Foreign Buyer Guide
Acquiring as a Foreign National in the Philippines
The Philippines welcomes international buyers to its condominium market. Understanding the legal framework ensures a seamless and confident acquisition. Ms. Jay Castro and her network of legal specialists guide every foreign buyer through each step of the process.
01 — Ownership
What You Can Own
✓ Permitted
Condominium Units
Foreign nationals may acquire condominium units in the Philippines, provided that aggregate foreign ownership within any single building does not exceed 40% of total floor area.
All properties in the Metroluxe Property Management Services portfolio are verified for foreign eligibility prior to listing.
✗ Restricted
Land Ownership
Foreign nationals cannot directly own land in the Philippines. House-and-lot and lot-only properties are restricted to Filipino citizens and corporations with at least 60% Filipino equity.
Foreign buyers may however enter long-term lease arrangements over land under the Investors' Lease Act (R.A. 7652):
99-Year Land Lease
Under R.A. 7652, foreign investors may lease private land for an initial period of 50 years, renewable for a further 25 years — effectively a 75-year arrangement. For residential purposes under the Build-Lease-Transfer framework, total lease periods can reach 99 years. All lease agreements must be notarised and registered with the Registry of Deeds. Ms. Jay Castro can connect you with qualified legal counsel to structure a compliant lease arrangement.
This makes long-term land use a viable option for foreign nationals planning extended residency or investment in the Philippines.
01 — Ownership
What You Can Own
Foreign nationals may acquire condominium units, provided aggregate foreign ownership per building does not exceed 40% of total floor area. All Metroluxe portfolio properties are verified for foreign eligibility.
Foreign nationals cannot directly own land. Long-term lease under the Investors' Lease Act (up to 99 years) is available. Ms. Jay Castro can connect you with qualified legal counsel.
02 — Process
The Acquisition Process
Initial Consultation
Meet with Ms. Jay Castro to define your requirements, budget, and preferred district. She will present a curated shortlist from the portfolio.
Private Viewings
Schedule in-person or virtual viewings for selected residences. Ms. Jay Castro accompanies every viewing personally.
Letter of Intent
Once you have identified your preferred residence, a Letter of Intent (LOI) is submitted along with a reservation fee to secure the property.
Due Diligence
Title verification, encumbrance checks, and tax clearance are conducted. Your legal counsel reviews all documentation.
Contract to Sell
The Contract to Sell is executed between buyer and seller, outlining terms, payment schedule, and conditions.
Deed of Absolute Sale
Upon full payment, the Deed of Absolute Sale is signed and notarised before a Philippine notary public.
Transfer and Registration
Capital Gains Tax and Documentary Stamp Tax are settled. The title is transferred at the Registry of Deeds.
Condominium Certificate of Title
The CCT is issued in your name — your official proof of ownership of a Philippines condominium unit.
02 — Process
The Acquisition Process
Meet with Ms. Jay Castro to define your requirements, budget, and preferred district. She will present a curated shortlist from the portfolio.
Schedule in-person or virtual viewings for selected residences. Ms. Jay Castro accompanies every viewing personally.
Once you have identified your preferred residence, a Letter of Intent (LOI) is submitted along with a reservation fee to secure the property.
Title verification, encumbrance checks, and tax clearance are conducted. Your legal counsel reviews all documentation.
The Contract to Sell is executed between buyer and seller, outlining terms, payment schedule, and conditions.
Upon full payment, the Deed of Absolute Sale is signed and notarised before a Philippine notary public.
Capital Gains Tax and Documentary Stamp Tax are settled. The title is transferred at the Registry of Deeds.
The CCT is issued in your name — your official proof of ownership of a Philippines condominium unit.
03 — Costs
Taxes & Fees Breakdown
The following is a general guide. Exact amounts vary by property value and negotiated terms. Ms. Jay Castro will provide a precise cost breakdown for any property you are considering.
| Tax / Fee | Rate | Basis | Paid By |
|---|---|---|---|
| Capital Gains Tax | 6% | Of the selling price or zonal value, whichever is higher | Seller (negotiable) |
| Documentary Stamp Tax | 1.5% | Of the selling price or zonal value, whichever is higher | Buyer |
| Transfer Tax | 0.5% – 0.75% | Of the selling price or zonal value | Buyer |
| Registration Fee | ~0.25% | Of the property value | Buyer |
| Notarial Fee | ~0.1% – 0.25% | Of the contract price | Buyer |
| Agent's Commission | 5% | Of the selling price | Seller |
03 — Costs
Taxes & Fees Breakdown
Of the selling price or zonal value, whichever is higher
Paid by: Seller (negotiable)
Of the selling price or zonal value, whichever is higher
Paid by: Buyer
Of the selling price or zonal value
Paid by: Buyer
Of the property value
Paid by: Buyer
Of the contract price
Paid by: Buyer
Of the selling price
Paid by: Seller
04 — Documentation
Required Documents
Valid passport (with visa or ACR I-Card if residing in Philippines)
Proof of address (utility bill or bank statement)
Tax Identification Number (TIN) — obtainable locally
Special Power of Attorney (if represented by a third party)
Bank certification of funds or proof of remittance
Marriage certificate (if purchasing jointly with a Filipino spouse)
04 — Documentation
Required Documents
Valid passport (with visa or ACR I-Card if residing in Philippines)
Proof of address (utility bill or bank statement)
Tax Identification Number (TIN) — obtainable locally
Special Power of Attorney (if represented by a third party)
Bank certification of funds or proof of remittance
Marriage certificate (if purchasing jointly with a Filipino spouse)
05 — Timeline
Typical Timeline: Offer to CCT
1 – 7 days
Letter of Intent & Reservation
7 – 30 days
Due Diligence & Contract Signing
30 – 60 days
Deed of Absolute Sale & Tax Settlement
60 – 120 days
Title Transfer & CCT Issuance
05 — Timeline
Typical Timeline: Offer to CCT
1 – 7 days
7 – 30 days
30 – 60 days
60 – 120 days
06 — FAQ
Frequently Asked Questions
Confidentiality Assurance
All inquiries made through Metroluxe Property Management Services are treated with complete discretion. Your personal information is never shared with third parties without your explicit consent.