Buying property in the Dominican Republic as a foreigner: the steps

Foreign nationals can buy property in the Dominican Republic. The process is the same for most buyers: check the seller and the title, sign a contract, pay the taxes, and register the transfer. This guide describes the steps in order. A Dominican lawyer should handle each one.

1. Hire your own lawyer

Appoint a Dominican real estate lawyer who acts for you, not for the seller or the developer. Caribbean Immo is an authorized sales agent and does not give legal advice. Documents signed abroad generally need an apostille or consular legalization, and the same applies to any power of attorney used for the transfer, according to a 2026 law-firm guide.

2. Check the title

Ownership is recorded in the Registro de Titulos under Law 108-05 on Real Estate Registration. The Certificado de Titulo is the official document issued by the registry that shows who owns the property and what is registered against it. A recurring recommendation is to request an official legal-status certification (certificacion del estado juridico) from the Registro de Titulos, which shows the current owner and any active entries such as mortgages or liens.

Ask your lawyer to check:

• that the seller named in the contract is the registered owner;
• whether the property has a definitive title or only a "constancia anotada" (a partial right noted on a larger parcel). Commentary on the law says some constancias carry an "intransferible" note and need a survey step (deslinde) before a sale;
• whether any mortgage, lien, lawsuit or other entry is registered;
• that the parcel boundaries match the cadastral survey.

3. Check the seller and the permits

For a developer sale, ask for the company's registration, the project's building permits, and its legal structure. If the project is sold under a trust (fideicomiso) governed by Law 189-11, ask for the trust documents and the name of the trustee.

4. Sign the promise-of-sale contract

Most purchases begin with a promesa de venta, a binding contract that sets the price, payment schedule, delivery date and conditions. Have your lawyer read it before you pay any deposit. Points to check:

• the exact property description and parcel or unit number;
• the schedule of payments and where each payment is held;
• the delivery date and the remedy if it is missed;
• what happens to your deposits if either side withdraws;
• who pays which taxes and fees.

5. Pay the transfer tax and file for registration

The buyer normally pays the real estate transfer tax, unless the parties agree otherwise. Sources describe it as 3% of the higher of the contract price and the DGII's assessed value. See our costs guide for the details and for 2026 changes. The DGII asks for a transfer request form, the original deed with notarized copies, and a copy of the title. It also requires the property to be current on the annual property tax (IPI) before the transfer proceeds.

6. Deed and registration

The sale is documented in a deed legalized by a Dominican notary and then filed at the Registro de Titulos, which issues the new title in your name. Keep the registered title and confirm that the new Certificado de Titulo shows you as owner.

Buying off-plan

Off-plan means paying while the building is not finished. The risk shifts from the property to the developer, so check:

• the building permits and the land title for the whole project;
• whether payments go to a trust account or to the developer directly;
• the construction schedule, and the penalty or refund if delivery is late;
• the specifications, finishes and common areas written into the contract;
• how the unit will be registered once built (condominium or unit title).

An Acento opinion piece warns that in Punta Cana some projects are sold with advertising that invokes trust protections without the required permits. Do not rely on the sales brochure. Ask for documents.

What to ask the developer

• Who owns the land, and is the title free of liens?
• What permits does the project hold, and can I see copies?
• Is there a trust (fideicomiso)? Who is the trustee?
• Where are my payments held?
• What is the delivery date, and what happens if you miss it?
• Is the project CONFOTUR-classified, and does the classification cover my unit? (Only treat this as true where a document states it.)

What to confirm with a lawyer

• Is the title definitive, and what does the legal-status certification show today?
• Is the promesa de venta clear on deposits, delivery date and withdrawal?
• Who pays the transfer tax and when is it due?
• How do I sign from abroad, and do I need a power of attorney, apostille or legalization?
• If buying off-plan, which permits and structure protect my payments?
• What happens to the IPI and other taxes when the property is registered in my name?