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Foreigners can legally own multiple condominium units in the Philippines without any nationwide limit on the total number of units they can purchase.
The only restriction applies at the building level, where foreign ownership cannot exceed 40% of all units in any single condominium development. This means a foreign investor can own several units in the same building as long as the collective foreign ownership stays below this threshold, and they can also own units across multiple buildings throughout the Philippines.
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Foreigners can own multiple condo units in the Philippines with direct ownership rights, subject only to the 40% foreign ownership cap per building.
There are no restrictions on the total number of units a foreigner can own nationwide, and no corporation setup is required for multiple unit ownership.
| Ownership Aspect | Allowed for Foreigners | Key Limitations |
|---|---|---|
| Single condo unit ownership | Yes | Building must have <40% foreign ownership |
| Multiple units same building | Yes | Must not breach 40% foreign cap |
| Multiple units different buildings | Yes | No national limit on total units |
| Direct ownership (no corporation) | Yes | Corporation only needed for land purchases |
| Rental income/Airbnb | Yes | Must comply with tax registration |
| Inheritance and resale rights | Yes | Transfers must respect 40% building cap |
| Land ownership with condo | No | Only common area shares, not land title |
Can foreigners legally own a condominium unit in the Philippines under current property laws?
Yes, foreigners can legally own condominium units in the Philippines under the Condominium Act and current property laws as of September 2025.
The law permits direct foreign ownership of individual condo units with proper Condominium Certificate of Title, provided the total foreign ownership within any single building does not exceed 40% of all units.
This legal framework applies to all foreigners regardless of nationality, and ownership rights include the unit itself plus a proportional share of common areas such as lobbies, elevators, and amenities. Foreign owners receive the same property rights as Filipino buyers, including the right to use, occupy, lease, sell, or transfer the unit within legal limitations.
The 40% cap is calculated based on the total number of units in a building, not the total floor area or value of units owned by foreigners.
Is there a restriction on the percentage of condo units in a building that foreigners can collectively own?
Yes, there is a strict 40% cap on foreign ownership within any single condominium building in the Philippines.
This means that in a 100-unit building, no more than 40 units can be owned by foreigners combined. The remaining 60% must be owned by Filipino citizens or Filipino-controlled corporations to comply with constitutional requirements for land ownership.
The restriction applies to the building level rather than the development level, so if a project has multiple towers, each building has its own separate 40% foreign ownership cap. Developers and condominium corporations are required to maintain records of foreign ownership percentages and cannot sell units to foreigners if it would breach this limit.
Buyers should always request current foreign ownership certification from developers before purchasing to ensure compliance with this restriction.
Can a foreigner buy more than one condo unit in the same building if the 40% ownership cap for foreigners is not yet reached?
Yes, a single foreigner can purchase multiple condo units in the same building as long as the collective foreign ownership remains below 40%.
There is no legal restriction on how many units one foreign individual or entity can own within a single building. For example, if a building has 100 units and current foreign ownership is at 30%, a foreign investor could purchase up to 10 additional units without violating the law.
However, practical considerations include the developer's willingness to sell multiple units to one buyer, financing capabilities, and potential building association rules that may impose additional restrictions beyond legal requirements.
It's something we develop in our Philippines property pack.
Are foreigners allowed to own multiple condo units across different buildings in the Philippines?
Yes, foreigners are allowed to own multiple condominium units across different buildings throughout the Philippines with no national limit.
Each building has its own separate 40% foreign ownership cap, so a foreign investor can own units in dozens or even hundreds of different buildings as long as each individual building complies with the 40% restriction.
This creates opportunities for foreign investors to build substantial property portfolios across major cities like Manila, Cebu, Davao, and other urban centers. Popular investment strategies include owning units in multiple Metro Manila developments or diversifying across different cities to spread market risk.
The only practical limitations are the investor's financial capacity and the availability of suitable units in buildings that haven't reached their foreign ownership caps.
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Is there a limit on the total number of condominium units a foreigner can own nationwide?
No, there is no legal limit on the total number of condominium units a foreigner can own nationwide in the Philippines.
The only restriction is the 40% foreign ownership cap per building, which means a wealthy foreign investor could theoretically own thousands of units across the country as long as each building maintains compliance with the 40% rule.
This policy encourages foreign investment in the Philippine real estate market and allows investors to build substantial rental property portfolios or diversify their holdings geographically.
Some foreign investors own 50+ units across Metro Manila alone, while others diversify across multiple cities and regions to capture different market dynamics and rental yields.
Do foreigners need to set up a corporation in the Philippines to own more than one condo unit, or is direct ownership allowed?
Direct ownership is allowed for multiple condo units, and foreigners do not need to set up a Philippine corporation.
Individual foreigners can own multiple condominium units directly in their own name, with each unit having its own Condominium Certificate of Title. This direct ownership structure is simpler and more cost-effective than corporate ownership.
Corporation setup is only required when foreigners want to own land directly or need to structure large-scale investments involving land development. For pure condominium investments, individual ownership provides the same legal protection and rights.
Direct ownership also simplifies inheritance, sale, and transfer processes compared to corporate structures that require ongoing compliance with Philippine corporation laws.
