SANTO DOMINGO – The Caribbean is undergoing a quiet but profound transformation. The combination of international tourism, foreign capital, and new purchasing preferences has given rise to developments that blend housing, hospitality, and high-end services. This phenomenon not only redefines the coastal landscape but also reconfigures the real estate business, where more and more projects are designed to function as complete destinations and not just as vacation properties.
Within this evolution, some formats are strongly repeated in different island markets. Industry reports agree that global buyers seek amenities, security, and integrated experiences, factors that have driven projects built specifically for those who wish to reside part of the year in the region.
1. Branded residences: housing with hotel services
One of the most visible models is that of branded residences, properties associated with hotel brands that combine the privacy of a second home with five-star amenities. In the Caribbean , at least 28 developments with approximately 1,800 residences , while another 36 projects in the planning stages could add nearly 4,400 additional units.
Growth has been sustained over the last few decades. Between 2012 and 2022 alone, this type of project increased by 150%, driven by buyers who value professional property management and access to services superior to those of a traditional residential development.
2. Resort communities and private urbanisations
Another dominant format is that of residential communities integrated into resorts. These developments prioritize services, security, and recreational offerings as core elements of the real estate product—qualities that have become key selling points for international buyers.
A prime example is Casa de Campo in La Romana , developed on approximately 7,000 acres and considered one of the country's first large resorts open to paying guests. This type of development illustrates how the Caribbean has evolved toward projects where housing and tourism coexist within the same territorial plan.
3. Mixed-use developments (hotel + residential + retail)
The trend also points to projects that integrate residences, hotels, and commercial areas within a single environment. In many markets, these initiatives respond to a broader planning logic, where development is conceived as an urban unit with its own services and the capacity to attract visitors year-round.
An example of this dynamic is a resort in Punta Cana backed by international capital that incorporates a professional golf course, sports clubs, restaurants and ecological trails, while being promoted both for personal residence and for short and long term rental.
4. Planned mega tourist-residential complexes
Another expanding trend is that of developments conceived from scratch under a master plan, with integrated tourist, residential, and commercial infrastructure. This format seeks to organize urban growth around tourism , avoiding sprawling developments.
Projects of this nature usually include marinas, hotels, commercial areas and residential spaces within the same territorial scheme, which allows for the structuring of complete destinations instead of isolated projects.
5. Luxury villas and enclaves by the sea
The premium segment remains one of the most dynamic in the Caribbean, driven by the scarcity of coastal land and international demand for beachfront properties. In established markets, these areas feature high-value villas, five-star resorts, and private communities linked to golf and sailing.
The strength of tourism in these areas reinforces the direct link between international visitors and property purchases, consolidating the coastline as one of the most strategic real estate assets in the region.
6. Real estate tourism as an investment platform
More than just a specific format, real estate tourism has become a structural driver of the sector's growth. It is estimated that this approach could mobilize up to $70 billion in global investments by 2031, through more than 1,600 projects.
In the Dominican Republic, the accommodation sector offers 214,079 rooms, of which more than 136,000 are non-hotel accommodations, a clear indication of the growth of hybrid formats combining residential and tourist lodging. Industry authorities point out that this type of accommodation attracts a different kind of visitor, generally with high purchasing power, and increases the demand for complementary services such as gastronomy, sports, and wellness.
A market that specializes
The tourism-residential market also shows increasing segmentation. Recent studies identify categories ranging from urban towers geared towards professionals to coastal retreats focused on buyers seeking a vacation lifestyle, along with more affordable options for first-time homeowners.
This diversity confirms that the Caribbean no longer caters to a single buyer profile. The region is emerging as a space where different real estate formats coexist, all driven by the direct connection between tourism, services, and housing.
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