Buying Property in the Philippines: Condos, Land Rules and Metro Manila Prices

Houses for sale in the Philippines are the largest group, often in gated subdivisions. Foreigners can own the structure but not the land under it, so check the structure in detail. Apartments and studios are mainly condominium units in Metro Manila, Cebu and other cities, and these are what foreigners most commonly buy. Higher-end buyers can see penthouses.

Land and commercial properties are listed too. Foreigners cannot buy land, but may lease it. The cheap property page and the under 100k page list low-price units, usually in pre-selling projects outside the central districts.

The Constitution reserves land ownership for Filipinos and Philippine corporations that are at least 60% Filipino-owned. The practical position for foreigners:

• Condominium units: foreigners may own condo units provided that foreign ownership of the project does not exceed 40% of the total units, or the land is held by a Philippine company.
• Land: not allowed. Foreigners can lease land: up to 99 years for investors with approved projects under the Investors' Lease Act as amended in September 2025 (previously 50 years plus one 25-year renewal); ordinary residential leases to foreigners are generally limited to 25 years, renewable once.
• Houses: foreigners can own a house built on land they lease.
• Former Filipinos: natural-born Filipinos who lost citizenship can buy limited areas of land.

Watch for informal workarounds that use Filipino partners. They have no legal protection. Our Philippines consultation guide covers due diligence in more detail.

1. Pick a developer or seller and verify them. Check their licence to sell with the Department of Human Settlements and Urban Development.
2. Confirm the foreign ownership quota for the condo project.
3. Reserve the unit with a fee, then sign a contract to sell.
4. Pay the down payment and instalments. Pre-selling units are paid in stages over months or years.
5. Check the title. For resales, your lawyer inspects the Condominium Certificate of Title (CCT) at the Registry of Deeds.
6. Sign the deed of absolute sale, pay taxes, and register the transfer.
7. Receive the new CCT in your name.

All figures are approx. and should be verified locally.

Developers offer instalment plans over months or years, which suit foreign buyers. Banks can lend to foreigners with Philippine income and a long-term visa, usually at lower loan-to-value than for citizens. Many foreigners fund purchases from abroad and must keep proof of remittance to repatriate sales proceeds. Compare terms with the mortgage calculator and read our Philippines financing guide.

Buying a condo does not grant residency, but the Special Resident Retiree's Visa (SRRV) is a popular route for retirees who deposit a set sum, and a portion can be used to buy a condo. Conditions vary, so confirm them with the Philippine Retirement Authority. See our Philippines market analysis for the economic picture.

Pros

• Low prices and high condo choice in cities.
• English is widely spoken.
• Easy to buy a condo with a clear title.
• Strong rental demand in business districts.

Cons

• No foreign land ownership.
• Developer delays on pre-selling projects.
• Typhoon, flood and earthquake risks.
• Resale liquidity is limited in some condo buildings.