Authored by the expert who managed and guided the team behind the Dominican Republic Property Pack
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If you're thinking about investing in rental property in Santo Domingo, understanding what yields you can realistically expect is essential before making any decision.
This article breaks down gross and net rental yields, neighborhood variations, vacancy rates, and all the costs that affect your bottom line in Santo Domingo's rental market.
We constantly update this blog post to reflect the latest data and market conditions in Santo Domingo as of early 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 average gross rental yield in Santo Domingo sits around 8.5% in early 2026, which is notably higher than what you'd find in most Latin American capital cities.
- Condo maintenance fees in Santo Domingo's premium towers can slash your net yield by 2 percentage points or more, making fee-light buildings significantly more profitable.
- Santo Domingo Este neighborhoods like Ensanche Ozama and Alma Rosa deliver gross yields between 9.5% and 11.5%, but come with higher tenant turnover.
- Prime areas such as Piantini and Naco offer the lowest vacancy risk in Santo Domingo, but gross yields there typically stay below 7.5%.
- Studios and compact one-bedroom apartments in Santo Domingo generate the highest rent per square meter, often yielding 9% to 12% gross.
- The Metro Line 2C extension toward Los Alcarrizos is expected to boost renter demand and potentially lift rents in Santo Domingo Oeste.
- Vacancy rates in Santo Domingo range from around 3% in prime corridors to 12% in oversupplied outer neighborhoods.
- Property management in Santo Domingo typically costs 8% to 12% of monthly rent, plus roughly one month's rent for tenant placement.
- The IPI property tax mainly affects higher-value properties in Santo Domingo and creates a recurring annual drag on net yields for luxury units.
- Neighborhood location can swing gross yields in Santo Domingo by 3 to 5 percentage points, making area selection one of the most important investment decisions.
What are the rental yields in Santo Domingo as of 2026?
What's the average gross rental yield in Santo Domingo as of 2026?
As of early 2026, the average gross rental yield in Santo Domingo across all common residential property types sits at approximately 8.5%.
That said, most typical residential properties in Santo Domingo fall within a realistic gross yield range of 7% to 10.5%, depending on the neighborhood, unit size, and building fees.
Compared to other Caribbean and Latin American capitals, Santo Domingo's gross yields are competitive, often outperforming markets like Panama City or San Juan where yields tend to be lower.
The single most important factor currently influencing gross rental yields in Santo Domingo is the wide variation in condo maintenance fees, which can significantly eat into returns in amenity-heavy towers while leaving simpler buildings more profitable.
What's the average net rental yield in Santo Domingo as of 2026?
As of early 2026, the average net rental yield in Santo Domingo is approximately 6.3% across common residential property types.
This means the typical gap between gross and net yields in Santo Domingo is around 2 to 2.5 percentage points, which reflects the real costs landlords face after collecting rent.
The expense that most significantly reduces gross yield to net yield in Santo Domingo is the monthly condo maintenance fee, which can run into thousands of Dominican pesos in central and luxury towers.
As a result, net yields in Santo Domingo typically range from about 4.8% to 7.8%, with the lower end reflecting premium buildings with high fees and the upper end reflecting fee-light properties in high-demand areas.
By the way, you will find much more detailed rent ranges 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 yield is considered "good" in Santo Domingo in 2026?
In Santo Domingo in early 2026, a gross rental yield of 9% or higher is generally considered "good" by local investors, indicating solid price discipline and strong renter demand.
The threshold that typically separates average-performing properties from high-performing ones in Santo Domingo is around 9% gross, while anything between 7% and 9% is considered acceptable if vacancy risk is low, and below 7% usually means you're paying a premium for location or luxury.
How much do yields vary by neighborhood in Santo Domingo as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Santo Domingo is roughly 3 to 5 percentage points.
The neighborhoods that typically deliver the highest rental yields in Santo Domingo are value-oriented areas like Ensanche Ozama, Alma Rosa I and II, Los Tres Ojos, and parts of Villa Mella, where prices remain anchored to local incomes and renter pools are deep.
On the other hand, the lowest rental yields in Santo Domingo are found in prime luxury zones such as Piantini, Naco, Serrallés, Los Cacicazgos, and parts of Gazcue, where buyers pay a premium for prestige and walkability.
The main reason yields vary so much across Santo Domingo neighborhoods is that purchase prices in premium areas have risen faster than rents, compressing returns, while outer neighborhoods still offer prices that align better with achievable rental income.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Santo Domingo.
How much do yields vary by property type in Santo Domingo as of 2026?
As of early 2026, gross rental yields across different property types in Santo Domingo range from about 5.5% for large luxury units up to 12% for well-located studios.
