Why new-build property in the Dominican Republic is the best way for Spanish estate agents to diversify
The Dominican Republic is the Caribbean market best suited to a Spanish estate agent’s portfolio. It welcomed a record 11.68 million visitors in 2025, new apartments in Punta Cana rose in value by 13.7% in a year, and gross rental yields exceed 9%, according to
The Dominican Republic is the Caribbean market best suited to a Spanish estate agent’s portfolio. It welcomed a record 11.68 million visitors in 2025, new apartments in Punta Cana rose in value by 13.7% in a year, and gross rental yields exceed 9%, according to Global Property Guide. What is more, sales are conducted in Spanish, in dollars, and to buyers already within the agent’s reach.
Spain’s new-build market is enjoying a strong period, but relying on a single country comes at a cost: when a client wants something different — year-round sunshine, a different entry price or dollar-denominated returns — an agent without suitable properties loses that client. Diversifying does not mean leaving Spain behind, but adding a second market that complements the first.
Drawing on official data, this analysis explains why the Dominican Republic is that second market: its tourism and economic drivers, the buyers already in Spain, the areas with the greatest potential, the legal and tax framework (including the CONFOTUR Law and the 2026 reform), and how a Spanish agency can sell Dominican new-build property without opening an office in the Caribbean.
The Dominican new-build market in figures (2025-2026)
Ten indicators that explain why the Dominican market attracts international capital.
| Indicator | Figure | Source |
|---|---|---|
| Visitors in 2025 | 11,676,901, an all-time record | Presidency of the Dominican Republic |
| Tourists resident in Spain, 2025 | 133,239, the second-largest European source market | BCRD and Mitur (via Acento) |
| Foreign direct investment, 2025 | $5,032 million (+11.3%) | BCRD (via Acento) |
| Property sector’s share of FDI | 15.7% | BCRD (via Acento) |
| Sovereign rating | BB, stable outlook (previously BB-), November 2026 | Fitch Ratings (via El Inmobiliario) |
| Forecast GDP growth in 2026 | 4.5% | Fitch Ratings |
| Price of new apartments in Punta Cana, Q3 2026 | $2,643/m², +13.7% year on year | Global Property Guide (via El Inmobiliario) |
| Capital appreciation in Punta Cana since Q3 2023 | +37% | Global Property Guide |
| Gross rental yield, Q3 2026 | 9.07% in Punta Cana-Bávaro and 9.35% in Santo Domingo | Global Property Guide |
| Residents in Spain born in the Dominican Republic | 207,135 (1 January 2025) | INE (via Diario Libre) |
Global Property Guide’s yields are gross, calculated using advertised prices and before tax, maintenance and void periods.
Tourism and investment: the drivers of Dominican new-build property
Tourism generates the demand that fills Dominican new-build properties, and it continues to grow. The country ended 2025 with 11,676,901 visitors, including tourists arriving by air and cruise passengers, the highest figure in its history (Presidency). The Government has set a target of doubling that figure to 20 million through planned growth over the coming years (EFE, via Swissinfo).
By origin, North America accounted for 51.5% of non-resident visitors in 2025, South America for 15.6% and Europe for 10.3% (Acento). This matters to Spanish agents: buyers in the Dominican market are not exclusively European, and an agency with an international network can tap into several pools of demand at once.
Foreign investors have confidence in the country
Foreign direct investment reached $5,032 million in 2025, up 11.3% on 2024, with the property sector accounting for 15.7% of the total. The Central Bank links this growth to the momentum of tourism (Acento).
In November 2026, Fitch Ratings upgraded the sovereign rating from BB- to BB with a stable outlook and raised its growth forecast for 2026 from 3.5% to 4.5%, supported by tourism, exports and construction (El Inmobiliario). For European buyers, this improvement reduces perceived country risk.
Rising prices and dollar-denominated returns
The average price of new apartments in Punta Cana reached $2,643/m² in the third quarter of 2026, up 13.7% on a year earlier and 37% on the third quarter of 2023. The country’s average gross rental yield rose to 9.21%, with Punta Cana-Bávaro at 9.07% (Global Property Guide, via El Inmobiliario).
The latest quarter also brought a slight quarter-on-quarter correction (-0.1% in Punta Cana), a sign of a market that is maturing without losing its underlying trend.
Why it fits a Spanish estate agent’s portfolio
Spanish agents do not need to find new buyers to sell property in the Dominican Republic: many are already in their network. What they usually lack is structured access to properties and someone they trust to complete the sale locally.
Three buyer pools already in Spain
1. Spanish investors and holiday-home buyers. Spain was the second-largest European source of tourists to the Dominican Republic in 2025, with 133,239 visitors, behind only the United Kingdom (Acento). In addition, around 45% of the Dominican hotel stock is Spanish-owned (Forbes Travel), making the destination a very familiar name in Spain.
2. The Dominican diaspora in Spain. Spain is home to 207,135 people born in the Dominican Republic (Diario Libre), and accounts for most of the Dominican community in Europe (elDinero). The Dominican Government itself is promoting programmes to make it easier for the diaspora to buy homes remotely (El Inmobiliario).
