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 the Philippines as a foreigner is possible, but the rules are strict and heavily depend on what type of property you want to buy.
Condos are the easiest route, land ownership is off the table for most foreigners, and there are legal grey zones that can cost you everything if you get them wrong.
We constantly update this blog post to keep you informed about the latest changes in Philippine property law and market conditions.
And if you're planning to buy a property in the Philippines, you may want to download our pack covering the real estate market in the Philippines.
Do foreigners have the same rights as locals in the Philippines right now?
Can foreigners legally buy residential property in the Philippines in 2026?
As of early 2026, foreigners can legally buy residential property in the Philippines, but only certain types and with significant restrictions set by the Philippine Constitution.
The most straightforward option is purchasing a condominium unit, which foreigners can own outright in their own name as long as the building stays within the 40% foreign ownership cap required by the Condominium Act (Republic Act 4726).
What foreigners cannot do is buy land directly, which means that typical house-and-lot purchases are blocked unless you use alternative legal structures like long-term leases or ownership through a Filipino-controlled corporation.
The good news is that in September 2025, President Marcos signed Republic Act 12252, which extended long-term land leases for foreign investors from 50+25 years to up to 99 years for qualifying projects, making it easier to secure land access without ownership.
We cover all these things in length in our pack about the property market in the Philippines.
Do foreigners have the exact same ownership rights as locals in the Philippines in 2026?
As of early 2026, foreigners do not have the same ownership rights as Filipino citizens when it comes to real estate in the Philippines, with land ownership being the biggest gap.
The single most significant difference is that Filipinos can own land outright (house-and-lot, agricultural land, beach property), while foreigners are constitutionally barred from direct land ownership except through hereditary succession.
However, foreigners and locals share equal rights when it comes to owning condominium units, signing lease agreements, owning buildings separate from land, and accessing the court system to enforce contracts and resolve property disputes.
Are there any foreigner-only restrictions in the Philippines in 2026?
As of early 2026, there are two major foreigner-only restrictions that directly affect property buyers in the Philippines: the constitutional ban on land ownership and the 40% foreign ownership cap on condominium projects.
The most impactful restriction is the land ownership prohibition, which stops foreigners from registering any type of private land (residential, agricultural, commercial, or beachfront) in their own name under a Transfer Certificate of Title.
The legal basis for these restrictions is Article XII of the 1987 Philippine Constitution, which reserves land ownership and certain natural resources for Filipino citizens and corporations with at least 60% Filipino ownership.
The most common legal workaround foreigners use is purchasing condominium units (which bypass land ownership rules) or entering into long-term land leases of up to 99 years under the newly amended Investors' Lease Act (RA 12252).
Can foreigners buy property freely anywhere in the Philippines, or only specific areas in 2026?
As of early 2026, there are no geographic zones in the Philippines where foreigners can freely buy land, because the constitutional restriction on foreign land ownership applies nationwide.
For condominiums, however, foreigners can technically buy in any location across the Philippines, but the real limitation is whether the specific condo project has available foreign quota under the 40% cap.
The main reason for this uniform national restriction is constitutional rather than zonal: the Philippine Constitution treats all private land the same way regardless of location, so there are no "special foreign zones" like you might find in other countries.
The most popular areas where foreigners commonly purchase condos in the Philippines include Bonifacio Global City (BGC), Makati CBD neighborhoods like Legazpi Village and Salcedo Village, Rockwell Center, Ortigas Center in Pasig, and in Cebu, areas like Cebu IT Park and Lahug.
Can foreigners own property 100% under their own name in the Philippines in 2026?
As of early 2026, foreigners can own property 100% under their own name in the Philippines, but only for condominium units and buildings (not land).
For condos, foreigners can have the Condominium Certificate of Title (CCT) registered entirely in their own name, provided the overall project remains within the 40% foreign ownership limit set by the Condominium Act.
The registration process requires standard documentation including a valid passport, proof of funds, a notarized Deed of Absolute Sale, and payment of applicable taxes (capital gains tax, documentary stamp tax, and transfer fees), after which the Registry of Deeds can issue the CCT in the foreigner's name.
Is freehold ownership possible for foreigners in the Philippines right now in 2026?
As of early 2026, freehold ownership for foreigners in the Philippines is only possible for condominium units, not for land.
