1. What you can own, by citizenship
| If you are… | You can own |
|---|---|
| Dual citizen (RA 9225) | Everything a Filipino can, including land. |
| Former natural-born Filipino | Condos plus limited land: up to 1,000 sqm urban or 1 hectare rural for a home (BP 185 / RA 8179). |
| Foreigner (incl. SRRV holders) | Condo units while the building stays within 40% foreign ownership (RA 4726). No land. |
| Land lease (foreigners) | Up to 25 years, renewable once for 25 more (PD 471). |
| Foreign spouse of a Filipino | Land goes in the Filipino spouse's name; condos are fine. |
General information only, not legal advice. Confirm your situation with a Philippine lawyer.
2. Checking a condo's 40% foreign-ownership cap
Under RA 4726, foreigners may own condo units as long as foreign ownership in the whole project stays at or below 40%. Before you reserve, ask the developer or condominium corporation for written confirmation of the current foreign-ownership percentage. If the building is at the cap, a foreign buyer cannot take title there.
3. Taxes and fees on a resale
- Capital gains tax: 6%, usually paid by the seller.
- Documentary stamp tax: 1.5%.
- Local transfer tax: up to 0.5% (province) or 0.75% (city).
- Registration fees at the Registry of Deeds.
Who pays what is set in the contract. Rates are based on the higher of the selling price or the government's zonal or assessed value. Treat any figure as an estimate and confirm with an accountant.
4. Papers you need
- Valid passport (and Philippine passport or ID if you're a Filipino or dual citizen).
- Philippine Tax Identification Number (TIN).
- Special Power of Attorney (SPA) if you sign from abroad, executed at a Philippine embassy or consulate, or apostilled.
For a condo, the title comes out as a Condominium Certificate of Title (CCT) in your name.
5. Bringing money in
Wire the funds from your bank abroad to a Philippine bank and keep the Certificate of Inward Remittance. It proves the money came from abroad, which foreign condo buyers need, and is useful if you later sell and want to send money back out.