3. The agency’s European or Latin American clients. A buyer currently looking for coastal property in Spain may be open to a second home in the Caribbean offering dollar-denominated returns.
Spain and the Dominican Republic: two complementary markets
| For the agent | Spain (coastal) | Dominican Republic (coastal) |
|---|---|---|
| Transaction currency | Euro | Usually US dollar |
| Indicative gross rental yield | Varies by area, with holiday lettings increasingly regulated | 9.07% in Punta Cana-Bávaro (GPG, Q3 2026) |
| Main buyers | Northern and Central Europeans | North Americans, Latin Americans and Europeans |
| Peak tourist season | Summer | European winter |
| Taxes on new-build purchases | 10% VAT + stamp duty (AJD) | 3% transfer tax, exempt in CONFOTUR projects |
| Transaction language | Spanish | Spanish |
The combination is particularly useful for retaining clients: if a development in Alicante does not match what they are looking for, the agent can offer an alternative in Punta Cana rather than lose them.
The areas with the greatest potential for Dominican new-build property
The east coast, with Punta Cana at its centre, accounts for most international demand, but the north and the Samaná peninsula are gaining ground among European buyers seeking a less crowded setting.
| Area | Property profile | Buyer profile |
|---|---|---|
| Punta Cana and Bávaro (La Altagracia) | Apartments and villas in complexes with pools, golf and beaches; the country’s most liquid market | North American, European and Latin American holiday-property investors |
| Cap Cana | Luxury properties with a marina and golf courses | High-net-worth buyers |
| Uvero Alto and Miches | An emerging destination north of Punta Cana, with new hotel openings | Investors seeking an attractive entry price and capital appreciation |
| Samaná and Las Terrenas | Unspoilt beaches and a quieter atmosphere | European buyers, with a strong French and Italian presence |
| Puerto Plata, Sosúa and Cabarete | North coast, residential property and water sports | Long-stay residents and retirees |
| La Romana and Casa de Campo | High-end residential property beside one of the Caribbean’s major resorts | Luxury second-home buyers |
| Santo Domingo | Urban residential towers; 9.35% gross yield | The diaspora, executives and local buyers |
Punta Cana versus Santo Domingo
In the third quarter of 2026, new apartments cost an average of $2,643 per square metre in Punta Cana and $2,313 in Santo Domingo. Over two years, Punta Cana has seen capital appreciation of 25%, compared with 4.3% in the capital (Global Property Guide, via El Inmobiliario). For international buyers seeking a second home and holiday rental income, the coast remains the priority.
Legal and tax framework: CONFOTUR, foreign ownership and the 2026 reform
Foreign nationals can buy homes in the Dominican Republic in their own name, with the same rights as Dominican nationals. Foreign Investment Law 16-95 and Tourism Development Promotion Law 158-01 are the two laws underpinning this framework, as the Ministry of Tourism itself explains (El Inmobiliario).
The CONFOTUR Law: a major selling point
Projects approved by the Tourism Promotion Council (CONFOTUR) offer the first buyer two direct advantages:
- Exemption from the 3% transfer tax on the first purchase.
- Exemption from the Property Wealth Tax (IPI), charged annually at 1% on the value above the tax-free threshold, for the project’s benefit period of up to 15 years.
Both apply only if the project has valid CONFOTUR classification (El Inmobiliario). Agents should therefore confirm this with the developer — known locally as a desarrolladora — before presenting it to the client.
What changes under Law 30-26
Law 30-26 was enacted on 18 June 2026, introducing a tax reform with direct effects on the property sector (El Inmobiliario):
| Measure | Effect | From |
|---|---|---|
| Capital gains on property sales by individuals | Flat tax of 10% | 18 June 2026 |
| 2% tax on property transactions (mortgage registration) | Falls to 1% and is then abolished | 1% in 2027 and 0% from 2028 |
| 3% transfer tax | Unchanged | — |
| Benefits under Law 158-01 (CONFOTUR) | Not repealed; a new prohibition on combining two incentive regimes for the same transaction | 18 June 2026 |
The reform leaves the buyer’s CONFOTUR advantage untouched and reduces the cost of mortgage finance from 2027. Capital gains tax must, however, be included in return calculations for investors planning to resell.
This information is general. Each transaction should be reviewed by a lawyer or tax adviser registered with the relevant professional body in the Dominican Republic.
The risks of selling new-build property in the Dominican Republic and how to manage them
The main risk for Spanish agents is not the market itself, but working with incomplete information from almost 7,000 kilometres away. These are the points to check in every transaction.
| Risk | How to manage it |
|---|---|
| The strength of the developer and the project | Work only with developers whose licences have been verified, who have a track record of delivery and whose projects are ready to market |
| Property title | Have a local lawyer verify that the land has a registered title certificate and boundary survey (deslinde) |
| Protection of money paid for off-plan property | Prioritise projects structured through a property trust (Law 189-11), with payments linked to construction progress |
| CONFOTUR classification | Request the valid classification document before promising the exemption to the client |
| Euro-dollar exchange rate | Explain to European buyers that prices, payments and rental income are usually in dollars |
| Hurricanes and insurance | Require construction to comply with earthquake and hurricane regulations, and arrange insurance from handover |
| The smaller share of European tourists | Draw on North American and Latin American demand, which currently accounts for two-thirds of non-resident visitors |
| Tax treatment of cross-border commission | Review with an adviser how commission received from abroad is taxed in Spain and the Dominican Republic |
Most of these risks can be reduced with a single step: having a local partner who knows the developers, conducts viewings and handles completion.
