FAQ

Dominica's real estate market is largely unregulated and non-centralized. Transactions involve a wide network of independent third parties — private sellers, attorneys, surveyors, and government offices — each operating without a unified system. This fragmentation can make the buying process complex and time-consuming to navigate alone. Orinoco Real Estate provides full buyer representation to help Dominican citizens (including local on-islanders, ex-pat Returnees, and Diaspora members), as well as CARICOM and OECS nationals, move through this landscape with confidence. We coordinate every stage on your behalf: identifying suitable properties, conducting due diligence (title searches, land surveys, boundary verification), liaising with attorneys and relevant government departments, and managing the transfer process at the Land and Titles Registry — delivering a streamlined, transparent purchase experience from start to finish. For foreign national buyers, additional requirements apply, including obtaining an Alien Landholding License (ALHL) from the Dominican government should your preferred property exceed standard residential or commercial size criteria. Orinoco Real Estate assists in coordinating this process in full, ensuring international buyers are guided through every legal and administrative step with our signature level of transparency, care, and efficiency. The following is an overview of the property purchase process and does not cover a buyer’s individual financial preparation. This includes arranging cash transfers or securing a mortgage pre-approval from a financial institution. We strongly recommend obtaining pre-approval before entering negotiations if you plan to use financing. Applying for a mortgage at the point of negotiation is highly discouraged, as significant processing delays—particularly with local Dominican lenders—can cause you to miss contract deadlines and risk losing the sale. If you would like to review the financial readiness process, please contact us. We are happy to provide informational assistance on investing in Dominica and preparing for a purchase, whether or not you utilize our real estate services or pursue our direct sales listings. The Property Purchase Process Step 1: Buyer Representation and Sourcing Strategy: To ensure dedicated advocacy for your interests from the outset, Orinoco Real Estate provides tailored representation under our professional Buyer Agent services. We align with your objectives through two distinct procurement structures: our Active Contract services, where we actively research the open market and advertise your property preferences based on your tailored criteria, or our Buyer Property Matching service, which utilizes our passive database and local professional network to identify real estate opportunities. Once an ideal property is selected, formal purchasing terms are negotiated under our professional guidance. Step 2: Execution of the Purchase & Sale Agreement To initiate the formal contracting phase, Orinoco Real Estate either issues our proprietary Intent For Sale Letter or engages the seller's designated realtor to secure equivalent preliminary terms. For Orinoco exclusive listings, this branded instrument establishes the initial purchase framework and protects the interests of both parties while transaction contingencies are being resolved. Upon the successful fulfillment of all preliminary conditions, a licensed local attorney drafts the binding Purchase and Sale Agreement. Upon execution of this agreement, the buyer remits the standard 10% deposit (or an alternative mutually agreed amount) to the attorney's secure escrow account to protect capital during the legal verification process. For transactions executed via the Orinoco For Sale By Owner (FSBO) platform or through our ancillary brokerage services, both parties will mutually determine the escrow structure for the deposit, as well as the specialized payment and private-sale mechanisms required for private sales and lease-to-own structures facilitated by Orinoco Real Estate. Step 3. Surveying and Legal Due Diligence: A licensed surveyor is retained to conduct an official property valuation and prepare updated survey plans. Concurrently, your legal counsel executes a comprehensive title search at the Land Registry to verify that the property is completely clear of encumbrances, liens, or boundary disputes. Step 4: Statutory Licensing (if applicable): Foreign national buyers settle the required statutory government fees. If the land parcel exceeds 1 acre for residential use or 3 acres for commercial use, a formal Alien Landholding License application is prepared and submitted to the government for Cabinet approval. Step 5: Settlement and Execution of Transfer: Upon successful completion of all due diligence (and the receipt of the approved license, where applicable), the buyer remits the remaining purchase balance alongside all associated government transfer taxes and legal closing fees. The Memorandum of Transfer is then fully executed by both parties. Step 6: Official Registration of Title: The fully executed documents, surveyor plans, and tax receipts are presented to the National Land and Titles Registry by the seller's attorney. The Registry registers the deed and officially issues the new Certificate of Title under the buyer's legal name or business entity name, as applicable. Estimated Transaction Fees and Closing Costs Closing fees are statutory and are calculated based on either the final purchase price or the surveyor's official valuation—whichever figure is higher. Standard Buyer Closing Costs (Applicable to All Categories): Stamp Duty: 2% of the property value. Judicial Fee: 1% of the property value. Assurance Fund Fee: 1% of the property value. Legal/Solicitor Fees: Typically ranges from 1% to 2.5% of the property value. (Please note that a 15% Value Added Tax (VAT) is applicable to the legal services fee if the attorney is a registered VAT vendor). Surveyor Fees: Invoiced independently for the physical survey, boundary marking, and official valuation report. Fees depend on acreage and terrain complexity and market fees charged by surveyors. Fee Breakdown by Nationality and Residency Status: Dominican Citizens (Local Residents, Returnees, & Diaspora): Government Transfer Fees: 4% total (2% Stamp Duty + 1% Judicial + 1% Assurance). Alien Landholding Fees & Restrictions: Exempt. No additional fees or acreage restrictions apply. OECS & CARICOM Nationals: Government Transfer Fees: 4% total (2% Stamp Duty + 1% Judicial + 1% Assurance). Alien Landholding Fees & Restrictions: Exempt. Granted full exemption under regional integration treaties, matching local citizen structures. Foreign / International Nationals: Government Transfer Fees: 4% total (2% Stamp Duty + 1% Judicial + 1% Assurance). Alien Landholding Fees & Restrictions: 10% Government Fee Applied. A flat 10% Alien Landholding fee is applied to all property values. A formal license application is required only if the land area exceeds 1 acre for residential purposes or 3 acres for commercial operations. Total Real-World Closing Budgets: For Dominican Citizens, OECS, and CARICOM Nationals: While strict percentage-based statutory fees total 5% to 6.5%, buyers should budget approximately 7% to 8.5% of the purchase price to fully absorb mandatory surveyor valuations, legal VAT, and administrative registry costs. For Foreign / International Nationals: While strict percentage-based statutory fees total 15% to 16.5%, international buyers should budget approximately 17% to 18.5% of the purchase price to properly account for the 10% Alien Landholding fee alongside independent surveyor valuations, legal VAT, and localized administrative expenses. Note for Property Sellers: Under Dominican law, the vendor/seller is responsible for paying a standard 2.5% Stamp Duty on the final value of the transfer. Property owners utilizing the Orinoco For Sale By Owner (FSBO) program bypass traditional real estate agency commission structures entirely. The Orinoco FSBO Advantage: Cascading Savings for Buyers When purchasing a property listed through the Orinoco For Sale By Owner (FSBO) program, buyers benefit from a compounding cost advantage that reduces both the purchase price and their final closing expenses. 1. Lower Baseline Purchase Prices In a traditional real estate transaction, an asking price is typically padded to cover high agent commissions (often 5% to 10% within the region). Because the Orinoco FSBO program bypasses traditional agency commissions, sellers can market their properties at their true, uninflated market value while achieving their exact financial goals. 2. Reductions Across All Percentage-Based Closing Costs Because statutory closing fees in Dominica are calculated as a direct percentage of the purchase price, a lower, unpadded purchase price creates a cascading savings effect across every single buyer expense item: Reduced Government Transfer Fees (4% Total): The 2% Stamp Duty, 1% Judicial Fee, and 1% Assurance Fund Fee are all calculated from a lower base amount. Reduced Legal Fees (1% to 2.5%): Because conveyancing attorneys scale their fees to the transaction value, your legal bill automatically decreases. Compounded Foreign National Savings (14% Total): For international buyers, the 10% Alien Landholding License fee is also applied to the lower purchase price, amplifying total savings. Contact us directly or via WhatsApp on 1-767-617-3395 to discuss your property investment interests. We look forward to assisting you on your investment journey in The Commonwealth of Dominica.

