Juan Dolio Rental Yield & Cap Rates
A beachfront condo strip an hour from the capital and its airport — the smallest market of the eight, with the most consistent bedroom-to-bedroom yields and genuinely firming demand.
A beachfront condo strip an hour from the capital and its airport — the smallest market of the eight, with the most consistent bedroom-to-bedroom yields and genuinely firming demand.
Juan Dolio is the convenience play. A condo-and-resort strip roughly an hour from Santo Domingo and the SDQ airport, it draws a mix of capital-city weekenders, domestic tourism, and foreign second-home owners. It’s the smallest market on this page at around 950 active listings, and the stock is dominated by beachfront apartments in gated communities.
What sets it apart is stability. Median occupancy of around 44% is mid-pack, but gross yields are remarkably flat across bedroom counts — all clustered in the mid-to-high 7% range — which makes underwriting unusually predictable.
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 | $128,570 | $9,531 | 7.4% | 4.3% | 5.3% |
| 2 bedroom | $197,800 | $15,205 | 7.7% | 4.6% | 5.6% |
| 3 bedroom | $276,920 | $21,558 | 7.8% | 4.7% | 5.7% |
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 | Juan Dolio (market median) |
|---|---|
| Median nightly rate (ADR) | $112 |
| Median annual occupancy | 44% |
| Median annual revenue | $16,143 |
| Active rental listings | ~945 |
Juan Dolio is a firming, low-drama market. Its proximity to the capital gives it a domestic demand floor that the pure tourist markets lack, and its condo-heavy stock keeps operations simple. The uniform gross yields across 1–3BR mean the buy decision hinges on unit price and building quality rather than on chasing a specific bedroom count for yield.
Seasonality. Occupancy peaks in February (around 54%) and bottoms out in May (around 31%). 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 healthiest trailing-year signal after Bayahíbe. San Pedro de Macorís shows demand up strongly — double digits — while supply is essentially flat and revenue holds steady. That combination, rising demand into stable supply, is the definition of a firming market: the early stage where occupancy tightens before rates follow. Juan Dolio is the accessible way to buy that setup.
| Revenue YoY | Nightly rate YoY | Occupancy YoY | Supply YoY | Demand YoY |
|---|---|---|---|---|
| +0% | −4% | +4% | −1% | +14% |
Momentum is measured at the province level (San Pedro de Macorís); 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 Juan Dolio, per Evalúa’s market model.
| Amenity | ADR premium | Revenue premium |
|---|---|---|
| Pool | +2% | +1% |
| Ocean view | +1% | +11% |
Amenity premiums are muted here, and that’s telling: pool adds only low-single-digits in Evalua’s model because the stock is overwhelmingly gated-community condos with shared pools, so a private one isn’t a differentiator. Ocean view’s nightly premium is small, though its revenue premium is more visible — a beachfront-condo market where the sea is close for almost everyone.
The rental-income calculator opens pre-set to Juan Dolio, 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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It means demand is rising faster than supply — in San Pedro de Macorís, demand up double digits against flat supply. That typically tightens occupancy first and lifts rates later, so a firming market can reward buyers who get in before the rate response shows up in asking prices.
Juan Dolio’s condo stock is homogeneous — similar buildings, similar beachfront positioning, priced roughly in proportion to size — so revenue scales with price and gross yield stays flat. It makes the market easy to underwrite: pick the unit and building you want, and the yield won’t swing much on bedroom count.
No — they use asking prices and a modeled opex that leaves out maintenance and insurance, so they read optimistic. Treat them as a ceiling and model your real net (management, reserves, vacancy) in the rental-income calculator before deciding.
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.