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 comes with extra costs that many foreign buyers don't expect, including government taxes, local fees, and professional services that can add up quickly.
We constantly update this blog post so you always have the latest figures for property taxes, transfer fees, and closing costs in Calabarzon as of early 2026.
This guide breaks down every cost you'll face, from mandatory government charges to negotiable professional fees, so you can budget properly before purchasing residential property in Calabarzon.
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.
Overall, how much extra should I budget on top of the purchase price in Calabarzon in 2026?
How much are total buyer closing costs in Calabarzon in 2026?
As of early 2026, total buyer closing costs in Calabarzon typically range from 3% to 6% of the purchase price for resale properties (around ₱150,000 to ₱300,000, or $2,500 to $5,100, or €2,175 to €4,350 on a ₱5 million property), but this can jump to 5% to 18% if you're buying from a VAT-registered developer.
The minimum extra budget you can realistically achieve in Calabarzon is about 2.5% to 3.5% of the purchase price (around ₱125,000 to ₱175,000, or $2,100 to $3,000, or €1,800 to €2,500 on a ₱5 million property), but this requires a straightforward resale transaction with clean paperwork and no mortgage.
On the high end, you should plan for up to 15% to 18% of the purchase price in Calabarzon (around ₱750,000 to ₱900,000, or $12,700 to $15,250, or €10,900 to €13,000 on a ₱5 million property), especially if you're buying a new-build above the VAT threshold or need extensive legal checks.
The main factors pushing your Calabarzon closing costs toward the high end are buying from a VAT-registered developer above the ₱3.6 million threshold, needing translations or complex legal reviews, taking out a mortgage with its associated fees, and purchasing in a city rather than a municipality where local taxes run higher.
What's the usual total % of fees and taxes over the purchase price in Calabarzon?
For most foreign buyers doing a standard resale purchase in Calabarzon in 2026, the usual total percentage of fees and taxes is about 4% to 5.5% of the purchase price.
The realistic low-to-high range covering most standard Calabarzon property transactions is 3% on the lean side (simple resale, no complications) up to about 8% for more complex deals with deeper legal checks, though VAT-able new builds can push this much higher.
Of that total, government taxes typically account for about 2% to 2.5% (Documentary Stamp Tax at 1.5%, local transfer tax at 0.5%, plus registration fees), while professional service fees like notary, lawyer, and translation services make up the remaining 1% to 3%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Calabarzon.
What costs are always mandatory when buying in Calabarzon in 2026?
As of early 2026, the mandatory costs when buying property in Calabarzon include notarization of the deed of sale, Documentary Stamp Tax (DST) paid to the BIR, local transfer tax paid to the city or municipal treasurer, Registry of Deeds registration fees, and certified true copy fees.
While not legally required, highly recommended costs for foreign buyers in Calabarzon include hiring an independent lawyer for title verification (especially in subdivision-heavy areas like Cavite and Laguna), professional translation services if you're not comfortable with Filipino or English documents, a property survey for houses with land, and due diligence checks for unpaid HOA dues or real property taxes.
Don't lose money on your property in Calabarzon
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What taxes do I pay when buying a property in Calabarzon in 2026?
What is the property transfer tax rate in Calabarzon in 2026?
As of early 2026, the local property transfer tax rate in Calabarzon is typically 0.5% of the property's selling price or government-assessed value (whichever is higher), though some cities may charge up to 0.75% under the Local Government Code framework.
There are no extra transfer taxes specifically for foreigners in Calabarzon, as the tax rates apply equally regardless of nationality, and the differences you'll encounter depend on property type, price level, and whether you're buying in a city or municipality.
You may pay 12% VAT on residential property purchases in Calabarzon if you're buying from a VAT-registered seller (usually a developer) and the property price exceeds the VAT-exempt threshold of ₱3,600,000 (about $61,000 or €52,200), but resale transactions between private individuals are typically VAT-exempt.
In the Philippines, there's no "stamp duty" like in some countries, but the closest equivalent is the Documentary Stamp Tax (DST), which is 1.5% of the selling price or government value (whichever is higher) and is paid to the BIR as part of the transfer process.
Are there tax exemptions or reduced rates for first-time buyers in Calabarzon?
In Calabarzon in 2026, there is no universal first-time buyer tax exemption or reduced rate for DST or local transfer tax, and any relief you might find would be program-specific or tied to particular LGU ordinances rather than a default entitlement.
If you buy property through a company in Calabarzon instead of as an individual, the transfer tax and registration fees still apply, but the income tax treatment on future sale or rental may change because the property could be classified as an ordinary business asset subject to different withholding and VAT rules.
The biggest tax difference between new-build and resale properties in Calabarzon is VAT, where buying from a VAT-registered developer above the ₱3.6 million threshold can add 12% to your effective purchase price, while resale transactions between private individuals typically avoid this entirely.
