FAQ: buying land in the Dominican Republic — a guide to investing safely

Miches land FAQ · 11 questions · Torrens titles · from USD 40/m² · co-founders

Vista Serena · Miches · Dominican Republic

11 clear answers on legal security, Torrens titles, the CONFOTUR Law, buying remotely, prices per m² and resale. Everything you need to know before buying land at Vista Serena.

Direct answer

Miches is changing fast and is becoming the Caribbean's new destination for sustainable luxury. Vista Serena sits in the hills, on the first mountain ridge, between 60 and 130 m above sea level, with views of the Atlantic Ocean, Samaná Bay and the Cordillera Oriental. It is not a crowded coastal project: 9 hectares of preserved nature, in only 6 lots.

Why this page? Buying in another country raises fair questions about legal security, taxes and resale. Here are 11 answers so you can decide with all the facts.

📍 Miches in 2026

Miches ranked #29 in The New York Times' « 52 Places to Go » in 2026, a first for El Seibo province. Major hotel brands are coming to Playa Esmeralda: Four Seasons Tropicalia (opening 2027, USD 200 million, built by Bouygues Construction), Club Med (open since 2019), Méliá Miches (made official at FITUR, January 2026), Marriott (confirmed), Hilton and Hyatt (under construction).

To learn about the area, read our Miches guide and our investment safety guide →

Investor profile

Investor Vision Index™ — Which lot fits your project?

Before reading the 11 answers, clarify your profile in 90 seconds. No email, instant result: it shows the lot that fits you — land for resale, a villa or a boutique eco-lodge.

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Estate & lots

Where exactly is Vista Serena?

In the hills of Miches, El Seibo province, Dominican Republic, at km 3 of the Miches–El Seibo road. About 2 km from the sea, with natural freshness and away from salty humidity, 30 minutes from Playa El Limón and 2 hours from Punta Cana airport (PUJ). See where Miches is →

How big is the estate, and which lots are available?

The estate covers 9 hectares of secondary forest and natural gardens, in 6 lots. For sale today:

• Solar 3 — 1,660.95 m² — USD 85/m² (ocean view, next to Talipot Boutique Lodge)
• Solar 2 — 2,015.44 m² — USD 100/m² (ocean view)
• Solar 1 — 2,377 m² — USD 85/m² (ocean view)
• Lot B (full lot) — 8,508 m², including 2,454.63 m² of green area — USD 85/m²
• Lot C — 25,931 m² — USD 75/m² (ocean-view ridge)
• Lot D — 28,116 m² — USD 40/m² (ocean view; the measurement may vary by buyer)
• Lot E — 11,069 m² — USD 65/m² (the highest part)
• Lot F — 8,472 m² — USD 50/m² (interior, natural access)
• Lot A — reserved

Each solar can also be bought by halves if you prefer a smaller plot: write to us. Prices subject to change. Discover our land for sale →

Do the lots have water and power?

The land is sold raw, so you can design with complete freedom.

• Electricity: already on the estate.
• Water: connection planned; the public network is about 2 km away today. The land allows rainwater harvesting and a private well.
• Connectivity: 4G/LTE coverage on the estate. Talipot Boutique Lodge, under construction on the estate (9 lodges by architect Gonzalo Nicolau, opening planned December 2027), shows the infrastructure is viable.

Process & legal security

Are property titles secure?

Yes. The Dominican Republic uses the Torrens system (Law 108-05), the same as in Australia or Canada. Lots B, C and D already hold their individual, final title (deslinde); the deslinde of Lots A, E and F is in process, with legal support for the buyer at no extra cost. Every purchase is reviewed by an independent notary and registered with the Jurisdicción Inmobiliaria. Read our investor guide →

What are the steps to buy?

A clear process, 6 to 12 weeks from choice to title registration:

• You choose the lot and agree on the terms (1-2 weeks).
• You sign the promise of sale and pay the deposit (usually 10%).
• Your attorney checks the title, debts and liens (2-4 weeks).
• You sign the deed of sale before a notary and pay the balance.
• The title is registered in your name (4-8 weeks).

An independent Dominican attorney represents you at every step.

Can I buy without travelling?

Yes. The purchase can be closed with a special power of attorney signed at your Dominican consulate or before a local notary with an apostille. Your attorney handles the formalities in the country, and payment is made by international wire to an escrow account. Even so, most buyers like to come once and walk the estate with us.

