Master planned communities are created on best practices of real estate strategy by a master developer, integrating diverse housing options in terms of type, size, and price. They feature shared spaces, amenities, and a vibrant public realm. The most successful MPCs are guided by a clear vision and cohesive design that brings the community together through distinctive signage, entry features, landscaping, and unique architecture.
Unlike traditional suburban subdivisions, master-planned communities are larger in scale and intentionally designed to encourage social interaction and sense of community. They provide an environment where multiple generations can enjoy an enhanced quality of life, incorporating educational facilities, retail, services, and employment hubs. A highest and best use (HBU) study helps determine what is the best mix of real estate products to develop, when to develop them, and to what extent. While Master-planned communities are built on a strong initial vision, the most sustainable ones are guided by adaptable feasibility and due diligence plans. These are often supported by strong advisory with experience in real estate markets across resort destinations such as the Caribbean islands, Quintana Roo, Los Cabos, and Papagayo. This approach ensures the community evolves with residents’ changing lifestyles, meets shifting market demands, and aligns with environmental goals and ESG frameworks; an increasingly important factor for institutional investors seeking sustainable, responsibly managed, and high-creditworthiness assets.
In the Caribbean, master-planned communities typically feature at least two high-capacity amenities designed to serve the entire community, adding value and distinguishing the project. These primary amenities are complemented by secondary ones that enhance the functionality and appeal of specific areas within the master plan. The most common amenities in the region are golf courses and ecological corridors.
Golf courses require extensive land, high maintenance costs, and significant water use, often raising environmental concerns. However, many Caribbean courses have adapted by using grass that thrives on seawater, helping to offset utility demands. Additionally, they generate diverse revenue streams from memberships, visitor rounds, pro shop sales, and food and beverage services at comfort stations. Despite these advantages, golf courses are riskier investments than other real estate assets. Their reliance on active management and weather conditions makes them less predictable, leading to higher cap rates (10.9%). As a result, banks offer lower loan-to-value ratios and charge higher interest rates, making them more expensive and difficult to finance.
Ecological corridors, on the other hand, consist of natural reserves with dense tropical vegetation, creating a tranquil environment while requiring a simpler and more cost-effective development process compared to built amenities.
Dominican Republic
Cap Cana
Cap Cana, located in the Dominican Republic, is a prestigious real estate destination near Punta Cana’s airport, the country’s most important, which welcomes around 60% of the country’s international visitors. This community currently has 7,595 operational hotel rooms, with approximately 5,000 more set to be added between 2024 and 2025. Thanks to this growth, the so-called Destination City of Cap Cana has surpassed the hotel inventory of more than 15 Caribbean islands.
History
Cap Cana began development in 2001 with the goal of creating a resort residential city. The Punta Espada golf course, designed by Jack Nicklaus, opened in 2005. The Cap Cana marina opened in 2008, and since then, it has grown into an exclusive luxury destination in the Dominican Republic.
Products
- Juanillo Village – Village offering restaurants, art galleries, shops, boutiques, and entertainment areas for an unparalleled beachside lifestyle, perfect for living or vacationing with strong profit potential.
- Golden Lake – A commercial hub featuring six lots in its first phase, complete with a central promenade and landscaped areas that provide excellent visibility and access for diversified investments.
- Lake District – A creative and business-oriented development offering six lots with a central promenade and landscaped spaces, designed to transform visionary concepts into reality.
- Icon Bay – A modern project defined by nature-inspired spaces and European-style finishes, featuring an underground parking level and six above-ground floors with a swimming pool and reception area.
- Dezenove – Golf residences in Las Iguanas that offer apartments with views of both the golf course and the sea, for families seeking an exclusive place to live and vacation with top-quality design.
- The Gem – A luxury residential development with top-quality finishes in every detail, from kitchens and bathrooms to closets and lighting.
- Sea View By Garcia Armenteros – A six-level building boasting unobstructed ocean and golf course views, offering modern two-bedroom apartments with spacious living areas and premium finishes.
- Danzza Luxury – An exclusive complex of 52 apartments with expansive terraces that frame views of the Caribbean Sea, cliff, and Punta Espada Golf Course.
- Cana Essence By Sankar – A contemporary residential project of 43 homes (1 and 2 bedrooms) featuring high-quality finishes, private pool areas, and proximity to both beaches and golf courses.
- Cana Alta – An exclusive community of modern residences set on large individual plots, enhanced by generous green spaces, a landscaped park with walking circuits, and an exclusive clubhouse.
- The Fairwind – Designed by renowned architect Franc Ortega, this project offers units with panoramic golf course and beach views, complemented by amenities such as coworking spaces, a fitness center, and a rooftop social area.
