An Apartment for Sale in Punta Cana, Chosen by the Floor It Sits On
Most people who search for an apartment for sale in Punta Cana start with a bedroom count and a budget. At Itza Golden Residences, in the Golden Lakes district of Cap Cana, a third question settles the other two faster: which floor. The project is 52 residences in four stepped towers of five levels, and each level carries its own layout, its own kind of outdoor space and its own price point. This guide walks through the building floor by floor, then covers what is handed over at the door, what ownership costs, and how a foreign buyer secures one.
Why the floor comes before the floor plan
Each of Itza's four towers is a stepped pyramid: 13 residences spread over five levels, with every level set back from the one below it. That setback is what gives each apartment a terrace instead of a narrow balcony, and it is also why the building sorts itself so neatly. Walk up a tower and the layouts change in a fixed order, from garden-level one-bedrooms to a penthouse crown. Choosing a level is therefore choosing a type of home, and it is the quickest way to narrow the search.
The table summarises the arrangement. Areas are the TOTAL figure the developer's price list uses, which adds the terrace (and, on some ground-level homes, a private garden) to the interior; more on that basis further down.
| Level | Layout | Total area from | Outdoor space |
|---|---|---|---|
| Level 1 | One bedroom plus study and a service room | 1,309 sq ft | Terrace; some homes add a private garden, up to 3,298 sq ft in total |
| Level 2 | One bedroom plus a service room | 1,112 sq ft | Terrace (every level-2 home is reserved) |
| Levels 3 and 4 | Two bedrooms plus a service room | 1,615 sq ft | Wraparound terrace |
| Level 5 | Three-bedroom penthouse | 2,648 sq ft | Terrace on every side, private elevator access |
What you find when you open the door
Whatever the level, the specification is shared. Floors are large-format porcelain. Kitchens are built around an island with a breakfast bar, with quartz worktops over moisture-resistant cabinetry; bathrooms are porcelain floor to wall with quartz vanities. Windows run floor to ceiling in aluminium frames with tempered glass, and the air conditioning is a high-efficiency VRF multi-split system. Lights and air conditioning can be controlled by Alexa, and every home is fibre-ready with a lobby intercom.
Two details are easy to miss on a brochure. First, every layout includes a service bedroom with its own full bathroom, which on a one-bedroom plan works as a guest room, an office or live-in help. Second, the residences are delivered unfurnished: the stove, fridge, oven, washer and dryer are included, the sofa and beds in the renderings are staging. Budget for furnishing separately, especially if you plan to rent.
Level by level: which buyer each floor suits
Level 1 is the ground-contact floor. Its one-bedroom plans add a study to the service room, and some of them come with a private garden, which is how a one-bedroom here can reach 3,298 sq ft in total. This is also the entry point on price, from $378,000, and at 1,309 sq ft it is the smallest residence still on offer. It suits a buyer who wants a lock-up-and-leave home with outdoor space at ground level, or a rental with a garden to photograph.
Level 2 holds the most compact plans, from 1,112 sq ft, but every home on that floor is already reserved, so it is worth knowing about only so the number is not misread as an available option.
Levels 3 and 4 carry the two-bedroom plans, from 1,615 sq ft, with terraces that wrap around the corner. Level 3's version is the larger, at 2,194 sq ft in total. These are the family and shared-ownership floors: two proper bedrooms, the service room, and enough terrace to eat outside.
Level 5 is the crown of each tower: a three-bedroom penthouse of 2,648 sq ft with terrace on all sides and private elevator access, at $739,331. There are only four in the whole project, one per tower.
Reading the square footage the right way
A size in a Punta Cana listing can mean interior only, interior plus terrace, or a total that also counts a garden. Itza publishes one basis throughout, the total, because that is the column its price list uses. It is a legitimate way to measure a stepped building where the terraces are large, but it means two homes with the same total can feel quite different inside: one may give more of its area to the terrace, the other to the living room.
So when you compare Itza with anything else, or one Itza plan with another, ask for the interior figure next to the total on the floor plan attached to your contract, and compare like with like. If a brochure plan and the price list disagree slightly, the price list is the reference document.
What owning one costs, and what it may earn
The condominium maintenance fee is set per square foot, at about $0.33 to $0.37 per sq ft per month, so it scales with the total area you buy. That is a point in favour of reading the total carefully: a large garden adds to the monthly fee as well as to the price.
Short-term rental is permitted, and the residences were conceived to work either as a home or on the rental platforms. There is no named rental operator or programme, so you would choose your own manager, and the condominium's bylaws, not national law, are what set the house rules for guests. The developer's own model projects a return of 8% to 10%: 8.2% net on a two-bedroom at an assumed 65% occupancy and an average nightly rate of $276, after management, operating costs, maintenance, insurance and a furniture reserve, and about 10% only if you value the 28 nights a year you use it yourself. It is a projection, not a guaranteed return, and it starts only once the home is delivered and furnished.
Buying it from abroad
A foreign national can buy and hold Dominican property in their own name on the same terms as a Dominican citizen. An apartment at Itza is reserved with $5,000; the purchase is then documented in a contrato de promesa de venta, the usual contract for a home that has not been built yet, which does not itself transfer ownership. Ownership arrives with the definitive sale contract and its registration, once the building exists. Before signing, have a Dominican attorney review the condominium declaration, its bylaws and the approved construction plans.
The project is expected to carry CONFOTUR benefits under Law 158-01, which for first buyers from a developer exempt the 3% transfer tax and the 1% annual property tax; expected is the operative word, and your attorney should confirm the resolution before you rely on it. Delivery is planned for Q4 2029. The site itself is on El Dorado Avenue in Golden Lakes, 8 minutes by car from Juanillo Beach and Marina Cap Cana and 16 minutes from Punta Cana International Airport.
Common questions
- Are the apartments at Itza sold furnished?
- No. They are delivered unfurnished, with a stove, fridge, oven, washer, dryer and VRF air conditioning installed. The furniture in the renderings is illustrative staging.
- How many apartments are still for sale?
- 27 of the 52 residences were available on the developer's September 2026 price list. Every level-2 home is reserved; the smallest residence still available is 1,309 sq ft in total area.
- What is the price range?
- From $378,000 for a level-1 one-bedroom with study to $739,331 for a three-bedroom penthouse. A residence is reserved with $5,000.
- Where exactly is Itza?
- On El Dorado Avenue in Golden Lakes, Cap Cana, facing a navigable lake with a lakeside beach. Juanillo Beach and Marina Cap Cana are 8 minutes away by car and Punta Cana International Airport is 16 minutes.
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