Buying Property in the Philippines: Condos, Leases and Limits

A foreigner can hold title to a condominium unit, provided foreign ownership across the project does not exceed 40 percent of the units. In popular districts of Metro Manila and Cebu, some buildings have already reached that cap, so a resale or a new reservation may be impossible. Ask the developer or property manager for the project's current foreign share, in writing.

Land is different. A foreigner cannot own it, though a former natural-born Filipino can hold limited areas. Foreigners may instead lease land. Republic Act 12252 raised the maximum lease for foreign investors to 99 years, and its implementing rules took effect in January 2026, tying the term to the investment the lease supports. The scope for ordinary home buyers is narrower, so check the eligibility conditions with a lawyer.

Our Philippines listings include condominium apartments, studios, penthouses and also houses and land, which a foreigner generally cannot take outright; see the commercial side in commercial units.

1. Reservation. A fee, usually refundable only within a short window, takes the unit off the market.
2. Contract to sell. The developer issues a contract setting the payment plan. Pre-selling units can be paid over years.
3. Down payment and instalments. Payments follow the schedule; a mortgage or developer financing completes the balance at turnover.
4. Turnover and inspection. You check the unit before accepting (snagging).
5. Deed of absolute sale. Signed once the price is fully paid.
6. Taxes and fees. Documentary stamp tax, transfer tax and registration are paid.
7. Title. The Register of Deeds issues the Condominium Certificate of Title in your name; it can take weeks to months, so follow up.

These are typical rates; local government units set some of them.

Developers sell many units before they are built. Pre-selling gives a lower price and flexible payments, but you rely on the developer's ability and licence to finish. Under the housing and land use regulator's rules, developers must hold a licence to sell, and buyers have remedies if a project is delayed. Verify the licence number and the track record of earlier completed projects. Ready-for-occupancy units cost more but you can inspect them and, if resale, check the building's actual dues and management.

• Request the Condominium Certificate of Title number of the project and check the master title at the Register of Deeds
• Ask for the developer's licence to sell, the location clearance and the building permit
• Look at flood history, drainage and the generator capacity; power cuts and typhoon surges are routine considerations
• Learn what the monthly association dues cover and whether a sinking fund exists
• Confirm that parking and storage are titled with the unit
• Review the house rules on leasing: some buildings restrict short-term rentals
• Photograph the unit at turnover and list every defect in writing before you sign the acceptance

A property purchase does not create a right to live in the Philippines. The Special Resident Retiree's Visa (SRRV) is the main long-stay route for older foreigners and requires a deposit or investment at set levels depending on age and pension, rather than a home purchase. Other options include marriage to a Filipino and work or investor visas. Check the Philippine Retirement Authority for the current amounts.

Local banks lend to foreigners only in limited cases, often requiring a permanent resident status or a local income. Many buyers use developer financing or cash. Interest rates are higher than in North America or Europe, with short fixing periods. Our Philippines financing page gives context; the mortgage calculator can compare plans.

• Buying land through a Filipino "nominee", which is unenforceable and risky
• Ignoring the 40 percent project cap
• Paying a developer with no licence to sell
• Accepting a turnover before snagging
• Forgetting association dues and the parking slot's separate title
• Choosing flood-prone or typhoon-exposed locations without insurance

For budget purchases, browse cheaper listings or properties under €100,000 and apply the same title and licence checks.