Buying Farmland in the Dominican Republic: Legal Guide

Published on October 3, 2025 and written by Cyril Jarnias

Buying Agricultural Land in the Dominican Republic

Buying agricultural land in the Dominican Republic can be an exciting opportunity for those looking to invest in agricultural expansion or simply own a piece of tropical paradise.

However, to avoid potential legal pitfalls and ensure your investment is secure, it’s essential to understand the legal and administrative nuances that accompany land purchases in this country.

This guide walks you through the key legal steps, financial considerations, and tax implications to ensure your project proceeds with transparency and legality.

Overview of the Legal Framework for Buying Agricultural Land in the Dominican Republic

The Dominican Republic operates under a civil law-based legal system governed by specific laws, including Law 108-05 on the Property Registry, which regulates land ownership and real estate transactions.

Property Rights and Ownership by Foreigners

Foreigners enjoy the same rights as Dominican citizens to purchase and own land, including agricultural land, except for exceptions provided by law.

• Certain restrictions exist, including:

• Limitation or prohibition on purchasing land in sensitive border or coastal areas.
• Limitations on acquiring large areas of agricultural land.
• Need to comply with local regulations regarding development and land use.

For specific projects or large-scale purchases, it may be required to establish a Dominican corporation.

Legal Purchase Procedure

1. Verification of Property Title
   Search the Property Registry to ensure the seller is the true owner and the land is free of liens or disputes.
2. Signing the Purchase Agreement
   Drafted before a notary, this document specifies the transaction terms and binds both parties.
3. Gathering Required Documents
   Copy of the land title.
   Official topographic survey.
   Proof of identity and payment of the IPI tax (see below).
4. Authenticated Deed of Sale
   Signing the final deed at the notary’s office.
5. Property Registration
   Filing the deed of sale with the Property Registry to formalize the transfer and obtain a new title in the buyer’s name.

Legal Protections for Buyers

Law 108-05 guarantees land publicity, registry transparency, and legal security for transactions.

The involvement of a local attorney specializing in real estate law is highly recommended to:

• Verify the absence of debts, mortgages, or disputes.
• Ensure compliance with applicable restrictions.
• Prevent any fraud or procedural defects.

Tax Obligations and Associated Costs

Type of Cost	Amount/Description
Transfer Taxes	3% of the purchase price estimated by the administration
Notary Fees	Varies by professional and complexity
Attorney Fees	Typically 1 to 2% of the property price
Property Tax (IPI)	1% annual on value exceeding RD$ 9,520,861
Other Local Taxes or Fees	Depending on the municipality or agricultural area

Practical Recommendations

• Always consult a specialized attorney before committing.
• Ensure the land complies with urban planning and land use plans.
• Seek the services of a reputable notary for drafting and authenticating deeds.
• Include all additional costs in the investment evaluation.
• Regularly check for updates in legislation, especially for border areas, development projects, or specific tax incentives (e.g., CONFOTUR Law for tourism projects).

Legal professional assistance is essential to secure the purchase, ensure compliance with Dominican laws, and avoid any potential pitfalls.

Understanding Rural Zoning and Building Rights in the Dominican Republic

In the Dominican Republic, rural zoning defines permitted land uses and strictly regulates construction and development possibilities, particularly for agricultural land.

Main Rural Zoning Categories and Implications for Buyers

Rural Zone Category	Primary Permitted Use	Implications for Buyers
Agricultural Zone (Zona Agrícola)	Agriculture, livestock, forestry	Construction limited to buildings related to agricultural operations. Cannot erect residential or commercial structures without change of use.
Ecological Zone (Zona Ecológica)	Environmental protection, nature reserve	Very strict restrictions: construction is generally prohibited, except for developments compatible with conservation.
Mixed Rural Zone (Zona Rural Mixta)	Agriculture and complementary activities (rural tourism, crafts)	Possibility to develop small tourism or hospitality infrastructure, subject to compliance with environmental standards and local traditions.
Risk Zone (Zona de Riesgo)	Flood-prone, unstable, or disaster-prone areas	Construction strictly prohibited or highly regulated; need to assess risks before any acquisition.

Building Rights Regulations in Rural Areas

• In agricultural zones, only construction of buildings necessary for agricultural activity (sheds, warehouses, housing for farm workers) is permitted. Private residences or tourism projects require an official change of use.
• In ecological zones, any construction is subject to an environmental impact assessment. Projects incompatible with preservation are systematically denied.
• Mixed rural zones offer more flexibility, particularly for rural tourism or agritourism, but each project must receive approval from local authorities and comply with sustainable development standards.
• Risk zones are identified on cadastral maps: any construction is generally prohibited.

