Dominica Real Estate Citizenship 2025: Explained by Experts

Dominica Real Estate Citizenship Program

​Dominica's Citizenship by Investment (CBI) Program, established in 1993, offers investors the opportunity to obtain citizenship through a real estate investment. To qualify, applicants must invest a minimum of US$200,000 in a government-approved real estate project. The property must be held for at least three years from the date citizenship is granted. 

The legal framework governing this programme includes Section 101 of the Constitution of the Commonwealth of Dominica, the Commonwealth of Dominica Citizenship Act of 1978, and the Citizenship by Investment Regulations of 2024. These laws outline the requirements and procedures for acquiring citizenship through investment.​

Benefits of obtaining Dominican citizenship through the real estate investment option include full residency status with the right to work, minimal taxation (with no wealth, gift, inheritance, foreign income, or capital gains tax), the ability to hold multiple citizenships, and the assurance of making a sustainable investment. The program welcomes applicants from most countries, provided they do not have criminal records or pose a security risk. There are no residency or language requirements, making it accessible to a wide range of international investors. ​

Investments in Dominica's CBI program often center around luxury resort developments, offering a dual advantage of potential rental income and long-term property value appreciation. Investors can typically expect an annual return of up to 5%, directly tied to the operational performance of these high-end resorts. Remarkably, some developers may offer a buyback option after a holding period. ​

Requirements for Real Estate Investment in Dominica

The Dominica CBI Program allows investors to obtain citizenship through real estate investment. This option provides an opportunity for both global mobility and potential financial returns. Please refer to investment and eligibility criteria in the table. 

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*Investors should account for fees beyond the real estate investment, including government fees of USD 75,000 for a single applicant and USD 100,000 for a family of up to four members. Additional fees include due diligence fees of USD 7,500 for the main applicant, with additional fees for dependents, and processing fees of USD 1,000 per application. ​

Dominica Real Estate Market in 2025

The Dominica real estate market in 2025 presents promising opportunities for investors, driven by strategic government initiatives and a burgeoning tourism sector. With the government’s continued focus on promoting foreign investment through its Citizenship by Investment Program (CBI), real estate has become one of the most attractive options for those seeking a second passport. Dominica's favorable tax policies, affordable property prices, and stunning natural landscapes are contributing factors to the growing demand for real estate. As the tourism sector thrives, demand for luxury accommodations, resorts, and vacation homes is expected to increase, presenting opportunities for both short-term gains and long-term capital appreciation.

Is the Dominica Real Estate Market a Good Investment?

Dominica’s real estate market provides an attractive investment opportunity, underpinned by its successful Citizenship by Investment (CBI) program, growing tourism sector, and focus on sustainable development. Through the CBI initiative, foreign investors who invest in approved real estate projects become eligible for Dominican citizenship—an incentive that has spurred the development of luxury resorts and eco-friendly accommodations. Reputable immigration firms consistently rank Dominica among the top destinations for investment-based citizenship.

Tourism has also played a pivotal role in driving real estate demand. With a remarkable 308% increase in visitor numbers in 2022, the island has seen growing demand for rental accommodations, generating attractive returns for property owners—typically between 2% and 7% annually. The government’s commitment to environmental sustainability has further enhanced the market’s appeal, with upscale, eco-conscious developments nestled in the island’s lush landscapes attracting both tourists and environmentally aware investors.

What Happens if the Dominica Real Estate Market Crashes?

Drawing parallels from other Caribbean nations, a market downturn could lead to decreased property values, adversely affecting both homeowners and investors. A decline in tourism—a significant driver of Dominica's economy—could result in reduced demand for rental properties, leading to lower occupancy rates and diminished rental income. The ripple effects of a real estate market crash could extend further, affecting employment in sectors like construction, tourism, and related industries, thereby influencing the broader economy.​

To mitigate these risks, the Dominican government has proactively implemented measures aimed at bolstering economic resilience. Notably, the government has established the Climate Resilience Execution Agency for Dominica (CREAD) to spearhead initiatives that enhance the nation's ability to withstand environmental and economic challenges. Additionally, Dominica has been directing funds from its Citizenship by Investment program towards the construction of climate-resilient infrastructure, including housing projects designed to withstand natural disasters. These initiatives aim to foster a more robust and sustainable economic environment, thereby enhancing the stability of the real estate market and ensuring long-term investment viability. 

Prime Real Estate Locations for Investment in Dominica

Investing in Dominica's real estate market offers a range of opportunities across various regions. Here are four prime locations to consider:

1. Roseau

As the capital city, Roseau is the vibrant heart of Dominica, blending historical charm with modern amenities. The city features a mix of colonial architecture, bustling markets, and cultural landmarks. Properties here range from traditional homes to contemporary apartments. The average cost of a home in Roseau varies based on location and property type.For instance, a historical property built around the 1930s/1940s on an unusually large portion of land is listed at $688,000. 