Since there's no standard first-time buyer exemption in Calabarzon, there's no specific documentation to qualify for one, but if you encounter a special program or LGU-specific relief, you would typically need to provide proof of Philippine residency status, valid IDs, and a certification that you haven't previously owned property in the jurisdiction.
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.
Which professional fees will I pay as a buyer in Calabarzon in 2026?
How much does a notary or conveyancing lawyer cost in Calabarzon in 2026?
As of early 2026, notary fees for a property deed in Calabarzon typically cost 0.5% to 1.5% of the purchase price, often with minimum charges of around ₱10,000 to ₱30,000 ($170 to $510, or €145 to €435), while hiring an independent lawyer or conveyancer for full due diligence runs ₱30,000 to ₱150,000 ($510 to $2,540, or €435 to €2,175) depending on complexity.
Notary fees in Calabarzon are usually charged as a percentage of the property price with a minimum fixed fee, while lawyers offering comprehensive conveyancing services often charge flat fees based on the scope of work required.
Translation or interpreter services for foreign buyers in Calabarzon typically cost ₱2,000 to ₱8,000 per day ($34 to $135, or €29 to €116) for in-person interpretation at signings, and ₱500 to ₱2,000 per page ($8.50 to $34, or €7 to €29) for certified document translations.
A tax advisor is not always necessary in Calabarzon, but if you're buying from a company or dealing with unusual circumstances, one-time tax advisory typically costs ₱15,000 to ₱60,000 ($255 to $1,020, or €217 to €870).
We have a whole part dedicated to these topics in our our real estate pack about Calabarzon.
What's the typical real estate agent fee in Calabarzon in 2026?
As of early 2026, the typical real estate agent fee in Calabarzon is 3% to 5% of the property's selling price, which is the standard commission structure across the Philippines.
In Calabarzon, the seller usually pays the agent commission as part of local market convention, though buyers can end up paying if they hire a dedicated buyer's agent under a separate agreement or if the listing price effectively includes the commission.
The realistic low-to-high range for agent fees in Calabarzon runs from about 3% (single broker, straightforward transaction) up to 5% or even 6% when multiple brokers are involved or for higher-end properties requiring more marketing effort.
How much do legal checks cost (title, liens, permits) in Calabarzon?
Legal checks in Calabarzon, including title verification, liens search, and basic due diligence, typically cost ₱2,000 to ₱15,000 ($34 to $255, or €29 to €217) for standard reviews, while deeper investigations covering court records, estate issues, and permit compliance can run ₱20,000 to ₱80,000 ($340 to $1,355, or €290 to €1,160) or more.
Property valuation fees in Calabarzon, which banks require if you're taking a mortgage, typically cost ₱5,000 to ₱25,000 ($85 to $425, or €72 to €360) depending on the property's value and type.
The most critical legal check you should never skip in Calabarzon is title verification at the Registry of Deeds, because the region has many subdivision properties where paperwork quality varies widely and encumbrance or ownership disputes can surface after purchase if you don't verify upfront.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Calabarzon.
Get the full checklist for your due diligence in Calabarzon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What hidden or surprise costs should I watch for in Calabarzon right now?
What are the most common unexpected fees buyers discover in Calabarzon?
The most common unexpected fees buyers discover in Calabarzon include unpaid real property tax (RPT) arrears with penalties, outstanding HOA or subdivision dues (especially common in Cavite and Laguna master-planned communities), condo association special assessments, utility transfer deposits, and move-in or admin fees in gated communities.
Yes, you could inherit unpaid property taxes when purchasing in Calabarzon, because outstanding RPT becomes a transaction blocker that must be settled before the transfer can proceed, so always request a tax clearance certificate before closing.
Scams with fake listings and fake fees do occur in Calabarzon's high-demand commuter areas like Cavite, Laguna, and Rizal, and you can protect yourself by verifying that every peso you pay maps to an official BIR receipt, LGU official receipt, or Registry of Deeds receipt before handing over money.
Fees typically not disclosed upfront in Calabarzon include HOA transfer or membership fees, condo move-in bonds, renovation deposits, survey costs for houses with land, and document re-signing costs if there are name or ID mismatches on paperwork.
In our property pack covering the property buying process in Calabarzon, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Calabarzon?
If the property has a tenant in Calabarzon, you should budget for extra documentary costs of around ₱5,000 to ₱20,000 ($85 to $340, or €72 to €290) for lease assignments, termination agreements, or new lease notarization, plus potential legal fees if disputes arise about vacant possession.
When purchasing a tenanted property in Calabarzon, you generally inherit the existing lease agreement and must honor its terms, meaning you cannot evict the tenant without legal grounds until the lease expires.
Terminating an existing lease immediately after purchase in Calabarzon is generally not possible unless the tenant agrees, the lease has a specific termination clause, or you have valid legal grounds under Philippine tenancy law.
