DR Property Due Diligence Checklist
28 steps from property research to closing. Check items off as you go — your progress is saved automatically.
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1Property Research & Selection0/5
Run Evalua analysis on your target property
Get the Investment Score, rental projections, and market comparison before making any decisions.
Analyze a property →Verify the property is in your target location
Confirm the exact neighborhood, proximity to beach, airport access, and community type. Google Maps street view can help.
Check comparable properties in the area
Compare price per square meter against similar properties. Evalua reports include value ratio vs. market average.
Confirm property type matches your investment goals
Short-term rental (condos near beach), long-term rental (homes in residential areas), or personal use. Each has different ROI profiles.
Calculate total investment cost (not just asking price)
Include closing costs (3-5%), furnishing, and first-year operating expenses. Use the transaction cost calculator.
Transaction cost calculator →2Legal & Title Verification0/6
Hire an independent Dominican attorney
Must be independent from the seller and the real estate agent. Verify they are registered with the Colegio de Abogados. Budget $1,500-$3,000 for legal fees.
Obtain and verify the Certificado de Título
Request the original title certificate from the Registro de Títulos. This is the only legal proof of ownership in the DR.
Run a title search (Estudio de Título)
Your attorney should verify: no liens, no encumbrances, no pending lawsuits, and that the seller is the actual registered owner.
Verify the Deslinde (property survey) is current
Confirm the surveyed boundaries match the physical property. An outdated or missing deslinde is a red flag.
Check for any municipal building permits or violations
Verify with the local ayuntamiento (city hall) that the construction has proper permits and no outstanding violations.
Confirm the property is not in a protected zone
Some coastal and forest areas have building restrictions. Verify with Medio Ambiente (Ministry of Environment).
3CONFOTUR & Tax Status0/4
Check if the project has CONFOTUR certification
Ask for the CONFOTUR resolution number and verify it directly with the CTC (Consejo de Turismo y Competitividad).
CONFOTUR guide →Verify the CONFOTUR resolution date
Benefits run up to 15 years from the resolution date, not your purchase date. Calculate how many years of exemptions remain.
Calculate your CONFOTUR tax savings
Model the actual dollar savings: transfer tax (3%), annual IPI (1%), and rental income tax exemption over the remaining period.
CONFOTUR calculator →Confirm CONFOTUR transfers to new owner on resale
Not all CONFOTUR certifications automatically transfer. Verify the specific terms in the project's resolution.
4Financial Due Diligence0/5
Get a realistic rental income estimate
Use actual STR data (AirDNA, Evalua) — not the developer's projections. Factor in seasonality and realistic occupancy (50-65%).
Rental income calculator →Calculate annual operating costs
Include: property management (25-30%), utilities, HOA, insurance, maintenance reserve (1-2% of value), and tax obligations.
Ownership cost calculator →Model your financing if applicable
Dominican mortgage rates are 9-14%. Foreign buyer financing options are limited — most purchases are cash. Factor in currency exchange.
Financing calculator →Verify the seller's asking price against market data
Check price per square meter vs. comparable sales. Evalua reports include this automatically.
Understand your tax obligations (DR and home country)
DR rental income tax is 27% on net income (or 1.5% flat on gross). You may also owe taxes in your home country. Consult a cross-border tax advisor.
5Physical Inspection0/4
Visit the property in person (or hire an inspector)
Photos can be misleading. Walk the property, check construction quality, plumbing, electrical, and structural integrity.
Inspect during rainy season or ask about water issues
The DR has a rainy season (May-November). Check for water damage, drainage issues, and roof condition.
Verify utility connections and infrastructure
Confirm: water (CAASD/local), electricity (EDENORTE), internet availability, road access, and backup systems (inverter, cistern).
Check the HOA or community management
If in a development: review HOA bylaws, monthly fees, reserve fund, maintenance quality, and management company reputation.
6Closing & Transfer0/4
Negotiate the purchase agreement (Promesa de Venta)
The promise of sale should include: price, payment schedule, penalties for non-compliance, and closing timeline (typically 30-60 days).
Pay the deposit (typically 10%)
Standard deposit is 10% of purchase price. Should be held in escrow by the attorney or a neutral third party — never directly to the seller.
Complete the transfer at a notary public
Both parties sign the Acto de Venta before a Dominican notary. The notary authenticates signatures and the document.
Pay transfer tax and register the new title
Transfer tax is 3% of assessed value (exempt if CONFOTUR). Your attorney files with the Registro de Títulos. Timeline: 30-90 days for new certificate.
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