How Foreigners Can Buy A House in the Philippines

More than just a temporary stop over for foreign tourists who got fascinated by its fine beaches, more foreigners have decided to settle down in the Philippines.

There are plenty of perks for a foreigner to live in the Philippines. For citizens who wish to trade plowing snow with year-long sunshine, you got it here. Cost of living in the Philippines is ranked 92nd among 115 countries, and perhaps the most valuable asset are the friendly Filipino locals.

Expats can live comfortably at $1,000 a month, including housing costs, food, basic healthcare and leisure activities. That’s huge savings compared back home, and for retirees it’s a great deal even more.

When it comes to property ownership, foreigners are prohibited from owning land in the Philippines, though they can legally own a residence.

Here are some of the options foreigners who wish to buy residence in the Philippines.

Buy a condominium unit
One of the easiest option is to purchase a condominium, a hybrid type of residential unit that falls outside traditional structures that sit on a lot no foreigner is able to own under current Philippine constitution. With a condo, you only own the condo unit itself – not the land beneath it. The Philippine Condominium Act specifies that foreigners can own condominium units, as long as 60% of the units in the building are owned by Filipinos, a very likely scenario with how Filipinos have adopted this modern way of living.

Buy a house and lease it
By law, foreigners can legally own houses and other types of structures, but they are prohibited from owning the land on which it sits. To work around this, you can buy a freestanding house, but lease the property. Under the Investor’s Lease Act of the Philippines, a foreign national can enter into a lease agreement with a Filipino landowner for a long-term lease with an initial period of up to 50 years, with a one-time option to renew for 25 years.

Marry a Filipino citizen
Foreigners who marry Filipino citizens can buy property in their spouse’s name. Although the foreigner’s name won’t be on the title despite financing the purchase, his or her name can be included in the contract to buy the property. In case the couple legally separate (no divorce law exists in the Philippines), or the Filipino spouse passes away, the land can’t be transferred to the foreign wife or husband since he or she is still prohibited from owning land the Philippines, but will be granted a reasonable amount of time to sell the property and collect the proceeds; otherwise, the property will pass to on to the Filipino spouse’s heirs and/or relatives.

Establish a company and buy property under its name
Corporations with at least 60% Filipino ownership can own land in the Philippines. But before they are permitted to make property purchases, eligible corporations must be registered with government Board of Investment for permission to buy, sell or act as an intermediary in a real estate transaction.

There are also area restrictions that apply to foreigners who buy house in the Philippines. The largest piece of residential land one can own – either with a Filipino spouse or through a corporation – is 1,000 square meters of urban land (0.2471 acres), or one hectare of rural land (2.47 acres).

While there are certain restrictions on foreigners owning residential units in the Philippines, it’s not impossible for them to own one. And that is good news to aspiring foreigners who wish to settle down in the Philippines and enjoy what the country has to offer.


Amaia Steps Parkway NUVALI

Filipinos dream of a bright future for the family. In many cases, they attempt to fulfill it by working overseas, leaving behind their loved ones, in hopes of achieving that delayed gratification once they return someday, bringing with them the fruits of their sacrifice and a more solid foundation for tomorrow.

Part of that dream is providing better living conditions to the family. A home is a source of pride and a fortress of the basic unit of a strong society, so Filipinos abroad take pride in providing the best possible home for their families.

This dream is aligned with President Rodrigo Duterte’s new administration ushering a ‘golden age of infrastructure’ to help develop the countryside and enhance key projects, allocating P8.2 trillion solely for this ambitious plan within his term in office.

To align the dream of every OFW with this development, slowly but steadily achieved in the Philippines, now is time for them to invest in affordable but premium-quality homes offered by Amaia Land, a subsidiary of Ayala Land Inc.

Amaia Land Masterplan
Envisioned as an invigorating lifestyle amenity hub considered as the best address in the South, Amaia Steps Parkway NUVALI will accommodate 680 studio and premiere residential units with floor space of between 31 and 73 sq meters, housed in eight buildings, each up to five or six storeys high.

