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CaribeExpert x ART PRESTIGE JR — Capital Assets Desk
Co-managed investment assets with verified authorization-to-market and investor-ready documentation status.

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El Cabo – Strategic Development Land | Dominican Republic (East Coast)

El Cabo is a large-scale development landholding within the immediate Cap Cana sphere of influence—a rare combination of coastal proximity, scale, and natural drama. The site is defined by limestone rock formations and caves, historically associated with Taíno presence, giving the location a distinctive identity and a powerful narrative foundation for a destination brand.

Parts of the land are low to moderately vegetated, supporting efficient master planning and clear zoning—an ideal platform for a major tourism-driven project. This enables exceptional concept options: from imaginative resort ecosystems with bungalow clusters, eco-lodges, and boutique hotels, to architecturally integrated cliff-and-cave suites, panoramic viewpoints, and curated nature trails. In parallel, the site naturally supports a residential and second-home component—villas, townhomes, or residential lots—creating a stable monetization layer alongside the hospitality anchor.

A key advantage is that access and basic infrastructure connectivity are fundamentally in place, improving time-to-market and enabling phased execution. El Cabo is therefore well suited to investors and developers who want to go beyond land acquisition and create a signature destination—scalable, phaseable, and positioned in one of the Dominican Republic’s strongest premium corridors.

Key Metrics (indicative, per reference materials)

Area (disputed tract): 17,805,711 m² (~1,780.6 ha)
Settlement / compensation component: + 1,000,000 m²
Indicative transaction size / price: USD 250,000,000 (plus taxes/transaction fees)
Indicative appraised value: USD 2,567,000,000
Coast / coral line: ~9 km (regeneration / beach-creation concepts subject to approvals)
Access: ~12 min Punta Cana Intl. Airport (PUJ) | ~40 min La Romana Airport

Institutional Investment Thesis

Primary value drivers:

Land transformation: master plan → approvals → infrastructure → development rights
Premium micro-location in the strongest tourism corridor of the DR
Optional phased exits: parcelization / forward sales / operator entry

Material Risks (deal-critical)

Legal status: indications of historic/registered litigation (litis) → CEJI + case file review required
Transfer logic: formal clarity on ownership, adjudication basis, and transfer/registrability is mandatory
Environmental / zoning: density, coastal regime, protected areas, studies & permits

CaribeExpert Role

Verified Capital Assets process: NDA → Data Room → Site Visit → LOI → Due Diligence → Closing
(including structured document verification, access control, and investor-grade transaction execution)

Economics & Price Anchors

Land Value Narrative / Benchmarks (indicative)

Early “founder” entries in premium zones have been referenced around ~USD 100/m².
Mature, serviced prime-front areas have been referenced up to ~USD 800/m².

Important: These are reference anchors only and become relevant for El Cabo only once zoning, title clarity, and infrastructure reach an investment-grade standard.

Transaction Case (indicative, per reference paper)

Purchase price: USD 250,000,000 (+ taxes/transaction costs)
Appraised value: USD 2,567,000,000
Settlement component: + 1,000,000 m² (compensation within dispute-resolution logic)

Institutional Interpretation (core point)

The valuation spread is only defensible if:

Title & registrability are confirmed (CEJI, chain-of-title, registry entries, transferability)
Master plan approvals & density are legally secured
Infrastructure & access are technically/economically feasible
Exit mechanics (phasing, parcelization, operator entry) are defined

Legal Status & Risk Matrix

Current Deal-Critical Point

There are indications of historic / multi-year litigation (registered “litis” / annotations). Depending on current registry status, this may range from resolved history to active impediment. No institutional evaluation is possible without an updated CEJI.