The property type that currently delivers the highest average gross rental yield in Santo Domingo is studios and compact one-bedroom apartments, which typically generate yields between 9% and 12% thanks to their high rent per square meter and broad renter appeal.
Conversely, the lowest average gross rental yields in Santo Domingo come from large three-bedroom units in premium towers or big houses, which usually yield between 5.5% and 8% due to higher prices, elevated fees, and a narrower pool of potential tenants.
The key reason yields differ between property types in Santo Domingo is that smaller units command higher rent relative to their purchase price, while larger units face both higher absolute costs and more limited demand from renters who can afford them.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in Santo Domingo?
- What rental yields can you expect for a condo in Santo Domingo?
What's the typical vacancy rate in Santo Domingo as of 2026?
As of early 2026, the estimated average residential vacancy rate for long-term rentals across Santo Domingo sits between 6% and 9%.
That said, vacancy rates vary significantly across Santo Domingo neighborhoods, ranging from around 3% to 5% in prime, always-in-demand areas like Piantini and Naco, up to 8% to 12% in oversupplied or more distant pockets.
The main factor that currently drives vacancy rates up or down in Santo Domingo is pricing accuracy, since correctly-priced units in well-connected areas fill quickly, while overpriced listings in less desirable zones sit empty longer.
Compared to the Dominican Republic as a whole, Santo Domingo's vacancy rates are relatively moderate, reflecting the capital's role as the country's primary employment and services hub with consistent rental demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Santo Domingo.
What's the rent-to-price ratio in Santo Domingo as of 2026?
As of early 2026, the average rent-to-price ratio in Santo Domingo is approximately 0.7% monthly, meaning a typical property generates about 0.7% of its purchase price in monthly rent.
For buy-to-let investors in Santo Domingo, a rent-to-price ratio of 0.7% or higher is generally considered favorable, and this ratio directly translates to an annual gross yield of around 8.5% when multiplied by twelve months.
Compared to other Caribbean capitals and major Latin American cities, Santo Domingo's rent-to-price ratio is relatively attractive, offering better income potential than more mature markets where property 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 Santo Domingo give the best yields as of 2026?
Where are the highest-yield areas in Santo Domingo as of 2026?
As of early 2026, the top highest-yield neighborhoods in Santo Domingo are Ensanche Ozama, Alma Rosa I and II, and Los Tres Ojos, all located in Santo Domingo Este where prices remain accessible and renter demand stays strong.
In these top-performing areas like Ensanche Ozama and Alma Rosa, gross rental yields typically range from 9.5% to 11.5%, significantly above the city-wide average.
The main characteristic these high-yield areas in Santo Domingo share is that property prices are still anchored to local incomes rather than investor speculation, while renter pools remain broad thanks to workers, students, and young families seeking affordable housing.
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 Santo Domingo.
Where are the lowest-yield areas in Santo Domingo as of 2026?
As of early 2026, the lowest-yield neighborhoods in Santo Domingo are Piantini, Naco, and Serrallés, where premium pricing and luxury amenities compress investor returns.
In these prestigious areas of Santo Domingo, gross rental yields typically range from just 5.5% to 7.5%, well below what you can achieve in more affordable neighborhoods.
The main reason yields are compressed in Piantini, Naco, and Serrallés is that buyers pay significant premiums for prestige, walkability to top offices and restaurants, and access to newer towers with full amenities, all of which push prices up faster than rents.
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 Santo Domingo.
Which areas have the lowest vacancy in Santo Domingo as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Santo Domingo are Piantini, Serrallés, and Naco, where demand from professionals and expats keeps occupancy consistently high.
In these low-vacancy areas of Santo Domingo, vacancy rates typically stay between 3% and 5%, meaning units rarely sit empty for long when priced correctly.
The main demand driver that keeps vacancy low in Piantini, Naco, and Serrallés is proximity to major office nodes, top schools, clinics, and the steady flow of expat and professional tenants who prioritize convenience and safety.
However, the trade-off investors typically face when targeting these low-vacancy areas in Santo Domingo is accepting lower gross yields in exchange for the security of consistent occupancy and easier tenant management.
Which areas have the most renter demand in Santo Domingo right now?
The neighborhoods currently experiencing the strongest renter demand in Santo Domingo are Naco and Piantini for professionals, Bella Vista for families, and Ensanche Ozama in Santo Domingo Este for value-seekers.
The renter profiles driving most of this demand are young professionals and expats in the Distrito Nacional core, middle-class families near schools and services in Bella Vista and Los Prados, and cost-conscious workers in Santo Domingo Este who need affordable housing near employment.