Surrounding it with a well-equipped facilities for business, education, entertainment and shopping, makes Amaia Steps Parkway NUVALI part of what future of sustainable community should look like.

Envisioned to be the Philippines’ first eco-community development, Amaia Land is part of Ayala Land’s 2,290-hectare township project in Laguna.

Amaia Land focuses on the economic housing segment, and caters to a broad affordable market segment that includes government workers, young professionals, small business owners and families of overseas Filipino workers.


Visit our website
Call us +63-917-891-9106
Email us [email protected]

Why choose Amaia Steps Parkway?

1. It is accessible
Amaia Steps Parkway NUVALI is located just 15 minutes to and from city centers of Santa Rosa and Calamba, 30 minutes to and from Alabang and 40 minutes to and from Makati Central Business District. Accessible through several exits along South Luzon Expressway, it is also less than an hour’s drive from the Ninoy Aquino International Airport so it’s an easy reach for vacationing OFWs.

2. It’s located within NUVALI
NUVALI is a self-sustaining and eco-friendly community, which has its own commercial, educational and recreational venues nearby. Located just five minutes from NUVALI main entrance, Amaia Steps Parkway NUVALI residents, therefore, are afforded with extraordinary convenience.

  • Shopping: Ayala Malls Solenad is located within NUVALI and more than just destinations to shop, with more than 200 shopping, dining and entertainment options, it’s a unique location that embraces outdoor active lifestyle, and reflects this through generous walkways, naturally-ventilated spaces, bike lanes and pocket gardens.
  • Schools: Xavier School and Miriam College sit on a 15-hectare property in NUVALI, providing access to quality education close by. Other institutions nearby include Ateneo Graduate Schools, DLSU Science and Technology Complex and Brent International School.
  • Office spaces: NUVALI TechnoHub provides businesses with offices complete with conference rooms, retail spaces, and training areas. It is surrounded by scenic open spaces and anchored on energy-efficiency and convenience for its tenants.
  • Recreation areas: Sports and outdoor lovers will marvel available facilities and attractions. Activities for mountain biking, picnic and bird watching as well facilities for football, wake boarding and rappelling, among others, are available.

Creating an eco-friendly atmosphere that invites relaxation, Amaia Steps Parkway NUVALI is surrounded by greenery, from landscaped walkways to tree lined driveways.

It has a community playground, outdoor pools for kids and adults, basketball court and clubhouse, all built under the famed Ayala standards so you’re assured of security, quality and comfort that is also affordable.

Whether settling your family to a new home, investing your hard-earned money in property that generates income through Airbnb or house for rental, or a finding vacation home away from the busy city life in a relaxing environment and all are accessible, Amaia Steps Parkway NUVALI is the ideal place for you.


Visit our website
Call us +63-917-891-9106
Email us [email protected]


Can Foreigners Acquire Properties in the Philippines?

There are plenty of reasons foreigners have become more keen in acquiring properties in the Philippines.

Those who come from frigid regions wish to enjoy an all-year tropical climate and escape from bitter winters. Those who experience the warmth and hospitality of Filipinos wish to receive more of it. The beaches, the carefree attitude and loving nature of Filipino people as well as the relative affordability of properties in the Philippines make it an attractive destinations for foreign passport holders to take a slice of the Pearl of the Orient Seas.

But the question many people ask: are non-Filipinos allowed to buy properties in the Philipines? The answer is yes. Foreigners can own homes, condo units or cars as properties in the Philippines.

However, while foreign nationals can buy and own homes built on Philippine soil, foreign ownership of properties in the Philippines is not absolute as non-Filipinos are not allowed to buy tracts of land. Further, foreigners owning homes in the Philippines is also subject to 40% restriction so that means the other 60% of the property must be owned by a Filipino citizen.

Although it is clear under Philippine laws, foreigners are not allowed to own land and their ownership of other forms of real estate properties is limited, these rules are subject to certain limitations.