Administrative Procedures for Building Permits or Change of Use

1. Zoning Verification with the local municipality or General Directorate of Urban Planning.
2. Submission of Building Permit Application specifying the project nature, plans, and impact studies (particularly environmental).
3. Application Review by local authorities who consult, if necessary, relevant ministries (Agriculture, Environment).
4. Obtaining Building Permit or receiving a justified denial.
5. For change of use (e.g., from agricultural to residential or tourism), a separate and often longer procedure is required, including public consultations and approval from multiple agencies.

Practical Tips for Securing a Purchase or Project in Rural Areas

• Always request an official zoning certificate before purchase.
• Have a feasibility study conducted by a local professional (attorney, architect, agricultural engineer).
• Ensure the seller has all property titles and the land is not subject to easements or specific restrictions.
• Allow for significant administrative delays for any change of use or permit applications.
• Consider assistance from a specialized agency or attorney familiar with local legislation to avoid disputes or administrative blocks.

To avoid any legal or administrative problems, it’s crucial to verify zoning in advance, obtain all necessary authorizations, and work with competent professionals.

Avoiding Pitfalls: Verifying Non-Buildable Status

The Concept of Non-Buildable Status and Its Importance

A non-buildable land status refers to a parcel where law or local regulations prohibit any construction of buildings, whether for residential, commercial, or industrial use. This status is particularly important when purchasing agricultural land in the Dominican Republic, as it drastically limits the possibility of enhancing or transforming the land. Buying non-buildable land means it will be impossible to build a house, modernized agricultural operation, or any other real estate project, which significantly affects its value and resale potential.

Administrative Steps to Verify Land Status

To avoid pitfalls related to acquiring non-buildable land, it’s essential to:

• Consult the local urban plan (“Plan de Ordenamiento Territorial”), which determines land allocation and specifies buildable or non-buildable zones.
• Check the property registry (Registro de Títulos) to ensure the legal status of the land and existence of any restrictions.
• Request an up-to-date title certificate, which officially attests to ownership and legal status of the land.
• Consult the General Directorate of Cadastre to examine land boundaries and cadastral nature.
• Inquire with the local municipality about specific regulations and any easements or limitations.

Summary Table of Administrative Procedures

Procedure	Agency/Document
Consultation of Urban Plan	Local Municipality/Urban Planning
Property Registry Verification	Registro de Títulos
Obtaining Title Certificate	General Directorate of Title Registry
Cadastre Consultation	General Directorate of Cadastre
Permit Information Request	Municipality, Ministry of Public Works

Competent Authorities and Contacts in the Dominican Republic

• General Directorate of Title Registry: responsible for property registration and legal statuses.
• General Directorate of Cadastre: determines cadastral nature and parcel boundaries.
• Local Municipalities: hold urban plans and issue building permits.
• Ministry of Public Works and Communications (MOPC): issues construction permits at the national level.

To contact these authorities, it’s recommended to visit regional offices directly or use contact forms available on their official websites.

Legal and Financial Implications of Buying Non-Buildable Land

• Inability to obtain a building permit, blocking any real estate project.
• Major difficulty in reselling the land, with resale value often much lower than buildable land.
• Risk of disputes with authorities or neighbors in case of illegal construction.
• No possibility of obtaining bank financing or mortgage credit for construction projects on this type of land.

Best Practices for Securing the Purchase

• Hire a real estate attorney to verify all documents and legal status of the land.
• Engage a notary familiar with Dominican law to ensure transaction regularity.
• Systematically request a certificate of non-opposition and non-dispute.
• Require all official documents in original version and their sworn translation if necessary.
• Conduct a site visit and verify consistency between documents and actual land conditions.

Concrete Examples of Encountered Risks

• A French investor purchased agricultural land by the sea without checking the urban plan; after purchase, they discovered the land was in a protected zone, making it non-buildable and impossible for any hotel project.
• A family acquired “agricultural” land thinking to build a secondary residence, but the municipality refused the permit because the land was in a non-buildable flood zone.

Possible Exceptions and Derogations

In some cases, it’s possible to request a derogation or change of land use, particularly if:

• The urban plan is revised and the zone becomes buildable.
• A zoning change request is accepted by the municipality after impact study.
• Projects of public interest or sustainable agriculture may benefit from exceptions, subject to approval from competent authorities.

Key Takeaways:

Systematically verify the buildable status of land in the Dominican Republic, work with qualified professionals, and never rely solely on seller statements.