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's property market is shifting fast, and knowing exactly which neighborhoods deliver real value in 2026 matters more than ever for foreign buyers.
We constantly update this blog post to reflect the latest data on rental yields, price trends, and up-and-coming areas across the city.
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.
What's the Current Real Estate Market Situation by Area in Santo Domingo?
Which areas in Santo Domingo have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for property in Santo Domingo are Piantini, Ensanche Naco, and Serrallés, all located in the Distrito Nacional where modern towers and premium services dominate.
In these prime Santo Domingo neighborhoods, you can expect to pay between RD$160,000 and RD$220,000 per square meter (roughly US$2,600 to US$3,500 per square meter at current exchange rates).
What makes each of these Santo Domingo areas command such high prices is quite specific:
- Piantini: home to the best international restaurants, embassies, and the most established high-rise residential towers in the city
- Ensanche Naco: walkable access to top office clusters and shopping centers like Blue Mall and Acropolis
- Serrallés: quieter streets with newer luxury developments and strong 24/7 private security presence
Which areas in Santo Domingo have the most affordable property prices in 2026?
As of early 2026, the most affordable areas for property investment in Santo Domingo include Ensanche Ozama and Alma Rosa I-II in Santo Domingo Este, Herrera in Santo Domingo Oeste, and older-stock pockets in Villa Juana within the Distrito Nacional.
In these more affordable Santo Domingo neighborhoods, typical prices range from RD$55,000 to RD$110,000 per square meter (roughly US$900 to US$1,800 per square meter), depending heavily on building age and amenities.
The main trade-offs vary by area: in Ensanche Ozama and Alma Rosa, you face longer commutes to Distrito Nacional job centers and fewer walkable amenities; in Herrera, public transport options are limited until the Metro Line 2C expansion completes; and in Villa Juana, older buildings often lack backup generators and secure parking, which matters a lot in Santo Domingo.
You can also read our latest analysis regarding housing prices in Santo Domingo.
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 Areas in Santo Domingo Offer the Best Rental Yields?
Which neighborhoods in Santo Domingo have the highest gross rental yields in 2026?
As of early 2026, the Santo Domingo neighborhoods with the highest gross rental yields are Evaristo Morales, Ensanche Quisqueya, Bella Vista, and Julieta Morales, all delivering estimated yields between 6% and 9% for well-maintained apartments.
Across Santo Domingo as a whole, typical gross rental yields range from about 4% in the most expensive prime areas like Piantini to around 10% in outer municipalities like Santo Domingo Este, though the higher-yield zones come with more vacancy risk.
Here is what makes each of these top-yielding Santo Domingo neighborhoods deliver better returns:
- Evaristo Morales: purchase prices sit 20-30% below adjacent Piantini while rents stay competitive thanks to office proximity
- Ensanche Quisqueya: strong demand from Dominican professionals who want DN convenience without premium prices
- Bella Vista: quieter residential streets attract stable long-term tenants who pay reliably month after month
- Julieta Morales: smaller buildings with lower maintenance fees keep net yields higher than nearby towers
Finally, please note that we cover the rental yields in Santo Domingo here.
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Which Areas in Santo Domingo Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Santo Domingo perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in Santo Domingo are Zona Colonial, Gazcue (near the Malecón), and select locations in Piantini and Naco that cater to business travelers, with average occupancy around 49% and nightly rates averaging US$71.
In these top Santo Domingo short-term rental areas, well-positioned properties can generate roughly US$600 to US$900 per month, though the market average across all 8,020 active listings sits closer to US$615 monthly.
Here is what makes each neighborhood outperform for short-term rentals in Santo Domingo:
- Zona Colonial: walkable historic attractions and restaurants draw weekend tourists and diaspora visitors year-round
- Gazcue: proximity to the Malecón and cultural institutions appeals to guests seeking authentic local atmosphere
- Piantini/Naco edge: business travelers prefer these areas for corporate stays near major offices and safe streets
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Santo Domingo.
Which tourist areas in Santo Domingo are becoming oversaturated with short-term rentals?
The three Santo Domingo areas showing the clearest signs of short-term rental oversaturation are the core blocks of Zona Colonial, high-rise clusters in Piantini, and the tower-heavy streets of Naco where many units look nearly identical.
In Zona Colonial alone, there are hundreds of competing listings within a few walkable blocks, and across Santo Domingo City, the total active short-term rental count has grown to about 8,020 listings with roughly 3% year-over-year growth continuing.
