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SUMMARY
We analyzed apartment rental yields in Santo Domingo, as of 2026, for residential apartment buyers, using the raw Santo Domingo dataset provided. The work compares sale prices, monthly rents, gross yields, and net yields across the main apartment neighborhoods a foreign individual buyer is likely to review.
This page is designed as a practical Santo Domingo apartment yield tracker. We conduct this type of research regularly and keep the page updated, so the numbers should be read as a May 2026 snapshot rather than a permanent promise.
The main finding is that Santo Domingo apartment rental yields look healthy in 2026, especially for smaller apartments in central renter districts. Many studios and 1-bedroom apartments in the dataset sit above 8% gross yield and above 6% net yield.
The strongest net-yield areas among desirable neighborhoods are Evaristo Morales, Serrallés, Ensanche Naco, La Esperilla, and La Julia. These areas combine central demand with rents that still justify the purchase price.
Evaristo Morales 1-bedroom apartments stand out at about 9.4% gross yield and 7.6% net yield. Serrallés is also unusually strong because its 2-bedroom apartments reach about 9.2% gross yield and 7.5% net yield.
Zona Universitaria offers one of the lowest entry points in the Santo Domingo apartment market. Studios are estimated around RD$5.06 million, with about 9.2% gross yield and 7.2% net yield, although tenant turnover and student-linked demand need more caution.
The weaker yield profile appears in larger or more expensive apartments in Los Cacicazgos, Ensanche Paraíso, and Mirador Norte. These areas can be attractive places to live, but high purchase prices often absorb too much of the rent.
For stable rental income rather than maximum yield, Piantini, Ensanche Naco, Evaristo Morales, La Esperilla, Bella Vista, and Mirador Sur look more dependable. They offer stronger tenant depth, better daily services, and better resale logic than cheaper but thinner-demand pockets.
The practical takeaway for a beginner foreign buyer is simple: in Santo Domingo, a modern 1-bedroom apartment in a central, service-rich area is often the safest balance of yield, tenant demand, and resale liquidity.
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Neighborhoods and apartment rental yields in Santo Domingo in 2026
This table compares apartment rental yields in Santo Domingo by neighborhood and apartment size, using the May 2026 dataset.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
The public table focuses on the core pricing and yield metrics. Finally, please note you'll find much more detailed data in our real estate pack about Santo Domingo.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Arroyo Hondo Viejo | RD$5,650,000 | RD$38,500 | 8.2% | 6.1% | RD$8,630,000 | RD$59,500 | 8.3% | 6.2% | RD$11,600,000 | RD$83,500 | 8.6% | 6.5% |
| Bella Vista | RD$7,440,000 | RD$50,500 | 8.2% | 6.4% | RD$10,120,000 | RD$74,500 | 8.8% | 7.0% | RD$15,470,000 | RD$95,000 | 7.4% | 5.6% |
| El Millón | RD$6,250,000 | RD$44,500 | 8.6% | 6.7% | RD$8,630,000 | RD$62,500 | 8.7% | 6.8% | RD$12,790,000 | RD$86,500 | 8.1% | 6.2% |
| Ensanche Naco | RD$7,740,000 | RD$53,500 | 8.3% | 6.6% | RD$10,120,000 | RD$77,500 | 9.2% | 7.5% | RD$15,890,000 | RD$101,000 | 7.6% | 5.9% |
| Ensanche Paraíso | RD$9,520,000 | RD$62,500 | 7.9% | 6.2% | RD$12,500,000 | RD$89,000 | 8.6% | 6.9% | RD$21,120,000 | RD$125,000 | 7.1% | 5.4% |
