What community means in Sienna.
A private hillside above Las Terrenas where 93 villas share land, standards and a framework that keep the place working.
Sienna is not a resort, and not a cluster of unrelated villas behind a gate. It is a private hillside above Las Terrenas where each villa is independently owned, but the land, the standards, and the framework that keep it working are shared. Owners share values around quality, sustainability, and a slower way of living — not a schedule. Participation in community life is by invitation, never by obligation. What is shared is what protects each villa’s value and the character of the place itself.
Beyond the HOA — what you can opt into.
Your HOA covers everything from your villa walls outward — see the full HOA inclusions and fees. Beyond that, two layers of community life are available when you want them.
Optional membership
- Full wellness center — gym, spa, sauna, padel, tennis
- Casa Club food and beverage credits
- Priority reservations for cultural events and workshops
À la carte
- Personal trainer and private classes
- Spa treatments and wellness packages
- Private events at Casa Club
- Restaurant orders delivered to your villa
- Concierge and property management — $150/month
- Chef, transport, tours, errands
- Personal villa onboarding and styling
Amenities are delivered in phases as infrastructure completes. See our Permits & Timeline page for current operational status.
The standards we share.
Plain language. The full versions live in the Regulación Maestra.
Each owner maintains their villa to the Sienna exterior standard — palette, materials, and finishes — so the hillside reads as one community.
The natural environment is held in common. Native vegetation, the Arroyo Seco protection strip, and the trail network are maintained by the HOA and respected by everyone.
Quiet hours apply to all properties. Owners, guests, and renters share the same standard.
Guests follow the same community standards as owners. Hosting is welcome; coordinated events run through Sienna.
Owners participate in Sienna's rental program during the first three years following villa delivery.
Personal use of your villa is planned each year in coordination with the rental calendar.
Lots enter construction within twelve months of delivery — the fee schedule on the HOA page reflects this.
Stewardship is the through-line. The land was here first. We build around it.
One integrated rental program.
Commission, year-four options, and operational standards live on the Rental Program page.
Who decides what.
How governance works, and why it works this way.
During Build-Out
The developer leads on standards, maintenance, vendor selection, and community direction. Owners are consulted formally on major decisions and have open-door access to the management team for everything in between.
Master Regulation Framework
The HOA is set up under a master regulation framework, not a Ley 5038-58 condominium. Governance is structured around long-term stewardship of the development rather than annual decision-making by simple majority, and transitions are set out in the Regulación Maestra.
Owner Representative Council
As the project matures, an owner representative council is constituted as the formal channel between owners and management, with the right to call an annual informational assembly and submit formal proposals. The same model used by Cap Cana, Casa de Campo, and other premier Dominican developments.
Why It Works This Way
Developer stewardship during the most fragile years protects character and value. Owner participation thereafter avoids the most common failure mode of luxury developments — fragmented governance before the project has matured.
Sienna operates the community to protect the long-term value of every owner’s investment. This is how communities of this caliber protect their character through their most fragile years.
The full picture, in one document.
The Owner Guide.
The Owner Guide is the practical companion to the Regulación Maestra. In one document, it covers: the full HOA fee structure across all villa types, the lot status model from raw land to completed villa, the building envelope for each lot in your zone, the rental program terms, governance milestones, and the community standards in full.
The Owner Guide is updated annually and represents the working agreement between Sienna and every owner. It does not replace the Regulación Maestra — which is the legal master document — but it translates the rules into plain reading for anyone who is not a lawyer.