The clearest warning sign of oversaturation in these Santo Domingo areas is that operators are increasingly competing on price rather than quality, which compresses everyone's net yields and makes it harder to stand out without significant investment in interior design or guest experience.
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 Areas in Santo Domingo Are Best for Long-Term Rentals?
Which neighborhoods in Santo Domingo have the strongest demand for long-term tenants?
The Santo Domingo neighborhoods with the strongest long-term rental demand are Piantini, Naco, Evaristo Morales, and Ensanche Quisqueya, where expats, executives, and high-credit local professionals consistently seek apartments near offices and international schools.
In these high-demand Santo Domingo neighborhoods, well-specified apartments with parking, backup power, and elevator access typically rent within 2 to 4 weeks, compared to 6 to 8 weeks or longer in less central areas.
Here is the main tenant profile driving demand in each of these Santo Domingo neighborhoods:
- Piantini: embassy staff, multinational executives, and diplomatic families seeking top-tier amenities
- Naco: mid-level professionals working at nearby corporate offices and financial institutions
- Evaristo Morales: young professionals and couples who want Distrito Nacional location at better value
- Ensanche Quisqueya: Dominican middle-class families prioritizing school proximity and neighborhood safety
The key amenity that makes these neighborhoods attractive to long-term tenants in Santo Domingo is reliable backup power, since the city still experiences occasional outages and tenants will pay a premium for buildings with well-maintained generators.
Finally, please note that we provide a very granular rental analysis in our property pack about Santo Domingo.
What are the average long-term monthly rents by neighborhood in Santo Domingo in 2026?
As of early 2026, average monthly rents in Santo Domingo range from about RD$35,000 (US$550) in outer municipalities like Alma Rosa to over RD$140,000 (US$2,200) in prime Piantini for quality apartments with full amenities.
In the most affordable Santo Domingo neighborhoods like Ensanche Ozama and Alma Rosa I-II, entry-level one-bedroom apartments typically rent for RD$35,000 to RD$65,000 per month (roughly US$550 to US$1,000).
In mid-range Santo Domingo neighborhoods like Evaristo Morales, Ensanche Quisqueya, and Bella Vista, you can expect to pay RD$55,000 to RD$95,000 per month (roughly US$850 to US$1,500) for a well-maintained one or two-bedroom apartment.
In the most expensive Santo Domingo neighborhoods like Piantini, Serrallés, and Naco, high-end apartments command RD$75,000 to RD$140,000 or more per month (roughly US$1,200 to US$2,200), with larger units and penthouses going even higher.
You may want to check our latest analysis about the rents in Santo Domingo here.
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Which Are the Up-and-Coming Areas to Invest in Santo Domingo?
Which neighborhoods in Santo Domingo are gentrifying and attracting new investors in 2026?
As of early 2026, the Santo Domingo neighborhoods showing the clearest signs of gentrification and investor interest are Ciudad Nueva (adjacent to Zona Colonial), select streets in Gazcue, and certain pockets of Bella Vista where older buildings are being renovated or replaced.
These gentrifying Santo Domingo neighborhoods have seen annual price appreciation of roughly 5% to 8% over the past few years, outpacing the city average as cafes, restaurants, and improved streetscapes attract both tourists and young professionals.
Which areas in Santo Domingo have major infrastructure projects planned that will boost prices?
The Santo Domingo area with the most significant infrastructure project expected to boost property prices is the corridor along Metro Line 2C extending toward Los Alcarrizos in Santo Domingo Oeste.
The Metro Line 2C extension is currently under construction and progressing on schedule, with stations planned at Kilómetro 9 and María Montez that will dramatically cut commute times from Santo Domingo Oeste to the Distrito Nacional job centers.
Historically in Santo Domingo, areas near completed metro stations have seen price increases of 10% to 20% within two to three years of opening, as improved commuting makes previously inconvenient neighborhoods suddenly attractive to working professionals.
You'll find our latest property market analysis about Santo Domingo here.
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 in Santo Domingo Should I Avoid as a Property Investor?
Which neighborhoods in Santo Domingo with lots of problems I should avoid and why?
The Santo Domingo areas that present the most challenges for foreign property investors include low-lying zones near the Ozama and Isabela riverbanks, certain blocks in Villa Juana and Villas Agrícolas with older building stock, and parts of Los Mina in Santo Domingo Este where resale liquidity is limited.