So if a non-Filipino friend abroad, or former Filipino who renounced his or her citizenship asks you the question if he or she can buy property in the Philippines, the straight answer is yes. But also be it known to this person that property ownership comes with the following conditions:

1. The property was acquired under the 1935 Constitution of the Republic of the Philippines.
You may quickly ask what has an old Constitution that has been amended several times have to do with the acquisition? This is still relevant since if the property or land has been acquired under the 1935 Philippine Constitution, and passed on to a non-Filipino heir by way of hereditary succession.

2. The property was acquired with amount not more than 40% of its total value.
As stated above, the non-Filipino buyer can only own a portion of the property, with the remaining ownership belonging to a Filipino citizen.

3. The property is within the restricted limit based as mandated by law.
For former natural-born Filipino citizens, ownership of land is limited to 1,000 square meters ideally for residential or commercial purpose, or one hectare of agricultural or farmland.

4. The non-Filipino buyer marries a Filipino citizen who does not renounce his or her citizenship.
For example, an American man takes a vacation in one beach resort, meets a single Filipina and the two fell in love and decide to get married and settle in the Philippines. That’s because marrying a non-Filipino does not automatically relinquish her citizenship according to Article IV Section 4 of the Philippine Constitution.

5. Former Filipino citizens who reacquired their citizenship under the Dual Citizenship Law of 2003.
Once ex-Filipino citizens reacquire their citizenship as dual citizen of the Philippines and another country, they may acquire and own land without restrictions.

Renting properties by foreign individuals or corporations

A foreign individual or corporation in the Philippines can only lease and not own any Philippine land. Leases are available on long-term contract good for 50 years and the rent is renewable every 25 years.

Condominium units

Under the Condominium Act of the Philippines, R.A. 4726, foreigners can acquire condominium units and shares in condominium corporations up to 40 % of the total and outstanding capital stock of a Filipino-owned or -controlled condominium corporation.

As condominiums are understood as residential units within medium to high-rise buildings, it implies that foreign owners actually own part of the condo units but not on the land in which condominium buildings are erected.

There have been more clamor on loosening the grip on foreign ownership in the Philippines as many see this as a trigger to further investments in the country and generate more jobs to local Filipinos. But as long as the current 1987 Constitution is intact and not amended, there’s no way to change the way foreigners buying and owning a piece of the Philippine soil.


Mandani Bay Condominium Complex in Mandaue, Cebu

Mandani Bay, a premium mix-use development located along the Mactan Channel in Mandaue City is a joint venture of Hongkong Land and Taft Properties.

A key feature of the property is its extensive water frontage and strategic location.

Occupying 20 hectares at the waterfront, Mandani Bay is a mix-use development that also combines leisure and recreational facilities as well as special residential units such as lofts, garden duplexes, townhouses and penthouses in addition to the typical studio-type to 3-bedroom units.

Adopting the concept of connectivity, expansive podium blocks are intereconnected by footbridges and residential towers rise from each of the podiums’ amenity roof decks, whilst street front retail thrives along the wide boulevards. At its base, buildings are also connected by a system of exclusive parking spaces weaving throughout the property.


At the heart of Mandani Bay is the Green Promenade, a wide tree-lined avenue that cuts through the centre of the property

Two blocks with approximately 1,200 units compose the entire development’s Phase One, located close to Mactan Channel.

The towers are scheduled for completion in 2020.


Make Money on Condo Investment Through Airbnb

Airbnb is a service that allows hosts to rent out homes or rooms on a short-term by travelers through a website booking similar to a standard hotel booking process.

As an owner of a property investment, you can rent out a vacant room or an entire condo unit to Airbnb members who underwent verification process by providing a government issued ID and endorsed for good behavior by other hosts, if available.

The Airbnb revenue model  a great option when it comes to listing your property up for rent, whether it is a single spare room or a fully furnished apartment. If you are considering getting your property listed on Airbnb then here are some things that you need to know before you do that. So if you just purchased your apartment or condominium unit and have space to accommodate visitors, this model may be applicable means to earn income.

