{"id":12935,"date":"2025-08-09T23:19:16","date_gmt":"2025-08-09T21:19:16","guid":{"rendered":"https:\/\/casa-dominicana.com\/how-to-calculate-the-actual-not-marketing-profitability-of-purchasing-and-renting-real-estate-in-the-dominican-republic-read-and-fill-out-the-form\/"},"modified":"2026-06-22T20:32:40","modified_gmt":"2026-06-22T18:32:40","slug":"how-to-calculate-the-actual-not-marketing-profitability-of-purchasing-and-renting-real-estate-in-the-dominican-republic-read-and-fill-out-the-form","status":"publish","type":"post","link":"https:\/\/casa-dominicana.com\/en\/how-to-calculate-the-actual-not-marketing-profitability-of-purchasing-and-renting-real-estate-in-the-dominican-republic-read-and-fill-out-the-form\/","title":{"rendered":"How to calculate the actual, not \u201cmarketing\u201d, profitability of purchasing and renting real estate in the Dominican Republic? Read and fill out the form."},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">The Dominican Republic is a tourist paradise, attracting a record number of visitors \u2013 over 11 million tourists in 2024, with forecasts for 2025 indicating as many as 12 million. Popular destinations such as Bavaro\/Punta Cana, Cap Cana, Las Terrenas, and Bayahibe\/La Romana attract investors seeking opportunities to profit from short-term rentals. On paper, everything looks splendid: developers promise 8 to even 15% return on investment annually, and the property can also be used as a personal holiday apartment. However, the true profitability is often lower, as taxes, commissions for platforms like Airbnb, cleaning costs, management fees, and vacancy periods must be taken into account.   <\/p>\n\n<h2 class=\"wp-block-heading\" id=\"h-dlaczego-wynajem-wakacyjny-kusi-inwestorow\">Why do holiday rentals tempt investors?<\/h2>\n\n<ul class=\"wp-block-list\">\n<li>Good earnings during the high season \u2013 in winter (November\u2013March), occupancy can reach 80\u201395%, and daily rates are high.<\/li>\n\n\n\n<li>Income in hard currency (USD) \u2013 most reservations are made in dollars or euros.<\/li>\n\n\n\n<li>Flexibility \u2013 you can use the apartment yourself when it is vacant.<\/li>\n\n\n\n<li>Potential increase in value \u2013 properties in tourist resorts are appreciating dynamically.<\/li>\n<\/ul>\n\n<h2 class=\"wp-block-heading\" id=\"h-jak-nie-dac-sie-zlapac-na-papierowa-rentownosc\"><strong>How NOT to fall for \u201cpaper\u201d profitability?<\/strong><\/h2>\n\n<p class=\"wp-block-paragraph\">Developers often present only projected profitability, which are calculations based on assumed rates and occupancy. In this article, I demonstrate how to methodically and realistically calculate the profitability of your investment in the Caribbean paradise that is undoubtedly the Dominican Republic. I invite you to read the content of this article\u2026 and then to fill out the Form, which will allow me to prepare an individual, personalized indicator analysis for you.  <\/p>\n\n<ol class=\"wp-block-list\">\n<li><strong><u>Market environment \u2013 simplified preliminary analysis:<\/u><\/strong><\/li>\n<\/ol>\n\n<ul class=\"wp-block-list\">\n<li><strong>Property Tax (IPI)<\/strong>: 1% <strong>on the value exceeding 10,190,833.00 Dominican pesos in 2025<\/strong> (approx. 166\u2013172 thousand USD \u2013 depending on the exchange rate).<\/li>\n\n\n\n<li><strong>CONFOTUR (Law 158-01)<\/strong> can exempt an investor for up to <strong>15 years from IPI, property transfer tax (3%), and in some cases also from income tax<\/strong> \u2013 which realistically improves ROI by 1\u20133 percentage points over a 10\u201315 year horizon.<\/li>\n\n\n\n<li><strong>Withholding Tax<\/strong>: payments abroad for non-residents \u2013 <strong>27%<\/strong> (18% for Canadian residents); rental payments to individuals in the country \u2013 <strong>10%<\/strong>. Check how they affect your <strong>NOI<\/strong> and cash flow. <\/li>\n\n\n\n<li><strong>Fideicomiso (Law 189-11)<\/strong> \u2013 a popular vehicle for structuring projects and protecting assets; worth considering for multi-unit\/developer investments.