Batangas Real Estate: Houses South of Manila by the Sea

Batangas is a province and port city south of Manila, reached by the South Luzon Expressway and the STAR Tollway. Its coast has dive spots and beach resorts, and inland Lipa and Tagaytay offer cooler weather. The port handles ferries to Mindoro and a growing industrial belt adds jobs. Taal Volcano is a visible hazard and a tourist draw; check evacuation zones and insurance for any property near the lake.

Buyers are Manila-based families, retirees and overseas Filipinos.

Property taxes are modest (a local real property tax on the assessed value), but expect documentary stamp tax, transfer tax and registration fees on purchase, plus a seller's capital gains tax that is normally paid by the seller. Ask for tax declarations and receipts for the last several years to confirm no arrears.

Foreigners cannot own land in the Philippines. A foreign buyer can purchase a condominium unit within the 40% foreign cap, lease land on a long-term basis (generally 25 years, renewable for another 25), or buy through a Filipino spouse or a majority Filipino-owned corporation. Check the title at the Registry of Deeds, any land-classification limits (agricultural land cannot be converted freely), and tax declarations. See the Philippines buying guide, Philippines financing and the Philippines analysis.

Lipa, Santo Tomas and San Pablo are inland Batangas and Laguna towns; Laurel and Tagaytay are around Taal Lake, and Calatagan is on the west coast. See the Philippines overview.