Frequently Asked Questions

Las Terrenas offers an authentic Caribbean experience with a unique blend of Dominican culture and European influences — French bakeries, Italian restaurants, and local boutiques — without the mass tourism of Punta Cana. Property prices are more affordable compared to other Caribbean hotspots, with strong appreciation potential. Foreigners enjoy full ownership rights and tax incentives under CONFOTUR. The area focuses on sustainable, low-impact development and attracts eco-conscious travelers, creating strong year-round rental demand. With a welcoming international expat community, Las Terrenas is ideal for investors, retirees, and anyone seeking an integrated Caribbean lifestyle.

Sienna combines authentic living with modern luxury: elegant villa designs that harmonize with the terrain, comprehensive amenities (restaurant, wellness center, co-working spaces, collaborative farms, eco-lodge, and more), and turnkey villa solutions with all permits and land preparation included. The development qualifies for CONFOTUR tax-free ownership for 15 years, and offers both full and fractional ownership options. Add in professional HOA, concierge, and rental management services, and you have a complete investment ecosystem in the fastest-growing Caribbean market.

The process has 7 steps: (1) Reserve your lot with a $5,000 refundable deposit. (2) Choose between full or fractional ownership and select your villa model. (3) Secure your lot with a 40% down payment on the lot price. (4) Finalize ownership once permits are obtained (MIVED approval expected June 2026, coinciding with CONFOTUR). (5) Customize your villa design and sign the Construction Agreement. (6) Pay your villa in four milestones tied to construction events — 40% at contract signing, 30% when structural works (obra gris) begin, 25% when finishes begin, and 5% at physical delivery. (7) Your villa is delivered 10 months after contract signing.

Financing is available through Banco Santa Cruz and other national banks for both lot purchases and villa construction. Reserving requires a $5,000 refundable deposit. At the Promise of Sale, 40% of the lot price is due. The final payment at the Act of Sale is flexible and can be structured into separate payments — speak directly with our development team to arrange terms that work for you.

We offer a referral bonus: refer a friend who purchases in Sienna and receive a $2,500 coupon. Beyond that, the strongest financial benefit comes from Sienna's CONFOTUR status — 15 years of exemption from property transfer tax, annual property tax, and rental income tax.

The process follows standard international practices: due diligence checks, signing a sale agreement, and officially registering the property title with the government. Our local legal partner Guzmán Ariza specializes in touristic real estate and guides you through the process at discounted rates.

Your reservation deposit is fully refundable (less wiring fees) until the signature of the Promise of Sale. Simply contact your dedicated agent or email sales@siennaterrenas.com.

Sienna holds CONFOTUR status under Resolution No. 203-2024 (dated October 2, 2024), currently classified as Provisional Active. This grants 15-year tax exemptions including property transfer tax, annual property tax, and rental income tax. Full permit documentation is available at sienna.do/permits.

You can leave the land undeveloped for up to 12 months after acquisition before starting construction.

Yes. Your villa price is locked at the signature of the construction contract. The only exceptions are: (1) if raw material costs rise by more than 5% — that portion is absorbed by the buyer and documented with supplier invoices; and (2) if you request changes that affect the scope, schedule, or cost, which require a separate quote and written approval before any work proceeds.

Your villa comes with five guarantees when built by Sienna's certified suppliers: (1) Conformity — the villa is delivered per the approved plans and specifications; (2) Hidden defects (vicios ocultos) — 12 months from delivery; (3) Structural — foundations, load-bearing walls, and slabs covered for 5 years; (4) Roof and waterproofing — 12 months; (5) Furniture and equipment — covered by manufacturer warranties passed through to you. Using non-certified suppliers on delivered work voids the relevant Sienna guarantee on that work.

At physical delivery you receive a complete documentation package: final as-built architectural and technical plans (plumbing, electrical, sanitation), the MIVED construction permit and final government-approved plans, CONFOTUR exoneration certificates, tax and fee compliance certificates, and manuals and manufacturer warranties for any included equipment. You also sign the acta de entrega-recepción formalizing the transfer. The property is transferred free of any mortgage, lien, lease, or third-party right of use, and current on property taxes and utilities.

Your contract includes four built-in protections: (1) Reserve of domain — Sienna retains legal ownership of the villa until the full price is paid, shielding you from third-party claims during construction; (2) Sienna cannot sell, encumber, or transfer the villa to anyone else while your contract is active; (3) Sienna carries a civil liability insurance policy for the full contract value, in force through delivery plus 12 months of guarantee; (4) If Sienna delivers late without justification, you are owed the equivalent of one month of rental income for each month (or fraction) of delay.

