Authored by the expert who managed and guided the team behind the Philippines Property Pack
Everything you need to know before buying real estate is included in our The Philippines Property Pack
Buying property in Calabarzon as a foreigner comes with specific rules you need to understand before signing anything.
This guide covers what you can legally own, the buying process, taxes, mortgages, and the common mistakes foreigners make in Cavite, Laguna, Batangas, Rizal, and Quezon.
We constantly update this blog post to reflect the latest regulations and current housing prices in Calabarzon as of the first half of 2026.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Calabarzon.
Insights
- Foreigners in Calabarzon can fully own condominium units but cannot own land directly, which means house-and-lot packages require creative legal structuring like long-term leases of up to 50 years.
- The 40% foreign ownership cap in Calabarzon condo projects means some buildings in Santa Rosa, Bacoor, or Antipolo are already "full" for foreign buyers, so always get written confirmation before paying deposits.
- Mortgage rates for foreigners in Calabarzon in 2026 typically range from 7% to 10% per year, with banks like Security Bank publishing transparent rates starting around 6.99% for one-year fixing periods.
- Closing costs in Calabarzon can swing dramatically from 3% to 12% of the purchase price depending on whether the buyer or seller pays the 6% Capital Gains Tax, which is often negotiated in deals.
- Annual property tax in Calabarzon is calculated on assessed value (not market value), so your actual tax bill is usually much lower than 1% of what you paid for the property.
- Non-resident foreigners renting out Calabarzon property may face a flat 25% tax on gross rental income, while resident aliens pay graduated rates on net income after deductions.
- The BIR eCAR (electronic Certificate Authorizing Registration) is the single biggest bottleneck in Calabarzon property transfers, and without it, you cannot register your title at the Registry of Deeds.
- Fire insurance in Calabarzon typically costs 0.1% to 0.3% of the insured amount per year, but typhoon and earthquake coverage can push premiums higher in coastal areas like Batangas.
What can I legally buy and truly own as a foreigner in Calabarzon?
What property types can foreigners legally buy in Calabarzon right now?
In January 2026, foreigners in Calabarzon can legally buy and fully own condominium units with a Condominium Certificate of Title, but they cannot purchase landed properties like house-and-lot packages, townhouses with land, or residential lots in their own name.
The main limitation is the Philippine Constitution, which restricts private land ownership to Filipino citizens, so any property that includes land title transfer to a foreigner is not legally possible.
For condos specifically, you need to confirm that the project has not exceeded its foreign ownership cap (commonly around 40%), because even if a unit is listed for sale, you may not be able to buy it if the building has already hit its limit.
If you want the experience of living in a house rather than a condo, the most common legal workaround in Calabarzon is to sign a long-term lease on the land (up to 50 years, renewable once) while owning just the house structure built on it.
Finally, please note that our pack about the property market in Calabarzon is specifically tailored to foreigners.
Can I own land in my own name in Calabarzon right now?
No, as a foreigner you generally cannot own land in your own name in Calabarzon because the Philippine Constitution explicitly restricts private land transfers to Filipino citizens and qualified entities.
The most common legal alternative is to lease land long-term under the Investors' Lease Act, which allows leases of up to 50 years with a one-time renewal, giving you secure access to land without actual ownership.
Another route some foreigners explore is purchasing through a Philippine corporation that is at least 60% Filipino-owned, but this requires careful legal structuring and should never be treated as a simple "loophole."
By the way, we cover everything there is to know about the land buying process in Calabarzon here.
As of 2026, what other key foreign-ownership rules or limits should I know in Calabarzon?
As of early 2026, the most important rule that catches Calabarzon buyers off guard is the foreign ownership capacity check at the condo project level, where you must get written confirmation from the developer or condo corporation that foreign buyer slots are still available before committing serious money.
For condominiums in Calabarzon, the foreign ownership quota is generally tied to the 40% limit on foreign equity in the condo corporation, meaning if 40% of the project's units are already foreign-owned, you cannot buy even if units are for sale.