| Ensanche Serrallés | RD$7,440,000 | RD$50,500 | 8.2% | 6.5% | RD$9,820,000 | RD$71,500 | 8.7% | 7.0% | RD$13,390,000 | RD$95,000 | 8.5% | 6.8% |
| Evaristo Morales | RD$7,140,000 | RD$53,500 | 9.0% | 7.2% | RD$9,520,000 | RD$74,500 | 9.4% | 7.6% | RD$14,460,000 | RD$98,000 | 8.1% | 6.3% |
| Gazcue | RD$5,650,000 | RD$41,500 | 8.8% | 6.8% | RD$7,740,000 | RD$56,500 | 8.8% | 6.8% | RD$12,790,000 | RD$77,500 | 7.3% | 5.3% |
| La Esperilla | RD$8,330,000 | RD$56,500 | 8.1% | 6.4% | RD$11,010,000 | RD$83,500 | 9.1% | 7.4% | RD$16,780,000 | RD$107,000 | 7.7% | 6.0% |
| La Julia | RD$8,030,000 | RD$56,500 | 8.4% | 6.6% | RD$10,710,000 | RD$80,500 | 9.0% | 7.2% | RD$13,680,000 | RD$101,000 | 8.9% | 7.1% |
| Los Cacicazgos | RD$10,710,000 | RD$68,500 | 7.7% | 5.9% | RD$14,880,000 | RD$104,000 | 8.4% | 6.6% | RD$24,400,000 | RD$149,000 | 7.3% | 5.5% |
| Mirador Norte | RD$6,540,000 | RD$44,500 | 8.2% | 6.2% | RD$9,220,000 | RD$62,500 | 8.1% | 6.1% | RD$15,840,000 | RD$89,000 | 6.8% | 4.8% |
| Mirador Sur | RD$8,920,000 | RD$59,500 | 8.0% | 6.2% | RD$12,200,000 | RD$86,500 | 8.5% | 6.7% | RD$18,440,000 | RD$113,000 | 7.4% | 5.6% |
| Piantini | RD$9,820,000 | RD$68,500 | 8.4% | 6.8% | RD$13,390,000 | RD$95,000 | 8.5% | 6.9% | RD$18,440,000 | RD$119,000 | 7.7% | 6.1% |
| Serrallés | RD$7,440,000 | RD$53,500 | 8.6% | 6.9% | RD$9,820,000 | RD$74,500 | 9.1% | 7.4% | RD$12,790,000 | RD$98,000 | 9.2% | 7.5% |
| Urbanización Real | RD$7,740,000 | RD$50,500 | 7.8% | 5.9% | RD$10,410,000 | RD$71,500 | 8.2% | 6.3% | RD$16,060,000 | RD$101,000 | 7.6% | 5.7% |
| Zona Universitaria | RD$5,060,000 | RD$38,500 | 9.2% | 7.2% | RD$7,140,000 | RD$53,500 | 9.0% | 7.0% | RD$11,190,000 | RD$74,500 | 8.0% | 6.0% |
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 offer the best net yield among areas people actually want to live in Santo Domingo?
The best net-yield neighborhoods among areas people actually want to live in Santo Domingo are Evaristo Morales, Serrallés, La Julia, Ensanche Naco, and La Esperilla.
These neighborhoods are useful because their yields are not coming only from cheap prices. They also have strong tenant demand, central access, and better resale liquidity than weaker fringe areas.
Evaristo Morales is the clearest example. A 1-bedroom apartment is estimated at RD$9.52 million and RD$74,500 monthly rent, giving about 9.4% gross yield and 7.6% net yield.
Serrallés is unusually strong across apartment sizes. Its 1-bedroom apartments show about 7.4% net yield, while its 2-bedroom apartments reach about 7.5% net yield.
Ensanche Naco and La Esperilla also look strong for serious rental buyers. Ensanche Naco 1-bedroom apartments reach about 7.5% net yield, and La Esperilla 1-bedrooms reach about 7.4%.
For a beginner buyer, the practical takeaway is to focus on modern 1-bedroom apartments in these central renter districts. They give strong yield without relying on low-demand locations.
Where can I find apartments with above-average yields and below-average entry prices in Santo Domingo?
The best above-average yield and below-average entry-price opportunities in Santo Domingo are usually in Zona Universitaria, Gazcue, El Millón, Evaristo Morales, and Serrallés.
Zona Universitaria is the clearest low-entry example. A studio is estimated around RD$5.06 million, with RD$38,500 monthly rent, 9.2% gross yield, and 7.2% net yield.
Gazcue also works well for smaller apartments. Studios are estimated around RD$5.65 million with 6.8% net yield, while 1-bedroom apartments are around RD$7.74 million with the same 6.8% net yield.
