Co-own from $190K. Or own it all.
A 33% share in a finished 3-bedroom villa starts at $190K all-in. Full ownership of the same villa starts at $554K.
What Is Fractional Ownership?
Fractional ownership lets you own a real share of a finished villa — not a timeshare and not a rental contract. You hold legal shares in a Dominican LLC that owns the villa, with all the rights, income and appreciation that come with it.
Foreign buyers own freehold, with the same rights as Dominican nationals — directly with full ownership, or through the villa's Dominican LLC with a share.
Co-own through an LLC
You and 1–2 vetted partners share a Dominican LLC that owns the villa. You own shares of that LLC, with proportional rights and protections.
Usage tied to your share
Your share determines how many days a year the villa is yours to use — 10, 15 or 20 — plus carry-over and the option to purchase extra days.
Income & appreciation split
Days you do not use go into the rental pool. Rental income, property appreciation and ongoing costs are all split proportionally.
Full vs Fractional
Both paths deliver the same turnkey villa and the same CONFOTUR tax benefits. The difference is share, usage and cost.
| Full Ownership | Fractional | |
|---|---|---|
| Starting price (3BR) | from $565,888 | from $193,629 (33% share) |
| Ownership share | 100% | 33% / 50% / 66% |
| Annual usage | Unlimited | 10 / 15 / 20 days (+ carry-over & extra days) |
| Monthly cost share (3BR) | You cover 100% (~$1,143/mo) | ~$381 / $577 / $762 by tier |
| Rental program | Optional, you keep 100% of income | Default, income split by share |
| Voting & control | Full | Proportional to share |
| Exit / resale | Sell anytime on the open market | Sell anytime; co-owners have right of first refusal |
| Tax exemption | CONFOTUR, 15 yrs from completion of works | CONFOTUR, 15 yrs from completion of works |
| Best for | Primary buyers, year-round users, full investors | Seasonal users, lower entry point, shared cost preference |
Fractional Tiers
Three share sizes are available on Villa Koray villas and above. Prices shown are for a 3-bedroom villa; 4BR and 5BR options are also available.
All-in for a 3-bedroom villa
- Annual usage
- 10 days
- Monthly costs (your share)
- ~$381
- Rental income share
- 33%
All-in for a 3-bedroom villa
- Annual usage
- 15 days
- Monthly costs (your share)
- ~$577
- Rental income share
- 50%
All-in for a 3-bedroom villa
- Annual usage
- 20 days
- Monthly costs (your share)
- ~$762
- Rental income share
- 66%
See the full numbers — net rental income, appreciation and total ROI — on the ROI page.
How Fractional Works
From signalling interest to moving in.
- 1
Reserve your share
A $5,000 refundable deposit signals interest in a specific villa and tier. No commitment until contracts.
- 2
Co-owner matching
Sienna vets prospective co-owners for compatibility — investment horizon, usage patterns and expectations.
- 3
LLC formation
A Dominican LLC is set up by our legal partners. You become a shareholder with proportional voting rights and rental income.
- 4
Move in & earn
Use your allotted days, earn rental income when you are away, and share in long-term appreciation.
What makes co-ownership work.
The fractional-specific safeguards. Title, contracts and the transaction framework that apply to every buyer live on Buyer Protection; the CONFOTUR tax exemptions are detailed on Tax & Incentives.
Dominican LLC structure
Asset-protected legal vehicle owned by the shareholders, with clearly documented rights and voting.
Co-owner vetting
Sienna pre-screens partners so the people you share the villa with are a real match.
Right of first refusal
When an owner sells, existing co-owners can buy first; Sienna assists with resale and transfers.
Professional management
Maintenance, bookings, cleaning and accounting are run by Sienna — you do not co-manage with strangers.
Not Sure Which Path Fits?
Our Build Your Villa planner helps you weigh full versus fractional against your goals, timeline and budget.
Build Your VillaFractional FAQ
Specifics not covered in the sections above.
Usage is based on 30 total annual days, allocated proportionally to your share — 10 days at 33%, 15 days at 50%, 20 days at 66%. High season days count as 1.5 days for fair access. When the villa is not booked, you can purchase additional days, and you can carry over up to 50% of unused days to the following year.
For a 3-bedroom villa at 33% ownership, your share is approximately $381/month (~$4,572/year), covering your portion of HOA fees, maintenance, utilities and insurance. Costs scale proportionally for 50% and 66% shares — ~$577/month at 50%, ~$762/month at 66%.
The other owners have a right of first refusal to purchase your share. If they decline, Sienna assists with facilitating resales — vetting new owners and handling transfer documentation through our legal partners. Sales are typically based on current market appraisals.
Proportional ownership of the villa and land, turnkey delivery (architectural design, full construction, private pool, terraces, parking, landscaping), furnishing and setup, legal LLC setup and documentation, professional property management, access to all Sienna community amenities, and CONFOTUR tax benefits (first buyer from the developer, provisional classification).
Yes — days you do not use go into the Sienna rental pool, with income split proportionally to your share. See the full rental terms on the Rental Program page.
Hold the share before someone else does
A $5,000 refundable hold reserves the villa and share size of your choice while you complete due diligence, meet co-owners, and run the numbers.