1. General description
The Reef is a beachfront residential development located in Playa Bonita, Las Terrenas, Samaná, Dominican Republic. It is designed as an eco-friendly complex that integrates fully furnished apartments, hotel operations, and tax benefits under the CONFOTUR Law. Its proposal combines contemporary luxury, sustainability, and a natural environment with large green areas and water features, designed for an exclusive beachfront lifestyle.
Starting price (reference): from USD 245,000.
2. Detailed location
Address: Playa Bonita, Las Terrenas, Samaná Province, Dominican Republic.
Connectivity: Approximately 21 minutes from El Catey International Airport (AZS).
Environment: High-end residential and tourist area, characterized by white sand beaches, tropical vegetation, and access to services geared toward both permanent living and vacation rentals.
3. Technical characteristics
Zona residencial y turística de alto nivel, caracterizada por playas de arena blanca, vegetación tropical y acceso a servicios orientados tanto a la vida permanente como al alquiler vacacional.
Units: 1-, 2-, and 3-bedroom apartments, delivered fully furnished.
total of 510 apartments, 17 three-story buildings,
Area: From approximately 70 m² to 180 m², depending on the type.
administration $2 per square meter
Main amenities:
- Swimming pools with more than 815 m² of aquatic areas. Club with wooden cabin and spectacular sea views. 26,260 m² green reserve. Ecological trails that run through green areas, paddle tennis and basketball courts, state-of-the-art gym, boutiques and restaurants, 280-meter running track.
- Beach Club with direct ocean views
- Casa Palmera (café, bar, gym, and social hub)
- Green reserve covering more than 26,000 m² and ecological trails
- Sports club with paddle tennis, tennis, and basketball courts
- Approximately 280-meter running track
- State-of-the-art gym
- Commercial area
Operation and services: Professional on-site hotel management, Fly & Buy program that reimburses up to USD 2,000 in travel expenses upon purchase, and CONFOTUR tax benefits with exemption from property and transfer taxes.
Project scale: More than 400 units in various stages of construction and marketing.
4. Financial analysis
Profitability assumption (1-bedroom unit, ~70 m², garden/pool view):
- Tarifa promedio por noche: USD 180
- Ocupación anual estimada: 55 % (201 noches)
- Ingresos brutos anuales: USD 36,180
Estimated costs:
- Gestión hotelera y housekeeping: 30 % del ingreso bruto → USD 10,854
- Cuotas de mantenimiento y servicios: entre USD 3,000 y USD 3,600 al año
- Seguro y reposición de mobiliario: entre USD 1,000 y USD 1,500
Estimated annual net income: Between USD 20,700 and USD 21,300 (equivalent to an approximate net return of 8.5% to 9.5% on a value of USD 245,000).
Variation scenarios:
- With a rate of +10% and occupancy of 60% → net profitability of 10% to 11.5%.
- With a rate of -10% or occupancy of 50% → net profitability of 6.5% to 7.5%.
Key notes:
- The tax exemption under the CONFOTUR Law reduces expenses and improves net profitability for up to 15 years, depending on the phase.
- The Fly & Buy program improves the total cost of acquisition by crediting part of the travel expenses at closing.
5. Investment benefits
- Prime location on the seafront of one of the country's most highly rated beaches.
- Turnkey product: furnished units, hotel operation, and complete amenities that optimize occupancy and rates.
- Tax incentives that increase real profitability and reduce the tax burden.
- Competitive entry price compared to other Caribbean developments with similar characteristics.
- Strong resale market thanks to sustained demand for properties in Las Terrenas.
Summary
| Section |
Key summary |
| General description |
Beachfront complex, furnished, eco-friendly, with hotel management and tax benefits. |
| Detailed location |
Playa Bonita, Las Terrenas, 21 minutes from AZS airport. |
| Technical specifications |
1–3 bedrooms, 70–180 m², extensive amenities, over 400 units. |
| Financial analysis |
From USD 245,000; estimated net ROI between 6.5% and 11.5% depending on the scenario. |
| Investment benefits |
High demand, scarce location, professional management, tax incentives, competitive price. |
reservation with $5,000
✅ Questions about the construction company
What are the current projects being developed by the construction company?