  1. Renting property on Airbnb
  • To rent your property on Airbnb, here is what you need to do:
  • Create an account on the website.
  • Click on “List Your Space” icon at the top of Airbnb page.
  • Specify the “home type”, “room type” which includes telling what you are putting up for rent- the entire house, a private room or a shared accommodation.
  • Choose whether you want to allow potential guests to make a booking instantaneously, or whether you would prefer to receive a booking request before you decide whether you would like to host them.
  • Upload pictures of the property to attract interested people.
  • Specify the dates on which the property is available.
  • Wait for the listing to go live and once it does wait for queries and responses.
  1. Payment
    In order to receive payment you need to:
  • Provide Airbnb with payment details after creating your listing.
  • On receiving your conformation of holding a guest, Airbnb will collect the payment from them.
  • The payment is released to you 24 hours after check-in.
  1. Refund

As the host, it is your call when choosing how much refund you want to provide. There are five cancellation policies that you can choose from.

  • “Flexible” means that you are willing to offer a full refund one day prior to arrival, except fees
  • “Moderate” means that you are willing to offer a full refund five days prior to arrival, except fees
  • “Strict” means you will give a 50 per cent refund up until one week prior to arrival, except fees
  • “Super strict” policy is by invitation only and means you will offer a 50 per cent refund up until 30 days prior to arrival, except fees.
  • There is also a policy for long-term lets of 28 nights or more.
  1. Review from the guests

Airbnb provides a user friendly platform on which you can review your stays. The reviews are released simultaneously to both the host and the guest so that they remain realistic in case they are negative.

The quality and quantity of reviews you receive will impact on your position in search results listings.

You are also rewarded by Airbnb if you are a host that provides a good service.

  1. Legality of Airbnb stays

All users have to use their own discretion to make sure that their use of the site does not contravene any city, state, district or country laws.

For hosts who rent their property, this will likely mean that you must ensure there are no clauses against subletting in your rental agreement; you may well need to get permission from your landlord before listing your space.

  1. Inspection of property

It is not possible to inspect every property listed on Airbnb. There is however, a rule that if you sublet your property you must comply with the same regulations regarding fire risk assessments.

  1. Protection against potential vandals.

There are cases when the guests become intruders and vandalize apartments. For any kind of theft or potential breach of privacy Airbnb has set up a 24-hour customer hotline and introducing damage cover for loss due to theft or vandalism.

But this does not cover everything and Airbnb recommends that hosts obtain appropriate home insurance on top of this.


Best Property Investment: House & Lot, Apartment, Condominium or Townhouse?

Everyone dreams of buying and owning a home. But it’s easier said than done. There are innumerable considerations that play a part in making a decision about what to buy and why to buy it depending upon the buyer’s need, his financial status, long term plans and his lifestyle. To help you make a well informed decision we have enlisted the pros and cons of owning a specific kind of home.

Here are the pros and cons of owning house and lot, condominium, townhouse or apartment.


  • You have control over decisions that involve decoration, renovation, furnishing and so on.
  • You can live an unrestricted life because there is no one telling you how to live in your own house. This means a better quality of life
  • With no interference from anyone you have maximized personal space and privacy.


  • You have to make daily trips to school, office or commercial establishments no matter how far they are as there is no option to shift to a nearer location. Thus there is the problem of distance.
  • As the owner you are the one responsible for all the repair and maintenance work of the house.
  • Unless your house is fully equipped with all amenities you have to go to special places such as gym, park, swimming pool etc. for fulfilling your needs.



  • Condominiums are mostly located nearby commercial business districts thus you can choose one near the university or business district
  • There is little maintenance as you don’t have to worry about maintaining a yard or repairing a roof.
  • Condominiums are highly secure with gated entries, monitored elevators and walkways and full security services.



