Fractional ownership at Sienna starts at about $190,000 for a titled share of a turnkey villa: two or three co-owners, 10, 15 or 20 days a year, managed rentals and a share of rental income and appreciation.
Beyond Timeshares: What Fractional Ownership Actually Means
Have you ever looked at a Caribbean villa and thought, "I would love to own that — but I don't need it 365 days a year"? Most second-home owners use their property a few weeks a year. The rest of the time it sits empty, or earns rental income that barely covers the cost of owning the whole thing.
Fractional ownership solves that mismatch. And before you think "timeshare": fractional ownership and timeshares are fundamentally different.
A timeshare gives you a usage right — a week or a floating period at a property. You own no real estate, you have no equity, and you cannot sell your week on the open market for fair value.
Fractional ownership at Sienna gives you real ownership: you hold shares in the Dominican LLC (an SRL, Sociedad de Responsabilidad Limitada) that owns the villa. You share in rental income and appreciation, and you can sell your share.
Why does the structure matter? Because the difference between an investment and a prepaid holiday is what you actually own. To put numbers on your own situation, run the ROI calculator.
The Sienna Model: What a Share Gets You
A fractional villa at Sienna is co-owned by two or three people. Each co-owner holds one of three share sizes, and the share sets how many days a year the villa is yours:
| Share | Days per year | Monthly costs (3BR, your share) |
|---|---|---|
| 33% | 10 days | ~$381 |
| 50% | 15 days | ~$577 |
| 66% | 20 days | ~$762 |
Fractional shares start at about $190,000 for a 33% share of a 3-bedroom villa; 4- and 5-bedroom villas are also available. The exact price depends on the lot — see current lots and prices.
How the days work:
- The allowance is based on 30 villa-days a year, split in proportion to each share.
- High-season days count as 1.5 days, so peak weeks are shared fairly.
- You can carry over up to 50% of unused days to the following year.
- When the villa is not booked, you can buy additional days.
- Days you don't use go into the Sienna rental program, and rental income is split by share.
What is included: your share of the villa and its land, turnkey delivery (design, construction, private pool, terraces, parking, landscaping), furnishing and setup, the LLC setup and documentation, professional property management, and access to Sienna's community amenities.
The villa itself sits on the El Jamito hillside above Las Terrenas — ocean view, not beachfront. 28 of the 30 lots in Zone 1 have ocean views.
Have you seen the designs yet? Browse the villa collection.
Fractional vs Full Ownership
| Full ownership | Fractional | |
|---|---|---|
| Starting price (3BR) | Full villa + lot | From about $190,000 (33% share) |
| Annual use | Unlimited | 10 / 15 / 20 days (+ carry-over and extra days) |
| Monthly costs (3BR) | You cover 100% (~$1,143/month) | ~$381 / $577 / $762 by share |
| Rental program | Optional; you keep 100% of the income | Default; income split by share |
| Voting and control | Full | Proportional to your share |
| Exit | Sell on the open market | Sell anytime; co-owners have right of first refusal |
The real trade-off is days versus capital. Fractional puts less money into one asset and gives you a defined number of days. Full ownership costs more but gives you the villa whenever you want it.
Returns: What Your Share Earns
Your share earns from two sources: rental income from the days no owner uses, and appreciation of the villa and land.
Sienna's projections for Las Terrenas are 6–9% annual rental yield and 8% projected annual appreciation, which together bring a fractional 3-bedroom share to a projected total return of up to 16.1% a year. These are projections, not guarantees — model your own case conservatively, at the low end of occupancy and rates.
The management fee is 20% of rental income, and your monthly costs cover your share of HOA fees, maintenance, utilities and insurance.
The ROI calculator runs these numbers for each villa and share size, using Sienna's own occupancy and nightly-rate assumptions.
CONFOTUR and Fractional Ownership
A fractional villa is a Sienna-built villa, so it falls within the scope of CONFOTUR, the Dominican tourism-investment incentive (Law 158-01). Sienna holds a provisional classification (Resolution 203-2024, extended by Resolución 61-2026); the definitive classification was filed in July 2026 and is pending. For villas Sienna builds and delivers, the framework provides, once the definitive resolution is granted, 0% transfer tax at purchase and 0% annual property tax (IPI) for up to 15 years from completion of the works to the first buyer from the developer, shared by the co-owners in proportion to their shares.