How to sell Dominican new-build property from Spain: Habihub
The most efficient way to add the Dominican Republic to your portfolio is to access a curated catalogue and a local agent who completes the sale on the ground. This is the model offered by Habihub, the international new-build MLS that currently connects more than 1,170 agents with 551 developers in Spain, Portugal and Georgia, and is adding the Dominican Republic as its next market.
What the Dominican Republic catalogue offers
According to the market page, the Dominican catalogue focuses on Punta Cana, Santo Domingo and Samaná, applying the same criteria as the platform’s other markets: only developers with verified licences and projects that are ready to market. Each development comes with what agents need to sell remotely:
- Prices and availability synchronised with the developer.
- Commission visible before the property is offered.
- Photos, floor plans and brochures without watermarks, ready for clients and the agency’s website.
- An XML feed to connect the catalogue to the website or CRM.
Two ways to sell from Spain
| Direct sales | With the Sales Service | |
|---|---|---|
| Who finds the buyer | The Spanish agency | The Spanish agency |
| Who handles the viewing and completion | The agency, together with the developer | A trusted local agent in the Dominican Republic |
| Travel required | As required by the transaction | None |
| Commission for the Spanish agency | As shown in each development’s listing | Up to 45% of the commission |
With the Sales Service, the agency can refer buyers through the platform from day one. The local agent handles the viewing, reservation, documentation and signing, while the agency tracks every step without taking on the risk of completing the sale.
Access to Habihub’s markets starts at €50 per month, with no minimum contract term (Pricing). An agency already selling Spanish new-build property through Habihub can add the Dominican Republic from the same dashboard, using the same workflow.
Agencies wishing to be among the first to access the Dominican catalogue can leave their details on the market page to be notified when it opens.
Sources
- Presidency of the Dominican Republic · Record 11,676,901 visitors in 2025
- BCRD and Ministry of Tourism · Arrivals from Europe in 2025 (via Acento)
- BCRD and Ministry of Tourism · Arrivals by region in 2025 (via Acento)
- BCRD · Foreign direct investment 2025 (via Acento)
- Fitch Ratings · Rating upgrade to BB (via El Inmobiliario)
- Global Property Guide · Prices and yields, Q3 2026 (via El Inmobiliario)
- Law 30-26 · Guide for the property sector (El Inmobiliario)
- Law 158-01 CONFOTUR · Guide for investors (El Inmobiliario)
- Foreign investment and the legal framework, Law 16-95 (El Inmobiliario)
- INE · Residents born in the Dominican Republic (via Diario Libre)
- Forbes Travel · Spain’s role in Dominican tourism
- EFE · Target of 20 million tourists (via Swissinfo)
- Habihub · Dominican Republic market, Sales Service and Pricing
Explore the Dominican Republic market, view Habihub’s pricing and discover how to sell international new-build property in 2026.
Frequently asked questions
Can a Spanish national buy a home in the Dominican Republic?
Yes. Foreign nationals can buy homes in their own name with the same rights as Dominican nationals, without needing residency, under Foreign Investment Law 16-95.
What is the CONFOTUR Law and what benefits does it offer buyers?
It is Tourism Development Promotion Law 158-01. In approved projects, the first buyer does not pay the 3% transfer tax and is exempt from the Property Wealth Tax for the benefit period, which can last up to 15 years.
What taxes are payable when buying a home in the Dominican Republic?
As a general rule, there is a 3% transfer tax on the property’s value and an annual IPI tax of 1% on the value above the tax-free threshold. In CONFOTUR projects, both are exempt during the benefit period.
What changed under Law 30-26 of 2026?
Since 18 June 2026, capital gains on property sales by individuals have been taxed at 10%. The 2% tax on mortgage transactions falls to 1% in 2027 and is abolished in 2028. The 3% transfer tax and CONFOTUR benefits remain in place.
What rental yields does Punta Cana offer?
According to Global Property Guide, the average gross yield in Punta Cana-Bávaro was 9.07% in the third quarter of 2026, compared with 9.35% in Santo Domingo. These are gross figures, before expenses and taxes.
How many tourists visit the Dominican Republic?
11,676,901 visitors in 2025, an all-time record, including tourists arriving by air and cruise passengers, according to the Ministry of Tourism.
How can a Spanish agency sell new-build property in the Dominican Republic without travelling?
Through a platform such as Habihub: the agency accesses a catalogue of selected developers and, with the Sales Service, refers the buyer to a local agent who handles the viewing, reservation and signing. The referring agency receives up to 45% of the commission.
