Sienna lots start at $74,100, and villa pre-sales run 15-25% below completion pricing. This guide covers what sets your price at Sienna Las Terrenas: when you reserve, which lot you pick, and who qualifies for CONFOTUR.
Sienna Las Terrenas pre-construction pricing rewards timing. Lots start at $74,100 today, with a projected value of $80,000+ at completion, and villa pre-sales run 15–25% below completion pricing. Sienna is starting Phase 1, and all 30 lots for sale are in Zone 1. That means the price ladder you're reading doesn't step from one phase to the next. It runs from your reservation date to completion, and from one lot to another.
At a Glance
- Lots start at $74,100, with a projected value of $80,000+ at completion.
- Villa-only prices run from $200,100 to $926,550 (1BR–5BR), and pre-sales sit 15–25% below completion pricing.
- Zone 1 is the only zone for sale: 30 lots, 28 of them with ocean views.
- Your price is the one in your signed contract. A $5,000 refundable deposit reserves the lot.
- CONFOTUR benefits are provisional and apply only to the first buyer from the developer.
What Is the Pre-Construction Price Ladder at Sienna?
The ladder is the gap between what a lot or villa costs before it's built and what the same property is expected to be worth once it's finished. It also covers the price differences between individual lots.
Why there's no phase-by-phase ladder to read
Plenty of developments advertise a cheap first phase and a dearer second one, then count down to the switch. That doesn't apply here. Sienna is starting Phase 1, Zone 1 is the only zone on the market, and no later phase is on sale to compare against. We won't invent one to make you hurry. Any price ladder at Sienna right now comes down to two things: when you reserve, and which lot you pick.
The two rungs that matter
- Rung one: the reservation price. This is what you agree to pay before the work is done, with the purchase spread over staged payments.
- Rung two: the completion price. This is what a comparable finished property commands. On land, the projection is $74,100 rising to $80,000+. On villas, the pre-sale discount is 15–25%.
Pricing is only half of the investment case. The other half is income. Our Las Terrenas rental income analysis covers yields, occupancy and carrying costs in detail.
How Much Do Las Terrenas New Construction Prices Run at Sienna?
Sienna's entry point is a $74,100 lot. Most buyers add a villa from $200,100 to $926,550, depending on how many bedrooms they choose. Across the project, pre-construction pricing sits about 20% below comparable completed properties in Las Terrenas.
| Item | Pre-construction figure | What to know |
|---|---|---|
| Lot | From $74,100 | Projected $80,000+ at completion |
| Villa (1BR–5BR, villa only) | $200,100 – $926,550 | Pre-sales 15–25% below completion pricing |
| Fractional share | From about $190,000 | 2–3 co-owners, each with 10, 15 or 20 days per year |
| Reservation deposit | $5,000 | Refundable |
| HOA (monthly, 1BR–5BR) | $280 / $340 / $400 / $480 / $560 | Recurring, on top of the purchase price |
| Rental management | 20% of rental income | Charged only on income earned |
Reading the table as a buyer
The headline number is rarely what you end up paying. Say you're comparing a two-bedroom villa with a four-bedroom one. The gap in build price is obvious. The HOA gap of $140 a month is easy to miss, and over a ten-year hold it adds up. Live lot-by-lot availability and pricing are on the Sienna lots page. Treat that page, not a brochure, as your source.
Why Does Reserving Earlier Usually Cost Less?
Reserving early costs less because you take on time and construction risk that the developer would otherwise carry. The discount pays you for carrying it.
What the discount compensates you for
When you buy before completion, your money is committed before you can live in the villa or rent it out. The 15–25% gap between pre-sale and completion pricing is the return on that waiting. On land alone, the projected move from $74,100 to $80,000+ works out to roughly $5,900 before a villa is even built. Treat that as a projection, not a promise.
What does locking a price actually mean? In a fixed-price purchase agreement, the price written in your contract is the price you pay for that lot, whatever later buyers pay. Ask for the price, the payment milestones and the refund conditions in writing. Our guide to reserving a pre-construction villa walks through how the deposit and payment schedule work.
What the discount does not guarantee
Sienna projects 8% appreciation a year, and Las Terrenas has historically appreciated 8–12% a year. History isn't a forecast. Knight Frank's Prime International Residential Index tracks annual price changes across 100 luxury markets in its Wealth Report, and the index shows falls as well as rises in any given year. A pre-construction discount gives you a margin of safety. It doesn't cancel market risk.
The lowest rung on the ladder is only a bargain if the contract under it holds. Read the payment schedule before you read the price.