<\/li>\n<\/ul>\n\n<ul class=\"wp-block-list\">\n<li><strong>11 million visitors in 2024<\/strong> and <strong>forecasts of 12\u201312.5 million in 2025<\/strong> indicate a further expansion of the demand base, including strong growth in cruise traffic. This stabilizes occupancy and ADR rates in key tourist clusters. <\/li>\n\n\n\n<li>Tourism accounts for approximately <strong>15% of GDP<\/strong> and over <strong>10 billion USD in annual revenue<\/strong>, making the sector strategic and government-supported (e.g., through the CONFOTUR law).<\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>Conclusion<\/strong>: demand is structural, not just seasonal \u2013 but <em>your<\/em> profitability will depend on taxes, operating costs, management, and actual occupancy rates.<\/p>\n\n<p class=\"wp-block-paragraph\"><strong><u>2. How to calculate it (actual, not \u201cmarketing\u201d profitability):<\/u><\/strong><\/p>\n\n<p class=\"wp-block-paragraph\"><strong>  Key indicators:<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li><strong>Expected rate of return (developer, \u201cgross\u201d)<\/strong><\/li>\n<\/ul>\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"628\" height=\"47\" src=\"https:\/\/casa-dominicana.com\/wp-content\/uploads\/2025\/08\/image-1.png\" alt=\"\" class=\"wp-image-8522\" srcset=\"https:\/\/casa-dominicana.com\/wp-content\/uploads\/2025\/08\/image-1.png 628w, https:\/\/casa-dominicana.com\/wp-content\/uploads\/2025\/08\/image-1-300x22.png 300w\" sizes=\"auto, (max-width: 628px) 100vw, 628px\" \/><\/figure>\n\n<p class=\"wp-block-paragraph\">  \u2192 ignores taxes, vacancies, commissions, and CAPEX, so treat this as an <em>upper limit<\/em>.<\/p>\n\n<ul class=\"wp-block-list\">\n<li><strong>NOI (Net Operating Income)<\/strong><\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong><em>NOI <\/em><\/strong><em>= Gross Revenue &#8211; Operating Expenses (excluding debt and income tax)<\/em><\/p>\n\n<ul class=\"wp-block-list\">\n<li><strong>Cap rate<\/strong><\/li>\n<\/ul>\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"499\" height=\"47\" src=\"https:\/\/casa-dominicana.com\/wp-content\/uploads\/2025\/08\/image.png\" alt=\"\" class=\"wp-image-8521\" srcset=\"https:\/\/casa-dominicana.com\/wp-content\/uploads\/2025\/08\/image.png 499w, https:\/\/casa-dominicana.com\/wp-content\/uploads\/2025\/08\/image-300x28.png 300w\" sizes=\"auto, (max-width: 499px) 100vw, 499px\" \/><\/figure>\n\n<ul class=\"wp-block-list\">\n<li><strong>IRR (Internal Rate of Return)<\/strong> \u2013 accounts for cash flows over time, taxes, financing costs, and exit strategies; <strong>it is the best tool for comparing projects with different risk profiles and horizons.<\/strong><\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>Costs you MUST include<\/strong><\/p>\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Platform commissions (Airbnb\/Booking\/VRBO)<\/strong>: usually <strong>3\u201315%<\/strong>.<\/li>\n\n\n\n<li><strong>Management<\/strong>: 20\u201330% of gross revenue (or a lower fee + success fee with dynamic pricing).<\/li>\n\n\n\n<li><strong>Cleaning\/maintenance<\/strong>: 20\u201360 USD per stay (or \u201cguest pays\u201d model).<\/li>\n\n\n\n<li><strong>Vacancies<\/strong>: 15\u201340% annually (depending on location, seasonality, and pricing).<\/li>\n\n\n\n<li><strong>Taxes and withholdings<\/strong> (see section 1).<\/li>\n\n\n\n<li><strong>Insurance, utilities, internet, CAPEX reserves<\/strong> (replacement of appliances, furniture every 4\u20136 years, etc.).<\/li>\n\n\n\n<li><strong>Financing<\/strong> (interest) \u2013 <strong>outside<\/strong> NOI, but affects cash-on-cash.<br\/>(Optionally, CONFOTUR reliefs can <strong>zero out IPI and part of the income tax<\/strong> for up to 15 years).