Land, house, condo, lease – the overview without the legal jargon
A house, a condo, a lot by the sea: if you're looking for property in the Philippines, you'll soon hit the one question that decides everything else. What am I actually allowed to buy as a foreigner?
The answer is clearer than many people think. There are a few fixed rules, and knowing them saves you expensive mistakes. Here's the overview, without the legal jargon.
This is the big one. In the Philippines, land can only be owned by Filipinos and by Philippine companies at least 60% Filipino-owned. It's written into the Constitution (Article XII, Section 7).
That goes for a building lot in Valencia just as much as for a beach lot in Dauin, however cheap it is.
Sometimes you'll hear: "No problem, we'll just put the land in my cousin's name." Nominee arrangements like that are exactly what the law is designed to stop. If it ever comes to a dispute, you have no rights. Don't pay a single peso for land until an independent Philippine lawyer has looked at the arrangement.
A building can belong to you even if the land belongs to someone else. In practice the land is usually leased, and you own the house on it.
That works if it's set up properly. Ask these questions first:
A cheap house price tells you nothing about how secure your rights are. More on our page about buying a house in the Philippines.
This is the simplest way to own property here. You can buy a condo directly and be registered as the owner, as long as no more than 40% of the whole building is in foreign hands. That's set out in the Condominium Act (Republic Act No. 4726).
Before you buy, ask:
All the details are on our page about buying a condo in the Philippines.
If you can't buy land, you can lease it. Since 1974, private leases between foreigners and Filipino owners have been capped at 25 years, renewable once for another 25 (Presidential Decree No. 471).
You may have read about the new 99-year leases. They do exist since September 2025 (Republic Act No. 12252), but only for foreign investors with approved, registered projects, for example in tourism or industry. They don't apply to a private home.
And this matters: a lease isn't ownership, however long it runs. Have the lease registered at the Registry of Deeds so it holds up against third parties too.
Many people want to rent out their property while they're away. Whether that's allowed depends on several things: ownership or lease, the building's rules, local permits and tax.
With condos especially: a unit that's easy to rent to long-term tenants isn't necessarily cleared for Airbnb. Find out before you buy.
On top of the price come taxes and fees, depending on the deal, for example transfer tax, documentary stamp tax and registration fees. After that, there are running costs:
A local accountant can tell you in advance what to expect in your case.
Whether it's a house, a condo or a lease: get a current Certified True Copy of the title from the Registry of Deeds. Check that the seller really is the registered owner, whether there are mortgages or other liens, and whether the boundaries match. A tax declaration alone doesn't prove ownership.
How to do it step by step is explained on our page about land titles in the Philippines.
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.
In short: land no, house yes (without the land), condo yes, lease yes, within limits. If you know these differences, stay away from nominee arrangements and have everything checked before you buy, you can invest safely in the Philippines.
We're happy to help you find the property that fits your plans, whether you want to live in it, use it as a holiday home or keep it as an investment.
Note: This guide is general information and doesn't replace legal or tax advice in the Philippines. Please check the current legal situation before any purchase.
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