Dominica welcomes foreign national property ownership. For international buyers, investing in Dominica comes with financial advantages, including zero property tax and zero capital gains tax. Furthermore, if you are investing in commerce, the government offers additional attractive incentives, particularly for new business, infrastructure, and tourism developments. Depending on the size of the property, foreign nationals may need to obtain an Alien Landholding License (ALHL) from the Dominican government. Orinoco Real Estate assists in coordinating this international investment process, ensuring you are guided through every legal and administrative step with complete transparency, care, and efficiency. Pathways for International Property Buyers When purchasing real estate in Dominica as a foreign national, your transaction will follow one of two distinct legal and administrative paths, depending on whether you are acquiring standalone private real estate or investing to obtain second citizenship. Path A: The Standard Private Purchase Route This pathway applies to buyers purchasing an independent home, raw land, or a commercial property on the open market. Formal Offer & Escrow: Once a price is negotiated through usual purchasing processes - see our general FAQ step by step guide to purchase - a licensed local attorney drafts a binding Purchase and Sale Agreement. The buyer deposits a standard 10% into a secure attorney escrow account to protect capital during verification. Property Survey & Valuation: A licensed surveyor completes a physical boundary verification and issues an official valuation report. Under local law, all percentage-based closing fees are calculated from either the purchase price or this valuation—whichever is higher. Title Search & Due Diligence: Your attorney reviews the Encumbrance and Day Books at the Land Registry to verify a clear title free of liens, boundary disputes, or pending litigation. The Alien Landholding License (ALHL) Check: Buying 1 acre or less for residential use, or 3 acres or less for business use? You do not need a license. You may proceed directly to the final closing, though you must pay a flat 10% government alien landholding fee on the property value. Exceeding 1 acre (residential) or 3 acres (commercial)? Your attorney must formally apply for an Alien Landholding License. This application requires survey plans, details on your intended use, and Cabinet approval before ownership can transfer. Settlement & Registration: Once due diligence is completed and any required licenses are issued, the remaining 90% balance and closing fees are paid. The Memorandum of Transfer (MOT) is executed, and documents are submitted to the National Land and Titles Registry to issue your new Certificate of Title. Of note in this traditional purchase process: if you are acquiring property for commercial purposes, it is highly advantageous to evaluate the legal and fiscal benefits of holding real estate through a registered corporate entity. Buyers can opt to utilize a business entity registered either in their country of origin or directly within Dominica. From a legal standpoint, purchasing under a corporate structure can offer distinct advantages regarding the ease of foreign national Title registration. Furthermore, this method can open access to critical fiscal incentives, including optimized tax frameworks and enhanced asset protection mechanisms for your investment. Because every international investment requires a specific corporate, legal, and operational strategy, we invite you to reach out to our team. Contact Orinoco Real Estate directly to discuss your specific circumstances and development goals. We are dedicated to advocating for your vision and will ensure you are seamlessly connected to the appropriate local attorneys, surveyors, corporate specialists, and government contacts required to advance your business interests safely. Path B: The Citizenship by Investment (CBI) Route This pathway applies to international investors looking to legally secure a second passport for themselves and their families. Prospective investors and citizenship seekers are highly encouraged to thoroughly research all official program criteria, updates, and verify authorized representatives directly on the official government website: https://www.cbiu.gov.dm It is important to note that the CBI program offers two distinct avenues for qualification: either a direct contribution to the Economic Diversification Fund (EDF) via a non-refundable nation-building donation, or a qualifying investment into government-approved real estate. For those choosing the real estate pathway, the process follows these standard steps: Select an Authorized Project: To qualify, you must invest in a government-approved real estate project—such as an eco-resort, boutique hotel, or luxury villa complex. The minimum real estate investment threshold is USD $200,000, which can be held as an equity share. Engage a Licensed CBI Agent: By law, applications for citizenship cannot be submitted directly to the government. You must retain an authorized, licensed CBI agent listed on the official directory to manage the compilation of your background documentation and personal registry files. Background Vetting & Due Diligence: Your agent submits the file to the Citizenship by Investment Unit (CBIU). The government conducts an extensive, mandatory due diligence check and background vetting process. Complete the Investment: Upon receiving an official "Approval in Principle" from the government, you remit the real estate capital directly to the approved project's escrow account, along with the applicable statutory government CBI fees. Naturalization & Title: The state issues your official Certificate of Naturalization and your Dominica passport. Under CBI regulations, the real estate investment must be held for a mandatory minimum period before it can be resold on the open market. How Orinoco Real Estate Enhances Your CBI Journey While we are not a legal CBI handling agency, Orinoco Real Estate provides invaluable, independent on-island advocacy, local insight and support for international buyers: On-Island Representation: We can act as your local representative to physically follow up on application stages, liaise with local entities, and provide administrative oversight on the ground. Unbiased Local Insights: We provide investors with objective, transparent information and market insights regarding potential government-approved real estate projects so you can make highly informed decisions. Relocation & Discovery Support: If you are visiting Dominica to discover your investment options or planning a permanent relocation, we offer localized informational and referral support to help you smoothly transition and connect with the right professional networks. Contact us directly or via WhatsApp on 1-767-617-3395 to discuss your property or investment interests. We look forward to assisting you on your investment journey in The Commonwealth of Dominica.