- Galia – A contemporary, two-level apartment development of 51 units (1 and 2 bedrooms plus a service room) featuring private picuzzis with views of the pool, garden, sea, and Las Iguanas golf course.
- Cana Sky – A collection of 43 apartments available in three layouts, designed to combine elegance with functionality.
- Sky Green Garden – A luxury apartment project with 32 ranging from 70 to 100 M2, featuring two bathrooms, a fully equipped kitchen, BBQ area, Jacuzzi, and panoramic terraces.
- Forest Residences – A residential project featuring one- and two-bedroom apartments (with “Lock Off” options) that offer panoramic views of lush gardens, park, and forest, along with a pool and outdoor recreation areas.
- Waterfalls – A modern design project with European-inspired finishes, characterized by bright spaces, wood accents, and horizontal lines; it includes an underground parking level, six floors in a U-shaped layout maximizing views, and a central pool with common areas.
- Bonita Golf Residences – Nestled within the Las Iguanas golf course, this development offers 160 apartments with panoramic ocean views, terraces overlooking the Caribbean, and direct access to Juanillo Beach.
- East Lagoon – A luxury apartment development of 56 units (2- and 3-bedroom configurations from 97.5 to 151.7 M2) featuring expansive terraces with lake views and premium amenities such as a pool, padel courts, putting green, children’s play area, on-site restaurant, and rooftop bar.
- Estero Villas – Located adjacent to the South Coast, this sub-community features villa units in development on levels 1 to 3, comprising 36 lots with each lot measuring 4,069 sq ft.
Puntacana Resort & Club
Tourist complex that includes 8 residential communities, a luxury spa, the Ojos Indígenas Ecological Reserve, the Oscar de la Renta Tennis Center, and the hotels Four Points by Sheraton, as well as the five-diamond Tortuga Bay and The Westin Puntacana. Additionallyit encloses Punta Cana international airport
History
Founded in 1969 by Frank Rainieri and Theodore Kheel, the project began with the Punta Cana Club, a 40-room hotel. The Punta Cana International Airport opened in 1984, enhancing accessibility. In 2006, Tortuga Bay, a boutique hotel designed by Oscar de la Renta, was inaugurated. The resort has since evolved into a premier destination, emphasizing sustainable tourism and community development.
Products
Despite there is no new construction in the community, there are current listings on the projects:
- Playa Serena – Beachfront homes with serene ocean views.
- Tortuga, Arrecife, Hacienda, Hacienda del Mar, Marina, Corales, Lagos – Various neighborhoods offering luxury villas, single family residential units of half an acre and apartments which overlook P.B. Dye’s La Cana Golf Course
Vista Cana
Inland master plan of 520 Ha located 14km away from Punta Cana airport. Counts with artificial beaches, club house, fine dining, 9-holes golf course. Fields of soccer, padel, pickleball, skatepark, pump track and a gym with lap pool.
History
It was initiated in the late 2010s near Punta Cana. Key milestones include the opening of its 9-hole golf course and artificial beach in 2021, followed by the inauguration of its clubhouse and sports facilities in 2022.
Products
Undergoing construction of the projects:
- Oasis Park Villas – villas, townhouses and apartments surrounded by parks, club house and artificial beaches
- Vive Vista Cana – A private enclave of 32 villas offering exclusive access to both saltwater and freshwater lakes, complemented by a dedicated electric bike and scooter system.
Punta Bergantin
Master planned community with an extension of 965Ha; 10 km from Puerto Plata Airport. The development includes the construction of 4–6 five-star hotels (Hyatt, Melia, Hilton, Marriott), 1,500 vacation units, and 2,500 mixed-use units. And a theme park developed by ITM featuring Dominican culture, biodiversity, entertainment facilities, an interactive aquarium, and beach access.
History
Announced in 2023. Punta Bergantín is a master-planned development located near Puerto Plata. The project aims to integrate tourism, real estate, and film production facilities, including a film studio. As of 2025, construction is underway, with the first phase expected to include hotels, residential units, and the film studio.
Products
The project will develop:
- 1,500 vacation units
- 2,500 mixed-use units
Casa de Campo
(La Romana, Dominican Republic) Spanning 2,833 ha, this coastal resort is 8km from La Romana airport. Features three golf courses designed by Pete Dye (including Teeth of the Dog®), a 370-slip marina, polo and equestrian center, 99-hectare shooting club, beach club, fine dining, and luxury villas.
History
Developed in the early 1970s by Gulf and Western Industries on a 7,000-acre sugar mill property, Casa de Campo began as a private retreat. The Teeth of the Dog golf course, designed by Pete Dye, opened in 1971. In 1974, the resort opened to the public, featuring additional amenities like the La Terraza Tennis Club and the Altos de Chavón cultural center. Over the years, it has transformed into a luxury destination with multiple golf courses, a marina, and upscale residences.
Products
Over 300 listings for sale and 160 rentals. Covering luxury villas, golf course residences, and marina-front properties.
Playa Nueva Romana
(La Romana, Dominican Republic) A 607-ha beachfront community located at La Romana. Offers a 2.4 km beach, two golf courses (including PGA Ocean’s 4), exclusive beach club, sports complex, shopping center, and over 10 restaurants. Features include a yoga/Pilates studio, paddle courts, and AI-supported 24/7 security.
History
Developed in the 2010s, Playa Nueva Romana is a 1,500-acre beachfront community situated between Santo Domingo and La Romana. The development focuses on providing a balanced lifestyle with modern amenities and natural surroundings.
Products
Undergoing construction of the projects:
- Vistas Golf 2: Familiar subcommunity with 48 units in 8 buildings
- Las Arenas: subcommunity of villas, close to golf course Executive, and the beach
- Sunrise Residences: 42 single family residential lots, with exclusive access to the beach.
Real Estate Market Insights on MPCs of Dominican Republic
- Golf and natural features (reserves, lakes) have been foundational amenities on these communities, and they continue to be popular. Communities with unique elements, like a crystal lagoon, could stand out in a crowded market.
- These amenity-rich areas are primarily catering to residential buyers, particularly those looking for detached houses or villas, rather than large-scale tourism or hospitality developments.
- Golf communities lean toward high-end residential and hospitality blends.
- Natural reserves support diversified residential formats, possibly due to broader buyer preferences.
- Lake and lagoon amenities seem to focus purely on residential, particularly low-density or luxury housing.
- Hotel developments are limited, indicating these communities prioritize long-term residents over tourists.
Puerto Rico
Bahía Beach Resort
(Río Grande, Puerto Rico) A 195-ha beachfront resort located 35km from San Juan. Features a Robert Trent Jones Jr. golf course, 4.8 km of nature trails, spa, tennis center, and beach club. Offers luxury residences and a St. Regis hotel.
History
Originally a coconut plantation, the site was transformed into a luxury resort in the early 2000s. The St. Regis Bahía Beach Resort opened in 2010.
Products
- Atlantic Drive Estates: Stately residences with elegant designs.
Moncayo
(Puerto Rico) A forthcoming 445-hectare private residential community on Puerto Rico’s east coast. Envisioned to integrate with the natural landscape, featuring miles of untouched beaches, bioluminescent lagoons, and proximity to the Caribbean’s largest marina. Aims to foster authentic community connections.
History
Announced in 2023 by Juniper Capital, Moncayo is a visionary master-planned community on Puerto Rico’s eastern coast. Designed by Hart Howerton, key features include a 68-key oceanfront Auberge Resorts Collection hotel, 400 branded residences, an 18-hole golf course designed by Mackenzie & Ebert, a 100-acre organic farm, and a village center with boutique retail, a concierge medical clinic, and an accredited K–12 charter school. The project is slated for phased completion by 2027.
Products
- 400 residences, including 200 Auberge-branded homes
Bahamas
Albany Resort
(New Providence, Bahamas) A 243 ha oceanfront community 10km from Nassau airport. Includes an Els-designed 18-hole golf course, 71-slip mega-yacht marina, family water park, adult pool, spa, fitness center, children’s clubhouse, multiple restaurants and bars, and a state-of-the-art theater.
History
Opened in October 2010, Albany is a 600-acre oceanfront community on New Providence Island. Developed by Tavistock Group in partnership with Tiger Woods and Ernie Els. Albany has become a haven for celebrities and professional athletes seeking privacy and upscale amenities.
Products
- Villas: Courtyard-style homes featuring private pools and gardens.
- Marina Residences: Architecturally distinctive buildings lining a 71-slip mega-yacht marina.
- Custom Homes & Estate Lots: Tailored residences and expansive plots designed to suit various lifestyles.
The Abaco Club
(Great Abaco Island, Bahamas) A 216 ha private community located 10km from Marsh Harbour airport. Features a Scottish-style links golf course, spa, tennis courts, beach club, and water sports center. Offers luxury cottages and estate homes.
History
Established in the early 2000s on Great Abaco Island. The development focuses on providing an exclusive and relaxed lifestyle in a pristine setting.
Products
- The Cays: Beachfront villas with ocean views.
- The Ridge: Cottages overlooking the 18th fairway and Atlantic Ocean.
- The Estates: Custom homesites for personalized residences.
- The Cliffs: Island-style cottages perched atop coral cliffs.
Baker’s Bay
(Great Guana Cay, Bahamas) A 237 ha private resort situated 20km from Marsh Harbour airport. Boasts a Tom Fazio-designed 18-hole golf course, 200-slip marina, beach club, spa, and Marina Village with dining and shopping. Known for its relaxed atmosphere, including barefoot golfing.
History
Launched in the mid-2000s by Discovery Land Company. The community emphasizes family-friendly amenities and a laid-back atmosphere.
Products
- Beachfront Estates: Luxurious homes with direct ocean access.
- Golf Course Residences: Properties situated along a Tom Fazio-designed golf course.
- Marina Village: Homes with proximity to a full-service marina.
Additional islands
Oil Nut Bay
A 121-hectare coastal sanctuary, the master planned community, is accessible only by boat or helicopter. Features are luxury villas, a marina village, beach club, wellness center, Coore & Crenshaw designed 18-hole golf course and multiple dining venues. Emphasizes sustainability with solar-powered infrastructure and eco-conscious design.
History
Developed in the 2010s on Virgin Gorda. The development prioritizes sustainability and harmony with the natural environment.
Products
15 distinct neighborhoods with unique topography, views of the hills and the sea, including:
- Turn-Key Villas: Ready-to-move-in homes with modern amenities.
- Custom Homesites: Plots for personalized residences with ocean views.
- Marina Residences: Properties adjacent to a 93-slip marina
Cabot
(Saint Lucia) A 485-hectare oceanfront development on the island’s northern tip. Includes a Coore & Crenshaw-designed golf course, 300 architect-designed residences, wellness center, and beach club. Focuses on eco-friendly design and community integration.
History
Announced in 2019. The project aims to blend world-class golf with sustainable living.
Products
- The subcommunities North Ridge, Central Ridge, The Hilltop, and Lakeside feature residences along the golf course.
- The subcommunities West Ridge and East Ridge feature custom Homesites with ocean views.
Kittitian Hill
(Saint Kitts and Nevis) A 162-hectare hillside community blending luxury with sustainability. Features Belle Mont Farm hotel, Irie Fields golf course, spa, farm-to-table dining, and artist residencies. Designed by architect Bill Bensley to harmonize with the natural landscape.
History
Founded in 2006 by Val Kempadoo. The Belle Mont Farm hotel opened in December 2014, offering luxury accommodation on a tropical farm.
Products
Despite there is no new construction in the community, there are current listings on the following projects:
- Belle Mont Farm: A collection of guesthouses and villas set within an organic farm.
- Yaya Groves: Private homes with panoramic views of the Caribbean Sea.
Loren
(Providenciales, Turks and Caicos) A luxury development set for completion in 2026. Comprises six beachfront villas, 25 condominiums, and 33 guest suites. Amenities include a private beach club, gourmet dining, luxury spa, and a 32-slip private marina. The location is also convenient to numerous local restaurants and attractions and less than a 15-minute drive from Providenciales International Airport. Turtle Cove sits along Providenciales’ northern coast, at the far west end of the famous Grace Bay Beach. Directly off the beach is Smith’s Reef, one of the most picturesque snorkeling destinations on the island.
History
The site of The Loren holds a special place in Turks and Caicos history; it is the location of Providenciales’ very first hotel, the Third Turtle Inn, which operated from 1969 until 1989. The Loren Group Holdings have announced the start of sales for The Loren at Turtle Cove, a new development featuring branded residences along with a new 5-star Loren Hotel on Providenciales, the brand’s third resort following properties in Bermuda and Austin, Texas.
Products
The community will develop:
- 25 condominiums with access to all hotel amenities and the beach club
- 6 front beach Villas with access to all hotel amenities and the beach club
Lagune Bay
(Sint Maarten) A master-planned waterfront community comprising residences with shared amenities. Includes the Oasis Eco-Center with a restaurant, botanical garden, and recreation center, as well as La Punta, offering offices, retail spaces, and additional residences. Designed with sustainability in mind, featuring rainwater collection, photovoltaic energy, and hurricane-resistant construction.
History
Conceived by Karis Development Company NV, which has owned the land since 1987. Lagune Bay is a master-planned community on the Dutch side of Sint Maarten, and developed by Dolomita Development, an Italian firm. Conceived as a three-phase development. The date of completion is still unknown.
Products
- 85 condominiums with ocean views, direct beach access
- 6 inline retail spaces
- 6 office spaces
- 24 apartments
Andrés Ariza
Consulting Specialist -LOGAN Valuation