Read the full picture in our CONFOTUR guide.
Legal Framework and Your Rights
The LLC structure. Sienna's legal partners set up a Dominican LLC (SRL) for each fractional villa. The LLC holds the title; you hold shares in the LLC with voting rights and rental income in proportion to your share. Foreign buyers have the same ownership rights as Dominican nationals under Article 249 of the Constitution.
Your protections include:
- A documented operating agreement covering usage, costs, decisions and exit
- Co-owner vetting — Sienna pre-screens partners for investment horizon, usage patterns and expectations
- Right of first refusal — if an owner sells, the others can buy first; if they decline, Sienna assists with the resale and transfer
- Professional management of maintenance, bookings and guest services
Read the operating agreement with your own lawyer before you sign — see our legal guide to buying property in the Dominican Republic.
Who Is Fractional Ownership For?
Fractional makes sense if you:
- Plan to use the villa 10–20 days a year, not for long stays
- Want a lower entry point and shared running costs
- Are comfortable with a 5–10 year horizon for appreciation to compound
- Want professional management from day one
Full ownership fits better if you:
- Want extended stays or full-time living
- Want complete control over design, use and rental decisions
- Prefer not to share decisions with co-owners
How the Process Works
- Reserve your share — a $5,000 refundable deposit holds a specific villa and share size while you do your due diligence.
- Co-owner matching — Sienna vets prospective co-owners for compatibility.
- LLC formation — Sienna's legal partners set up the Dominican LLC, and you become a shareholder.
- Use and earn — use your days, earn rental income when you are away, and share in long-term appreciation.
Due Diligence Checklist
- Review the villa model, the lot and its view orientation
- Read the LLC operating agreement in full with your own lawyer
- Confirm the usage rules: high-season weighting, carry-over and buying extra days
- Understand all ongoing costs: HOA, maintenance, utilities, insurance
- Confirm the current CONFOTUR status with the team before you close
- Speak with your prospective co-owners before committing
- If you are financing, see financing options for Caribbean property buyers
Frequently Asked Questions
Is fractional ownership the same as a timeshare?
No. You hold shares in the Dominican LLC that owns the villa — real ownership that shares in rental income and appreciation, and that you can sell. A timeshare only grants usage rights.
How many days a year can I use the villa?
It depends on your share: 10 days at 33%, 15 days at 50%, 20 days at 66%, from a total of 30 villa-days a year. High-season days count as 1.5 days, you can carry over up to half of your unused days, and you can buy extra days when the villa is free.
What happens if a co-owner wants to sell?
The other co-owners have a right of first refusal. If they decline, Sienna helps find and vet a new owner and handles the transfer through its legal partners. Sales are typically based on current market appraisals.
How is rental income shared?
Days no owner uses go into the Sienna rental program. Net rental income — after the 20% management fee — is split in proportion to each owner's share.
Does CONFOTUR apply to a fractional villa?
A fractional villa is Sienna-built, so it falls within the scope of Sienna's CONFOTUR status — provisional (Resolution 203-2024, extended by Resolución 61-2026; definitive filed July 2026 and pending). Confirm the current status with the team before you close.
Your Next Step
Fractional ownership at Sienna gives you a titled share of a turnkey villa above Las Terrenas — from about $190,000, with 10, 15 or 20 days a year that are yours, professional management, and rental income when you are away.
See how fractional works, run the numbers, or talk to the Sienna team about which share size fits you.
This article provides general information about property in the Dominican Republic and is not personal financial, legal, or tax advice. Figures such as CONFOTUR benefits, taxes, and returns depend on your circumstances and can change — confirm specifics with a licensed Dominican attorney, tax advisor, or the relevant authority before making a decision.
Have questions about this?
Talk to our sales team directly — we'll answer on WhatsApp or by phone.
Written by
Sienna Terrenas Editorial Team
The Sienna Terrenas editorial team covers buying, owning, and living in Las Terrenas, Dominican Republic — from the purchase process and CONFOTUR tax strategy to villa construction and Caribbean community life, drawing on the team's on-the-ground experience in the area. Meet the Sienna Terrenas team.