Mandatory Data Room Contents (investor-grade)

CEJI (Certificación del Estado Jurídico del Inmueble): current registry status (charges, liens, annotations, litis, freezes)
Title documents including origin / adjudication basis and relevant expediente file references
Cadastre / mensura / plans incl. coordinates and overlap (superposición) checks
Environmental / permitting package: studies filed, no-objection letters, master plan status, authority track record

Risk Matrix (short form)

Title/Registrability: High → CEJI + chain-of-title required
Litigation/Encumbrances: High → verify entries, rulings, annotations
Permitting/Environmental: Medium–High → studies & approval path
Infrastructure/Access: Medium → technical DD (roads/utilities/drainage)
Market/Exit: Medium → operator/developer appetite, phasing & absorption

Transaction Process (Verified Capital Assets)

Phase 1 – Investor Qualification

NDA
KYC / Proof of Funds / Investor mandate (institutional)
Investment parameters (ticket size, horizon, strategy, JV preference)

Phase 2 – Verified Data Room

Registry package (CEJI, title, entries, case file references)
Cadastre/plan/boundaries & coordinates
Permitting/environmental track record
Financial model framework (capex/phasing/exits)

Phase 3 – Site Visit & Desk Technical Review

Access/topography/constraints
Infrastructure audit (utilities, roads, drainage)
Stakeholder mapping (authorities, neighbors, reserves/protected areas)

Phase 4 – LOI → DD → Closing

LOI/term sheet; structure (SPV/JV/escrow)
Legal/tax/technical DD
Notarial & registry execution (closing conditions)

Asset Overview

Asset Name: El Cabo – Strategic Development Land
Jurisdiction: Dominican Republic | La Altagracia Province | Higüey Municipality (macro assignment)
Location logic: Punta Cana–Juanillo corridor; proximity to premium developments (Cap Cana influence zone)
Nature: Greenfield | large-scale master-planned development (hospitality anchor + residential/mixed-use optional)

Land Area & Geometry (indicative)

Operational transaction area: 17,805,711 m²
Settlement/compensation: + 1,000,000 m² (within dispute-resolution logic)
Coast/coral segment: ~9 km
Beach regeneration/creation: concept- and permit-dependent

Typical Institutional Exit Profiles

Master developer approach with partial exits to operators/developers
JV structure with a hospitality operator (anchor) + residential parcelization
Phased monetization: forward sales, land sales, development rights

Market & Location Context

Macro Drivers (DR / East Coast)

Punta Cana is the DR’s strongest tourism corridor (airlift, resort cluster, second-home demand).
Shift toward higher product quality (luxury/upper-upscale) supports land values in premium zones.

Micro-Location Logic (indicative)

Proximity to premium destinations (Cap Cana influence zone)
Short distance to international airports (PUJ) supports operations and time-to-market

Master Plan Concept & Development Parameters

Concept Lines (indicative)

Hospitality cluster: hotels (boutique to resort), lodges/bungalows (concept-dependent)
Residential mix: condos/apartments, townhouses, villas, lots
Destination infrastructure: golf, marina/nautical adjacency, equestrian/sports center, convention/events, retail/shopping, coastal regeneration and potential inland “man-made beaches” (subject to permits)

Density / Capacity Logic (indicative)

Baseline: ~20 “keys/places” per ha → ~36,000 keys/places (over ~1,800 ha)
Upside (purely indicative): ~40–60 keys/places per ha (benchmarks from adjacent developments)

Note: Density is approval-driven. Environmental studies, master plan approvals, tourism authority requirements, and municipal/planning parameters are decisive.

Infrastructure (indicative)

Infrastructure capex assumption: ~USD 10–14/m² (range; to be technically validated)
Typical land loss/deductions: ~25–30% (roads/green areas; must be confirmed by technical DD)

Data Request & Next Steps

Immediate Next Steps (CaribeExpert)

Execute NDA + submit investor profile / PoF
Establish Data Room (index + access control)
Document priority (sequence):
- Updated CEJI
- Adjudication / expediente documents
- Mensura/plan/coordinates
- Environmental/master plan filings
- Site visit + LOI framework

Disclaimer

All figures are indicative and based on referenced materials and do not replace legal, tax, or technical due diligence. This memo is not an offer and does not constitute any representation or warranty. Sensitive information (identifiers, exact location/coordinates, full plans) is released exclusively under NDA to qualified investors.