<\/li>\n<\/ol>\n\n<p class=\"wp-block-paragraph\"><strong>3. New \/ significant legal and tax frameworks that change your ROI:<\/strong><\/p>\n\n<p class=\"wp-block-paragraph\"><strong>3.1. IPI \u2013 Impuesto al Patrimonio Inmobiliario (Property Tax)<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li><strong>1% on the value exceeding 10,190,833.00 Dominican pesos in 2025.<\/strong>  (approx. 166\u2013172 thousand USD). Below the threshold \u2013 no tax. <\/li>\n\n\n\n<li><strong>Properties in projects certified by CONFOTUR<\/strong>: <strong>IPI exemption for up to 15 years<\/strong>.<\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>3.2. Property Transfer Tax<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li>Standard <strong>3%<\/strong> of the property value upon purchase.<\/li>\n\n\n\n<li><strong>CONFOTUR<\/strong>: <strong>exemption<\/strong> from this tax.<\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>3.3. Income Tax and Withholding Tax<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li><strong>Payments to non-residents abroad<\/strong>: <strong>27% WHT<\/strong> as final tax (18% for Canada). In the case of older projects (secondary market), so-called inflation adjustment (Law 11-92) significantly impacts the reduction of this tax.  <\/li>\n\n\n\n<li><strong>Rental payments to individuals in the country<\/strong>: <strong>10% WHT<\/strong>.<\/li>\n\n\n\n<li><strong>CONFOTUR<\/strong> projects may include <strong>income tax (PIT\/CIT) exemptions for up to 15 years<\/strong> \u2013 analyze case by case (project status, DGII interpretation).<\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>3.4. Fideicomiso (Law 189-11)<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li>Allows a project to be \u201cpackaged\u201d into a <strong>trust<\/strong> \u2013 separation of assets, easier financing, greater transparency for institutional investors. Used by developers, among others, but also in private investor structures (asset protection, succession).  <\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>4. Conservative case study \u2013 how to calculate &#8220;hard&#8221; ROI:<\/strong><\/p>\n\n<p class=\"wp-block-paragraph\"><strong>I have adopted hypothetical assumptions; these are not market data \u2013 they serve solely as an illustration of the methodology:<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li>Purchase price: <strong>USD 250,000<\/strong><\/li>\n\n\n\n<li>ADR (average daily rate): <strong>USD 150<\/strong><\/li>\n\n\n\n<li>Occupancy: <strong>65%<\/strong> (approx. 237 nights)<\/li>\n\n\n\n<li>Gross revenue: 237 \u00d7 150 = <strong>USD 35,550<\/strong><\/li>\n\n\n\n<li>Platform commissions + PMS: <strong>12%<\/strong><\/li>\n\n\n\n<li>Management: <strong>25%<\/strong><\/li>\n\n\n\n<li>Cleaning: covered by guest (neutral for owner)<\/li>\n\n\n\n<li>Vacancies included in 65% occupancy<\/li>\n\n\n\n<li>IPI: none (property in a CONFOTUR project)<\/li>\n\n\n\n<li>WHT: non-resident investor \u2013 27% of taxable income (simple example, without cost shields).<\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>Step 1 \u2013 NOI (excluding income tax and debt)<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li>Operating costs (12% + 25%) = <strong>37%<\/strong> \u00d7 35,550 = <strong>USD 13,154<\/strong><\/li>\n\n\n\n<li><strong>NOI = 35,550 \u2013 13,154 = USD 22,396<\/strong><\/li>\n\n\n\n<li><strong>Cap rate = 22,396 \/ 250,000 = 8.96%<\/strong><\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>Step 2 \u2013 Tax (e.g., simplified WHT 27%)<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li>27% \u00d7 22,396 = <strong>USD 6,047<\/strong><\/li>\n\n\n\n<li><strong>Cash flow after tax = USD 16,349<\/strong><\/li>\n\n\n\n<li><strong>Cash-on-cash<\/strong> (without debt) = 16,349 \/ 250,000 = <strong>6.54%<\/strong><\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>Step 3 \u2013 IRR<\/strong><\/p>\n\n<ul class=\"wp-block-list\">\n<li>Add: closing costs, CAPEX over a 5\u201310 year horizon, sales scenario (e.g., 2\u20135% annual value appreciation), and consider tax savings from <strong>CONFOTUR<\/strong>. In most analyses, the IRR for holiday rentals in the Dominican Republic, after accounting for all items, ranges from <strong>6\u201312% net<\/strong> (indicative range, dependent on tax structure, financing, and supply in the micro-location). <em>Always calculate your own model \u2013 do not rely on \u201caverages\u201d.