Punta Cana, Cap Cana — the Caribbean for Russians: visa-free, residence permit from $200K, ROI 8-10%
Ownership: FREEHOLD with no restrictions — same rights as citizens
Market
The Dominican Republic is the leading Caribbean destination for Russian-speaking investors. Visa-free for Russians (Tourist Card $10 on arrival, 30 days). Direct flights (Moscow–Punta Cana 12 hours). Foreigners have the same FREEHOLD rights as locals. The main cluster is Punta Cana/Bavaro (70% of all foreign deals), premium Cap Cana (gated, golf courses), and eco Las Terrenas + Samana. ROI 8-10%, capital appreciation 5-7%/year. Prices range from $150K for studios in Bavaro to $1M+ for villas in Cap Cana. Residence permit for a $200K investment.
Prices
Ownership
Foreigners have the same FREEHOLD rights as citizens of the Dominican Republic. Registration is done through the Title Registry (Catastro Nacional) — the title certificate is issued in 1-3 months. No quotas or restrictions on property types. CONFOTUR projects provide substantial tax benefits.
Source: Law №108-05, Law №158-01 CONFOTUR
Taxes
Residency
Investor Residency: $200K in real estate, business, or a bank deposit. The residence permit is issued for 1 year with renewal and transition to Permanent Residency after 2 years. After 5 years — citizenship (with the right to retain a Russian passport). The passport provides visa-free access to 70+ countries in Latin America and the Caribbean.
Source: DGM, Migration Law №285-04
Rental yield
FAQ
Yes, with no restrictions. Foreigners have the same rights as citizens. Registration is done through the Title Registry (Catastro), with the title certificate issued in 1-3 months. You can buy any type of property — apartments, villas, land, commercial properties — anywhere in the country.
The Investor Residency program: $200K in real estate (or $200K in a bank account, or in a business). The residence permit is issued in 60-90 days, valid for 1 year with the right to renew and transition to Permanent Residency after 2 years. After 5 years — citizenship. Visa-free access to 70+ countries in Latin America and the Caribbean.
Punta Cana/Bavaro — the mass tourist cluster (70% of the country's foreign deals), prices from $150K, yields 8-10%. Cap Cana — a gated premium resort (Trump Tower, Eden Roc Cap Cana, Mareazul), prices from $400K to $5M+. For Airbnb yield — Punta Cana; for premium + prestige — Cap Cana.
On purchase: 3% transfer tax + 1% legal + 0.5% sundry. Total ~5%. On ownership: an annual tax of 1% on the value exceeding DOP 9 million (~$150K). Up to $150K — 0% tax. Tax on rental income: 27% of net profit. Capital gains tax: 27% on sale (but you can reinvest tax-free).
The main ones: 1) Caribbean hurricanes (August-October) — choose insurance + projects with windproof construction; 2) Construction quality varies — focus on top operators (Cap Cana Real Estate, Cisneros, Promociones Real); 3) Long deal timelines (60-90 days); 4) DOP exchange-rate volatility. Protection — denomination in USD + top developers.
CONFOTUR is the tourism development law (No. 158-01). Projects in approved tourist zones receive benefits: exemption from transfer tax (3%) on the first deal, exemption from the 1% annual tax for 15 years, exemption from mortgage tax. It significantly reduces the total deal budget — up to 5-6% in savings.
The average across the Dominican Republic in 2026 is ~$2,200/m². In resort zones — $2,000-3,500/m², in the premium segment of Cap Cana and exclusive projects — up to $5,000-7,000+/m². Studios in Bavaro — from $150K, Cap Cana villas — $400K – $5M.
Other destinations
Personal selection
We map budget, legal regime, yield and lifestyle expectations. For off-market properties we send a private selection.