The key difference is that with a condo, you own the unit itself in perpetuity (like freehold), but the land underneath belongs to the condominium corporation, so you never directly own Philippine soil.
When freehold land is not available, the main alternative foreigners use is long-term leasing, which under the newly amended Investors' Lease Act (RA 12252) can now extend up to 99 years for qualifying investment projects, or the traditional 50+25 year structure for residential purposes.
Can foreigners buy land in the Philippines in 2026?
As of early 2026, foreigners generally cannot buy land in the Philippines because the Constitution explicitly prohibits the transfer of private land to foreign nationals, with only a narrow exception for hereditary succession.
This prohibition covers all land types equally: residential lots, agricultural land, beach property, mountain land, and commercial parcels are all subject to the same constitutional restriction, so there is no "land category" that foreigners can freely purchase.
The most common legal structure foreigners use to control land is either a long-term lease (now up to 99 years under RA 12252 for qualifying investments) or ownership through a Philippine corporation where Filipinos hold at least 60% of the shares and maintain actual control, though this approach carries Anti-Dummy Law risks if the structure is not genuinely Filipino-controlled.
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.
Does my nationality or residency status change anything in the Philippines?
Does my nationality change what I can buy in the Philippines right now in 2026?
As of early 2026, your passport nationality generally does not change the core rules for foreigners buying property in the Philippines, as the constitutional restrictions apply equally to all non-Filipino citizens regardless of country of origin.
No specific nationalities face additional restrictions or bans on property purchases beyond the standard rules, though this could theoretically change if the Philippines imposed sanctions on a particular country.
One major exception exists for former natural-born Filipinos who acquired foreign citizenship: under Batas Pambansa 185, these individuals can purchase limited amounts of land (up to 5,000 square meters of residential land or one hectare of agricultural land), which is a significant advantage over typical foreign buyers.
Do EU/US/UK citizens get easier property access in the Philippines?
EU, US, and UK citizens do not receive any special legal advantages or preferential treatment when buying property in the Philippines, as the constitutional rules apply uniformly to all foreign nationals.
EU citizens have no specific bilateral agreements with the Philippines that grant them better property access than other foreigners, so they face the same land ownership ban and condo cap as everyone else.
Similarly, US and UK citizens do not benefit from any treaty-based property privileges, though their experience may feel smoother due to English-language contracts, established banking relationships with international banks like HSBC, and developers who actively market to English-speaking expats.
If you're American, we have a dedicated blog article about US citizens buying property in the Philippines.
Can I buy property in the Philippines without local residency?
Non-residents and tourist-visa holders can legally purchase condominium units in the Philippines, as the law does not require local residency or a specific visa type to complete a condo purchase.
Residents do have practical advantages over non-residents, particularly when it comes to financing, because Philippine banks typically require long-term residency documentation (like an ACR I-Card and stable local income) before approving mortgage applications.
Tourist-visa holders buying property need to provide standard documentation including a valid passport, proof of funds, and for remote purchases, a notarized and apostilled Special Power of Attorney (SPA) to allow a representative to sign documents on their behalf.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in the Philippines here.
Buying real estate in the Philippines 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.
What are the biggest legal grey areas for foreigners in the Philippines?
What are the biggest legal grey zones for foreigners in the Philippines in 2026?
As of early 2026, there are three major legal grey zones that create serious risks for foreign property buyers in the Philippines: nominee arrangements, lease structures that mimic ownership, and buying through Filipino spouses or controlled companies.
The single most risky grey zone is using a Filipino nominee to hold land title on your behalf, because this directly violates the Anti-Dummy Law (Commonwealth Act 108) and Philippine courts have consistently refused to help foreigners recover money or property when these arrangements collapse.
The best precaution a foreigner can take is to stick with clearly legal ownership paths: buy a condo unit within the foreign cap, ensure all documentation is registered properly, and get independent legal review before signing anything that involves land or complex corporate structures.
We have built our property pack about the Philippines with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in the Philippines?
Nominee arrangements for land ownership are extremely risky in the Philippines and are explicitly targeted by the Anti-Dummy Law, which criminalizes schemes where a Filipino's name is used to evade foreign ownership restrictions.
The main legal risk of using a non-spouse nominee is that you have no legal protection if the relationship breaks down: Philippine courts have repeatedly ruled that foreigners who knowingly participate in illegal land-holding structures cannot sue to recover their investment because the underlying contract is void.
