in Santo Domingo average around 7.9% (and reach 8.4% in prime areas like Piantini), which compares favorably to most Caribbean and Latin American capitals, and tourism plus business travel continue to support short-term rental demand.
The strongest argument for waiting is that elevated interest rates make financing expensive, so unless you're a cash buyer or can negotiate a good rate, your net returns after mortgage payments may be underwhelming in the first few years.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Santo Domingo.
You'll also find a dedicated document about this specific question in our pack about real estate in Santo Domingo.
Buying real estate in Santo Domingo 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.
Where will property prices be in 5 years in Santo Domingo?
What is the 5-year property price forecast for Santo Domingo as of 2026?
As of early 2026, the estimated cumulative property price growth over the next 5 years in Santo Domingo is approximately 28%, which would bring the average price per square meter from around US$2,250 today to roughly US$2,880 by 2031.
The range of 5-year forecasts runs from about 15% cumulative growth in a conservative scenario (tight credit, weaker external environment) to about 40% in an optimistic scenario (strong growth, easier credit, disciplined supply).
This translates to a projected average annual appreciation rate of about 5.0% per year over the next 5 years, which is intentionally conservative and assumes normal cycles without a credit boom.
The key assumption most forecasters rely on is that Santo Domingo will continue benefiting from Dominican economic growth (around 5% GDP annually), steady urbanization, and no major external shocks that derail remittances or tourism.
Which areas in Santo Domingo will have the best price growth over the next 5 years?
The top three areas in Santo Domingo expected to have the best price growth over the next 5 years are Evaristo Morales, Ensanche Quisqueya, and Bella Vista, with select pockets of Arroyo Hondo and the renovated Gazcue/Zona Colonial corridor also showing strong potential.
Projected 5-year cumulative price growth for these top-performing areas is in the range of 35% to 45%, meaning they should outpace the citywide average by 7 to 17 percentage points over the period.
This largely aligns with the shorter 2026 forecast, though over 5 years we expect Gazcue and Zona Colonial to close the gap further as renovation and heritage tourism continue lifting those areas from "up-and-coming" to "established desirable."
The currently undervalued area with the best potential for outperformance over 5 years is Santo Domingo Este (particularly around Los Mameyes and areas near the new housing projects), where government infrastructure investment and more affordable entry prices create room for above-average appreciation as the area matures.
What property type will give the best return in Santo Domingo over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Santo Domingo is mid-market 2-bedroom condos in secure buildings within strong neighborhoods, because they offer the best mix of capital appreciation, rental income, and resale liquidity.
Projected 5-year total return (combining price appreciation of around 28% to 35% plus cumulative rental income at 7% to 8% gross yield annually) for this top-performing property type is roughly 60% to 75% before expenses and taxes.
The main structural trend favoring this property type is the continued expansion of the Dominican middle class (which grew from 21% to 43% of the population over the past decade) and the preference of young households for modern amenities over larger but older homes.
For buyers prioritizing lower risk over maximum return, townhouses in gated clusters offer a good balance: they typically appreciate slightly slower (around 25% over 5 years) but attract stable family tenants and have fewer common-area governance headaches than large condo towers.
How will new infrastructure projects affect property prices in Santo Domingo over 5 years?
The top three major infrastructure projects expected to impact property prices in Santo Domingo over the next 5 years are the Metro Line 2C extension to Los Alcarrizos (opening February 2026), the ongoing Line 1 capacity expansion with six-car trains (completed 2025), and the Plaza de la Bandera Tunnel plus Avenida República de Colombia road improvements (recently completed).
The typical price premium for properties near completed infrastructure projects in Santo Domingo runs around 10% to 20%, with the premium appearing almost immediately after project announcement and growing as construction completes and usage patterns establish.
The specific neighborhoods that will benefit most from these infrastructure developments are Los Alcarrizos and western Santo Domingo (from Metro 2C), areas along Line 1 in Santo Domingo Norte (from capacity expansion), and neighborhoods near major road interchanges like the National District core (from tunnel and road projects).
How will population growth and other factors impact property values in Santo Domingo in 5 years?
The projected population growth rate for Santo Domingo's metropolitan area is around 1.7% per year, which means the city will add roughly 60,000 to 65,000 new residents annually, reaching approximately 3.9 million people by 2031 and creating sustained upward pressure on housing demand.
The demographic shift that will have the strongest influence on property demand in Santo Domingo is the continued growth of the middle class and the rise of smaller, higher-income households who prioritize location and amenities over raw space, which favors well-located condos over sprawling suburban houses.
Migration patterns, both domestic (from other parts of the Dominican Republic to the capital) and international (returning diaspora plus foreign buyers), are expected to add another 15,000 to 20,000 housing-demand units annually, concentrated in the mid-to-upper market where these buyers typically enter.
The property types and areas that will benefit most from these demographic trends are modern 1 to 3 bedroom apartments in the prime Polígono Central neighborhoods (Piantini, Naco, Bella Vista, Evaristo Morales) and emerging areas with good transit access like western Santo Domingo near the new Metro extension.
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 is the 10 year property price outlook in Santo Domingo?
What is the 10-year property price prediction for Santo Domingo as of 2026?
