Buying an apartment does not automatically grant you residency through investment. These are two separate processes, and it's important not to confuse them.
Residence through investment in the Dominican Republic is an immigration process separate from the purchase of real estate: purchasing a property does not, in and of itself, grant any immigration status. There are two main ways for a foreigner with capital to obtain residency: the investor route, which requires proving an investment in the country to the relevant authorities, and the pensioner or annuitant route, regulated by Law 171-07, for those who can demonstrate a stable income from a foreign source. In both cases, the application is processed through the General Directorate of Immigration, with apostilled source documents and local certificates. Prior residency is not required to make a purchase: Dominican law does not require it of any foreign national.
Does buying a property grant residency through investment?
Not directly. This is the most common misunderstanding, and it’s best to clear it up right away:
- You don't need residency or a special permit to buy. All you need is a valid passport and to follow the purchase process. We explain this in detail in the guide for non-residents looking to buy.
- To reside here, you need your own immigration file, with its own requirements, deadlines, and renewal procedures.
Real estate investment can be part of the residency-by-investment application, but it is evidence within the application process, not a shortcut that replaces it.
What are the two main approaches?
| Via | What is it based on? | Who is it for? |
|---|---|---|
| Investor | Certify an investment in the country with the appropriate authorities | Anyone who invests capital, including in real estate |
| Pensioner or annuitant (Law 171-07) | Provide proof of stable income from a foreign source | Retirees and those who live on income from abroad |
The investment-based residency program coexists with the program for annuitants. Law 171-07, on special incentives for retirees and annuitants with income from foreign sources, is the law that governs the latter program and also provides for tax and customs benefits for those who qualify. The specific requirements regarding minimum income and documentation are established by current legislation and its implementing regulations.
For the investor track, proof of investment is submitted through the state’s investment promotion agencies. Institutional information is available on ProDominicana, and information on the immigration process is available from the General Directorate of Immigration.
What documents are required for the investment-based residency program?
The documentation varies depending on the route and current regulations, but the core elements remain the same:
- A valid passport with a minimum validity period.
- Birth certificate with an apostille.
- Criminal record certificate from the country of origin, with an apostille.
- Medical certificate issued in the Dominican Republic.
- Proof of financial standing or proof of investment, depending on the route.
- Photographs and official forms.
- A Dominican guarantor, in certain cases.
All foreign documents must be apostilled in accordance with the Hague Convention, or legalized if the country of origin is not a party to the Convention. This is the step that causes the most delays in the processing of cases, because it must be handled in the country of origin and cannot be resolved from here.
How long does it take, and how much does it cost?
This is where the most misinformation circulates, so let’s be clear: we won’t be publishing any deadlines or amounts. Processing times and fees vary depending on regulations and the offices’ workload, and any figures we included here would quickly become outdated and could lead you to make the wrong decision.
What we can tell you for sure is:
- The process is handled through Immigration, not through the property seller or the real estate agency.
- You'll need an immigration attorney, which is a different specialty from the attorney who handles the due diligence for your purchase.
- Temporary residency usually precedes permanent residency, with renewals.
- Check the updated requirements and fees directly with Immigration.
What do you get with residency through investment?
The most significant practical benefits:
- Legal residency without relying on tourist status.
- Identity and voter registration card for foreigners, which makes it easier to open bank accounts, sign up for services, and sign contracts.
- Access to the local financial system under better conditions.
- With regard to pensioners and annuitants, the incentives provided for in Law 171-07.
An important note: residency is not the same as citizenship. Naturalization is a separate, subsequent process with its own requirements and timelines.
What is its connection to Confotur?
These are benefits that operate on different levels and are often combined in sales presentations:
- Confotur (Law 158-01) is a property tax incentive: it exempts classified tourism projects from the ITBI and the real estate wealth tax for 15 years. We explain this in the article on the Confotur Law.
- Residency is a person's immigration status.
Buying into a project with Confotur saves you money on taxes. It does not grant you residency. And obtaining residency does not exempt you from the ITBI if the project is not eligible for the program.
Where should you start if you're interested?
- Define your actual goal: living in the country, spending extended periods of time there, or simply investing. If it's the latter, you probably won't need residency.
- Consult a Dominican immigration attorney before you buy, not after. The structure of the purchase can either facilitate or complicate the process.
- Have the apostille for your documents prepared in your home country well in advance.
- Check the current requirements with Immigration, which is the only authoritative source.
If you're shopping from Europe, we cover consular and document coordination in the guide to shopping from Spain.
Frequently Asked Questions
Does buying a house in the Dominican Republic grant residency?
Not automatically. The purchase and the residency application are separate processes. The real estate investment can be part of the residency application based on investment, but it does not replace it.
Do I need residency to buy a property?
No. Dominican law does not restrict the purchase of real estate by foreigners nor does it require prior residency.
What is the minimum investment amount required for residency?
This is established by current immigration regulations and is subject to change. You should confirm this directly with the General Directorate of Immigration and ProDominicana, or through an immigration attorney.
What is the difference between residency and citizenship?
Residency is a renewable permit to stay; citizenship is obtained through naturalization, a separate process with its own requirements, including a prior period of residence.
Does the Confotur Act cover residency?
No. Confotur is a tax incentive for classified tourism projects, not an immigration benefit. They are different things, even though they are mentioned together in marketing materials.
At Garrigó Real Estate, we’ll tell you honestly whether you need a residence permit for what you want to do, and we’ll put you in touch with an immigration lawyer if the answer is yes.
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