A sitting tenant in Calabarzon can affect your negotiating position either way, as some buyers see it as a hassle that justifies a lower offer, while others value the immediate rental income if the tenant is reliable and paying market rates.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Calabarzon.
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 fees are negotiable, and who really pays what in Calabarzon?
Which closing costs are negotiable in Calabarzon right now?
In Calabarzon, the negotiable closing costs include who pays the DST, transfer tax, and registration fees (buyer or seller can agree to split or shift these), as well as notary fees, lawyer fees, and agent commission structures.
The closing costs fixed by law in Calabarzon that cannot be negotiated are the actual tax rates themselves, including the 1.5% DST rate, the local transfer tax rate set by ordinance, VAT if applicable, and the Registry of Deeds fee schedule.
In practice, buyers in Calabarzon can often negotiate a 10% to 30% reduction on professional service fees like notary and lawyer charges, and the bigger "win" usually comes from negotiating which party shoulders the government taxes rather than trying to reduce the rates themselves.
Can I ask the seller to cover some closing costs in Calabarzon?
In Calabarzon, it's fairly common for sellers to agree to cover some or all closing costs, especially in a buyer's market or when the seller is motivated to close quickly.
The specific closing costs sellers most commonly cover in Calabarzon are the DST, transfer tax, and registration fees, often packaged as a "net to buyer" deal where the buyer only pays their own legal and loan-related expenses.
Sellers in Calabarzon are more likely to accept covering closing costs when there's strong buyer competition, when the property has been listed for a long time, or when the seller is relocating, settling an estate, or otherwise motivated by timeline over price.
Is price bargaining common in Calabarzon in 2026?
As of early 2026, price bargaining is common in Calabarzon, and most sellers expect some negotiation on their asking price.
Buyers in Calabarzon typically negotiate 5% to 10% below the asking price (around ₱250,000 to ₱500,000 off a ₱5 million property, or $4,200 to $8,500, or €3,600 to €7,250), though motivated sellers with stale listings may accept discounts of 10% to 15%.
Don't sign a document you don't understand in Calabarzon
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What monthly, quarterly or annual costs will I pay as an owner in Calabarzon?
What's the realistic monthly owner budget in Calabarzon right now?
A realistic monthly owner budget in Calabarzon, excluding mortgage payments, ranges from about ₱4,000 to ₱25,000 per month ($68 to $425, or €58 to €360), depending heavily on property type and location.
The main recurring expense categories in Calabarzon include your Real Property Tax (accrued monthly even if paid annually), HOA or subdivision dues, condo association fees if applicable, property insurance, utilities, and a maintenance reserve for repairs.
For condos in Calabarzon, expect monthly carrying costs of ₱4,000 to ₱20,000 ($68 to $340, or €58 to €290) depending on building amenities and size, while houses in subdivisions typically run ₱3,000 to ₱25,000 ($51 to $425, or €43 to €360) or more for larger lots.
The monthly cost that varies most in Calabarzon is HOA or condo association dues, because these depend entirely on the community's amenities, security level, and shared maintenance obligations, ranging from minimal in simple subdivisions to substantial in resort-style developments.
You can see how this budget affect your gross and rental yields in Calabarzon here.
What is the annual property tax amount in Calabarzon in 2026?
As of early 2026, the annual property tax (Real Property Tax or RPT) in Calabarzon is based on assessed value, with rates of 1% basic plus 1% Special Education Fund (SEF) in provinces and municipalities, or 2% basic plus 1% SEF in cities.
For a property with an assessed value of ₱2,500,000 in Calabarzon, your annual RPT would be around ₱50,000 ($850 or €725) in a municipality or ₱75,000 ($1,270 or €1,090) in a city, though your actual assessed value is typically much lower than market price.
Property tax in Calabarzon is calculated by multiplying the assessed value (which is the fair market value times the assessment level, typically 20% for residential) by the applicable RPT rate, so a ₱5 million market-value home might only have an assessed value of ₱1 million.
There are limited RPT exemptions in Calabarzon, mainly for government-owned properties, charitable institutions, and religious organizations, and these rarely apply to standard residential properties owned by foreign individuals.
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.
If I rent it out, what extra taxes and fees apply in Calabarzon in 2026?
What tax rate applies to rental income in Calabarzon in 2026?
As of early 2026, foreign property owners who are non-resident aliens not engaged in trade or business in the Philippines typically face a flat 25% tax on gross rental income from Calabarzon properties, with no deductions allowed.
If you're classified as engaged in trade or business or are a Philippine tax resident, you can deduct allowable expenses like repairs, maintenance, association dues, and depreciation from your rental income before applying graduated income tax rates.
The realistic effective tax rate after deductions for landlords taxed on net income in Calabarzon can drop to roughly 10% to 20% of gross rental income, depending on how many legitimate expenses you can document and deduct.