  • There is limited privacy as other owners live in close proximity with shared walls.
  • You get limited in the size of the condominium. You cannot expand the size at your will and you do not have any control on the land beneath you
  • You have to follow certain rules of the management regarding number of visitors etc.


  • You have easy access to multi-purpose courts, gyms, pools and other amenities.
  • Purchasing a townhouse is more economical and requires low maintenance
  • You have a close-knit community and can make lasting bonds with people in the same area.



  • Houses share common walls and roofs thereby limiting the privacy of owners.
  • You cannot do external changes in the house to suit your needs such as driveway, outside fixtures etc.



  • You can access a pool of amenities within walking distance.
  • You are close to offices, commercial establishments, public transportation, university etc.
  • You do not have to worry about cleaning outdoors and common spaces or landscaping. There is a minimal maintenance cost.


  • Due to comparatively more crowd in apartment buildings there is reduced privacy.
  • You cannot change much in your house in terms of external paint, fixtures etc.
  • There is limited space unless you purchase an additional unit.

Keeping the pros and cons in mind it’s always better to identify what suits your needs and then go ahead with buying a house.


Dusit Thani Residences to Open in Davao City

A new player in the residential property sector is set to establish its presence in Davao City.

Dusit Thani International will develop a P2-billion Dusit Thani Residences in 1.2-hectare property at the Siam 8000 complex in Barangay Pampanga. The project is in partnership with Torre Lorenzo Development Corporation.

“We’re incorporating the essential elements to create communities that enhance the way people live,” said Tomas P. Lorenzo, Torre Lorenzo president.

“We are proud with what we planned for Siam 8000, that will be defined through its distinguishing landmark, the Dusit Thani Residences.”

The development will be ready by 2016, adding to a portfolio of locations by the renowned name, and a first Asian hospitality brand to enter Davao market.

Dusit International has over six decades’ worth of property management expertise and has presence in the Philippines in the past 25 years.



Cheapest, Most Expensive Condo Units in Metro Manila

Are you more price-conscious than location-specific buyer on the lookout for condo units in Metro Manila? We might have something for you.

According to the online property platform Lamudi, condominium properties in Las Piñas are most affordable on average so price-conscious investors or homeowners now have idea where to go house hunting in the city where average price per square meter is P49,849.

On the other hand, Makati has the most expensive condo units which average P139,012 per square meter. So based on a typical the average selling price of a 120-square meter property is about P16.68 million. But while Makati is often perceived as an expensive location for real estate properties, the city has wide variation of properties that range from the upscale residences at Ayala Center that cost P388,888 per square meter to the affordable P27,137 per square meter medium-rise condo units at San Antonio Village.

Taguig has the most expensive condominiums whose average asking price reaches P126,129 per square meter and units within the Bonifacio Global City (BGC) area can reach up to P333,333 per square meter. However, cheaper condo units in Taguig are also available within the outskirts of BGC at around P23,333 per square meter.

Average condominium units at other Metro Manila areas are as follows:

  • Pasay – P104,685 per sq meter (psm)
  • Quezon City – P101,277 psm
  • Manila – P95,134
  • Mandaluyong – P88,174
  • San Juan – P87,294
  • Pasig – P80,329


Due to lack of condo listings within these cities, no data was generated for Marikina, Valenzuela, Pateros, Malabon, Caloocan, and Navotas.

Jacqueline van den Ende, managing director of Lamudi Philippines, said the report was designed to inform Filipinos on property prices and to give a clear picture of how the real estate market was behaving.

“The Philippine real estate market is rapidly growing and what the market needs is hard data to inform Filipinos’ buying decisions,” Van den Ende said.


What is the Value of Your Condo Unit After 50 Years?

Owning a house has been the dream of many for a long time, more so in the prevailing economic times that are tougher and largely unpredictable. In the recent past, owning a house has become a tricky undertaking, with costs hitting the roof and making such a venture prohibitive. To this end, cheaper and seemingly more convenient means of owning a place to call home have ‘cropped up’, and one of the most common modern day options is a condominium – short form ‘condo’.

