Can an American buy property in Pampanga?
Yes, a condo unit, as long as the building stays within the 40% foreign-ownership cap (RA 4726). Foreigners cannot own land but can lease it for up to 25 years, renewable once for 25 more (PD 471).
Frequently asked questions
Short answers first. More questions are being added.
I'm a former Filipino citizen. Can I buy land?
Yes, within limits. A former natural-born Filipino can buy up to 1,000 sqm of urban land or 1 hectare of rural land for a home (BP 185 / RA 8179), plus condos. Reacquiring citizenship under RA 9225 removes those limits.
Can I buy without flying to the Philippines?
Usually, yes. You can view units by live Zoom tour and sign through a Special Power of Attorney (SPA) executed abroad, typically at a Philippine embassy or consulate or apostilled.
What taxes are paid on a resale property?
Typically 6% capital gains tax (usually paid by the seller), 1.5% documentary stamp tax, a local transfer tax of up to 0.5% (province) or 0.75% (city), plus registration fees. Who pays what is set in the contract.
Do I need a Philippine TIN?
Yes. A Philippine Tax Identification Number (TIN) is needed to transfer title into your name. It can be arranged through your representative.
How do I bring the money in?
Wire the funds from abroad to a Philippine bank and keep the Certificate of Inward Remittance. It documents that the money came from abroad, which matters for foreign buyers of condos.
Ownership at a glance
| 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.