Here are the specific issues affecting each of these Santo Domingo areas:
- Ozama/Isabela riverbank zones: elevated flooding risk during heavy rains increases insurance costs and tenant turnover
- Villa Juana older blocks: many buildings lack backup power, secure parking, and proper condo governance
- Villas Agrícolas: limited walkable amenities and services make tenant attraction difficult for foreign landlords
- Parts of Los Mina: weaker resale market means you may struggle to exit your investment when needed
For any of these Santo Domingo neighborhoods to become viable investment options, they would need sustained public infrastructure investment (especially drainage), building-level improvements like generator installation and HOA formalization, and measurable security improvements verified through official crime statistics.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Santo Domingo.
Which areas in Santo Domingo have stagnant or declining property prices as of 2026?
As of early 2026, the Santo Domingo areas most at risk of price stagnation are ultra-homogeneous luxury tower clusters in Piantini and Naco where too many similar units compete, and STR-heavy blocks in Zona Colonial where oversupply is compressing revenues.
In these at-risk Santo Domingo areas, price growth has slowed to roughly 0% to 2% annually over the past two years, compared to 5% to 8% in nearby neighborhoods with more diverse housing stock.
Here is what is causing price stagnation in each of these Santo Domingo areas:
- Piantini luxury tower clusters: developers keep launching identical units, shifting negotiating power to buyers
- Naco high-rise corridors: too many investment units sit empty, waiting for tenants, which pressures resale prices
- Zona Colonial STR blocks: the 8,020+ active short-term rental listings create intense competition that erodes returns
Buying real estate in Santo Domingo can be risky
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Which Areas in Santo Domingo Have the Best Long-Term Appreciation Potential?
Which areas in Santo Domingo have historically appreciated the most recently?
The Santo Domingo areas that have historically appreciated the most over the past five to ten years are Piantini, Naco, Serrallés, and Evaristo Morales, all in the Distrito Nacional where high-income demand and new construction activity concentrate.
Here is the approximate appreciation these top-performing Santo Domingo areas have achieved:
- Piantini: roughly 6% to 8% annual appreciation driven by sustained luxury demand and limited land
- Naco: roughly 5% to 7% annually as office cluster expansion attracted more professional tenants
- Serrallés: roughly 5% to 6% annually with newer developments commanding premium prices
- Evaristo Morales: roughly 6% to 9% annually as buyers discovered strong value relative to adjacent prime zones
The main driver behind above-average appreciation in these Santo Domingo areas is the combination of rising construction costs (which put a floor under new-build pricing) and deepening pools of high-income Dominican and expat demand that consistently absorb quality inventory.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Santo Domingo.
Which neighborhoods in Santo Domingo are expected to see price growth in coming years?
The Santo Domingo neighborhoods expected to see the strongest price growth in coming years are the Metro Line 2C corridor in Santo Domingo Oeste, Ciudad Nueva adjacent to Zona Colonial, and the "yield belt" areas of Evaristo Morales and Ensanche Quisqueya.
Here is the projected growth for each of these high-potential Santo Domingo neighborhoods:
- Metro Line 2C corridor (SDO): 8% to 12% annually once stations open and commuting improves
- Ciudad Nueva: 6% to 9% annually as Zona Colonial spillover and gentrification continue
- Evaristo Morales: 5% to 7% annually driven by steady tenant demand and value perception
- Ensanche Quisqueya: 5% to 7% annually as DN professionals seek affordable alternatives nearby
The single most important catalyst expected to drive future price growth in these Santo Domingo neighborhoods is improved public transportation access, particularly the Metro Line 2C completion, which will fundamentally change commuting patterns and make previously inconvenient areas suddenly attractive.
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 Do Locals and Expats Really Think About Different Areas in Santo Domingo?
Which areas in Santo Domingo do local residents consider the most desirable to live?
The Santo Domingo areas that local residents consider most desirable to live are Piantini, Naco, Serrallés, Paraíso, Los Cacicazgos, and the best pockets of Bella Vista, all known for safety, services, and lifestyle amenities.
Here is what makes each of these areas most desirable to locals in Santo Domingo:
- Piantini: the best restaurant and nightlife scene plus top international schools within driving distance
- Naco: easy access to major shopping centers and corporate offices for working professionals
- Serrallés: quieter family atmosphere with newer buildings and strong private security
- Los Cacicazgos: larger homes and green spaces that appeal to established Dominican families
- Bella Vista (premium streets): walkable neighborhood feel with reliable services and stable neighbors
The typical residents in these locally-preferred Santo Domingo areas are upper-middle-class and wealthy Dominican families, successful business owners, and professionals working in finance, law, or corporate management.
Local preferences in Santo Domingo largely align with what foreign investors target, though locals often prioritize school proximity and extended family access more than foreigners who may focus primarily on rental yield potential.