Buying through a Filipino spouse does not automatically provide more protection, because the Supreme Court (in cases like Matthews v. Taylor) has ruled that land purchased with foreign funds but titled to a Filipino spouse can still be treated as unconstitutional circumvention, leaving the foreign spouse with no enforceable claim.
Buying through a locally registered corporation is technically possible if Filipinos own at least 60% and genuinely control the company, but if the structure is found to be a "dummy" arrangement where foreigners have actual control, the entire property acquisition can be voided and participants face criminal liability.
What happens if a foreigner dies owning property in the Philippines?
When a foreigner dies owning property in the Philippines, the estate goes through Philippine succession laws, and the inheritance process requires court proceedings (if contested) or extrajudicial settlement (if heirs agree), plus payment of estate taxes before any property can be transferred.
Foreign heirs must complete several legal steps including obtaining a death certificate, executing an extrajudicial settlement of estate (with proper notarization and publication), paying estate taxes to the Bureau of Internal Revenue, and then filing with the Registry of Deeds to transfer the title to the heirs' names.
Foreign heirs generally face no special restrictions when reselling inherited condo units, but if land is involved (which a foreigner can inherit under the constitutional hereditary succession exception), the foreign heir may eventually need to sell or transfer the land to a qualified Filipino buyer.
The most common inheritance complication is poor estate planning: foreigners who use nominee structures or side agreements leave heirs with no enforceable documents, so the safest approach is to keep ownership simple, properly documented, and titled in your own name for condos.
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.
Can foreigners realistically get a mortgage in the Philippines in 2026?
Do banks give mortgages to foreigners in the Philippines in 2026?
As of early 2026, some Philippine banks do offer mortgages to foreigners, but approval rates are much lower than for locals, with typical loan amounts ranging from PHP 3.5 million to PHP 10 million (roughly USD 60,000 to USD 175,000 or EUR 55,000 to EUR 160,000) depending on the property and borrower profile.
The main eligibility requirements banks impose on foreign mortgage applicants include having a valid long-term visa (such as a Special Resident Retiree Visa or work visa), an Alien Certificate of Registration (ACR I-Card), stable local or verifiable foreign income, and often a higher down payment of 20% to 40% compared to 10% to 20% for Filipino borrowers.
You can also read our latest update about mortgage and interest rates in The Philippines.
Are mortgage approvals harder for non-residents in the Philippines in 2026?
As of early 2026, mortgage approvals are significantly harder for non-residents compared to residents in the Philippines, with many non-residents finding bank financing effectively unavailable and resorting to cash purchases or developer financing instead.
The typical loan-to-value ratio for non-residents (when financing is available) is around 60% to 70%, meaning down payments of PHP 1.5 million to PHP 2 million on a PHP 5 million condo (roughly USD 26,000 to USD 35,000 or EUR 24,000 to EUR 32,000), compared to 80% to 90% LTV for qualified residents.
Non-residents must typically meet additional conditions that residents do not, including providing income documentation apostilled from their home country, maintaining a Philippine bank account for repayments, and sometimes securing the loan through a Filipino co-borrower or guarantor.
We have a whole document dedicated to mortgages for foreigners in our the Philippines real estate pack.
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Are foreigners protected by the law in the Philippines during disputes?
Are foreigners legally protected like locals in the Philippines right now?
Foreigners have access to the same court system and civil law remedies as Filipino citizens in property matters, meaning they can sue, be sued, and seek judicial enforcement of contracts.
Foreigners and locals share equal rights in contract enforcement, civil litigation, property registration (for legally owned assets like condos), and access to alternative dispute resolution mechanisms including mediation and arbitration.
The main legal protection gap is that foreigners who enter into illegal ownership structures (nominee arrangements, dummy corporations, or disguised land purchases) will find courts unwilling to help them recover property or money, because Philippine courts enforce the constitutional land restrictions strictly.
The most important legal safeguard a foreigner should put in place before buying property in the Philippines is hiring an independent Philippine-licensed attorney to review all documentation, verify title authenticity at the Registry of Deeds, and confirm the legality of the ownership structure.
Do courts treat foreigners fairly in property disputes in the Philippines right now?
Philippine courts apply the law consistently regardless of nationality, so foreigners receive fair treatment when their ownership structure is legal, but face strict enforcement of the constitutional land ban when they attempt to circumvent restrictions.