In these high-demand neighborhoods of Santo Domingo, well-priced rental listings typically get filled within two to four weeks, with prime areas like Piantini sometimes seeing even faster turnarounds.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Santo Domingo.
Which upcoming projects could boost rents and rental yields in Santo Domingo as of 2026?
As of early 2026, the top infrastructure projects expected to boost rents in Santo Domingo are the Metro Line 2C extension toward Los Alcarrizos, the Avenida Ecológica connectivity works in Santo Domingo Este, and the ongoing development around Ciudad Juan Bosch.
The neighborhoods most likely to benefit from these projects are Los Alcarrizos and Santo Domingo Oeste along the metro corridor, plus the Ciudad Juan Bosch area and broader Avenida Ecológica corridor in Santo Domingo Este.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in directly affected corridors, though the exact impact will depend on how quickly improved connectivity translates into sustained tenant demand.
You'll find our latest property market analysis about Santo Domingo here.
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What property type should I buy for renting in Santo Domingo as of 2026?
Between studios and larger units in Santo Domingo, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments in Santo Domingo outperform larger units in terms of both rental yield and occupancy rates.
Studios in Santo Domingo typically generate gross yields of 9% to 12% (roughly DOP 7,500 to 10,000 per square meter monthly, or USD 125 to 170 / EUR 115 to 155), while larger two and three-bedroom units usually yield 7% to 9%.
The main factor explaining why smaller units outperform in Santo Domingo is that they command the highest rent per square meter while attracting the widest renter pool, including young professionals, couples, students, and short-term job relocations.
However, larger units might be the better investment choice in family-oriented neighborhoods like Bella Vista or Los Prados, where tenants prioritize space near schools and tend to stay longer, reducing turnover costs.
What property types are in most demand in Santo Domingo as of 2026?
As of early 2026, the most in-demand property type in Santo Domingo is the one and two-bedroom apartment in safe, well-connected areas.
The top three property types ranked by current tenant demand in Santo Domingo are one-bedroom apartments for young professionals, two-bedroom family units near schools and services, and value-oriented apartments in Santo Domingo Este neighborhoods like Ensanche Ozama.
The primary demographic trend driving this demand pattern in Santo Domingo is the growth of the professional workforce seeking convenient urban living, combined with young families who need affordable space but still want access to the capital's employment centers.
One property type currently underperforming in demand and likely to remain so in Santo Domingo is the large three-bedroom-plus luxury unit, which faces a narrower pool of tenants who can afford the higher rents these properties command.
What unit size has the best yield per m² in Santo Domingo as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Santo Domingo is between 35 and 55 square meters, which typically corresponds to studios and small one-bedroom apartments.
For this optimal unit size in Santo Domingo, typical gross rental yields run between 9% and 12%, translating to roughly DOP 700 to 1,000 per square meter monthly (about USD 12 to 17 / EUR 11 to 16 per square meter).
The main reason larger units have lower yield per square meter in Santo Domingo is that total rent doesn't scale proportionally with size, while smaller units command premium pricing per square meter from renters who prioritize location over space and from buildings where maintenance fees are more manageable.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Santo Domingo as of 2026?
What are typical property taxes and recurring local fees in Santo Domingo as of 2026?
As of early 2026, the annual property tax (IPI) for a typical rental apartment in Santo Domingo depends on the property's assessed value, with most mid-range investment units paying between DOP 15,000 and 60,000 annually (roughly USD 250 to 1,000 / EUR 230 to 920).
Beyond the IPI, landlords in Santo Domingo must also budget for monthly condo maintenance fees, which can range from DOP 3,000 to over DOP 25,000 monthly (USD 50 to 425 / EUR 45 to 390) depending on the building's amenities and location.
Combined, these recurring taxes and fees typically represent between 8% and 20% of gross rental income in Santo Domingo, with luxury towers at the higher end due to their substantial maintenance charges.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Santo Domingo.
What insurance, maintenance, and annual repair costs should landlords budget in Santo Domingo right now?
Annual landlord insurance for a typical rental property in Santo Domingo generally costs between DOP 12,000 and 30,000 (roughly USD 200 to 500 / EUR 185 to 460), though furnished rentals may require higher coverage.
For maintenance and repairs, landlords in Santo Domingo should budget approximately 0.75% to 1.25% of the property's value annually, which for a USD 150,000 property translates to about USD 1,100 to 1,900 (EUR 1,000 to 1,750) per year.
The type of repair expense that most commonly catches landlords off guard in Santo Domingo is special assessments for building-wide issues like elevator repairs, generator replacements, or water system upgrades, which can add unexpected costs beyond regular maintenance.