Which neighborhoods in Santo Domingo have the best reputation among expat communities?
The Santo Domingo neighborhoods with the best reputation among expat communities are Piantini, Naco, Serrallés, and Paraíso, with Evaristo Morales and Ensanche Quisqueya gaining popularity as value alternatives.
Here is why expats prefer these Santo Domingo neighborhoods over others:
- Piantini: walkable access to international restaurants, reliable building services, and strong security
- Naco: proximity to offices, shopping malls, and established expat-friendly apartment buildings
- Serrallés: newer construction with amenities like pools, gyms, and 24/7 security guards
- Evaristo Morales: DN convenience at 20-30% lower rents than Piantini, appealing to cost-conscious expats
The typical expat profile in these popular Santo Domingo neighborhoods includes embassy staff and diplomats in Piantini, corporate employees and remote workers in Naco and Evaristo Morales, and retirees or long-term visitors in quieter Serrallés.
Which areas in Santo Domingo do locals say are overhyped by foreign buyers?
The Santo Domingo areas that locals most commonly say are overhyped by foreign buyers are certain branded luxury towers in Piantini, the most touristic blocks of Zona Colonial, and some newer high-rise projects in Naco marketed heavily to overseas investors.
Here is why locals believe these Santo Domingo areas are overvalued:
- Piantini branded towers: foreigners pay a premium for marketing and amenities that locals find overpriced
- Zona Colonial tourist blocks: short-term rental oversupply makes actual returns lower than promised
- Naco investment towers: many units sit vacant, suggesting the buyer demand was investor speculation not genuine need
Foreign buyers are often attracted to these areas by slick marketing, promised rental yields that assume optimistic occupancy, and the perceived prestige of living in a "name brand" building, while locals tend to value practical factors like neighborhood services and long-term livability over branding.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Santo Domingo.
Which areas in Santo Domingo are considered boring or undesirable by residents?
The Santo Domingo areas that residents most commonly consider boring or undesirable include purely residential pockets in Santo Domingo Norte far from transit, car-dependent stretches of Santo Domingo Oeste before the metro expansion, and some isolated sections of Santo Domingo Este with limited walkable services.
Here is what makes these Santo Domingo areas feel boring or undesirable to residents:
- Santo Domingo Norte (distant pockets): long commutes to DN and very few restaurants or entertainment options
- Santo Domingo Oeste (pre-metro areas): car dependency makes daily life inconvenient without transit access
- Santo Domingo Este (isolated sections): limited walkable cafes, shops, or services compared to DN neighborhoods
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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) | The Dominican Republic's central bank and official publisher of macro and FX statistics. | We used it to anchor exchange rate conversions and understand the interest rate environment affecting mortgage costs in Santo Domingo. |
| Oficina Nacional de Estadística (ONE) | The national statistics office and canonical source for housing and construction data. | We used their construction cost index (ICDV) and building supply reports (ROE) to understand price floors and oversupply risks in Santo Domingo. |
| IMF Article IV Report | A top-tier international institution with standardized country analysis. | We used it to triangulate the macro backdrop driving Santo Domingo housing demand, including growth, inflation, and credit conditions. |
| Global Property Guide | A long-running cross-country housing dataset that cites sources and adjusts for inflation. | We used it to triangulate national price levels and ensure our Santo Domingo estimates align with countrywide trends. |
| AirDNA | A widely used short-term rental analytics provider with transparent metrics. | We used it to quantify Airbnb saturation, occupancy rates, and revenue potential across Santo Domingo neighborhoods. |
| MITUR SITUR Portal | The government tourism statistics portal with downloadable time series data. | We used it to validate short-term rental demand by connecting visitor flows to actual tourist arrivals in Santo Domingo. |
| DGII (Tax Authority) | The official tax authority with published transfer tax rates and legal basis. | We used it to quantify the 3% transfer tax and other transaction costs that affect net yields for Santo Domingo investors. |
| OPRET / Government Portal | Official government communication on major transport infrastructure investments. | We used it to identify specific infrastructure corridors likely to see price appreciation, especially the Metro Line 2C extension. |
| CEPAL Urban Resilience Study | A UN publication providing city-level risk and resilience analysis for Santo Domingo. | We used it to flag flood exposure and infrastructure resilience risks that affect insurance and maintenance costs in certain areas. |
| Policía Nacional | The official security institution publishing nationwide crime metrics and trends. | We used it to assess security trend direction for Santo Domingo without relying on anecdotes or stereotypes. |
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