Beyond the ownership cap, foreign buyers must obtain a Philippine Tax Identification Number (TIN) and complete the BIR eCAR process, which serves as the tax clearance gate before any title can be registered in your name.
As of early 2026, there are no major new regulatory changes specifically targeting foreign ownership in Calabarzon, but buyers should always verify current rules directly since discussions around economic liberalization continue at the national level.
What's the biggest ownership mistake foreigners make in Calabarzon right now?
The single biggest ownership mistake foreigners make in Calabarzon is trying to bypass the land ownership ban through informal side agreements, where land is titled in a Filipino's name "for" the foreigner, often with backdated deeds, option contracts, or verbal promises.
When these arrangements fall apart due to relationship breakdowns, death, or creditor claims, the foreigner typically discovers they have no enforceable ownership rights and may lose both the property and everything they invested.
Other classic pitfalls in Calabarzon include buying a condo unit without verifying foreign capacity in the building, skipping the Certified True Copy title verification from the Registry, and assuming that paying money equals legal ownership before proper registration is complete.
We have made this infographic to give you a quick and clear snapshot of the property market in the Philippines. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Calabarzon?
Do I need a specific visa to buy property in Calabarzon right now?
In January 2026, you do not need a specific visa to buy a condo in Calabarzon, and many foreigners successfully purchase property while on a tourist visa, though completing the transaction requires proper documentation and compliance steps.
The most common administrative requirement that can block foreign buyers without local residency is obtaining a Philippine Tax Identification Number (TIN), which is needed for tax clearance and title registration through the BIR.
Yes, you should plan to get a TIN before buying property in Calabarzon because the eCAR process (your tax clearance gate) is anchored to your tax identity, and without it, you cannot register the transfer.
A typical document set for foreign buyers in Calabarzon includes a valid passport, TIN, proof of funds or bank certification, and for those using a representative, a notarized Special Power of Attorney authenticated according to Philippine requirements.
Does buying property help me get residency and citizenship in Calabarzon in 2026?
As of early 2026, buying residential property in Calabarzon does not automatically grant you residency or citizenship in the Philippines, because property ownership rights and immigration status are governed by entirely separate legal frameworks.
The Philippines does have retirement-oriented residency programs that some foreigners use for long-stay purposes, but these require separate applications through designated government authorities and are not directly tied to purchasing a condo or house.
If you are interested in pathways to permanent residency, you should explore programs like the Special Resident Retiree's Visa (SRRV), which has its own deposit requirements and eligibility criteria independent of whether you own property in Calabarzon.
We give you all the details you need about the different pathways to get residency and citizenship in Calabarzon here.
Can I legally rent out property on my visa in Calabarzon right now?
Your visa status in the Philippines does not generally prevent you from renting out a condo you legally own in Calabarzon, as long as you comply with Philippine tax rules, building regulations, and any condo association restrictions on rentals.
You do not need to live in the Philippines to rent out your Calabarzon property, and many foreign owners manage rentals from abroad, though you must still file appropriate tax returns and follow withholding requirements.
Important details for foreign landlords in Calabarzon include checking whether your condo building allows short-term rentals (many restrict Airbnb-style leasing), understanding that rental income is taxable in the Philippines, and knowing that business tenants may withhold taxes on rent payments they make to you.
We cover everything there is to know about buying and renting out in Calabarzon here.
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How does the buying process actually work step-by-step in Calabarzon?
What are the exact steps to buy property in Calabarzon right now?
The standard sequence to buy property in Calabarzon involves selecting a property and confirming foreign eligibility, paying a reservation fee, conducting due diligence on title and taxes, signing the contract, notarizing documents, clearing taxes through the BIR eCAR process, paying local transfer taxes, registering at the Registry of Deeds, and then updating tax declarations and utility accounts.
