Maritime Zone in the DR: What You Need to Know Before Buying
1 de junio de 2026 · 5 min min read
Understanding the 60-meter maritime zone is key before buying beachfront property in the Dominican Republic. We explain what it is and why it matters.
Maritime Zone in the Dominican Republic: What Every Buyer Must Understand Before Investing
Carlos spent months dreaming about that beachfront villa in Las Terrenas. The price seemed fair, the view was perfect, and the agent assured him that "everything was in order". But when his lawyer reviewed the documents, he discovered that the terrace and pool were built within the first 60 meters from the beach. "What does that mean?", Carlos asked. The answer completely changed his perspective on the purchase.
In the Dominican real estate market, there's a common belief that if you have the property title for land facing the ocean, you can automatically use that entire area like any private property. This assumption can be costly.
What Is the Maritime Zone Really?
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The maritime zone in the Dominican Republic is a 60-meter wide strip measured from the line where high tide reaches toward the land, along all coasts of the country. This area belongs to the public domain of the State, as established by Law 305-68.
This means that even if you hold a property title that includes those first 60 meters, the State retains special rights over that zone. It's not completely "yours" in the traditional sense.
The Legal Framework Every Buyer Must Know
The legal basis is found in three main instruments:
- Law 305-68: Extended the protected strip from 20 to 60 meters and prohibits construction except for authorized exceptions
- Law 64-00 Environmental: Reinforced the regime by defining the strip as public domain property
- Dominican Constitution (Article 15): Establishes that beaches and coasts are public domain with free public access
What This Means in Practice
If you want to build any structure within those 60 meters (terraces, docks, beach clubs, even gazebos), you need a special maritime zone use permit via presidential decree. This process requires:
- Non-objection certification from the Ministry of Environment
- Non-objection certification from the Ministry of Tourism
- Environmental impact verification
- Guarantee of public transit access
A Problem More Common Than You Think
Many beachfront properties in established tourism zones were built before strict application of the current environmental framework. Real estate law specialists note that a significant proportion of existing projects have structures within the 60 meters without the corresponding decree.
This doesn't mean all these properties are "illegal", but they may be exposed to regulatory risks that the buyer should evaluate.
Why Many Buyers Overlook This
There are three main reasons:
Unfamiliarity with Dominican legal framework: The concept of a 60-meter maritime zone is specific to the Dominican Republic and doesn't exist in the same scope in other countries.
Limited verification focus: Many buyers concentrate on reviewing title, survey, and municipal permits, but don't specifically ask about the presidential decree for maritime zone use.
Incomplete information: In some cases, sellers or intermediaries downplay the topic's importance or assume it will "be sorted out later".
The Consequences of Not Understanding the Maritime Zone
Ignoring this can result in:
- Inability to legalize existing structures
- Demolition orders for unauthorized structures
- Environmental fines
- Difficulty obtaining tourism operation licenses
- Financing problems (banks increasingly review these risks)
- Conflicts over public beach access
How to Buy a Beachfront Property Safely
Before committing to any coastal property, make sure to:
Technical Verification
- Review the actual 60-meter layout from high tide mark with a surveyor
- Identify whether there are structures within that zone
- Confirm the existence of the presidential decree if there are structures in the zone
Legal Verification
- Verify non-objection certifications from Environment and Tourism Ministries
- Get advice from lawyers specialized in Dominican real estate and environmental law
- Clearly understand what you can and cannot do with the property
Financial Evaluation
- Consider additional costs of obtaining permits if you plan to build
- Evaluate the impact on property value if there are use limitations
- Budget possible legal expenses to regularize existing situations
A Clearer Perspective on the Process
Understanding the maritime zone shouldn't discourage you from buying beachfront property in the Dominican Republic. The country has an established legal framework and clear procedures for using these zones. The problem arises when buyers don't research these aspects before signing.
A property with all permits in order, including proper maritime zone use, can be an excellent investment. A property without this legal clarity can become a costly, prolonged problem.
The difference lies in asking the right questions from your first contact with the real estate market. When you know what to look for, you can make informed decisions that protect your investment long-term.
If you're beginning to explore the Dominican real estate market, having clarity on these legal aspects from the start can save you time and complications. On Toca Timbre you'll find a platform where you can explore properties published by verified agents and contact them directly via WhatsApp to ask the right questions from the very beginning: Toca Timbre
Frequently Asked Questions
Can I Buy a Property With Structures in the Maritime Zone Without Permits?
You can technically buy it, but you'd also be acquiring associated regulatory risks. It's recommended that any such purchase include a clear plan to regularize the situation or a price adjustment reflecting these risks. The decision should be made with specialized legal advice.
How Can I Know If a Beachfront Property Complies With Maritime Zone Rules?
You should request complete documentation from the seller: property title, current plans, presidential decree for maritime zone use (if applicable), and certifications from the Environment and Tourism Ministries. A surveyor can help verify actual measurements from the high tide line.
What Happens If I Buy a Property and Later Discover Maritime Zone Problems?
It depends on several factors: whether the problem existed at purchase, if it was revealed in documentation, and whether your contract includes specific warranties on this issue. This is why it's crucial to verify before signing, not after. A specialized lawyer can guide you on available options based on your specific situation.