A critical fact that is coming to light is that, the value of a condo unit is subject to change due to a lot of factors. In comparison with the value of a house which seems to appreciate over time, as well as that of the land, a condo’s rate of appreciation is not at par. This is especially due to the fact that owning a condo unit only translates to owning the space that is around your enclosure, nothing more. In this regard, one is in no way own the land, which happens to accrue the greatest value over time.

To effectively determine the value of a condo, it is fitting to keep in mind the costs that accompany it during the ownership period. The accruing costs largely bring down the ultimate resale value of the unit. A notable factor that drags its value is the physical depreciation of the units themselves. Five decades is by any standard a long time for a property, and it is prone to tear and wear– an occurrence that bears the effect of lowering the condos value. By and large, there are monthly memberships as well as maintenance fees that one has to pay, and which cumulatively turn out to be a substantial amount.

The law on its part is barely vague regarding the lifespan of a condo, although it seems to imply that the ownership of the same is void after a period of five decades. However, in the instance that one is interested in reselling the condo, there some mandatory costs that one has to incur before closing the deal. Capital gains tax is a cost that one cannot evade, and any VAT that is subsequently accrued with regard to the sale. These taxes have to be paid before transferring the ownership of the property, lest one has a case to answer with the state.


In the instance, one is lucky enough to get a buyer after this time – 50 years, deducting the accrued costs, together with the taxes payable at the time, the returns may prove to be extremely minimal. This is due to the fact that, contrary to popular belief, the cost of acquiring a condo is not the only cost that one incurs. Moreover, the price of the condo after this time period may be largely affected by its location. Time plays a very key role in the value of a property, and a location that may be in high demand at the present time, may be worn out by urban decay.

To this end, the value of a condominium may over 50 years differ largely, and be affected by many factors including its location. It is thereby essential to be ready for the eventuality that the value of a condo depreciates when such a period expires.


Things to Consider Before Buying Condo Units in the Philippines

In 2011, 117 condominium buildings were started in Metro Manila which have occupied 2,078,865 square meters of the area, the Philippines’ National Statistics Office reports. With this number in mind, it implies the growing market of condominium units in the country. While the number of condominium units are mushrooming all over the region, the options in getting a condominium unit are likewise becoming wide-ranging. When buying a condo unit, make sure that it will be the best choice for you and your investment. And to help you decide the best one, here are some things to consider:

  1. The location of the condominium building. This will be one of the very important aspects to consider before buying a condo unit. As an individual, you have your own ideas and preferences to where you want to be. Do you want to be surrounded by shopping malls? Do you want accessibility to your workplace? These are just some of the things you want to consider before buying a condominium unit. You might also want to see and check the unit or the building for yourself.
  2. Mode of paying the condominium building. It is also important to know and understand how the payment will be done. Different developers have various payment schemes. Before you choose an installment plan, you should consider the flow of your income. You should make sure that you will be able to pay for the downpayment as well as the monthly amortizations. Before finally deciding on a condo unit, ask the broker to provide you a breakdown of your payment schemes.
  3. Consider the other possible costs the moment you will have your own condominium unit. Owning a unit also means that you have your own real property to maintain, enhance or improve. Aside from that, you will have to pay for registration of title and taxes related to owning a property. Thus, to be financially ready in dealing with these additional expenditures is another important thing to consider when buying a condo unit.
  4. Only deal with professionals — a licensed broker, for example. A property broker is not a friend, unless you do personally know him or her like a childhood friend. Property brokers tend to be congenial and give you too much attention because they are trying to make sales. Remember not to trust them immediately and completely and you have to be meticulous. Ask the questions you need answers. Be a person who can be hard to convince.
  5. Read everything written in a contract. Pay attention to fine prints. This should be done always at any written document involved in purchasing a condo unit. Before dealing with an investor, read and know their credentials. Before choosing a unit, read the amenities included and services they offer.

These are some of the important tips that will be helpful. Be very wise in choosing a condo unit since it is by no means a cheap investment.