2. Portsmouth

Located on the northwest coast, Portsmouth is Dominica's second-largest town and a hub for tourism and commerce. The area boasts beautiful beaches, the Indian River, and vibrant marine life, making it attractive for both residential living and investment properties. Property prices here are approximately 10% higher than the national average, reflecting the town's appeal and development potential. ​For example, a stylish newly built house that commands a breathtaking view of the Caribbean Sea is listed at $585,000. ​

3. Calibishie

Situated along the northeastern coast, Calibishie is known for its stunning beaches, red rock formations, and lush landscapes. This area offers a tranquil environment, ideal for vacation homes or eco-tourism ventures. Properties in Calibishie provide a peaceful retreat with potential for rental income, catering to those seeking an authentic Caribbean experience.For instance, a luxury villa with pool and spectacular ocean view is listed at $483,595. ​

4. Salisbury

Salisbury, located on the west coast, is a serene village known for its friendly community and scenic beauty. The area offers opportunities for residential properties and small-scale agricultural investments. Property values here tend to be about 10% higher than the national average, reflecting the area's desirability and development potential. For example, two adjacent flat lots totaling 30,634 sq ft are available for $113,958. ​

Please note that property prices in Dominica can vary based on factors such as location, property size, and amenities. The average cost per square meter ranges between $500 and $5,000, depending on these variables. For the most current and detailed information, it is advisable to consult with local real estate agents or refer to reputable real estate websites.​

Which Real Estate Projects are Eligible for the Dominica Citizenship by Investment program?

​Below are some approved real estate projects in Dominica that foreign investors can consider for property acquisition and citizenship by investment:​

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Required Documentation for Dominica Citizenship by Real Estate Investment

To apply for Dominica’s Citizenship by Investment Program through the real estate investment option, applicants must submit a comprehensive set of documents. These documents are essential to verify the applicant's identity, financial standing, and background. All documents must be in English or accompanied by a certified translation and notarized/legalized where applicable.

1. Official Application Forms

• D1 – Disclosure Form: A mandatory form disclosing personal and financial information.
• D2 – Fingerprint and Photograph Verification Form: To be completed in the presence of a registered fingerprinting officer.
• D3 – Medical Questionnaire and Certificate: Must be filled out by a licensed medical practitioner, confirming the applicant's health status.
• D4 – Investment Agreement: Required only for the main applicant, outlining the investment commitment.
• Sale and Purchase Agreement: Necessary for those applying via the real estate investment route.
• Application Form 12: Two completed and notarized copies for each applicant.

2. Identity and Civil Documents

• Colour Copies of All Passports (Held and Expired): Including all pages.
• Birth Certificate: An official copy is required.
• Marriage Certificate or Divorce Decree (if applicable).
• Colour Copy of Driver’s Licence (if applicable).
• Colour Copies of All Identity Documents: Including national ID cards or similar documents.
• Colour Copies of Military Service Documents (if applicable).

3. Police Clearance and Background Checks

• Police Records (for applicants aged 16 and over) from:
  
  • Country of birth
  • Country of citizenship
  • Country of residence (if different)
  • Any country where the applicant has resided for more than six months in the past ten years
• For children aged 12–15: A sworn affidavit by a parent confirming the child has no criminal record.

4. Financial and Professional Documents

• Professional Reference Letter: From a lawyer, accountant, or another professional who is familiar with the applicant's work.
• Bank Reference Letter: From a recognized financial institution confirming the applicant’s financial standing.
• Employment Letter: From the applicant’s employer, detailing position, salary, and duration of employment.
• Audited Financial Statements: Required for business owners, covering the last financial year.
• Affidavit of Source of Funds: A sworn statement explaining the origin of the investment funds.

5. Photographs and Additional Requirements

• Eight Passport-Sized Photos: Recent, meeting passport standards.

Are there any restrictions on the acquisition of property in Dominica by foreigners?

Foreigners can acquire property in Dominica easily, but there are specific regulations to consider. Notably, non-citizens are required to obtain an Alien Landholding License (ALHL) prior to acquiring land. This license is specific to the property and the owner and is non-transferable. The application for the license can only be made after placing a deposit on the property. The ALHL application process involves submitting property details, intended use, a land plan prepared by a licensed surveyor, an application fee receipt, and any other information required by the Minister. In addition, foreign investors participating in Dominica's Citizenship by Investment (CBI) program can bypass the ALHL requirement. By investing a minimum of $200,000 in government-approved real estate projects, investors can obtain citizenship and are exempt from the ALHL, simplifying the property acquisition process.

Do I need to open a bank account in Dominica to buy a real estate property?

You do not need to open a bank account in Dominica to purchase real estate. The Dominica Citizenship by Investment Program allows applicants to purchase approved real estate without requiring a local bank account. Payments for approved real estate projects can be made via international wire transfers, typically through escrow accounts managed by developers or law firms. 

However, if you choose to open a bank account in Dominica, the process is straightforward. A personal visit may be needed. The popular banks in Dominica are National Bank of Dominica Ltd. (NBD), Republic Bank (EC) Limited, and Paxum Bank Limited. Required documents typically include proof of identity (such as a passport or driver's license), proof of residential address (like a utility bill), and banking history. Some banks may also request a credit reference or a letter explaining the reason for opening the account. 