El Millón gives a practical middle-market profile. A 1-bedroom apartment is estimated at RD$8.63 million and RD$62,500 monthly rent, producing about 8.7% gross yield and 6.8% net yield.
The reason these areas can be cheaper is not always weak demand. In Santo Domingo, lower prices can come from older buildings, less prestige, student-linked demand, or more local renter profiles.
The honest interpretation is that lower entry price is useful only when the building is still easy to rent. Parking, security, elevator condition, walkability, and maintenance quality matter heavily in these neighborhoods.
Where does the rent level justify the purchase price most clearly in Santo Domingo?
The rent level justifies the purchase price most clearly in Evaristo Morales, Serrallés, Ensanche Naco, La Julia, and Zona Universitaria.
The strongest rent-to-price signals are visible in Evaristo Morales 1-bedroom apartments at 9.4% gross yield, Ensanche Naco 1-bedrooms at 9.2%, Serrallés 2-bedrooms at 9.2%, and Zona Universitaria studios at 9.2%.
These numbers matter because they are not just high rent levels. They show that rent is high relative to the capital required to buy the apartment.
La Julia is also a useful example. Its 2-bedroom apartments are estimated at RD$13.68 million and RD$101,000 monthly rent, producing about 8.9% gross yield and 7.1% net yield.
By contrast, Los Cacicazgos and Ensanche Paraíso have high rents, but purchase prices are also high. The rent level is not weak, but the capital requirement reduces the investment efficiency.
We have actually built the our real estate pack about Santo Domingo to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Santo Domingo?
The best places to buy for stable rental income in Santo Domingo are Piantini, Ensanche Naco, Evaristo Morales, La Esperilla, Bella Vista, and Mirador Sur.
These neighborhoods may not always produce the highest possible yield, but they offer deeper tenant demand, stronger services, and more predictable rental income.
Piantini is the clearest stability market. A 1-bedroom apartment is estimated at RD$13.39 million and RD$95,000 monthly rent, giving about 6.9% net yield in a high-demand central area.
Ensanche Naco and Evaristo Morales are more balanced. Their 1-bedroom net yields are about 7.5% and 7.6%, while still giving tenants central access, restaurants, clinics, offices, and daily services.
Bella Vista and Mirador Sur are more family-oriented. Their 2-bedroom net yields are lower, around 5.6%, but the tenant profile can be more stable when the building has good parking and security.
For a cautious foreign buyer, stability often beats the highest headline yield. A slightly lower yield in a strong rental district can be safer than a higher yield in a thinner renter market.
Which apartment type gives the best return for the lowest total investment in Santo Domingo?
The apartment type that gives the best return for the lowest total investment in Santo Domingo is usually the studio apartment, but 1-bedroom apartments offer the best overall balance.
Studios are the cheapest way to enter the market. Zona Universitaria studios are estimated at RD$5.06 million, Gazcue studios at RD$5.65 million, and El Millón studios at RD$6.25 million.
The studio yields are also strong. Zona Universitaria studios show 7.2% net yield, Evaristo Morales studios show 7.2%, Serrallés studios show 6.9%, and Gazcue studios show 6.8%.
However, 1-bedroom apartments often have a broader renter base. They can appeal to singles, couples, young professionals, expats, and corporate renters, not only students or short-stay renters.
The best 1-bedroom yield examples are Evaristo Morales at 7.6% net yield, Ensanche Naco at 7.5%, Serrallés at 7.4%, and La Esperilla at 7.4%.
We give you more details in the our real estate pack about Santo Domingo.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Santo Domingo?
The Santo Domingo neighborhoods that offer strong rental income with lower vacancy risk are Piantini, Ensanche Naco, Evaristo Morales, La Esperilla, Bella Vista, and Mirador Sur.
These areas have broad tenant demand because renters value proximity to work, clinics, shopping, restaurants, secure buildings, parking, and practical daily routes.
Piantini has the highest rent levels in several apartment sizes. In the table, a studio rents for about RD$68,500 per month, a 1-bedroom for RD$95,000, and a 2-bedroom for RD$119,000.
Ensanche Naco and Evaristo Morales are especially attractive because they combine high rents with efficient pricing. Their 1-bedroom net yields are 7.5% and 7.6%, which is strong for central Santo Domingo.