How Does Lot Choice Move the Price Within Zone 1?
Within Zone 1, the price of a lot depends on its view, elevation, slope and size. The best-placed lots are usually the first to be reserved.
What separates one lot from another
The El Jamito hillside rises from about 150 to 300 metres. That elevation means a cooling breeze, views over the bay and distance from the coastal storm-surge zone. 28 of the 30 Zone 1 lots have ocean views. The other two trade the view for other qualities, and that should show up in their price. Slope matters as much as height. A gentler building platform usually means simpler foundations and a more predictable villa budget.
Why waiting costs you choice before it costs you price
On a hillside of 30 lots, the lots with the widest view and the easiest building platform draw the earliest interest. Say you're torn between a higher lot with a wide view and a lower one with easier road access. If you wait six months to decide, the price may well be the same, but one of the two may no longer be available. For buyers with a firm preference, shrinking choice is a bigger risk than a price change.
Does CONFOTUR Change the Value of Buying Pre-Construction?
Yes. CONFOTUR benefits apply only to the first buyer who buys directly from the developer, and buying from Sienna before completion is the most direct way to be that buyer.
Sienna holds a provisional classification under Resolution 203-2024, extended by Resolución 61-2026. The definitive classification was filed in July 2026 and is still pending, and the benefits take effect once it is issued. On a lot plus a Sienna-built villa, the projected saving is $50,000+ over up to 15 years counted from completion of the project's works, not from your purchase or handover date.
| Buyer | Transfer tax (standard 3%) | Annual IPI (standard 1%) | Rental income tax |
|---|---|---|---|
| First buyer: lot + Sienna-built villa | Exempt | Exempt for up to 15 years from completion of the works | Relief applies |
| First buyer: lot + self-built villa | Exempt on land value only | Exempt on land value only | Taxable |
| Later resale buyer | Pays 3% | Standard rules | Standard rules |
The table assumes the definitive resolution is issued. Capital gains are not exempt in any of these cases, and your filing obligations with the tax authority, DGII, remain even where a tax is exempt.
CONFOTUR does not follow the property. A buyer who purchases your villa later pays the normal 3% transfer tax and doesn't inherit any exemption.
What Risks Come With Buying at the Lowest Rung?
The main risks are delays, limited liquidity before completion, currency swings and the still-provisional CONFOTUR status. You can't remove any of them, but each one can be managed.
Delays and contract protection
Every off-plan purchase depends on the build being finished. Your protection is a contract that ties payments to defined milestones and spells out what happens if work stalls. Our guide to off-plan buyer protections in the DR explains which clauses to look for. Have an independent lawyer review them before you pay beyond the deposit.
Currency and liquidity
Sienna prices in US dollars. If you earn in Canadian dollars, euros or Swiss francs, exchange-rate movements between reservation and your last payment can change your real cost in either direction. The official peso–dollar reference rate comes from the Banco Central de la República Dominicana, and DR1's English-language news service reports Central Bank exchange-rate and economic releases for owners who don't read Spanish. Liquidity is the other trade-off. Until completion, your capital is harder to sell than a finished villa.
Frequently Asked Questions
Does Sienna raise prices as lots are reserved?
The developer reviews pricing over time, and current figures are published on the lots page. The price that binds you is the one in your signed contract. Get it in writing rather than relying on a verbal quote or a projection.
Is the $5,000 reservation deposit refundable?
Yes. The $5,000 deposit is refundable. Before you pay, check the exact refund window and conditions in the reservation agreement.
How does Sienna property management affect my numbers?
Rental management costs 20% of rental income, and the HOA runs $280–$560 a month depending on villa size. Sienna's projected rental yields are 6–9% a year, and total returns reach up to 16.1% a year on a three-bedroom villa in the live calculator. Run your own numbers with the management fee and HOA included.
What do I give up by waiting until villas are finished?
You give up the 15–25% pre-sale discount and your pick of lots. If you then buy from a previous owner rather than from Sienna, you also lose the CONFOTUR benefits.
The Bottom Line
At Sienna, the price ladder runs from your reservation date to completion and from one Zone 1 lot to the next, not from phase to phase. Getting in early can lower your price and give you more choice, but only if the contract behind it holds. The clearest way to compare lots is in person. On a Discovery Tour of Sienna, you walk the property, have dinner at ETNO and meet a lawyer with your questions. You book your own travel, and if you buy at Sienna, up to US$5,000 of eligible flights, stay and airport transfers is refunded, subject to the offer's terms.
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.