As of early 2026, the estimated cumulative property price growth over the next 10 years in Santo Domingo is approximately 63%, which would bring the average price per square meter from around US$2,250 today to roughly US$3,670 by 2036.
The range of 10-year forecasts spans from about 35% cumulative growth in a conservative scenario (persistent credit tightness, weaker external environment, multiple cycles) to about 90% in an optimistic scenario (strong sustained growth, easier credit, disciplined supply, no major shocks).
This translates to a projected average annual appreciation rate of about 5.0% per year over the next 10 years, which matches our 5-year forecast and reflects a deliberately conservative base case.
The biggest uncertainty factor in making 10-year property price predictions for Santo Domingo is the path of global interest rates and credit availability, because mortgage penetration in the Dominican Republic is still relatively low and any significant shift in financing conditions could dramatically accelerate or slow the market.
What long-term economic factors will shape property prices in Santo Domingo?
The top three long-term economic factors that will shape property prices in Santo Domingo over the next decade are income growth and productivity improvements (which determine how many households can afford to "trade up"), the depth and stability of the credit market (which affects mortgage penetration), and tourism/services sector competitiveness (which supports the rental ecosystem and attracts foreign buyers).
The single long-term factor with the most positive potential impact on property values is the continued expansion of the Dominican middle class, because a larger share of the population being able to afford modern housing creates sustained demand that developers can profitably serve.
The single long-term factor posing the greatest structural risk to property values is the construction cost trajectory: if building materials, labor, and regulatory compliance costs keep rising faster than incomes, affordability could become a binding constraint that slows transactions and caps price growth in all but the luxury segment.
You'll also find a much more detailed analysis in our pack about real estate 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 |
|---|---|---|
| Banco Central de la República Dominicana (BCRD) | The country's central bank with official macro, inflation, and policy rate data. | We used it to anchor our January 2026 macro snapshot including growth, remittances, and exchange rates. We then connected those fundamentals to buyer affordability. |
| BCRD Tourism Flow Report | Official central bank publication with defined tourism metrics. | We used it to quantify tourism momentum feeding demand for rentals and short stays. We treated it as a demand pressure gauge for the capital. |
| Ministerio de Turismo (MITUR) | Official ministry release for headline tourism totals. | We used it to validate that tourism is still accelerating into 2026. We then identified which neighborhoods benefit most from visitor demand. |
| IMF Article IV Report (landing page) | Gold-standard international institution for macro risk assessment. | We used it to triangulate our base case versus risks story for growth and inflation. We kept our forecasts realistic using IMF baselines. |
| IMF Article IV Report (PDF) | Primary source PDF with detailed assumptions and tables. | We used it to cross-check the macro trajectory underpinning housing demand. We also framed our downside scenarios for the 2026 to 2036 outlook. |
| World Bank Data | Most widely used public dataset for comparable national accounts. | We used it to anchor longer-run growth context for the Dominican Republic. We then translated that into a conservative long-term price growth range. |
| UN World Population Prospects | Official UN population estimates used by governments and researchers. | We used it to frame housing demand over 5 to 10 years based on household formation. We mapped that to where demand concentrates in Greater Santo Domingo. |
| ONE ICDV Annual Report | National statistics office publishing official housing construction cost index. | We used it to explain why new-build prices tend to ratchet upward even when demand cools. We distinguished which property types get hit hardest by cost inflation. |
| ONE ICDV Monthly Bulletin | Primary statistical bulletin with stated methodology and official timestamp. | We used it as a recent reference point for cost pressures going into 2026. We justified why replacement cost sets a floor under many asking prices. |
| DGII Property Valuation Tool | Tax authority's official valuation tool used in real transactions. | We used it to approximate relative price levels across Santo Domingo sectors. We triangulated those rankings with market listing data. |
| DGII Transfer Guide | Official DGII publication describing property transfer taxation. | We used it to explain transaction frictions like closing costs and transfer taxes. We grounded the "cost to buy" discussion for non-professional readers. |
| MIVED Construction Permits | Ministry-level process governing new supply approvals. | We used it to explain why supply can lag demand due to permits and compliance. We connected that lag to price pressure in high-demand districts. |
| Superintendencia de Bancos | Banking regulator with the best official view on credit conditions. | We used it to anchor our discussion on mortgage availability and lending tightness. We explained how credit conditions amplify or cool housing price growth. |
| Properstar | Large international listings platform with clear methodology and update timing. | We used it to estimate market-level asking prices per square meter. We adjusted for Santo Domingo specifics using DGII sector signals. |
| Global Property Guide | Established research publisher summarizing housing trends with explicit sourcing. | We used it to cross-check our year-over-year and per-square-meter estimates. We sanity-checked that Santo Domingo numbers sit logically above national averages. |
| Dominican Today (Metro 2C) | English-language news publication covering local infrastructure developments. | We used it to track Metro Line 2C progress and timeline. We estimated how the February 2026 opening affects nearby property values. |
| Wikipedia (Santo Domingo Metro) | Well-sourced reference for transit system overview and expansion history. | We used it for background on Metro lines and capacity. We contextualized how transit improvements historically affect property prices. |
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If you want to go deeper, you can read the following:
- Is now a good time to invest in property in Santo Domingo?