In total, landlords in Santo Domingo should realistically budget around DOP 90,000 to 200,000 annually (USD 1,500 to 3,400 / EUR 1,400 to 3,100) for insurance, maintenance, and repairs combined on a typical investment property.
Which utilities do landlords typically pay, and what do they cost in Santo Domingo right now?
In Santo Domingo, tenants typically pay for electricity, water, internet, and gas for long-term rentals, while landlords are usually responsible for the monthly condo maintenance fee and sometimes coordinate building-bundled services.
When landlords do cover utilities (common in furnished or serviced rentals), the monthly cost in Santo Domingo runs approximately DOP 8,000 to 20,000 (USD 135 to 340 / EUR 125 to 310), though this varies significantly based on unit size and whether air conditioning is heavily used.
What does full-service property management cost, including leasing, in Santo Domingo as of 2026?
As of early 2026, full-service property management in Santo Domingo typically costs 8% to 12% of monthly rent, which for a DOP 50,000 monthly rent (about USD 850 / EUR 780) means paying roughly DOP 4,000 to 6,000 (USD 70 to 100 / EUR 65 to 90) per month to a manager.
On top of ongoing management fees, tenant placement or leasing in Santo Domingo usually costs around one month's rent per new tenant, though some managers charge a fraction of that amount or bundle it into flat monthly fees for smaller units.
What's a realistic vacancy buffer in Santo Domingo as of 2026?
As of early 2026, landlords in Santo Domingo should set aside approximately 8% of annual rental income as a vacancy buffer, which corresponds to roughly one month of vacancy per year as a safe default.
In practice, the typical number of vacant weeks per year in Santo Domingo ranges from about two weeks in prime, correctly-priced corridors like Piantini to five or six weeks in oversupplied or less desirable areas.
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.
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 Dominican Republic's central bank and official source for macroeconomic and price statistics. | We used it to anchor the early 2026 economic context, including inflation and price environment. We also sanity-checked that our rent and price assumptions align with broader economic conditions. |
| ONE - IPC (Consumer Price Index) | The national statistics office's official price index series for the Dominican Republic. | We used it as an official lens on rent and cost-of-living pressures that influence rent growth. We cross-checked it against private market rent signals to avoid overfitting to listing noise. |
| ONE - X Census 2022 | A national census providing the highest-coverage dataset on dwellings and occupancy structure. | We used it to understand the housing stock base and as an upper-bound signal for structural vacancy. We then translated that into a more realistic rental vacancy range for investors. |
| DGII - IPI Tax Guide | The Dominican tax authority's canonical guidance for recurring property tax rules. | We used it to model recurring tax drag on net yields, especially for higher-value units. We applied it as a recurring annual cost in our net yield estimates. |
| DGII - Property Transfer Brochure | An official guide for property transfers and related costs, jointly prepared with Registro Inmobiliario. | We used it to separate one-off purchase costs from recurring costs affecting net yield. We also used it to explain why net yield can differ from cash-on-cash returns in year one. |
| Global Property Guide | A long-running, widely cited research publisher that documents methodology and compares markets consistently. | We used it as our benchmark for gross yields and neighborhood-level dispersion in Santo Domingo. We then adjusted slightly to reflect all common property types mixed together. |
| SuperCasas | One of the largest local real estate portals with deep inventory for transparent asking-price sampling. | We used it to sanity-check rent levels, condo fees, and how pricing differs by zone and unit size. We treat it as asking data and cross-check against other sources for validation. |
| OPRET - Metro Line 2C Project | The transport authority running the metro project with official project descriptions. | We used it to identify credible rent catalysts tied to mobility improvements. We translated it into where renter pools might expand rather than treating it as a rent forecast. |
| MOPC - Avenida Ecológica | The public works ministry and primary source for major road project completions. | We used it to support the infrastructure narrative that can tighten rental markets in connected zones. We translated that into where yields might compress versus where rents might lift. |
| Ciudad Juan Bosch Official Portal | An official government-backed housing project portal with direct project positioning and location context. | We used it to ground the new supply and services story for Santo Domingo Este. We treat it as supply context that affects rents, tenant demand, and vacancy risk. |
| Diario Libre | A major national newspaper useful when it clearly attributes to government statements. | We used it only as a cross-check that metro projects are actively progressing and relevant in early 2026. Official project parameters still come from OPRET directly. |
| Superintendencia de Bancos | The banking supervisor that publishes official financial-sector information. | We used it to keep financing conditions in mind since they influence buyer demand and therefore prices. This provides context rather than being a direct yield input. |
| Baselane | A widely referenced source for property management fee benchmarks and industry norms. | We used it to triangulate professional property management costs. We then underwrite conservatively so net yield estimates remain robust even if investors pay for convenience. |
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