Yes, foreign property owners generally pay a different rental income tax rate than residents in Calabarzon, with non-resident aliens typically subject to the flat 25% gross rate while residents can use the graduated income tax system with deductions.
Do I pay tax on short-term rentals in Calabarzon in 2026?
As of early 2026, short-term rental income in Calabarzon is taxable, and if your gross receipts stay below the VAT threshold, you'll likely pay 3% percentage tax on top of income tax, but exceeding the threshold triggers 12% VAT compliance requirements.
Short-term rental income in Calabarzon is not taxed differently than long-term rental income in terms of income tax rates, but the additional compliance burden is heavier because short-term rentals often push owners into business registration and percentage tax or VAT filing obligations sooner.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Calabarzon.
Get to know the market before buying a property in Calabarzon
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
If I sell later, what taxes and fees will I pay in Calabarzon in 2026?
What's the total cost of selling as a % of price in Calabarzon in 2026?
As of early 2026, the total cost of selling a property in Calabarzon typically runs 8% to 13% of the selling price when you combine the 6% capital gains tax with agent commissions and minor documentary expenses.
The realistic low-to-high range for selling costs in Calabarzon is about 7% (if you sell without an agent and negotiate the buyer covering some fees) up to 14% (if you pay full agent commission plus all transfer-related costs yourself).
The cost categories that make up selling expenses in Calabarzon include capital gains tax (6%), real estate agent commission (3% to 5%), notary and documentary costs, and potentially a portion of DST and transfer tax if you agree to cover them as part of negotiations.
The single largest cost when selling in Calabarzon is almost always the 6% capital gains tax, which typically accounts for about half of your total selling expenses.
What capital gains tax applies when selling in Calabarzon in 2026?
As of early 2026, the capital gains tax (CGT) rate for selling residential property classified as a capital asset in Calabarzon is 6%, computed on the higher of the selling price or the relevant government-assessed value.
Exemptions to capital gains tax in Calabarzon may be available for principal residence sales under specific conditions, but these require substantial documentation and typically involve reinvestment of proceeds into another residence within a set timeframe.
Foreigners do not pay extra capital gains tax when selling in Calabarzon, as the 6% CGT rate applies equally regardless of nationality, though compliance and clearance procedures are the same for everyone.
The capital gain in Calabarzon is calculated as the selling price (or government value if higher) multiplied by 6%, not as a tax on profit, which means you pay CGT on the transaction value regardless of whether you actually made a gain compared to your purchase price.
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 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 We Trust It | How We Used It |
|---|---|---|
| Bureau of Internal Revenue (BIR) - RR No. 1-2024 | Official Philippine tax regulator setting VAT threshold rules. | We used it to determine when residential sales are VAT-exempt versus VAT-able. We converted these thresholds into buyer budget ranges for new-build purchases. |
| BIR - Form 1706 Guidelines | Official BIR filing guidance for capital gains tax on property. | We used it to anchor the 6% CGT workflow for sellers. We explained how this tax affects negotiations even when sellers nominally pay it. |
| BIR - RMC No. 69-2023 | Official BIR circular confirming the 3% percentage tax rate. | We used it for the non-VAT percentage tax that applies to rental income. We explained the VAT versus non-VAT decision for landlords. |
| Local Government Code (RA 7160) | The governing law for all LGU taxes in the Philippines. | We used it to explain local transfer tax and RPT frameworks. We showed why Calabarzon taxes vary by city and municipality. |
| Land Registration Authority (LRA) | Government agency running the Registry of Deeds system. | We used it to identify registration and annotation fees. We paired it with market practice ranges for realistic budgeting. |
| DOF-BLGF (Bureau of Local Government Finance) | National bureau overseeing LGU property valuation and taxation. | We used it to explain why RPT and assessed values vary across Calabarzon. We justified providing ranges rather than single figures. |
| Cavite City Official Website | Direct LGU source showing actual city RPT rates. | We used it as a Calabarzon-specific proof point for city tax rates. We showed the 2% basic plus 1% SEF structure in practice. |
| IMF - Property Tax Reform in the Philippines | Major international organization summarizing Philippine tax structures. | We used it to cross-check RPT cap structures and DST mechanics. We used it as a triangulation source against Philippine government data. |
| Grant Thornton Philippines | Major audit and tax firm with official BIR regulation citations. | We used it to cross-check VAT threshold and CPI adjustment logic. We used it as secondary confirmation alongside the BIR PDF. |
| BIR - Taxation of Non-Residents | Official BIR guidance on how foreigners are taxed. | We used it to explain the 25% gross tax rule for non-resident landlords. We clarified the difference between resident and non-resident tax treatment. |
Get fresh and reliable information about the market in Calabarzon
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Related blog posts