Buying Land and Building in Las Terrenas: A Practical Guide

Building a home with a sea view is a common project in Las Terrenas. It is also where surprises cost the most: an incomplete title, no legal access, a plot that is too steep or too close to the beach. This guide covers what to check before you buy, then the approvals you need. Last updated: 21 October 2026.

What should you check before buying land?

1. The title. You need a certificate of title for a surveyed plot. No deslinde, no building permit. See our guide on title, constancia and deslinde.
2. Access. The plot must front a public road or have a written easement. Check the road in the rain, especially in the hills.
3. Soil and slope. A steep slope means retaining walls and earthworks. A geotechnical study is one of the documents required for the permit.
4. Water. Is the plot connected to the mains? Will you need a tank (cisterna) or even a well?
5. Electricity. In Las Terrenas, power is supplied by a private concession holder, Luz y Fuerza. Ask how far the nearest pole is and who will pay to extend the grid.
6. Constraints. Coastal strip, protected areas, rivers and, where relevant, the rules of the gated community.

Walk the plot with a surveyor and, ideally, with the architect who will draw your plans.

A plot in a development or a standalone plot?

In a development, ask for the rules and the fee amount before signing, and check that each lot has its own surveyed title.

Can you build near the beach?

Not within the first 60 meters. Law 305-68 creates a 60-meter strip measured from the high-water line in which building is banned, except where the executive branch grants an exception. Environmental Law 64-00 (Article 147) classes that strip as public land.

In practice:

• a "beachfront" plot may lose part of its buildable area;
• a structure inside the strip can be ordered removed: the Ministry of the Environment has issued such orders before;
• the beach remains open to the public.

Ask your surveyor to mark the 60-meter line on the plan before you sign.

Which approvals do you need to build?

According to MIVHED answers published in the press, the permit requires, among other things:

• the title deeds and surveyed (deslindado) cadastral plans;
• the Ministry of the Environment certificate;
• Ministry of Tourism land-use clearance for projects in tourism areas;
• geotechnical studies;
• plans signed by licensed professionals.

The file goes to the one-stop construction window (Ventanilla Única de Construcción). The ministry quotes 60 to 120 business days depending on complexity, not counting the other approvals. One project file in Las Terrenas also shows clearance letters from the town council, the Ministry of Tourism and INAPA (water).

These lists can change. Your architect must confirm the requirements in force when you apply.

Who does what on a building project?

• The surveyor (agrimensor): boundary markers, plans, deslinde.
• The architect and engineer: plans, calculations, permit application. Check that they are registered with CODIA, the Dominican association of engineers, architects and surveyors.
• The builder: the works, under a written contract.
• Your lawyer: buying the land, contracts, and declaring the finished building.

How do you protect yourself during construction?

• A written contract with the builder: price, specifications, timeline, penalties and warranties.
• Staged payments tied to actual progress on site.
• Independent site monitoring if you live far away. Terrenas Check, a property check service run by the same company as the agency (THERD SRL), offers this kind of monitoring.
• Dated photos at every stage, and every invoice kept. They will also help calculate your capital gain when you resell.

How much does it cost to build?

We do not publish a price per square meter: it varies too much with slope, access, finishes and materials. Ask several builders for detailed quotes based on the same plans.

How the agency helps

On our land for sale listings, we show the plot size, the area and the title status when we know it. Adriana helps you gather the seller's documents and arrange a site visit with your surveyor. Message us on WhatsApp at +1 809 258 6052.

Frequently asked questions

Can a foreigner buy land and build?

Yes. The rules are the same as for a Dominican: surveyed title, approvals and a building permit. See our guide to buying as a foreigner.

How long does a building permit take?

According to MIVHED, 60 to 120 business days for the permit itself. Add the time needed for the other approvals and for drawing up the plans.

Can you build less than 60 meters from the beach?

No, unless the executive branch grants an exception. The 60-meter strip from the high-water line is public land.

Do I need a Dominican architect?

The plans you file must be signed by professionals licensed in the Dominican Republic. If your architect works abroad, ask CODIA about the conditions for them to take part, or team them up with a registered professional.