The Seed Galerias

Project: The Seed Punta Cana

Type: Residential complex (1-, 2-, and 3-bedroom apartments) with resort amenities and adjacent shopping area (The Seed Galerías)

Status: Under construction

Concept: Concept: The Seed is a wellness residential complex, with more than 85% of its land devoted to green areas, organic gardens, and common areas. It offers 1-, 2-, and 3-bedroom apartments, penthouses with rooftop/picuzzi, and a commercial area (The Seed Galerías) opposite Downtown Punta Cana.

• Scale: 12 five-story buildings; ≈490 units in total.
• Types: 1, 2, and 3 bedrooms; penthouse options with rooftop/picuzzi.
• Finishes/deliveries: Kitchens equipped with appliances and air conditioning included (according to developer/sales channel specifications).
• Commercial annex: The Seed Galleries (retail spaces and offices), across from Downtown Punta Cana.

Area: Bávaro – Downtown Punta Cana, La Altagracia, Dominican Republic.

Reference address: Barceló Avenue (near Downtown/City Place).

Connectivity and points of interest (approx.):

• 10–15 min Punta Cana International Airport (PUJ).
• 8–15 min beaches (Cabeza de Toro, Bavaro, Los Corales).
• 5–20 min golf courses (Catalonia Caribe, Cocotal, Corales, etc.).
• Access: Blvd. Turístico del Este and Av. Barceló.

Building and common areas

• 12 buildings / 5 levels each.
• Lagoon/beach-style pools with decks and Balinese beds; covered cenote; waterfalls/lounge areas.
• The Seed Pavilion: bar, gym, spa (sauna/Turkish bath), coworking space.
• Organic gardens and fruit forest; trails/tropical gardens.
• Paddle tennis court, children's play area, pet park, viewpoint, yoga.
• Elevators and air-conditioned lobby (depending on the building).
• on operatioShuttle to nearby beaches/areas (depending n).

Units (footage references – may vary by type):

• 1D: from ~61–62 m² interior + terraces (typical total 80–85 m²).
• 2D: ~95–100 square meters interior + terraces (typical total 125–130 square meters).
• 3D: ~130–132 square meters interior + terraces (typical total 150+ square meters).

• Parking: One parking space per apartment (for reference).
• Equipment price (reference): Appliances (refrigerator, stove/oven, washer-dryer) and air conditioning in bedrooms/common areas.
• Regime and incentives: Project with CONFOTUR (exemptions from 3% Transfer Tax and 1% IPI for up to 10–15 years; confirm validity and scope in contract).

Approximate prices (USD):

• 1 bedroom from ~US$141,500–160,000 (depending on phase, location, square footage).
• 2 bedrooms from ~US$224,000–255,000.
• 3 bedrooms starting at ~US$325,000 (published cases).

Usual payment plan(s):

• Reserva: US$2,500–5,000.
• Esquema estándar: 20% firma / 30% durante obra (mensual) / 50% contra entrega.
• Alternativos con descuento: 50% firma + 50% entrega (–4%); 80% firma + 20% entrega (–9%).

Delivery schedule (for reference):

• Fase 1: bloques 1, 2, 11 y 12 estimado dic-2025.
• Otras fases/PH: 2026–2027 (p. ej., bloque 8 estimado dic-2027).

Estimated expenses/taxes:

• CONFOTUR: exento 3% transferencia + exento IPI anual (hasta 10–15 años).
• HOA/cuota condominial: por confirmar (depende de metraje/amenidades).
• Servicios, seguros, mobiliario y paquete rental: no incluidos salvo indicación expresa.

Short-term rental projection (vacation accommodation)

Market assumptions (industry sources 2024–2025):

• ADR base (1D): US$115 por noche.
• Ocupación anual: escenarios 40% / 49% / 60%.
• Carga operativa: 30% del ingreso bruto.

Estimated results – 1 bedroom (guide price US$141,500):

• Annual gross income: 40%: US$16,790 · 49%: US$20,568 · 60%: US$25,185
• Net income (–30%): 40%: US$11,753 · 49%: US$14,397 · 60%: US$17,630
• Approximate cap rate: 8.3% / 10.2% / 12.5%

Estimated results – 2 bedrooms (guide price US$224,000; assumed ADR US$140):

• Annual gross income: 40%: US$20,440 · 49%: US$25,039 · 60%: US$30,660
• Net income (–30%): 40%: US$14,308 · 49%: US$17,527 · 60%: US$21,462
• Approximate cap rate: 6.4% / 7.8% / 9.6%.

Modeling notes: The figures are estimates and depend on: seasonal rates, actual occupancy by channel, minimum stay policy, commissions, cleaning per stay, utilities, HOA, insurance, maintenance, inventory, and furnishings. It is recommended to validate a pro forma rental with a local operator and an official HOA/management package quote.

Long-term rental alternative (market references): 1-bedroom furnished apartments in Punta Cana/Bávaro ~US$900–1,300/month; 2-bedroom ~US$1,200–1,800/month (wide variation depending on location/condominium/amenities).

• Prime location in the heart of Downtown Punta Cana, with high tourist demand and growing air connectivity.
• Set of unique amenities (covered cenote, spa, coworking space, gardens, beach-like pools, paddle tennis).
• CONFOTUR: relevant tax exemptions to reduce purchase friction and ownership costs during the incentive period.
• Demand profile conducive to vacation rentals (robust annual tourism; high seasonality in winter).
• Commercial component (The Seed Galleries) that provides convenience and potential traffic synergies.

• Valid CONFOTUR letter/proof of the project and scope per unit.
• HOA projected by type and increase policy.
• Work schedule and contract with dates/penalties (per block).
• Updated price list, inventory, and early payment discount policy.
• Detailed building specifications; brand/model of white goods and air conditioning.
• Rental regulations and whether there is an in-house/outsourced management program.
• Budget for furnishings and operating kit (if applicable to short-term rentals).
• Confirm assigned parking spaces and storage rooms (if applicable).
• Validate insurance (comprehensive/liability) and after-sales warranty criteria.
• Legal review: developer, trust, permits, payment method, and escrow account.