The warning signs, and what to check before you pay anything
From a beach lot to a house in Dumaguete, the Philippine property market has a lot to offer. Unfortunately it also attracts people who aren't too fussy about the truth. Pay too quickly, and in the worst case you lose your deposit, or more.
The good news: most scams follow the same patterns. Once you know what to look for, you'll spot them early.
A lot that's much cheaper than everything around it should make you stop and think. There can be good reasons: an heir who wants to sell quickly, or a problem with the lot that the seller is open about.
So ask directly: why is it so cheap? Compare it with similar lots in the area, and find out whether there are disputes, access problems or legal restrictions.
A low price alone isn't fraud. But if other warning signs come with it, the alarm bells should ring.
"There are three other buyers interested." "If you don't pay today, it's gone." Lines like these are meant to rush you, and that's exactly the problem.
Don't pay anything until you've independently checked the owner, the seller and the documents. Never transfer money to a stranger's personal account, and never without a written agreement.
A genuine seller gives you time to check everything. Someone who won't let you check usually has a reason.
The land title is the most important document when you buy land. But a nicely stamped certificate doesn't prove it's genuine or current.
Get a current Certified True Copy (CTC) yourself from the Registry of Deeds, or online through the LRA's eSerbisyo portal.
Then compare: do the title number, owner, area and technical description match what you were shown? Are there entries about mortgages or third-party claims?
The seller has to be the owner named on the title. If someone else is selling, ask to see their power of attorney and verify it.
The same goes for agents and brokers: ask for their registration or licence and check it with the Professional Regulation Commission (PRC).
Business cards, a slick Facebook page or good reviews prove nothing. A professional-looking website can be faked in an afternoon.
With new subdivisions and condos, look closely. The Department of Human Settlements and Urban Development (DHSUD) advises buyers to check the permits. In particular:
For subdivision and condo projects covered by the law, both have to be in place before anything is sold. Check them directly with the responsible DHSUD regional office and compare the details with the offer. More in our guide on buying pre-selling property.
Does the lot really exist, and does it match the description on the title? If you have doubts about the boundaries, a licensed geodetic engineer can survey it.
And before any serious money moves: have an independent Philippine lawyer check ownership, contract and risks.
Genessa Nacional is your personal point of contact — a Real Estate Consultant in the Filipino Homes network, one of the largest real estate networks in the Philippines, working nationwide with a focus on Dumaguete, Valencia, Bacong, Dauin, and Sibulan. Behind the scenes, several Philippine lawyers support the review of land titles and contracts — so you are never on your own during the process.
A price that doesn't add up, pressure to pay, missing documents, a name that doesn't match the title: take these signs seriously. For new projects, checking the Certificate of Registration and License to Sell is a must.
The golden rule: check first, then sign and pay. A few days of patience are nothing compared to the trouble it saves you.
Note: This guide is general information and doesn't replace legal advice. What applies in your case depends on the type of property and transaction, among other things.
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