Property

Buying property as a foreigner: what you can really own

Condo, house and lot, long lease, property in your spouse's or partner's name, inheritance: what the law allows, what it costs and the traps that void a purchase.

Last verified: 2026-10

Situations covered (14)

Pre-selling condo: legal for you, but check the developer first
Condo with a title: the simplest purchase for a foreigner
Foreign quota reached: the unit cannot be titled to you
Dual citizen: you can own land like any Filipino
Former natural-born Filipino: land allowed within area limits
Buying through a company: legal only if Filipinos really own 60%
Title held by a Filipino for you: void and illegal
House on leased land: up to 25 years, renewable 25
Registered investment: lease of up to 99 years under RA 12252
Buying land with your Filipino spouse: it will be legally theirs
Property in an unmarried partner's name: you have no protection
Separation: land in your spouse's name stays theirs
Death of the Filipino spouse: you can inherit as a legal heir
Inherited property: allowed as a legal heir, with conditions

ImportantEducational and methodological guide. It does not replace a consultation with a lawyer registered with the Integrated Bar of the Philippines (IBP). Tax rates and local fees vary by city and change over time: confirm them with the BIR, the city treasurer and the Registry of Deeds before signing.

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