You do not always need to be physically present in Calabarzon to complete a purchase because many buyers use a Special Power of Attorney (SPA) for signing and processing, though the SPA must be properly notarized and authenticated according to Philippine requirements.
The step that typically makes a Calabarzon property deal legally binding is the execution and notarization of the Deed of Absolute Sale (or Contract to Sell for developer sales), after which both parties have enforceable obligations.
From accepted offer to final title transfer in Calabarzon, the typical timeline ranges from about 2 to 4 months for straightforward transactions, though delays at the BIR or Registry can extend this significantly if documents are incomplete or taxes are disputed.
We have a document entirely dedicated to the whole buying process our pack about properties in Calabarzon.
Is it mandatory to get a lawyer or a notary to buy a property in Calabarzon right now?
In Calabarzon, a notary is effectively mandatory because Philippine property transfers require notarized instruments (like the Deed of Absolute Sale) to be accepted for registration at the Registry of Deeds, while hiring a lawyer is technically optional but highly recommended for foreigners.
The key difference is that a notary in the Philippines certifies that documents were properly executed and signed, while a lawyer reviews the legal substance of the deal, checks for title problems, and protects your interests throughout the transaction.
One key item that should be explicitly included in your lawyer's engagement scope for a Calabarzon purchase is a full title verification through official channels, including checking for liens, annotations, and confirming the seller's legal authority to transfer the property.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Philippines versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Calabarzon?
How do I verify title and ownership history in Calabarzon right now?
The official registry you should use to verify title and ownership history in Calabarzon is the Registry of Deeds for the relevant province or city, and you can request certified documents through the LRA eSerbisyo portal for many locations.
The key document you need is a Certified True Copy (CTC) of the title from the Registry, not a photo or scan from the seller, because only the CTC confirms the official record of ownership and any annotations on the property.
A realistic look-back period for ownership history checks in Calabarzon is typically 10 to 15 years, though some buyers and lawyers trace back further if there are concerns about the property's origins or prior disputes.
One clear red flag that should stop or pause your purchase is any unexplained annotation on the title, such as an adverse claim, lis pendens (pending court case), or uncleared mortgage, because these indicate someone else may have a legal interest in the property.
You will find here the list of classic mistakes people make when buying a property in Calabarzon.
How do I confirm there are no liens in Calabarzon right now?
The standard way to confirm there are no liens or encumbrances on a Calabarzon property is to obtain a Certified True Copy of the title from the Registry of Deeds and carefully review all annotations listed on the back pages of the document.
One common type of lien buyers should specifically ask about in Calabarzon is a mortgage annotation, which indicates the property was used as collateral for a loan and must be formally released before clean transfer can happen.
The single best form of written proof showing lien status is the Certified True Copy itself, because any existing mortgage, adverse claim, or court order affecting the property should appear as an annotation that you can verify directly.
How do I check zoning and permitted use in Calabarzon right now?
The authority you should use to check zoning and permitted use for a Calabarzon property is the local government unit (LGU) where the property is located, meaning the city or municipal planning office in places like Bacoor, Santa Rosa, Antipolo, or Lipa.
The document or reference that typically confirms zoning classification in Calabarzon is the LGU's Comprehensive Land Use Plan (CLUP) or zoning ordinance, which your lawyer or the planning office can help you access for the specific parcel.
One common zoning pitfall foreign buyers miss in Calabarzon is assuming that a residential-looking property is zoned for their intended use, when in fact some areas may have restrictions on commercial activities, home-based businesses, or short-term rentals that only become clear after purchase.
Buying real estate in Calabarzon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Calabarzon, and on what terms?
Do banks lend to foreigners for homes in Calabarzon in 2026?
As of early 2026, yes, some Philippine banks do lend to foreigners for home purchases in Calabarzon, but the requirements are stricter than for Filipino citizens and approval is not guaranteed.
The realistic loan-to-value (LTV) range that foreign borrowers commonly see in Calabarzon is around 50% to 70%, meaning you should plan for a higher down payment compared to the 80% to 90% LTV sometimes available to locals.