Bella Vista and Mirador Sur are useful for renters who want a more residential environment. Their yields are not always the highest, but tenant demand can be steadier when the apartment is well maintained.
The real signal is tenant depth. High rent alone is not enough if the tenant pool is narrow or if the apartment needs a long time to rent.
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.
Which areas look overpriced relative to their rental income in Santo Domingo?
The Santo Domingo areas that look most overpriced relative to rental income are Los Cacicazgos, Ensanche Paraíso, Mirador Norte for larger apartments, and some high-priced Piantini units.
These are not bad neighborhoods. The issue is that purchase prices can rise faster than achievable rent, which compresses net rental yield.
Los Cacicazgos is the clearest example at the high end. A 2-bedroom apartment is estimated at RD$24.4 million and RD$149,000 monthly rent, but the net yield is only about 5.5%.
Ensanche Paraíso also looks stretched for larger apartments. A 2-bedroom apartment is estimated at RD$21.12 million and RD$125,000 monthly rent, producing about 5.4% net yield.
Mirador Norte 2-bedroom apartments show the weakest figure in the dataset, at about 4.8% net yield. That suggests the rent does not fully compensate for the purchase price and risk.
The practical conclusion is not to avoid premium districts completely. It is to negotiate harder, avoid oversized units, and make sure the rent-to-price relationship is strong before buying.
Which neighborhoods should I avoid even if the rental yield looks attractive in Santo Domingo?
A beginner should be cautious with Zona Universitaria, Gazcue, Arroyo Hondo Viejo, and Mirador Norte even when the rental yield looks attractive.
These areas can work, but they are less forgiving. The risks are tenant turnover, older building stock, weaker liquidity, traffic sensitivity, and more building-specific demand.
Zona Universitaria studios show about 7.2% net yield, which is strong. The risk is that demand may be more student-linked, budget-sensitive, and turnover-prone than in Polígono Central areas.
Gazcue studios and 1-bedroom apartments both show about 6.8% net yield. But older buildings can bring higher maintenance, weaker parking, and less competitive amenities.
Arroyo Hondo Viejo has solid yields around 6.1% to 6.5% net, depending on apartment size. The challenge is that renter demand depends heavily on exact access, commute convenience, and building condition.
The rule is not to ban these neighborhoods. The rule is to avoid weak buildings in them, because one bad building can damage both rentability and resale value.
Which neighborhoods look risky even though the rental yield is high in Santo Domingo?
The neighborhoods that look risky despite high rental yield in Santo Domingo are Zona Universitaria, Gazcue, Arroyo Hondo Viejo, and parts of El Millón.
The headline yield can be high because purchase prices are lower, not necessarily because the tenant base is deeper or more stable.
Zona Universitaria is the best example. Studios and 1-bedroom apartments show about 7.2% and 7.0% net yield, but the renter base may include more students and younger tenants.
Gazcue is attractive for smaller apartments, with about 6.8% net yield for studios and 1-bedrooms. The risk is older stock, which can reduce tenant appeal unless the unit is renovated and the building is well run.
El Millón is not a weak area, but it is less prestigious than Piantini or Ensanche Naco. A 1-bedroom at 6.8% net yield can be attractive, but resale and rent ceilings may be lower.
The safer alternative is to accept a similar or slightly lower yield in Evaristo Morales, Ensanche Naco, La Esperilla, or Serrallés, where tenant depth is stronger.
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What neighborhoods should I avoid when buying a rental apartment in Santo Domingo?
When buying a rental apartment in Santo Domingo, the avoid list is really a be-careful list: Mirador Norte for larger units, overpriced Los Cacicazgos units, weak-condition Gazcue buildings, and poorly located Arroyo Hondo Viejo apartments.
Mirador Norte 2-bedroom apartments are the clearest warning in the table. They show about 4.8% net yield, which is weak for a rental investor taking vacancy, maintenance, and management risk.
Los Cacicazgos should be avoided by yield-focused beginners unless the purchase price is unusually attractive. Its 2-bedroom apartments show about 5.5% net yield despite very high monthly rent.
