A Buyer's Guide to Apartments for Sale in Punta Cana

Apartments for sale in Punta Cana offer a direct path to owning property in the Caribbean, and at Andara, this means a new construction residence within the master-planned community of Cap Cana. Our project provides foreign buyers with full title ownership, significant tax advantages, and access to resort-style amenities, with residences starting from $280,600.

What Defines a 'Punta Cana' Apartment Location?

The term 'Punta Cana' covers a wide coastal region, but for a property owner, the specific location within it determines your lifestyle and investment potential. Andara is located in Cap Cana, a private, gated master-planned community known for its luxury infrastructure and security. This isn't just a neighborhood; it's a destination in itself, containing the world-class Marina Cap Cana, the Punta Espada golf course, and pristine beaches like Juanillo Beach, which is a 10-minute drive from our doors.

Our location within Cap Cana is on the fairways of the Las Iguanas Golf Course, offering serene golf views. This setting provides a tranquil environment while remaining highly connected. The Punta Cana International Airport (PUJ) is only a 15-minute drive away, making travel for you or your rental guests seamless. Choosing an apartment here means buying into an established, exclusive ecosystem, distinct from the more densely populated resort strips elsewhere in the region.

How Can I Assess the Quality of a New Construction Apartment?

When buying a pre-construction apartment, the developer's reputation and track record are your primary indicators of quality. Andara Cap Cana is a project by Onix Living, a developer with a significant portfolio in the Caribbean and beyond. Their experience is demonstrated by over 750 homes already delivered in projects across Mexico, Spain, and Panama.

The design of the project is another key factor. Andara was designed by Luis Vidal + Architects. While the physical building is under construction for a Q4 2028 delivery, the developer's history of delivering approximately 1,960 residences (including those under construction or in pre-sale) provides a basis for confidence in the final product. An investor should always review a developer's past projects as part of their due diligence.

What Apartment Sizes and Types are Available at Andara?

Andara offers a diverse range of 175 residences to suit different needs, from personal getaways to larger family homes. The collection includes one, two, and three-bedroom apartments, as well as penthouses and two-level golf townhomes. This variety ensures that whether you're looking for a compact investment property or a spacious primary residence, there is a layout that fits.

The sizes range from 926 square feet for a one-bedroom unit up to 2,912 square feet for a three-bedroom penthouse. Many residences feature desirable elements like large terraces, and some penthouses include private rooftop solariums. This variety allows buyers to select a property that aligns with their investment goals and lifestyle preferences.

What Are the Financial Implications of Owning an Apartment in Punta Cana?

Owning an apartment at Andara comes with significant financial advantages, largely due to its approval under the Dominican Republic's CONFOTUR law (Law 158-01). This law is designed to promote tourism development and offers compelling tax incentives to first-time buyers of qualifying properties. Specifically, buyers are exempt from the 3% Transfer Tax on the property's value at the time of purchase. Furthermore, the law provides for an exemption from the 1% annual property tax (IPI) for a period of up to fifteen years for the project. Your attorney will confirm how these benefits apply to your specific purchase.

For owners who choose to rent out their apartment, it's important to understand the tax on rental income. Non-resident owners are subject to a 27% withholding tax on gross rental income. This is a separate consideration from the property tax exemptions offered by CONFOTUR. Andara projects a net annual ROI of 11-15% through its optional managed rental program, a figure that already accounts for management fees and annual carrying costs, which are estimated to range from approximately $9,200 to $18,600 depending on the unit size.

What is the Purchase Process for a Foreign Buyer?

The Dominican Republic has a straightforward and secure process for foreign nationals buying real estate, granting them the same rights as citizens. You do not need to be a resident or have a local partner. The process is typically managed by a local real estate attorney who acts on your behalf to ensure a secure transaction. While every purchase is unique, the key stages are generally as follows.

1. Reserve Your Unit
   Once you've selected an apartment, you sign a reservation agreement. This takes the unit off the market while your attorney begins the due diligence process.
2. Sign the Promise of Sale
   This is the formal, binding contract between you and the developer, Onix Living. It is prepared by your attorney and outlines all terms of the sale, the property details, and the delivery date.
3. Legal Due Diligence
   Your attorney will conduct a thorough title search and verify that the property is free of liens or encumbrances and that all permits for the Andara project are in order.
4. Title Registration
   Upon the completion of construction in Q4 2028 and the fulfillment of the contract terms, the final Deed of Sale is signed. Your attorney then registers this deed with the Dominican Republic Title Registry Office, formally transferring ownership to you.

What Amenities Should I Expect with a Luxury Apartment?

A modern luxury apartment in Punta Cana is defined as much by its amenities as its interiors. At Andara, we've designed a comprehensive suite of resort-style facilities for owners and guests. The property features a total of seven swimming pools, including a stunning adults-only rooftop infinity pool with ocean views and six additional waterfall pools set within landscaped gardens.

Beyond the pools, the community is equipped for both leisure and productivity. Amenities include a full fitness center and yoga lounge, coworking spaces for remote work, a golf simulator, and pickleball courts. For families, there is a dedicated children's play area and an event room. Amenities at this level are part of what the short-term rental market looks for.

Common questions

Do I need to be a resident of the Dominican Republic to buy an apartment?

No, you do not. The Dominican Republic allows foreigners to purchase property with the same rights and protections as Dominican citizens. You can hold the title in your personal name, and no special visa or residency status is required for ownership.

Is Andara a completed project or pre-construction?

Andara Cap Cana is a pre-construction project. Construction is underway, with the scheduled delivery for all 175 residences in the fourth quarter of 2028. Buying in the pre-construction phase often provides access to preferential pricing.

Can I rent out my apartment to generate income?

Yes. Owners at Andara have the option to place their apartment in a managed rental program designed to generate hands-off income. The program's proforma projects an 11-15% net annual ROI. Alternatively, owners can choose to manage rentals themselves or keep the property for private use.

What is included in the Cap Cana community?

Cap Cana is a large master-planned tourism and real-estate development on the eastern coast of the Dominican Republic. It is a gated community with its own security, infrastructure, beaches like Juanillo Beach, multiple Jack Nicklaus signature golf courses (Punta Espada and Las Iguanas), a large marina, Scape Park, and high-end hotels and restaurants.