The single most common eligibility requirement that determines whether a foreigner qualifies for a Calabarzon mortgage is demonstrating stable income and strong documentation, with many banks also preferring borrowers who have longer-stay visa status and established local banking relationships.
You can also read our latest update about mortgage and interest rates in The Philippines.
Which banks are most foreigner-friendly in Calabarzon in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Calabarzon tend to be major universal banks with established home-loan desks, including Security Bank, BDO Unibank, and BPI, which have documented processes and developer accreditations in the region.
The single most important feature that makes these banks more foreigner-friendly is process transparency, meaning they publish clear requirements, rate tables, and step-by-step guidance rather than making you guess what documentation you need.
Most of these banks can lend to non-residents in some cases, but approval typically depends on factors like income documentation, the property type (condos are easier), and whether you have an existing relationship or local co-borrower.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Calabarzon.
What mortgage rates are foreigners offered in Calabarzon in 2026?
As of early 2026, mortgage interest rates for foreigners in Calabarzon typically range from about 7% to 10% per year, with the exact rate depending on your profile, loan-to-value ratio, and the fixing period you choose.
Fixed-rate mortgages in Calabarzon usually come with slightly higher initial rates (for example, 7.75% for a 5-year fix versus 6.99% for a 1-year fix at Security Bank), while variable rates may start lower but expose you to rate increases if the BSP policy rate rises.
We made this infographic to show you how property prices in the Philippines compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Calabarzon?
What are the total closing costs as a percent in Calabarzon in 2026?
In Calabarzon in 2026, the typical total closing-cost percentage for buyers ranges from about 3% to 5% of the purchase price if the seller pays Capital Gains Tax, or 9% to 12% if the buyer ends up shouldering seller taxes by negotiation.
The realistic low-to-high range that covers most standard transactions is 3% to 12%, depending entirely on how the Capital Gains Tax responsibility is allocated between buyer and seller in your specific deal.
The specific fee categories that make up total closing costs in Calabarzon include Documentary Stamp Tax (DST), local transfer tax, registration fees, notarial fees, and potentially Capital Gains Tax or creditable withholding tax depending on deal structure.
The single biggest contributor to closing costs in Calabarzon is usually the Capital Gains Tax at 6% of the selling price or zonal value (whichever is higher), which is legally the seller's obligation but is often negotiated onto the buyer in practice.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Calabarzon.
What annual property tax should I budget in Calabarzon in 2026?
As of early 2026, you should budget roughly 1% of the assessed value per year for annual property tax in Calabarzon, which translates to significantly less than 1% of your purchase price since assessed values are typically much lower than market values (for a property worth PHP 5 million or about USD 90,000 / EUR 82,000, annual tax might be PHP 10,000 to 30,000 or about USD 180 to 540 / EUR 165 to 495).
Annual property tax in Calabarzon is assessed as a percentage rate applied to the property's assessed value (not market value), with the rate capped by law and varying slightly between cities and municipalities in Cavite, Laguna, Batangas, Rizal, and Quezon.
How is rental income taxed for foreigners in Calabarzon in 2026?
As of early 2026, the effective tax rate on rental income for foreigners in Calabarzon depends on your tax residency status: non-resident aliens "not engaged in trade or business" typically face a flat 25% tax on gross rental income, while resident aliens pay graduated rates (up to 35%) on net income after allowable deductions.
The basic filing requirement for foreign owners is that rental income from Calabarzon property is Philippine-sourced and must be reported to the BIR, and if your tenant is a registered business, they will likely withhold tax on rent payments and remit it directly to the tax authority on your behalf.
What insurance is common and how much in Calabarzon in 2026?
As of early 2026, the typical annual insurance premium for a standard home policy in Calabarzon ranges from about 0.1% to 0.3% of the insured amount per year, which for a PHP 5 million property (about USD 90,000 / EUR 82,000) means roughly PHP 5,000 to 15,000 annually (about USD 90 to 270 / EUR 82 to 245).
