A Foreign Buyer's Guide to Owning at Makai Cap Cana

Yes, foreigners can buy property in the Dominican Republic with the exact same rights and protections as Dominican citizens. The process is straightforward and secure, allowing you to hold title to your Makai residence in your own name without needing local partners, special permits, or residency status.

What are the key legal steps to own a residence at Makai?

Purchasing a pre-construction residence at Makai follows a clear, secure, and legally defined path. The entire process is overseen by a Dominican attorney of your choice, who represents your interests, conducts due diligence, and ensures all legal requirements are met. The process culminates in you receiving a Certificate of Title in your name, confirming your outright ownership.

1. Reservation & Due Diligence
   Once you select your residence, you make a reservation. Your attorney then conducts due diligence, verifying the property's legal status, the developer's permits, and the absence of any liens or encumbrances on the title.
2. Signing the Promise of Sale
   A formal, binding contract called a Promise of Sale (Contrato de Promesa de Venta) is drafted. This document, signed by you and the developer, Duna Development, details the specific unit, price, and delivery timeline (Phase 1 in 2028, Phase 2 in 2029). It is then registered at the local Title Registry Office.
3. Final Deed of Sale at Delivery
   Upon completion of your residence, a final Deed of Sale (Contrato de Venta) is signed before a Notary Public. This act formally transfers the ownership of the property from the developer to you.
4. Title Registration
   Your attorney registers the signed Deed of Sale with the Title Registry Office. The office then issues a new Certificate of Title (Certificado de Título) in your name, which is the final, official proof of your ownership.

Can I complete the purchase from my home country?

Yes, you do not need to be physically present in the Dominican Republic to purchase your property at Makai. The process can be managed remotely through a Power of Attorney (Poder).

This is a standard and secure practice for international buyers. You can grant a limited Power of Attorney to your legal representative in the Dominican Republic, authorizing them to sign documents and execute the purchase on your behalf. This document must be notarized and apostilled in your country of residence to be valid in the DR. Your attorney will guide you through this simple procedure, which saves you the time and expense of multiple trips for administrative signings.

What taxes and closing costs are involved for a foreign buyer?

Foreign buyers are subject to the same taxes as Dominican citizens, but owners at Makai benefit from significant exemptions. The primary taxes involved in a property transaction are the Transfer Tax and the annual Property Tax (IPI).

Because Makai is a project approved under the Dominican Republic's tourism incentive law (CONFOTUR), first-time buyers from the developer are exempt from the 3% Property Transfer Tax. This law also provides a fifteen-year exemption from the 1% annual property tax (IPI) for qualifying projects. The IPI is normally levied only on property value above an annually adjusted threshold. Your attorney will confirm the specific application and remaining term of these CONFOTUR benefits for your chosen residence. Other closing costs include notary fees and your attorney's legal fees.

As a foreign owner, what taxes apply if I rent out my Makai condo?

It's important for owners to understand that the tax benefits of CONFOTUR apply to the property itself, not to the income it generates. Rental income earned from your property is taxable in the Dominican Republic.

For non-resident owners, a withholding tax of 27% is applied to the gross rental income. Rates change, so confirm the current figure before relying on it. This is considered a final and definitive payment, with no deductions permitted. Additionally, short-term tourist rentals are subject to an 18% value-added tax known as ITBIS, which is the responsibility of the property owner to declare and pay. Your accountant or attorney can provide detailed guidance on managing these tax obligations and ensuring compliance with Dominican tax law.

Does owning a Makai residence lead to Dominican residency or citizenship?

Owning property is separate from your immigration status, but it can open pathways to both residency and, eventually, citizenship.

Residency: The Dominican Republic has an investment residency program. The programme is described as having a US$200,000 minimum — a figure four sources agree on, though we were unable to open the government's own page to verify it — and sources conflict on whether real estate purchases qualify at all, with one putting the property figure at US$500,000. Residences at Makai start from $329,000, but do not read that against the threshold as though it settles the question: whether a condominium purchase counts at all, and at what value, is exactly what the sources disagree about, and only your attorney can tell you where your own purchase stands.

Citizenship: Buying property does not grant citizenship directly. However, Dominican law provides a six-month naturalization path for owners of real property — granted for the ownership itself, with no minimum value written into the statute, so it is not a benefit bought with a larger purchase. What 'six months of uninterrupted residence' requires in practice is not settled in the sources we could reach. This is a separate legal process from the property purchase and involves meeting specific residency and documentation requirements. Dual citizenship is permitted.

Common questions

Do I need a Dominican bank account to buy property?

It is not legally required for the purchase, as funds are typically wired to an attorney's escrow account or the developer. However, a local bank account is highly convenient for managing ongoing expenses like HOA fees or utility bills. Your attorney can advise on the process for opening an account as a non-resident property owner.

Can I will my Makai property to my heirs?

Yes, as a foreign owner, you have the full right to will your property. Dominican inheritance law applies to assets located in the country. It is strongly recommended to have a Dominican will prepared by your attorney to simplify the process for your heirs, complementing any will you have in your home country.

Is the purchase price always in US dollars?

Yes, properties in prime tourist destinations like Cap Cana, including all residences at Makai, are priced and sold in US dollars. This provides stability and clarity for international buyers, eliminating currency fluctuation risk during the purchase process.