How to buy real estate in Dominica and get citizenship?

Purchasing property in Dominica requires following a structured process to ensure a smooth transaction. Below is a step-by-step guide to help you navigate the real estate acquisition and citizenship process.

Step 1. Research and Choose a Property

Start by identifying the type of property that aligns with your investment goals, whether it’s a luxury resort unit, a beachfront villa, or an investment property. Consider factors like location, accessibility to key amenities, and the potential for future value appreciation. Collaborating with a reputable local real estate agent will provide access to a range of government-approved properties and professional guidance throughout the selection process.

Step 2. Hire Legal Representation

It is essential to engage an attorney who specializes in real estate transactions. Your lawyer will conduct a detailed title search to confirm that the property is free from disputes or legal claims. They will also draft and review legal agreements, including the Sale and Purchase Agreement, ensuring compliance with local laws and protecting your interests.

Step 3. Sign the Sales Agreement and Pay a Deposit

Once you have selected a property, the seller’s attorney will prepare a Sale and Purchase Agreement, detailing the terms of the transaction. Upon signing the contract, a deposit—typically 10% to 20% of the purchase price—must be paid into escrow. This deposit secures your commitment to the purchase and initiates the due diligence process.

Step 4. Due Diligence and Application for Citizenship

Before finalizing the property purchase and securing citizenship, a thorough due diligence process is required to verify the property’s legal status and the applicant’s background. This step ensures that both the real estate transaction and citizenship application comply with government regulations.

Step 5. Make the Final Payment and Complete the Purchase

Once the due diligence process is successfully completed and the citizenship application is approved, the next step is to finalize the property transaction. The buyer must pay the remaining balance of the property purchase price, along with any applicable government fees. Payments are typically made through escrow accounts to ensure a secure transaction.

Step 6. Property Registration and Ownership Transfer

At this stage, the lawyer prepares the Conveyance Deed or Transfer of Ownership documents, which officially transfer the property title to the buyer. The transaction is then registered with the National Land Registry, completing the legal acquisition of the property.

Step 7. Obtain Dominican Citizenship and Passport

After completing all legal and financial requirements, you will receive:

1. A Certificate of Naturalization, confirming your Dominican citizenship.
2. A Dominican passport, granting visa-free or visa-on-arrival access to over 140 countries.

Step 8. Post-Purchase Considerations

• The property must be held for at least three years before resale. If you want the next buyer to qualify for citizenship, the holding period is five years.
• If you do not plan to reside in Dominica, hiring a property management company can help with maintenance and rental income.
• Some properties may include annual service fees or maintenance costs.

By working with Golden Harbors, you can seamlessly navigate Dominica’s real estate and citizenship process, ensuring a secure investment and a second passport.

What are real estate taxes in Dominica?

​In Dominica, there is no general property tax on real estate. However, properties located in the municipalities of Roseau and Canefield are subject to a municipal tax of 1.25% of the assessed property value. ​When purchasing real estate, buyers incur additional costs totaling approximately 10.5% of the transaction amount. These costs include:​

• Assurance Fund Fee: 1% of the property's value.​
• Judicial Fee: 1% of the property's value.​
• Stamp Duty (buyer): 2% of the property's value.​
• Solicitor’s Fee: Up to 2.5% of the property's value, plus a 15% Value Added Tax (VAT) on the solicitor's fee. ​
• Sellers are responsible for a stamp duty of 2.5% of the property's value. ​

Additionally, non-resident buyers must obtain an Alien Landholding License, which costs 10% of the property's value. ​Foreigners who apply for Dominica citizenship by investment are exempt from the 10% Alien Landholding License fee, making the process more cost-effective for foreign buyers.

For properties that are rented out, rental income is subject to personal income tax at progressive rates, depending on the owner's total income. Allowable deductions include maintenance costs, municipal taxes, and accountancy fees related to the preparation of income tax returns. ​

Also, there are no capital gains tax and wealth tax in Dominica.

How Golden Harbors can help with Dominica Real Estate Citizenship?

​Golden Harbors offers comprehensive assistance to clients pursuing Dominican citizenship through real estate investment. Our services encompass meticulous document collection, ensuring all necessary paperwork aligns with the stringent requirements of Dominica's Citizenship by Investment Unit (CBIU). We conduct thorough Know Your Customer (KYC) procedures, verifying the authenticity and integrity of client information to facilitate a seamless application process. Leveraging our expertise, we identify and recommend government-approved real estate projects that qualify for the investment threshold, typically set at a minimum of $200,000. Collaborating with licensed local agents, we provide clients with insights into the Dominican property market, ensuring informed investment decisions. Throughout the process, our team maintains close communication with the CBIU through certified local agents, addressing any queries and ensuring compliance with all regulatory standards, thereby enhancing the likelihood of a successful citizenship application.