Property
Valuation
Refined Estimated Market Valuation for Villa Flor de Cabrera
$8,000,000 to $10,000,000 USD
Commercial Value
18,500 sq. ft., 10-bedroom, fully-staffed event resort with documented high nightly rates ($3,500 – $7,000+).
APPRECIATING (MAJOR): The established business and income generation require a valuation based not just on brick-and-mortar but on its capitalization rate (return on investment), which drives the value well above a purely residential comparable.
Comparable Sales
Castillo Del Mar, a 10-bed, 16,490 sq. ft. villa within Orchid Bay Estates, was recently listed for $7,900,000.
ADJUSTMENT: This comparable is slightly smaller and potentially older. Flor de Cabrera is 18,500 sq. ft., has an established, highly successful rental and events business, and includes a full cabaret/entertainment facility. Its proven income stream adds a substantial premium above the $7.9M list price of its neighbor.
Community Prestige
Located in Orchid Bay Estates, a private, secure, exclusive gated community with multiple estates of similar and larger size.
APPRECIATING (MAJOR): This factor largely offsets the small-town penalty. Exclusivity, privacy, security, and a neighborhood of comparable ultra-luxury homes maintain a very high floor on the property’s value.
Location Penalty
Small town (Cabrera) and 45-minute drive to the closest airport (e.g., POP or AZS).
DEPRECIATING: This limits the pool of buyers to ultra-high-net-worth individuals and investors prioritizing privacy over convenience. It reduces the per-square-foot rate compared to highly accessible, mainstream resort areas (like Punta Cana or Casa de Campo).
Key Takeaways for the North Coast Market:
Oceanfront Premium
The primary difference in price is always between oceanfront (directly on the beach/cliff) and ocean view (set back). True, direct oceanfront properties command the highest prices.
Community Matters
Exclusive gated communities like Sea Horse Ranch (Sosúa/Cabarete) and Cap El Limón (Samaná/Las Terrenas) have higher property values due to amenities, security, and prestige.
Size & Cabaret Feature
The original villa’s size (18,000 sq ft) and commercial aspect (cabaret) place it firmly at the top end of the market, which is why its estimated value would be in the range of the ultra-luxury listings shown above.
Ultra-Luxury & Large-Scale Villas (The $Multi-Million Category)
| Location/Community | Bedrooms | Size | Status | Listing Price (USD) | Notes |
|---|---|---|---|---|---|
| Playa Encuentro, Cabarete | 10 | 1,200 / 12,917 sq ft | For Sale | $5,959,000 | Iconic Beachfront Masterpiece (Comparable to your original request) |
| North Coast (General) | 9 | 64,583 sq ft lot | For Sale | $6,000,000 | Large luxury oceanfront villa on a large lot. |
| Playa Cosón, Las Terrenas | 13 | 1,860 (20,021 sq ft) | For Sale | $6,900,000 | Exclusive Beachfront Estate (Las Terrenas is on the Samana Peninsula, often considered part of the greater North Coast) |
| Sea Horse Ranch | 5 | 511 / 5,500 sq ft | For Sale | $5,500,000 | Unique Caribbean Oceanfront Villa. |
Mid-to-High-End Oceanfront/Luxury Villas
(The $500k to $3 Million Category)
| Location/Community | Bedrooms | Size ( / sq ft) | Status | Listing Price (USD) | Notes |
|---|---|---|---|---|---|
| East Cabarete | 6 | 1,000 sq ft | For Sale | $995,000 | "Spectacular Beachfront Villa" (Note: square footage may be a typo on the source and is unusually small for 6BR) |
| Cabarete | 5 | N/A | For Sale | $599,000 | "Spacious Oceanfront House" (Likely older or smaller footprint, reflecting the lower price point for a beachfront home) |
| Sea Horse Ranch | 6 | 770 / 8,288 sq ft | For Sale | $1,600,000 | Large luxury villa in a high-end gated community (may be ocean view, not ocean front). |
| Sea Horse Ranch | 6 | 1,131 / 12,174 sq ft | For Sale | $1,950,000 | "Private Caribbean Estate" (Likely very large and luxurious, but not directly oceanfront) |
Conclusion on Appraised Value
The large size of the estate and the powerful combination of a luxury operation within an extremely exclusive and secure community (Orchid Bay) are the dominant factors.
The 45-minute distance from the airport limits the maximum ceiling but is less important to the elite clientele who are buying or renting multi-million dollar properties in Orchid Bay. For this segment, the privacy and exclusivity of the location become a desirable feature rather than a deterrent.
Therefore, the value is placed significantly higher than a comparable luxury villa in the community ($7.9M) to account for its larger size, superior business operation, and unique “cabaret” feature.
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