You can choose your villa model at any time during the purchase process, and no later than signing the Act of Sale. At that point, you'll receive a Construction Agreement outlining the build process, customization options, final quote, and payment terms. Full ownership buyers can personalize their villa design. View all villa models at sienna.do/villas.

Approximate villa prices: Type E (1BR, 138 m²) — $200,100. Type D (2BR, 231 m²) — $334,950. Type C (3BR, 329 m²) — $477,050. Type B (4BR, 501 m²) — $726,450. Type A (5BR, 639 m²) — $926,550. These are based on current design specs and material costs, which may vary until the construction agreement is signed.

Each lot includes road access with connections for electricity and water. High-speed internet will be available throughout Sienna via optical fiber or satellite network.

Sienna's model home (Lot 3, a 3-bedroom villa) has received its provisional permit and construction begins mid-2026. Full MIVED construction permits were deposited December 2025 with approval expected June 2026, coinciding with CONFOTUR. Once you sign your construction contract, work begins on site within 30 days — or at a later date of your choosing, up to 12 months. The total build duration is 10 months from contract signing to physical delivery.

Villas are built using locally sourced Dominican materials to minimize environmental impact. Each design integrates solar energy capacity, wind flow patterns for natural ventilation (reducing AC needs), and low-maintenance, sustainable materials chosen for durability. Construction methods prioritize eco-friendly practices, and all designs are harmonized with the surrounding landscape to preserve the area's natural beauty.

Drainage systems and retaining walls will be installed to prevent landslides, both for common areas and individual lots.

Sienna is designed around four pillars: recreational and social activities, nature and sustainability, sports and wellness, and dining and shopping. Planned facilities include a recreation center, cultural center, co-working and co-creating spaces, event station, collaborative farms, eco-lodge, trails, sports and wellness center, paddle courts, infinity pool, spa, sauna, massage services, organic food spots, shops, a bar, and a restaurant.

These facilities are planned for later phases of the project (from Phase 2 onward) and will be directly funded by Sienna. Their ongoing maintenance will be funded by contributions from condo owners.

HOA covers full access to all Sienna amenities, regular maintenance of green areas, gardens, and roads, upkeep of recreational and social facilities, night guards, fire safety, fumigation services, common area lighting, and regular trash collection.

Sienna encourages active resident participation through regular meetings and forums, online information sharing, and newsletters — ensuring a collaborative and inclusive living environment.

For a 3-bedroom villa (full ownership), total monthly operational costs are approximately $1,373/month ($16,472/year), broken down as: HOA fees $456/month, maintenance (cleaning, garden, pool) $300/month, property upkeep $231/month, utilities (electricity, gas, water, internet) $200/month, and insurance $186/month. Pre-villa construction, HOA fees are approximately $120 per lot. Property management services are optional at $150/month.

Legal costs vary by price tier: $1,600 for lots under $130,000, $1,900 for lots $131,000–$194,000, and $2,700 for lots over $195,000. We recommend buyers constitute a company to forward CONFOTUR benefits to future buyers if they decide to sell.

There are no currency restrictions for foreign transactions. Our team assists with understanding local bank requirements for sending money to invest in DR real estate from abroad. The most commonly used currencies are USD, DOP, EUR, and CAD.

Yes, Sienna offers professional rental and management services to generate income from your property when you're not using it. The unique value proposition of Sienna will help your property stand out in the local market, improving occupancy rates.

Based on the sienna.do ROI calculator for a 3-bedroom villa (full ownership, total investment ~$554,000): Rental ROI is 5.7%, Total ROI including 8% annual appreciation is 13.7%, and Adjusted ROI including instant equity (20% below-market purchase) is 16.0%. Historical data shows consistent property appreciation of 7–9% yearly in Las Terrenas.

For a 3-bedroom villa with short-term rentals: at 40% occupancy (market rate), projected yearly net income is ~$22,500. At 50% occupancy, ~$31,500. At 60% occupancy, ~$40,600. Rental commission for short-term rentals is 20% of rental income.

Sienna villas are priced below market value, offering an immediate equity advantage of $60 to $100 per square meter compared to comparable properties. At current market conditions, your property value could increase significantly annually, adding value to your initial investment over time.

15-year CONFOTUR tax exemptions: no 3% transfer tax on purchase, no annual property tax, and tax-free rental income — maximizing ROI. Up to $50,000+ in savings through included land preparation, building permits, and villa floor plans. Pre-connected utilities save on costly infrastructure setup. In-house rental management provides passive income from year-round tourism demand.