<\/em> <\/li>\n<\/ul>\n\n<p class=\"wp-block-paragraph\"><strong>5. Holiday rental vs. long-term rental \u2013 updated perspective on risk and profit:<\/strong><\/p>\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><td><strong>Parameter<\/strong><\/td><td><strong>Holiday rental<\/strong><\/td><td><strong>Long-term rental<\/strong><\/td><\/tr><\/thead><tbody><tr><td><strong>Target net ROI (after taxes, conservatively)<\/strong><\/td><td>~6\u201315%*<\/td><td>~3.5\u20136%*<\/td><\/tr><tr><td><strong>Sensitivity to seasonality<\/strong><\/td><td>High<\/td><td>Low<\/td><\/tr><tr><td><strong>Operating costs<\/strong><\/td><td>High (management, cleaning, marketing)<\/td><td>Low\/moderate<\/td><\/tr><tr><td><strong>Compliance requirements<\/strong><\/td><td>Higher (invoices, WHT, reporting according to platforms, CONFOTUR\/DGII)<\/td><td>Simpler<\/td><\/tr><tr><td><strong>CAPEX \/ finishing standard<\/strong><\/td><td>Higher (design, amenities)<\/td><td>Lower<\/td><\/tr><tr><td><strong>Flexibility of own use<\/strong><\/td><td>High<\/td><td>Low<\/td><\/tr><\/tbody><\/table><\/figure>\n\n<p class=\"wp-block-paragraph\"><em>*Indicative ranges based on market practice and typical cost structures; exact values require an individual model.<\/em><\/p>\n\n<p class=\"wp-block-paragraph\"><strong>6. Checklist: how to minimize risk and legally \u201cdeliver\u201d profitability:<\/strong><\/p>\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Check if the project has CONFOTUR<\/strong> and what specific exemptions it covers (IPI, transfer tax, income tax, import duties on materials, etc.).<\/li>\n\n\n\n<li><strong>Calculate three scenarios<\/strong> (base, pessimistic, optimistic) with different occupancy, ADR, and management costs.<\/li>\n\n\n\n<li><strong>Determine the tax structure<\/strong> (resident\/non-resident, company vs. individual, WHT 27%\/10%).<\/li>\n\n\n\n<li><strong>Consider fideicomiso<\/strong> (Law 189-11) \u2013 for a larger portfolio or development project.<\/li>\n\n\n\n<li><strong>Diversify reservation sources<\/strong> (Airbnb, Booking, VRBO + own website with booking engine) \u2013 this reduces commissions and the risk of algorithm changes.<\/li>\n\n\n\n<li><strong>Implement dynamic pricing<\/strong> (Revenue Management) and operational automation (PMS, channel manager).<\/li>\n\n\n\n<li><strong>Build CAPEX reserves<\/strong> (min. 3\u20135% of revenue) \u2013 furniture and appliances wear out faster than in long-term rentals.<\/li>\n\n\n\n<li><strong>Monitor regulatory risk<\/strong> (e.g., local resolutions regarding STR, additional municipal taxes, changes in WHT rates or IPI threshold).<\/li>\n<\/ol>\n\n<p class=\"wp-block-paragraph\"><strong>7. Conclusion: net cash flow, tax shields, and operational discipline matter:<\/strong><\/p>\n\n<p class=\"wp-block-paragraph\">The \u201cmarketing\u201d 8\u201315% is <strong>only<\/strong> true when:<\/p>\n\n<ul class=\"wp-block-list\">\n<li>the project has <strong>CONFOTUR reliefs<\/strong>,<\/li>\n\n\n\n<li>operations are <strong>professionally managed<\/strong>,<\/li>\n\n\n\n<li>and your model analysis includes <strong>real taxes, WHT, vacancies, and CAPEX<\/strong>.<\/li>\n<\/ul>\n\n<h2 class=\"wp-block-heading\" id=\"h-skup-sie-na-noi-irr-i-cash-on-cash-po-podatkach-nie-na-broszurowym-roi-brutto-prezentowanym-w-broszurach-deweloperow\"><strong>Focus on NOI, IRR, and cash-on-cash after taxes \u2013 not on the brochure-advertised gross ROI presented in developer brochures.