It's something we develop in our Philippines property pack.
What are the tax obligations and fees a foreigner must pay when purchasing multiple condos in the Philippines?
Foreigners pay the same taxes and fees as Filipino buyers when purchasing multiple condos, with costs calculated per transaction.
| Tax/Fee Type | Rate | Applied To |
|---|---|---|
| Documentary Stamp Tax | 1.5% | Sale price per unit |
| Transfer Tax | Up to 0.75% | Sale price per unit |
| Registration Fees | ~0.25% | Sale price per unit |
| VAT (if applicable) | 12% | Sale price for new units |
| Annual Real Property Tax | Up to 2% | Assessed value per unit yearly |
| Association Dues | Varies | Monthly per unit owned |
| Capital Gains Tax (on sale) | 6% | Gross selling price per unit |
Are there restrictions on foreigners renting out their condo units for passive income or Airbnb purposes?
There are no legal restrictions preventing foreigners from renting out their condo units for passive income or short-term rentals like Airbnb.
However, foreign owners must comply with several requirements: register as taxpayers with the Bureau of Internal Revenue, obtain necessary business permits for short-term rental operations, and pay income taxes on rental earnings under Philippine tax law.
Building associations and condominium corporations may impose their own rules regarding short-term rentals, with some buildings prohibiting Airbnb operations entirely while others allow them with restrictions.
Rental income is subject to Philippine income tax rates, and foreign owners should maintain proper documentation of rental expenses and income for tax compliance purposes.
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 a foreigner legally transfer ownership of multiple condo units to heirs or sell them freely to locals or other foreigners?
Yes, foreigners can legally transfer ownership of multiple condo units through sale or inheritance, subject to the 40% foreign ownership cap per building.
Sales to Filipino citizens are unrestricted and can help buildings that have reached their foreign ownership caps. Sales to other foreigners are allowed only if the building hasn't reached the 40% limit, or if the sale replaces one foreign owner with another without increasing the total foreign ownership percentage.
Inheritance by foreign heirs is permitted, but if the inheritance would cause a building to exceed 40% foreign ownership, the inherited unit must be sold within one year or face potential forced auction by the condominium corporation.
Transfer procedures involve standard real estate documentation, payment of transfer taxes, and updating of condominium corporation records to maintain accurate foreign ownership tracking.
What are the rules regarding land ownership tied to condos, and how does this affect foreigners owning more than one unit?
Foreigners do not own the land beneath condominium buildings and only hold rights to common areas proportional to their unit ownership.
The land is owned by the condominium corporation, which must be at least 60% Filipino-owned to comply with constitutional land ownership restrictions. Foreign condo owners receive a pro-rata share of common areas like lobbies, elevators, parking, and amenities, but no direct land title.
This land ownership structure doesn't change when owning multiple units - each additional unit simply provides a larger proportional share of common areas without any direct land ownership rights.
The separation between unit ownership and land ownership protects foreign investors from land ownership violations while still providing secure property rights for their investments.
It's something we develop in our Philippines property pack.
Are there residency or visa requirements for foreigners who wish to own more than one condo in the Philippines?
No, there are no residency or visa requirements for foreigners to own condominium units in the Philippines, regardless of how many units they purchase.
Foreign ownership of condos is completely separate from immigration status, and investors can purchase properties while on tourist visas, business visas, or without any current visa if buying from abroad.
Property ownership does not grant any residency rights or visa benefits - normal immigration rules apply for physical presence in the country. Many foreign condo owners live outside the Philippines and manage their properties remotely through property management companies.
Some investors choose to obtain investor visas or retirement visas for other benefits, but these are not required for property ownership purposes.
What legal or practical risks should a foreigner consider before purchasing multiple condo units in the Philippines?
Foreign investors should consider several key risks before purchasing multiple condo units in the Philippines.
Legal risks include changes to foreign ownership laws, disputes over foreign ownership percentages in buildings, and potential issues with condominium corporation management or building maintenance standards.
Market risks encompass property value fluctuations, rental market volatility, oversupply in certain areas, and currency exchange rate impacts for foreign investors earning rental income in pesos but holding other currencies.
Practical risks involve difficulty in property management from abroad, potential liquidity issues when selling multiple units, building quality and maintenance concerns, and natural disaster exposure in certain regions.
Due diligence requirements include verifying current foreign ownership percentages, checking developer track records, reviewing building financial health, and ensuring all legal documentation is properly executed and registered.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Foreign investors can legally own multiple condominium units in the Philippines with no nationwide limits, subject only to the 40% foreign ownership cap per building.
Direct ownership is permitted without corporate structures, and rental income rights are available with proper tax compliance and building association approval.
Sources
- Respicio Law - Requirements for Foreigners Buying a Condo in the Philippines
- Cebu Grand Realty - Can Foreigners Buy Property in Cebu: A Legal Guide for 2025
- Respicio Law - Property Ownership for Foreigners in the Philippines
- Respicio Law - Condominium Ownership Rights for Foreign Spouses in the Philippines
- Wise - Buy Condo in the Philippines
- Emerhub - Buying Property in the Philippines as a Foreigner
- Veles Club - Foreign Property Investment in the Philippines
- InvestAsian - