Every coastal real estate market has a version of this rule. In the Dominican Republic, it is Law 305-68, and it matters to every buyer of land near the ocean. Understanding it is not complicated — but ignoring it is expensive.
The Legal Framework: Law 305-68
Law 305-68, enacted in 1968, establishes the Dominican maritime zone. The key provision:
A strip of land 60 meters wide, measured from the mean high-tide line, along all ocean coastlines in the Dominican Republic is declared public domain belonging to the Dominican state.
This means that the first 60 meters of land from the ocean shore cannot be privately owned. No title can be issued for land in this zone (with limited exceptions for pre-existing titles issued before 1968, which are extremely rare and contested). The zone cannot be built on, sold, or transferred. It is, legally, state-owned public land.
Think of it as the equivalent of the public beach access rules that exist in many coastal jurisdictions worldwide — except that in the Dominican Republic, this zone has a specific 60-meter legal definition, and it applies uniformly to all ocean coastlines.
What "Oceanfront" Actually Means
In the Dominican context, a legitimately titled oceanfront property does not have its boundary at the water's edge. It starts at the 60-meter mark from the mean high-tide line (or further inland). Properties described as "oceanfront" in the Dominican Republic, when properly titled, are oceanfront in the sense of being as close to the ocean as legally permissible — not sitting on the beach itself.
This is an important distinction. When a seller describes a plot as "oceanfront" and the listed distance to the ocean is, say, 60–100 meters, this is actually correct and desirable — it means the plot is positioned right at the permissible boundary. A plot with ocean views starting at exactly 60 meters is properly titled coastal land.
Why This Matters for Title Verification
The practical consequence: any coastal parcel you purchase must be verified to sit entirely outside the 60-meter maritime zone. Even a partial overlap — if part of the registered parcel falls within the zone — creates a legal defect in the title that can cause significant problems for construction permits and future sale.
Verification steps your attorney should perform:
- Review the cadastral plan (plano catastral) for the specific parcel — this shows the measured distance from the high-tide line to the parcel's nearest boundary.
- Confirm that the surveyed boundary is entirely beyond 60 meters from the mean high-tide line at the closest point.
- For added certainty, engage an independent licensed surveyor to physically verify the boundary on the ground — particularly important if the listed distance is close to 60 meters.
Construction Permits Within the Zone
Building within the 60-meter zone is also restricted. Dominican construction permit requirements explicitly prohibit structures within this zone. Even if you somehow obtained a piece of paper purporting to be a title within the zone, you would not be able to obtain a legitimate construction permit for it.
Properties that were constructed within this zone before 1968 exist, but they cannot be formally titled or sold with clear title under current law. Buyers should be wary of properties in this situation.
The Zone Is a Feature, Not a Bug
There is a legitimate way to view the 60-meter zone positively: it ensures that the beachfront immediately in front of your property remains accessible as public space. You cannot build a structure that blocks beach access. Your ocean view, from a properly positioned plot, is not threatened by someone else building a structure between you and the water — because that space is state-protected public domain.
For the plots we offer at Río San Juan Coastal Land, the advertised distance to the ocean (60–95 meters for RSJ-01 through RSJ-10) reflects the physical distance from each lot to the ocean. All plots are positioned beyond the 60-meter zone. We encourage buyers to independently verify this through their own attorney and surveyor. See our parcels catalog for specific distances.
Lagoon and River Frontage
Similar maritime zone rules apply to other water bodies. Lagoons such as Laguna Gri-Grí near Río San Juan are subject to their own environmental and water domain protections under Dominican environmental law (Law 64-00 and related regulations). These are distinct from the 60-meter ocean zone but serve a similar protective function. Always verify the applicable setback for any water-adjacent property.
Legal disclaimer: This guide is for informational purposes only. Dominican law can change. We strongly recommend engaging an independent, licensed Dominican attorney and surveyor to verify maritime zone compliance for any specific parcel before purchase.