Gazcue should not be avoided entirely. The problem is old or poorly maintained buildings, because weak parking, poor security, and tired common areas can quickly reduce rentability.
Arroyo Hondo Viejo should be approached carefully because exact access matters. A unit with poor commute logic can be much harder to rent than the neighborhood average suggests.
The simple beginner rule is to avoid apartments where the yield depends on ignoring building quality. In Santo Domingo, the wrong building can hurt the result more than the wrong neighborhood name.
Which neighborhoods are seeing rental demand weaken, and why, in Santo Domingo?
The neighborhoods most at risk of weaker rental demand in Santo Domingo are older Gazcue stock, larger Mirador Norte units, and high-priced luxury units in Los Cacicazgos or Ensanche Paraíso.
This does not mean demand has disappeared. It means renters are becoming more selective when a unit is older, expensive, inconvenient, or competing against better modern alternatives.
Gazcue has a central location, but old stock can struggle against newer buildings in Naco, Evaristo Morales, La Esperilla, and other central districts with better amenities.
Mirador Norte is more difficult for larger apartments. Its 2-bedroom net yield is only 4.8%, which suggests rent support is weak relative to the capital required.
Los Cacicazgos and Ensanche Paraíso face a different issue. At the high end, the renter pool narrows because a luxury family apartment needs a tenant willing to pay for size, address, parking, and lifestyle all at once.
The practical recommendation is to treat demand weakness as selective, not universal. Good units can still rent, but weak units need a meaningful price discount.
Which neighborhoods are seeing new developments that could create stronger rental demand in Santo Domingo?
The Santo Domingo neighborhoods where new development could support stronger rental demand are Piantini, Ensanche Naco, Evaristo Morales, La Esperilla, Serrallés, and Zona Universitaria.
The important distinction is between demand-creating development and supply-only development. Offices, clinics, restaurants, retail, universities, and daily services deepen the tenant pool, while a new apartment tower can simply add competition.
Piantini, Ensanche Naco, Evaristo Morales, and Serrallés are the clearest demand-creating areas. They already attract office workers, professionals, expats, executives, and renters who want short daily routes.
Zona Universitaria benefits from education-linked demand and lower entry prices. Its studios show RD$5.06 million purchase price, RD$38,500 monthly rent, and 7.2% net yield.
La Esperilla also looks strong because 1-bedroom apartments are estimated at RD$11.01 million and RD$83,500 monthly rent, producing about 7.4% net yield.
For investors, the best opportunity is not just a new building. It is a modern small apartment in an area where services and employment make the tenant base deeper.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Santo Domingo?
The Santo Domingo neighborhoods that have become less attractive for apartment investors over the last 12 months are Los Cacicazgos, Ensanche Paraíso, some Piantini units, and larger Mirador Norte units.
The issue is not that these neighborhoods are poor places to own. The issue is that price, rent, net yield, tenant depth, and resale liquidity have become less forgiving for income-focused buyers.
Ensanche Paraíso 2-bedroom apartments show about 5.4% net yield on an estimated RD$21.12 million purchase price. That is a heavy capital requirement for a moderate income return.
Los Cacicazgos has a similar pattern. A 2-bedroom apartment is estimated at RD$24.4 million and RD$149,000 monthly rent, but the net yield is only about 5.5%.
Mirador Norte is more concerning for larger apartments because its 2-bedroom net yield is about 4.8%, the weakest yield in the dataset.
The practical conclusion is to avoid paying prestige prices for average rental math. These neighborhoods can still work, but only with strong unit selection and a disciplined purchase price.
Which apartment types are becoming harder to rent in Santo Domingo, and in which neighborhoods?
The apartment types becoming harder to rent in Santo Domingo are large expensive 2-bedroom or family-style apartments in premium districts, and older small apartments in weak-condition buildings.
The problem is not size alone. The problem is size plus price plus a narrow tenant profile.
In Los Cacicazgos and Ensanche Paraíso, 2-bedroom apartments show about 5.5% and 5.4% net yield. These units can rent, but they need a tenant willing to pay a high monthly rent for a premium address and larger space.
In Mirador Norte, 2-bedroom apartments are even more difficult from a yield perspective, with about 4.8% net yield. That suggests rent does not fully support the purchase price.
