Las Terrenas Rental Yield & Cap Rates
The Samaná peninsula’s highest-liquidity beach town — a European-leaning rental base, strong ocean-view premiums, and the most pronounced winter seasonality of the eight markets.
The Samaná peninsula’s highest-liquidity beach town — a European-leaning rental base, strong ocean-view premiums, and the most pronounced winter seasonality of the eight markets.
Las Terrenas is the mature, walkable heart of the Samaná peninsula: a French- and Italian-inflected beach town with an established expat community, a real restaurant scene, and roughly 2,300 active rental listings. Its median occupancy of around 48% sits mid-pack, but the market’s rhythm is unusually seasonal.
This is a winter market. In Evalua’s model, February occupancy runs near 70% while the September low drops toward 28% — the widest peak-to-trough swing of any market on this page. Annual yield figures assume you operate through that trough; a peak-season-only mental model will overstate returns.
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 | $11,192 | 7.7% | 4.5% | 5.5% |
| 2 bedroom | $224,200 | $17,836 | 8.0% | 4.8% | 5.8% |
| 3 bedroom | $313,880 | $26,022 | 8.3% | 5.1% | 6.1% |
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 | Las Terrenas (market median) |
|---|---|
| Median nightly rate (ADR) | $164 |
| Median annual occupancy | 48% |
| Median annual revenue | $24,471 |
| Active rental listings | ~2,264 |
Las Terrenas rewards ocean proximity and punishes the shoulder season. The beachfront ADR premium is among the strongest of the coastal condo markets, and — unusually — the pool premium is the highest of the eastern-and-northern condo set, a reflection of a villa-heavy stock where a private pool genuinely moves the nightly rate. Gross yields cluster in the high-7% to low-8% range across 1–3BR.
Seasonality. Occupancy peaks in February (around 69%) and bottoms out in September (around 28%). The annual yield figures above assume full-year operation, so they already absorb that low season — but expect lumpy, front-loaded cash flow.
Samaná’s trailing-year signal is “demand up, rates pressured”: guest demand grew double digits while nightly rates softened several points under new supply. Read plainly, more visitors are coming but they’re paying a little less per night — a healthier setup than a pure demand slump, and one that favors operators who compete on occupancy and reviews rather than on holding out for top rate.
| Revenue YoY | Nightly rate YoY | Occupancy YoY | Supply YoY | Demand YoY |
|---|---|---|---|---|
| −5% | −7% | +3% | +8% | +11% |
Momentum is measured at the province level (Samaná); 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 Las Terrenas, per Evalúa’s market model.
| Amenity | ADR premium | Revenue premium |
|---|---|---|
| Pool | +11% | +9% |
| Ocean view | +72% | +61% |
Two levers matter here. Ocean view carries a large nightly premium (well above +50% in Evalua’s model), and a pool adds the strongest lift of any coastal condo market we track — roughly +10% ADR — because so much of the stock is villa product where the pool is the amenity guests book for.
The rental-income calculator opens pre-set to Las Terrenas, 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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The peninsula guide breaks yield down qualitatively by micro-zone (beachfront vs. hills vs. Las Galeras). This page is the quantitative counterpart for the Las Terrenas submarket specifically — model-derived ADR, occupancy, gross yield and cap rates by bedroom count. Use them together.
It concentrates it. December–March does the heavy lifting, and the May–September trough is deep. The annual yield figures here already assume full-year operation, so they bake the low season in — but your cash flow will be lumpy, and financing or carrying costs should be planned around that.
For villas above 2BR, effectively yes — the model’s pool premium here is the largest of the coastal condo markets, and villas without one lose meaningful ADR and shoulder-season occupancy. For a condo in a complex with a shared pool, the individual unit doesn’t need its own.
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.