Free live webinar · 45 min
What a Las Terrenas villa earns, costs and saves in tax.
Kelvin opens the real spreadsheet and answers your questions live.
Wednesday, November 11 at 7:00 PM AST
Free · Live on Google Meet · 12 seats
You’ve heard the returns. Nobody showed you the math.
- Every agent quotes a rental return, and none shows where it comes from.
- You can’t tell which taxes you would pay as a foreign owner.
- The yearly costs show up after you’ve signed.
- “Fully managed” is a promise you can’t check from home.
- You wonder how safe your money is in the Dominican Republic.
In 45 minutes
The math, opened live.
What it earns
- Nightly rate
- $310
- Nights booked
- 50%
- Rental income a year
- $56,575
- Management (20%)
- −$11,315
A 3-bedroom villa. Sienna’s figure, from 10 years of Las Terrenas real-estate data.
What it costs
- HOA ($400 a month)
- $4,800
- Upkeep
- $3,600
- Utilities
- $2,400
- Insurance
- $2,232
A 3-bedroom villa: $13,032 a year. Sienna’s estimate.
What it saves in tax
- Transfer tax (3%)
- $0
- Property tax (1% a year)
- $0
- Tax on rental income (developer-built villas only)
- $0
First buyer of a villa Sienna builds, up to 15 years counted from completion of the project's works. CONFOTUR is provisional (Resolution 203-2024); the definitive resolution is pending. Tax benefits under Law 158-01 depend on the project's definitive CONFOTUR resolution and apply to the first buyer purchasing directly from the developer. They do not transfer on resale. This is general information, not tax advice; confirm with your own advisor.
Your questions, live
Kelvin answers on the call: your budget, financing, owning from abroad.
Numbers you can check. Contracts you can read.
Every fear, answered on paper.
Nobody shows where the return comes from.Every number, with its source
Kelvin opens the spreadsheet behind the sienna.do calculator: nightly rate, nights booked, the 20% management fee and every yearly cost. Each figure comes with its source, and you can redo the math yourself on the calculator.
Which taxes would I pay?CONFOTUR, in plain words
On a villa Sienna builds and delivers, the first buyer is expected to benefit from CONFOTUR exemptions from the 3% transfer tax, the 1% yearly property tax and the tax on rental income, for up to 15 years counted from completion of the project's works. Build your own villa on a lot and you keep only the transfer-tax and property-tax exemptions, on the land value; rental income stays taxable. CONFOTUR is provisional (Resolution 203-2024); the definitive resolution is pending.
Costs that show up after signing.Every yearly cost, before you sign
For a 3-bedroom villa: HOA $400 a month, plus upkeep, utilities and insurance, about $13,032 a year in all. Rental management takes 20% of rental income, only when the villa rents. There is no minimum income guarantee, and we say so.Architect's rendering
Management I can’t check from home.One rental manager, by contract
For the first 3 years after delivery, owners who rent do so through Sienna’s designated rental manager, VIP Realty, for 20% of rental income. You book your own stays through the owner portal.Architect's rendering
Is my money safe?Contracts, not promises
Foreign buyers have the same property rights as Dominicans, and every lot has its own surveyed title. Each payment is tied to a signed contract, villa payments follow construction progress, and an independent engineer signs off each stage first. The construction licence for all 30 villas was issued on 27 July 2026.
Bring your question. Kelvin answers it live.
- As a US citizen, can I buy without problems? And what taxes would I pay, here and there?
- Is there a property management company that can oversee the villa?
- Total cost, and which villas are there: 1, 2, 3 bedrooms?
- How do I know the property is worth the price?
- ROI, and how reliable is the delivery?
Questions people sent with their sign-up. No names, lightly edited.
Kelvin
Clients manager at Sienna · your host
This is Sienna
30 homes in the hills above Las Terrenas, on the Samaná peninsula.
Tap a lot
- Available
- Reserved
- On offer
- Model home
Photo of the land28of 30 lots with an ocean view
Architect's rendering15 yrsCONFOTUR window, first buyer (provisional)
Illustrative photo10 moto build your villa
35 minfrom El Catey airport
Today's prices
9 of 30 lots are already spoken for.
- The 3-bedroom villa above + its lot, from
- $565,888
- Or a 1/3 share of it, from
- $193,629
- Smallest villa + lot, from
- $274,200
- Lot to build your own, from
- $74,100
Live figures, updated as lots are reserved.
What people say about Sienna
“Exceptional project! The architecture is stunning and focuses on sustainability while maintaining a high-end luxury feel. I particularly love the ocean view. If you are looking for a dream home or a solid investment in Samaná, Sienna is definitely worth checking out.”
Before you sign up
Is this a sales pitch?
Kelvin works for Sienna, and Sienna is what he knows best. The session shows the math, the taxes and the contracts behind it. What you do next is up to you.
Is the rental income guaranteed?
No. There is no minimum income guarantee. The figures are projections, and the session shows exactly what they rest on.
Can a US citizen buy in the Dominican Republic?
Yes. Foreigners have the same property rights as Dominicans. Every lot is surveyed and has its own title, and title insurance is available.
How do the payments work?
Each payment goes to the developer company under a signed contract. $5,000 holds a lot for 30 days, refunded (less up to $100) if you cancel by email within those 30 days, before the Promise of Sale. Villa payments follow construction: 40%, 30%, 25%, then 5% at delivery.
What does a 1/3 share mean?
Two or three co-owners share one villa, each using it 10, 15 or 20 days a year, and the rest of the year it can be rented. A 1/3 share of a 3-bedroom villa starts at $193,629 today.
Can I get financing?
Banco Santa Cruz is Sienna’s financing partner. Ask Kelvin on the call: he’ll go through the options for your case.
Will there be a recording?
The session is live, to keep the questions personal. If you miss it, reply to our email and we’ll send you the recording. Sessions run every Wednesday at 7:00 PM Las Terrenas time.
Free · 45 minutes · 12 seats
Your seat on November 11
The numbers, your questions, and a next step only if you want one.
- The live session
45 minutes: what a villa earns, costs and saves in tax, on the real spreadsheet.
Live · Google Meet - Your questions, answered
Kelvin answers live: your budget, taxes, financing, owning from abroad.
12 seats - A call after, if you want one
A 20-minute call with our team to go through your own numbers.
Free · no obligation
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