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    Real Estate Transactions in the Philippines: A Guide for Foreign Buyers

    Buying property in the Philippines can be rewarding, whether you want a retirement home in Cebu, a condominium investment, or land for a business. But Philippine law places clear limits on what foreigners can own, and a purchase involves several government offices, taxes, and deadlines. At Bizzure Visa, working with our legal team, we help you structure the purchase legally, check the property carefully, and see the transfer through to a new title in the right name.

    Know the limits: Under the 1987 Constitution, private land may be owned only by Filipino citizens and corporations at least 60% Filipino-owned, so foreign nationals generally cannot own land, except by hereditary succession. Foreigners may buy condominium units as long as foreign ownership in the project stays within the legal limit, generally 40%, and may lease private land for up to 25 years, renewable for another 25. Nominee or dummy arrangements violate the Anti-Dummy Law.

    Free Consultation

    We review your situation and confirm the right approach.

    Document Preparation

    We prepare and check every document.

    Filing & Follow-up

    We file, track, and keep you updated until approval.

    Property Transaction Support

    Our legal team guides you through due diligence, the deed of sale, BIR taxes and the eCAR, transfer tax, and registration of your new title.

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    What We Check Before You Pay

    • Certified true copy of the TCT or CCT from the Registry of Deeds
    • Mortgages, liens, adverse claims, and other annotations
    • Tax declaration and real property tax clearance
    • Seller's identity, spousal consent, and authority to sell
    • Available foreign ownership quota in the condominium
    • Developer's licence to sell for pre-selling units
    • Zoning, occupants, and agrarian reform coverage for land

    Transfer of Title: Step by Step

    First, we confirm what you can legally acquire and in whose name, then check the title, taxes, seller, and property. Next, the Contract to Sell or Deed of Absolute Sale is reviewed or drafted, signed, and notarised. Then the capital gains tax (or the taxes that apply to ordinary assets) and documentary stamp tax are filed with the BIR for the eCAR, transfer tax is paid at the Treasurer's Office, and the Registry of Deeds issues a new TCT or CCT, followed by a new tax declaration in your name. Consultation is free, and fees are quoted per client after consultation. Message us on WhatsApp or Viber at +63 946 341 4836, or email info@bizzurevisa.com.

    Frequently asked Questions

    • Can a foreigner buy a condominium?

      Yes, as long as foreign ownership in the condominium project stays within the legal limit, generally 40%. Always confirm the foreign quota before paying.

    • How long can a foreigner lease land?

      Generally up to 25 years, renewable for another 25 years (PD 471). Foreign investors with qualifying projects may lease for longer under the Investors' Lease Act, as amended by RA 12252, up to a 99-year aggregate term.

    • Can I put the property in my Filipino spouse's name?

      Your spouse may own land, but you as a foreigner cannot acquire ownership rights over it, even if you provide the funds. Get legal advice before you buy.