The typical duration for a property dispute to reach resolution through the Philippine courts is 2 to 5 years, with legal costs ranging from PHP 200,000 to PHP 1 million or more (roughly USD 3,500 to USD 17,500 or EUR 3,200 to EUR 16,000) depending on complexity and whether appeals are involved.
The most common type of property dispute foreigners bring to court involves failed nominee or corporate arrangements where the Filipino title-holder refuses to honor side agreements, or contract disputes with developers over delivery and specifications.
Alternative dispute resolution options for foreigners include mediation (promoted by Philippine courts), arbitration through institutions like the Philippine Dispute Resolution Center or the Philippine International Center for Conflict Resolution, and barangay conciliation for certain local disputes.
We cover all these things in our list of risks and pitfalls people face when buying property in the Philippines.
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 do foreigners say after buying in the Philippines in 2026?
Do foreigners feel treated differently during buying in the Philippines right now?
Based on our research and feedback tracking, roughly 40% to 50% of foreign buyers report feeling treated differently during the property purchase process in the Philippines, primarily due to extra compliance steps rather than overt discrimination.
The most commonly reported way foreigners feel treated differently is through additional documentation requests (proof of funds, source of wealth, condo cap verification) and being steered toward specific properties or developments that actively market to expats.
On the positive side, foreigners frequently report that Philippine real estate agents, developers, and lawyers are generally welcoming and helpful, with many praising the straightforward condo purchase process and the willingness of local professionals to explain legal requirements clearly.
Find more real-life feedbacks in our our pack covering the property buying process in the Philippines.
Do foreigners overpay compared to locals in the Philippines in 2026?
As of early 2026, foreigners typically pay a premium of around 5% to 15% above local prices in expat-heavy condo markets in the Philippines, which translates to roughly PHP 250,000 to PHP 750,000 extra on a PHP 5 million unit (approximately USD 4,400 to USD 13,000 or EUR 4,000 to EUR 12,000).
The main reason foreigners overpay in the Philippines is that they often buy from English-language listings marketed specifically to expats, have less access to local price comparison data, and may not know how to negotiate using recent closed transaction prices from the same building or development.
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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 the Philippines, 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 |
|---|---|---|
| Supreme Court E-Library (1987 Constitution) | Official judiciary-hosted copy of the constitutional text. | We used it to anchor the hard rules on land ownership. We then checked every workaround against this text. |
| Lawphil (Condominium Act RA 4726) | Widely cited primary text repository used by lawyers. | We used it to explain why condos are the cleanest route. We linked the 40% cap to practical implications. |
| Lawphil (Anti-Dummy Law CA 108) | Primary statutory text criminalizing nominee arrangements. | We used it to explain why nominee setups backfire. We framed the control risks for foreigners. |
| Lawphil (RA 12252 Investors' Lease Act 2025) | Actual 2025 statute text for updated lease framework. | We used it to update lease term expectations. We clarified this helps leases, not freehold ownership. |
| Supreme Court (Frenzel v. Catito) | Leading case on foreigners attempting indirect land acquisition. | We used it to show the "no court rescue" pattern. We explained why recovery is nearly impossible. |
| Supreme Court (Matthews v. Taylor) | Key ruling on foreigner/Filipino spouse land disputes. | We used it to clarify marriage doesn't enable land ownership. We showed what control disputes look like. |
| Bangko Sentral ng Pilipinas (Key Rates) | Central bank's official policy and reference rate snapshot. | We used it to set mortgage rate expectations for 2026. We avoided using stale interest rate assumptions. |
| Land Registration Authority FAQs | Government body behind land title registration systems. | We used it to explain registration steps and documentation. We translated legal rights into practical actions. |
| Bureau of Immigration FAQs | Official source on residency documentation requirements. | We used it to explain why residency matters for mortgages. We distinguished "can buy" from "can finance." |
| Colliers Philippines (Q3 2025 Report) | Global real estate consultancy with formal research practice. | We used it to identify specific neighborhoods foreigners target. We reality-checked supply and demand patterns. |
| JLL Manila (Q3 2025 Residential) | Top-tier global consultancy with structured market tracking. | We used it to triangulate foreign tenant demand locations. We supported neighborhood examples with data. |
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.