It currently owns Hotel Boutique Oceana Esplendor, Rivera Bay, The Reef, Poseidonia Residences, Jardines de Bellas Artes, among others.
✅ Questions about the process and payment method
How much does it cost to reserve an apartment in Punta Cana?
In the case of The Reef, you can reserve your unit with USD $5,000. This amount ensures the availability of the apartment while the contract is being formalized.
What is the payment method and percentages during construction?
The project offers a flexible plan, tailored to each buyer. As a general reference:
Reservation: USD $5,000
Signing of contract: 20% (minus any amount already paid)
During construction: 50% divided into monthly or quarterly installments
Upon delivery: 30%
(Percentages may be adjusted depending on the type of unit or phase of the project.)
What financing options does the construction company offer for buying in Punta Cana?
You can pay with your own funds during construction or apply for mortgage financing upon completion of the project. In addition, the project is backed by the CONFOTUR Law, which exempts taxes and improves cash flow for international buyers. There is also the Fly & Buy program, which reimburses up to USD $2,000 in travel expenses applicable at closing.
✅ Questions about the project
When does the project in Punta Cana start?
The Reef is already underway, with construction proceeding in phases. It is a large-scale project with multiple blocks under development and others already in presale.
What is the estimated delivery date for the units?
Delivery depends on the block chosen. In general, it is estimated that the first units will be ready between late 2025 and 2026, according to the construction schedule.
Are the units delivered furnished?
Yes. All units at The Reef are delivered fully furnished, ready to move in or rent from day one. This includes furniture, decor, and basic equipment.
Do you include appliances at the time of delivery?
Yes. The furnishings include a full range of appliances: refrigerator, stove, microwave, washing machine, and other essential appliances.
Do the units include air conditioning?
Yes. All units include split air conditioning already installed in the bedrooms and main areas.
Does the project have hotel management, and what is the cost?
Yes. The Reef operates under a condo-hotel model, with professional hotel management included. The commission for administration, cleaning, and operation is around 30% of gross income (already deducted in the profitability projections).
Does each unit include parking?
Yes. Each unit includes private parking, assigned and at no additional cost.
What is the monthly cost of project management?
Condominium management costs approximately USD $2 per square meter. For example, a 90 m² unit would pay around USD $180 per month.
How many levels does the project in Punta Cana have?
The Reef consists of 17 buildings, each with three floors, in a low-rise layout that prioritizes integration with the landscape and thermal comfort.
How far is the project from the beach?
The Reef is oceanfront, on the beachfront. All units are steps from the sand, with direct access to Playa Bonita without the need for vehicles or transportation.
What is the approximate monthly cost of utilities?
Consumption depends on usage, but as a reference:
Electricity: $80–$150/month
Water: $20–$30/month
Internet and TV: $40–$60/month
In total, average expenses can range from USD $150 to $250 per month for residential use or vacation rentals.
How many units are there in the project?
The Reef has a total of 510 apartments, distributed across several phases. It is one of the most comprehensive and ambitious projects in Las Terrenas.
What amenities does the project offer?
The Reef offers:
Beach Club with direct ocean views
Resort-style swimming pools (over 800 m²)
Casa Palmera (bar, café, gym)
Paddle tennis, tennis, and basketball courts
280 m running track
Ecological trails and a 26,000 m² green reserve
State-of-the-art gym
Shopping area with boutiques and restaurants
What amenities are available in the community surrounding the project?
Las Terrenas offers:
Gourmet restaurants, supermarkets, cafes, medical centers
International culture and diverse community
Proximity to El Catey International Airport (21 minutes)
Pristine beaches, marine life, and water sports
Is there a special agreement for admission to a nearby beach club?
No agreement required: The Reef has its own exclusive beach club, reserved for owners and guests, directly facing the sea.
What is the cost of managing the community?
The general administration cost of the condominium (common areas and maintenance) is included in the aforementioned price of USD $2 per m². There are no additional charges for belonging to an external community.
