Bávaro Rental Yield & Cap Rates
The walkable, beachfront heart of the Punta Cana rental corridor — lower nightly rates than the luxury enclaves, but the most consistent occupancy of the eastern markets.
The walkable, beachfront heart of the Punta Cana rental corridor — lower nightly rates than the luxury enclaves, but the most consistent occupancy of the eastern markets.
Bávaro is where the Punta Cana rental machine actually runs. Los Corales, El Cortecito, and the beachfront strip concentrate walkable demand: guests who want to step from the condo to the sand to a restaurant without a car. That density shows up in the numbers as the highest median occupancy of the three La Altagracia submarkets we track — around 54%.
It trades the trophy nightly rates of Cap Cana for reliability. Median ADR is lower, but the machine rarely sits idle, and gross yields on 1–3BR condos are among the healthiest in the east.
Estimated purchase price, annual short-term-rental revenue, gross yield, and capitalization rate (with and without a CONFOTUR tax exemption) for the 1–3BR segment. Figures are market medians for active listings from Evalúa’s market model.
| Property | Est. Price | Annual Revenue | Gross Yield | Cap Rate | Cap Rate (CONFOTUR) |
|---|---|---|---|---|---|
| 1 bedroom | $146,705 | $13,571 | 9.3% | 5.7% | 6.7% |
| 2 bedroom | $225,700 | $18,398 | 8.2% | 5.0% | 6.0% |
| 3 bedroom | $315,980 | $30,195 | 9.6% | 6.1% | 7.1% |
Read the cap rates as an optimistic ceiling. They are calculated on asking prices, which typically sit above achievable sale prices, and on a modeled operating expense that excludes maintenance and insurance. Your real net return will be lower once full management (usually 15–20% plus a fixed monthly fee), reserves, and vacancy are included. The CONFOTUR column assumes a property certified for the incentive, which waives annual property tax (IPI) and transfer tax.
Market data: Evalúa market model · updated May 2026
| Metric | Bávaro (market median) |
|---|---|
| Median nightly rate (ADR) | $130 |
| Median annual occupancy | 54% |
| Median annual revenue | $22,368 |
| Active rental listings | ~3,219 |
Bávaro is the occupancy story. Where Punta Cana’s pricing power comes from scarcity and beachfront, Bávaro’s comes from throughput — a 54% median occupancy on a competitively-priced 2–3BR condo is what produces its low-to-mid-9% gross yields. The 3BR segment is the standout, pairing the strongest occupancy with the best yield in the submarket.
Seasonality. Occupancy peaks in February (around 65%) and bottoms out in May (around 36%). The annual yield figures above assume full-year operation, so they already absorb that low season — but expect lumpy, front-loaded cash flow.
Bávaro shares La Altagracia’s cooling backdrop — supply up sharply year-on-year, rates under mild pressure. But its own occupancy has held up better than the province average, which is the signal that matters: in an oversupplied market, the assets that keep their calendars full are the ones on walkable beachfront, and that is precisely Bávaro’s inventory.
| Revenue YoY | Nightly rate YoY | Occupancy YoY | Supply YoY | Demand YoY |
|---|---|---|---|---|
| −5% | −6% | +0% | +16% | +5% |
Momentum is measured at the province level (La Altagracia); a single submarket can diverge from its province, as noted above where it applies.
How much a pool or an ocean view lifts the median nightly rate (ADR) and annual revenue in Bávaro, per Evalúa’s market model.
| Amenity | ADR premium | Revenue premium |
|---|---|---|
| Pool | +4% | +4% |
| Ocean view | +52% | +69% |
Ocean view carries roughly a +50% ADR premium in Evalúa’s Bávaro model — large, but noticeably below Punta Cana’s beachfront scarcity premium, because more of Bávaro’s supply already sits near the water. Pool premium is minimal; shared resort-style pools are standard across the condo stock.
The rental-income calculator opens pre-set to Bávaro, with the market’s ADR and occupancy medians loaded. Enter your own purchase price, bedrooms, and financing to see a net-yield projection with management, taxes, and seasonality built in.
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For pure cash yield on condo product, often yes — Bávaro’s higher occupancy base and lower entry prices tend to produce comparable or better gross yields than luxury-skewed Punta Cana zones. Punta Cana enclaves like Cap Cana win on appreciation and exclusivity, not on running yield.
The median across active listings is around 54%, but that blends managed and lightly-listed units. A professionally managed, well-reviewed condo can realistically target the mid-50s to low-60s; underwrite your base case near the median and stress-test in the low-40s.
No — the Dominican Republic has no public sales register. Prices reflect active asking listings and cap rates use a modeled, optimistic operating expense. They are estimates from Evalua’s market model, not guarantees, and should be verified independently before you buy.
Compare across the peninsula in the Samaná rental-yield guide, review the CONFOTUR tax incentive that lifts the cap rates above, or read the glossary for definitions of gross yield, cap rate, and ADR.
Data reflects Evalúa’s market model (market medians, calibrated May 2026). Basis: asking prices (see asking_to_sale_discount); cap rates use a modeled opex that excludes maintenance/insurance — treat as optimistic. The Dominican Republic has no public sales register, so all figures are derived from active listing and rental-performance data — they are estimates, not guarantees. Rental performance varies by property, management quality, and market conditions. This page is for informational purposes only and does not constitute investment advice. Verify all figures independently before making any decision.