Cabrera Rental Yield & Cap Rates
An exclusive, low-density villa enclave with the highest headline nightly rates of the eight markets — but the thinnest liquidity, the lowest occupancy, and a province in active correction.
An exclusive, low-density villa enclave with the highest headline nightly rates of the eight markets — but the thinnest liquidity, the lowest occupancy, and a province in active correction.
Cabrera is the outlier. A cliffside, low-density luxury enclave on the northeast coast, it posts the highest median nightly rate of any market on this page — but that number is a mirage of scarcity, set by a handful of high-end villas against just ~200 active listings. Behind it sits the lowest occupancy of the eight markets, around 33%.
This is a specialist market, not an income market. Its province is in the most pronounced correction of any we track, and its data is thin enough that individual outliers move the medians. Buy here for the lifestyle and the exclusivity, and underwrite the yield with real caution.
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 | $145,730 | $9,988 | 6.9% | 3.9% | 4.9% |
| 2 bedroom | $224,200 | $9,373 | 4.2% | 2.0% | 3.0% |
| 3 bedroom | $313,880 | $14,492 | 4.6% | 2.4% | 3.4% |
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 | Cabrera (market median) |
|---|---|
| Median nightly rate (ADR) | $301 |
| Median annual occupancy | 33% |
| Median annual revenue | $33,020 |
| Active rental listings | ~204 |
Cabrera is a scarcity-and-lifestyle play with a correcting-market caveat. The pool premium is by far the largest of the eight markets — unsurprising in a villa-only enclave where a pool is essential — but the low occupancy pulls the 2BR and 3BR gross yields down to the low-single digits, the weakest on this page. Only the 1BR segment approaches the yields seen elsewhere.
Seasonality. Occupancy peaks in December (around 45%) and bottoms out in May (around 22%). The annual yield figures above assume full-year operation, so they already absorb that low season — but expect lumpy, front-loaded cash flow.
This is the most cautionary read of the set. María Trinidad Sánchez shows a sharp supply surge — listings up around a fifth year-on-year — against falling demand, dragging revenue and rates down hard. Evalua’s model flags it as a correcting, oversupplied market: a classic trap where headline rates still look attractive but occupancy and revenue are deteriorating underneath them.
| Revenue YoY | Nightly rate YoY | Occupancy YoY | Supply YoY | Demand YoY |
|---|---|---|---|---|
| −15% | −12% | −1% | +21% | −4% |
Momentum is measured at the province level (María Trinidad Sánchez); 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 Cabrera, per Evalúa’s market model.
| Amenity | ADR premium | Revenue premium |
|---|---|---|
| Pool | +42% | +35% |
Pool is the decisive amenity — Evalua’s model puts its premium far above every other market, because in a villa-only enclave a pool is a baseline expectation, not an extra. Ocean-view figures, by contrast, are unreliable here: the sample is tiny and the modeled premium is statistically noisy, so we don’t treat sea view as a dependable pricing signal in this thin market.
The rental-income calculator opens pre-set to Cabrera, 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.
Get personalized advice on your Dominican Republic property purchase. Our team can help with due diligence, legal questions, and investment strategy.
Because occupancy is the lowest of the eight markets (around 33%) and the high ADR reflects a handful of luxury villas, not the typical unit. High rate × low occupancy × high entry price produces weak gross yields — low-single-digits on 2–3BR — despite the impressive nightly numbers.
Less reliable than the larger markets, and we say so plainly. With only around 200 active listings, individual outliers move the medians and some amenity figures (ocean view especially) sit on samples too small to trust. Treat Cabrera’s numbers as directional, and lean on a local, property-specific assessment before buying.
For a lifestyle buyer who wants seclusion, low density and a trophy villa — and who isn’t depending on rental income to justify the purchase — it can be. As a yield-driven investment in a correcting, oversupplied market, it’s the hardest case on this page to make.
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.