<\/strong><\/h2>\n\n<p class=\"wp-block-paragraph\"><strong>8. How to increase your chances of profit?<\/strong><\/p>\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Choose the best location<\/strong> \u2013 close to the beach, airport, and restaurants.<\/li>\n\n\n\n<li><strong>Hire a professional manager<\/strong> \u2013 although it costs 20\u201330% of revenue, a good manager can significantly increase occupancy.<\/li>\n\n\n\n<li><strong>Invest in appearance and equipment<\/strong> \u2013 a modern apartment with great photos sells better.<\/li>\n\n\n\n<li><strong>Diversify reservations<\/strong> \u2013 use several platforms (Airbnb, Booking, VRBO) and consider your own website.<\/li>\n\n\n\n<li><strong>Calculate several scenarios<\/strong> <strong>(base\/bear\/bull), <\/strong>\u2013 optimal, optimistic, and pessimistic, to know what profit you can realistically expect.<\/li>\n<\/ol>\n\n<h2 class=\"wp-block-heading\" id=\"h-potrzebujesz-policzyc-swoj-model-z-uwzglednieniem-twojej-rezydencji-podatkowej-struktury-wlasnosci-i-finansowania\"><strong>Do you need to calculate your model (considering your tax residency, ownership structure, and financing)?<\/strong><\/h2>\n\n<p class=\"wp-block-paragraph\">Fill out the form, the link to which is below. It contains the most necessary information that will allow me to prepare specifically for you a <strong>scenario variant (base\/bear\/bull), a tax model with or without CONFOTUR, a fideicomiso\/company\/individual structure, and a pricing strategy<\/strong> for a specific location and guest segment. <\/p>\n\n<h2 class=\"wp-block-heading\" id=\"h-nie-zwlekaj-podejmuj-madre-i-przemyslane-decyzje-chron-swoj-kapital-wypelnij-ten-formularz-https-forms-gle-mzhyghfd9g9iml4v9\">Do not delay, make smart and well-thought-out decisions, protect your capital &#8211; fill out this form: <a href=\"https:\/\/forms.gle\/mzhyghFD9g9imL4v9\">https:\/\/forms.gle\/mzhyghFD9g9imL4v9<\/a><\/h2>\n\n<p class=\"wp-block-paragraph\">Within 48 hours, you will receive a ready-made analysis in an Excel spreadsheet via email, which will certainly be key information for making property purchase decisions or for evaluating already made purchasing decisions.<\/p>\n\n<p class=\"wp-block-paragraph\">Call or write to me:<\/p>\n\n<h2 class=\"wp-block-heading\" id=\"h-leszek-gimel\">Leszek Gimel<\/h2>\n\n<h2 class=\"wp-block-heading\" id=\"h-1-829-499-97-98-najlepiej-whatsapp\">+1 829 499 97 98 (WhatsApp preferred)<\/h2>\n\n<h2 class=\"wp-block-heading\" id=\"h-leszek-casa-dominicana-com\">leszek@casa-dominicana.com<\/h2>\n\n<p class=\"wp-block-paragraph\"> <\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Dominican Republic is a tourist paradise, attracting a record number of visitors \u2013 over 11 million tourists in 2024, with forecasts for 2025 indicating as many as 12 million. Popular destinations such as Bavaro\/Punta Cana, Cap Cana, Las Terrenas, and Bayahibe\/La Romana attract investors seeking opportunities to profit from short-term rentals. On paper, everything [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":12936,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[65],"tags":[],"class_list":["post-12935","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investing-rentals-profitability"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.9 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How to calculate the actual, not \u201cmarketing\u201d, profitability of purchasing and renting real estate in the Dominican Republic? 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Popular destinations such as Bavaro\/Punta Cana, Cap Cana, Las Terrenas, and Bayahibe\/La Romana attract investors seeking opportunities to profit from short-term rentals. 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