The most common type of property insurance coverage that owners carry in Calabarzon is fire insurance, which is often required by banks if you have a mortgage and serves as the baseline policy for most homeowners.
The biggest factor that makes insurance premiums higher or lower for the same property type in Calabarzon is the inclusion of additional perils like typhoon, flood, and earthquake coverage, which can significantly increase costs depending on the property's location and construction type within the region.
Get the full checklist for your due diligence in Calabarzon
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Calabarzon, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Philippine Constitution Article XII (Supreme Court E-Library) | It's the official judiciary repository for the exact constitutional wording on land ownership. | We used it to anchor the rule that foreigners cannot own Philippine land. We cross-checked the wording against other official sources to ensure accuracy. |
| Condominium Act (RA 4726) via LawPhil | It's the primary-source statute governing condo ownership structures in the Philippines. | We used it to explain what foreigners can fully own (condo units) versus what they share (common areas). We also used it for the foreign ownership cap concept. |
| Investors' Lease Act (RA 7652) via LawPhil | It's the core law allowing long-term leases of private land for qualified foreign investors. | We used it to describe the most common legal land-access route for foreigners. We highlighted maximum lease terms in plain language. |
| Local Government Code (RA 7160) via LawPhil | It's the primary law behind local property taxes and transfer taxes in the Philippines. | We used it to explain property tax rate caps for Calabarzon municipalities. We translated that into practical budgeting guidance for buyers. |
| BIR eCAR Checklist (Official PDF) | It's a BIR-issued document showing requirements for the electronic Certificate Authorizing Registration. | We used it to explain why the eCAR is the critical gate in Philippine property transfers. We turned the checklist into a buyer-friendly step overview. |
| Bureau of Internal Revenue - Documentary Stamp Tax | It's the national tax authority's official portal for stamp taxes on property transfers. | We used it to confirm DST is a standard closing cost category. We paired it with other sources to estimate total closing costs. |
| Bureau of Internal Revenue - Capital Gains Tax | It's the official reference for capital gains tax treatment on property sales. | We used it to explain CGT and who typically pays it in deals. We reflected how it's often negotiated in real transactions. |
| Land Registration Authority eSerbisyo Portal | It's the official LRA service for requesting certified true copies of land titles. | We used it to show the most practical way to verify title documents. We framed what real verification looks like beyond seller-provided photos. |
| Bangko Sentral ng Pilipinas - Key Rates | It's the central bank's official rate publication that drives lending pricing. | We used it to explain why Philippine mortgage rates sit where they do in 2026. We triangulated with bank-published rates for realistic estimates. |
| Security Bank - Home Loan Page | It's a major Philippine bank that publicly posts home-loan rates by fixing period. | We used it as a transparent benchmark for 2026 mortgage pricing. We used their published rates to produce realistic foreigner rate estimates. |
| PwC Worldwide Tax Summaries - Philippines | It's a Big 4 tax reference summarizing tax treatment by residency category. | We used it to explain how rental income taxation differs for resident versus non-resident foreigners. We kept explanations accurate without tax code overload. |
| KPMG Philippines Tax Guide | It's a Big 4 tax guide widely used for cross-border tax orientation. | We used it to cross-check the 25% gross treatment for certain non-resident categories. We triangulated with PwC to avoid relying on a single interpretation. |
| Insurance Commission - Fire Tariff | It's the government regulator for insurance and the right place to check fire insurance pricing. | We used it to justify why fire insurance is the default property policy in Philippine transactions. We turned that into practical budget ranges. |
| CREBA Tax Updates PDF | It's an industry body sharing structured tax updates sourced from official issuances. | We used it to cross-check VAT thresholds and transaction tax updates affecting residential deals. We used it only as a bridge to underlying BIR rules. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Philippines. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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