Taxes & CONFOTUR

What does the CONFOTUR Law provide?

Law 158-01 (amended by Law 195-13) and its regulations grant up to 15 years of exemptions to a tourism project approved by the Ministry of Tourism: income tax on the tourism activity, ITBIS (VAT) on equipment and building materials, real estate property tax (IPI), transfer tax, and import duties on the project's furniture and equipment.

Important: approval is per project, not per plot. The buyer applies for their own tourism project, after the purchase; it usually takes 6 to 8 months and is never automatic or guaranteed. Vista Serena does not hold CONFOTUR. At Vista Serena, only offers of 5,000 m² or more can qualify: Lot B as a full lot and Lots C, D, E and F. See the CONFOTUR guide →

Why Miches rather than Punta Cana?

Punta Cana is a mature market: ocean-view land costs USD 150-450+/m² there. Miches is at the start of its development, with major hotel brands arriving at Playa Esmeralda. At Vista Serena, prices range from USD 40 to 110/m². See the investment analysis →

Prices, support & resale

What is the price per m² at Vista Serena?

USD 40 to 110/m², depending on view, slope and size:

• USD 40/m² — Lot D (28,116 m², ocean view)
• USD 50/m² — Lot F (8,472 m², interior)
• USD 65/m² — Lot E (11,069 m²)
• USD 75/m² — Lot C (25,931 m², ocean view)
• USD 85/m² — Solar 1 (2,377 m²), Solar 3 (1,660.95 m²) and Lot B as a full lot (8,508 m²)
• USD 100/m² — Solar 2 (2,015.44 m²)
• USD 85-110/m² — the halves of the solares
• Lot A — reserved

Prices subject to change. Ask us for the master plan and the detailed grid on WhatsApp or through the form.

Do you offer construction support?

Yes. François Bénard, co-founder of Vista Serena and developer of Talipot Boutique Lodge (under construction on the estate), supports you from start to finish:

• bioclimatic design, in line with the Miches Eco-Panorama® label (a commitment to the landscape);
• building permits and, if needed, an environmental impact study;
• site supervision and choice of contractors (40+ years of Caribbean experience);
• rental model: booking platforms, on-site management, accounting.

Is resale easy?

Yes: titled land can be sold freely to any buyer, Dominican or foreign. Demand in Miches is growing with the hotel brands arriving at Playa Esmeralda and better access roads. The Dominican Republic welcomed 11.7 million visitors in 2025 (+4.7%). See the Miches real estate market →

« I personally bought 4,250 m² at Vista Serena, for Talipot Boutique Lodge, before opening the estate to other buyers. These 11 answers are the questions I asked myself when I bought. We co-founded Vista Serena with Ramón Peña Corsino, who looked after this land for 33 years. With the Miches Eco-Panorama® label, we commit to protecting the landscape. If you have a question about the lots, the titles or CONFOTUR, message me on WhatsApp. »

François Bénard

Co-Founder & Developer, Vista Serena · Developer of Talipot Boutique Lodge

🔗 Continue exploring Vista Serena

✨ A question not covered here?

Every project is different. Message François on WhatsApp — based in Punta Cana, with 40+ years of Caribbean experience. Or download the investor guide with the master plan and prices per lot.

No pressure, no email needed for WhatsApp.

⚠️ Editorial & investment disclosure: This FAQ is editorial content by Vista Serena (Miches, Dominican Republic), co-founded by Ramón Peña Corsino and François Bénard. Vista Serena offers 6 lots (A-F) on 9 hectares; prices, USD 40 to 110/m², are subject to change. Lot A is reserved; Lot B (as solares or as a full lot) and Lots C to F are for sale. CONFOTUR benefits (Law 158-01, amended by Law 195-13) depend on the approval of each tourism project by the Ministry of Tourism; the buyer applies, after the purchase, and approval is never automatic or guaranteed. Vista Serena does not hold CONFOTUR. The hotel brands mentioned are open or publicly announced projects at Playa Esmeralda, with no link to Vista Serena or Talipot Boutique Lodge. The Miches Eco-Panorama® label is an internal Vista Serena commitment, not an official certification. This information is not legal, tax or financial advice: consult an independent Dominican attorney, notary and accountant before deciding.

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