In Gazcue, small apartments can still rent well, but older buildings are more selective. Weak maintenance, poor parking, or limited security can make a studio or 1-bedroom harder to rent than the headline yield suggests.
The safest format for a beginner remains a well-located 1-bedroom apartment in Evaristo Morales, Ensanche Naco, La Esperilla, Serrallés, or La Julia.
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INSIGHTS
These insights are drawn from the Santo Domingo apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
- Evaristo Morales is one of the strongest yield markets in the dataset because its rent-to-price relationship works across small units. The 1-bedroom estimate of 7.6% net yield is a strong signal for buyers who want income without leaving the central renter market.
- Serrallés is unusually balanced because it performs well across studios, 1-bedroom apartments, and 2-bedroom apartments. Many neighborhoods have one strong format, but Serrallés shows consistent income logic across the table.
- Zona Universitaria offers one of the lowest entry prices in Santo Domingo, but the buyer must price tenant turnover. A 7.2% net yield studio is attractive, but student-driven demand can require more active management.
- Gazcue is a classic high-yield but building-sensitive market. The numbers for smaller apartments are strong, but old elevators, limited parking, weak security, or tired common areas can erase the benefit quickly.
- La Julia 2-bedroom apartments look stronger than many more prestigious areas. A 7.1% net yield on a 2-bedroom unit is notable because larger apartments usually compress yield.
- Piantini is better understood as a stability market than a maximum-yield market. Rents are high, but purchase prices are also high, so the investor is paying for tenant depth and liquidity.
- Los Cacicazgos is attractive for lifestyle and capital preservation, but weaker for pure rental yield. High monthly rent does not automatically create a strong investment when the purchase price is very high.
- Mirador Norte 2-bedroom apartments are the clearest caution point in the dataset. The 4.8% net yield suggests that larger units there need either a price discount or a very strong building story.
- One-bedroom apartments are the cleanest beginner format in Santo Domingo. They usually offer a better balance of price, tenant depth, manageability, and resale than studios or expensive 2-bedroom apartments.
- Studios can be powerful when the tenant pool is real. The strongest studio cases are in Zona Universitaria, Evaristo Morales, Serrallés, Gazcue, and El Millón.
- Two-bedroom apartments should not be judged only by rent. They often earn higher monthly rent, but the purchase price can rise faster than rent, which weakens net yield.
- Premium neighborhoods are not automatically poor investments. They simply require more discipline because the price premium must be supported by rent, tenant quality, and resale demand.
- Foreign buyers should focus on net yield, not only gross yield. Vacancy, maintenance, management, repairs, leasing friction, and building costs can make two similar gross yields produce very different real returns.
- The strongest Santo Domingo investment case is usually not the cheapest apartment. It is a well-located, well-maintained apartment with enough tenant demand to reduce vacancy and enough liquidity to protect resale value.
- The neighborhood name matters less than the specific building. In Santo Domingo, parking, security, elevator condition, maintenance fees, layout, and access to daily routes can decide whether the yield is real.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Santo Domingo neighborhoods, we built the dataset manually from the ground up. We did not reuse a third-party yield table or copy a generic market dataset.
For each neighborhood and apartment type, we manually reviewed current residential sale listings across major real estate platforms relevant to Santo Domingo, including SuperCasas, Corotos, and Encuentra24.
We collected comparable sale listings for each area and property type, then cleaned the sample. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, incomplete listings, serviced-style offers, and non-comparable properties were removed.
Sale prices were interpreted using comparable location, apartment type, size, condition, building quality, and listing quality. We used the median price as the main reference where possible, and the average only when the sample was clean enough to make that useful.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we collected rental listings, removed outliers and weak comparables, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and apartment type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
Net rental yield was then estimated by adjusting for the costs and risks that matter for each apartment type and neighborhood. These include vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, building costs, and other operating costs when relevant.
We did not apply one flat deduction to every apartment. A small central apartment, an older building in Gazcue, a premium unit in Piantini, and a larger apartment in Los Cacicazgos do not have the same operating cost profile.
Each estimate was assigned an internal confidence level. A sample with 30 to 40 comparable listings gives higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is treated as directional unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Santo Domingo.
