Yes. The Dominican Constitution guarantees foreigners the same rights as Dominican citizens, and property ownership is no exception. You don’t need a local partner or residency to own real estate, and there is no general restriction on foreigners buying property. Beachfront buyers should know that the first 60 metres from the high-tide line is a public coastal zone where building requires special authorization.
What the Dominican Constitution Says About Foreign Ownership
The Dominican Republic explicitly protects foreign real estate investors through its Constitution and national law. This is not a loophole or gray area. It is written protection that applies equally to US citizens, Canadians, and all foreigners.
The core principle is simple: foreigners have the same property rights as Dominican nationals. You can buy, sell, rent, and inherit property with identical legal standing.
Law 16-95 and the Constitution: The Legal Foundation
Article 25 of the Dominican Constitution gives foreigners the same rights and duties as nationals, with the exceptions and limitations set by the Constitution and the law. Law 16-95 on Foreign Investment gives foreign investors the same rights and obligations as Dominican investors (Art. 6), including for investments in real estate, subject to any exceptions set by law.
Property registration and transfer are governed by Law 108-05 on Real Estate Registry, which applies to all owners regardless of nationality.
What You Can Own Without Restriction
- Residential condos and villas
- Commercial buildings and businesses
- Agricultural land and farms
- Beachfront and oceanfront property
- Investment properties for rental income
- Undeveloped land for future development
The Coastal Zone: What Beachfront Buyers Should Know
Under Law 305 of 1968, the first 60 metres inland from the high-tide line along the entire coast is a public maritime zone. Construction within this zone is not permitted without special authorization from the Executive Branch.
This applies to all buyers, both foreign and Dominican. You can still buy beachfront property; your attorney should confirm that any existing or planned building is outside the coastal zone or properly authorized, and that it complies with Ministry of Tourism rules in tourism zones.
What About Border Land?
Bills have been proposed in Congress to restrict foreign purchases of land near the Haitian border, but none has been passed into law. Your attorney can confirm the current status if you are considering property in a border province.
Why This Constitutional Protection Is Significant
This legal equality gives foreign buyers a clear framework: the same rights to buy, sell, rent, and inherit property as Dominican owners.
Tourism Demand
In 2025, the Dominican Republic received a record 11.68 million visitors (about 8.8 million by air and 2.8 million by cruise), according to the Ministry of Tourism. This demand is a key driver for rental and resort properties.
No Residency Required for Ownership
Unlike some countries, you do not need a residency visa to buy property in the Dominican Republic.
You can purchase as a visitor. You can own property while living in the US or Canada. You can manage your investment remotely.
Residency is optional. It becomes relevant only if you want to live in the country long-term.
No Local Partner Required
You do not need a Dominican business partner or local co-owner to buy property. This eliminates a major risk factor in many emerging markets.
You have full, individual ownership. Your name on the deed. No hidden stakeholders. No disputes over phantom partners.
How to Verify Your Constitutional Rights
The Dominican Constitution and Law 16-95 are published documents available through the Dominican government. Your attorney will verify these rights as part of the due diligence process.
Any reputable Dominican real estate attorney will confirm equal foreign ownership rights before you sign.
What Your Attorney Should Confirm
- Any building is outside the 60-metre public coastal zone (or properly authorized) and complies with zoning and Ministry of Tourism rules
- Title is clear and unencumbered
- Your name appears correctly on the deed registration
- All documentation is filed with the Registro de Títulos
Key Entities Explained
The Dominican Constitution
The foundational law of the Dominican Republic. Article 25 gives foreigners the same rights and duties as nationals, with exceptions set by the Constitution and the law, and Article 51 protects the right to property for everyone.
Law 16-95 (Foreign Investment Law)
The law that governs foreign investment in the Dominican Republic. It gives foreign investors the same rights and obligations as Dominican investors, including for investments in real estate.
Registro de Títulos (Title Registry)
The government office, part of the Dominican Republic’s real estate jurisdiction (Jurisdicción Inmobiliaria), that registers property rights and issues Certificates of Title. The system is based on the Torrens title model, under which registered titles carry strong legal protection.
Law 108-05 (Real Estate Registry Law)
The statute that governs how property rights are registered, transferred, and protected in the Dominican Republic. It applies equally to foreign and Dominican owners.
What This Means for US and Canadian Buyers
For US Citizens
US citizens have identical rights to Dominican nationals. You do not need a special visa. You do not pay higher taxes on real estate. Your investment is protected by the same legal framework that protects Dominican property owners.
For Canadian Citizens
Canadian citizens enjoy the same constitutional protections as US citizens. There is no provincial conflict. Canadian law does not restrict offshore real estate ownership, and Dominican law treats Canadians as equal property owners.
For currency exchange and international wire transfers, compare exchange rates and fees from your bank and licensed transfer providers.
Why Independent Legal Counsel Matters
Hiring an independent Dominican attorney to confirm compliance with Law 16-95, Law 108-05, and local zoning rules before any purchase agreement is signed is strongly recommended.
This protects you from fraud, title disputes, and unlicensed developments that might violate zoning or ownership restrictions.
Frequently Asked Questions
Yes. Foreigners can buy beachfront property in the Dominican Republic. The first 60 metres from the high-tide line is a public coastal zone, so building there requires special authorization from the Executive Branch. Your attorney should confirm this before you buy.
No. Property taxes are identical for foreign and Dominican owners. The annual IPI (property tax) is 1% of the value above the exemption threshold (about US$166,000), applied equally. The transfer tax is 3% of the DGII appraisal, applied equally. CONFOTUR incentives apply equally to foreign investors.
No more than it could from a Dominican citizen. The Constitution (Art. 51) protects all property rights equally. Expropriation is only allowed for public use or social interest, with fair compensation paid in advance and due legal process.
Foreigners can inherit Dominican property. Heirs (foreign or Dominican) have equal inheritance rights. The succession tax is 3% of the net estate, applied regardless of nationality. The declaration must be filed with the DGII within 90 days of death, and an extension of up to 105 days can be requested.
Once your deed is registered in the Registro de Títulos, the registry system under Law 108-05 gives your title strong legal protection. This is why due diligence before registration matters: your attorney should confirm the title is clear before you buy.
No. Your constitutional property rights cannot be retroactively altered. Developers must honor HOA restrictions and project covenants, but they cannot change your ownership status or constitutional protections.
Yes. An independent Dominican attorney is essential. They confirm clear title and ensure all documentation complies with Dominican law. Fees are typically 1–1.5% of the purchase price plus 18% ITBIS.
Yes. Your property is transferable to anyone, foreign or Dominican. There is no restriction on subsequent sales.
Key Takeaways
- The Dominican Constitution (Art. 25) and Law 16-95 give foreigners the same property rights as Dominican citizens.
- No local partner, residency visa, or special approval needed for standard purchases.
- Beachfront buyers should note the 60-metre public coastal zone, where building requires special authorization.
- Once registered in the Registro de Títulos, your title carries strong legal protection.
- Hire an independent Dominican attorney to verify title and compliance before purchase.
- Transfer taxes, property taxes, and incentives apply equally to foreign and local buyers.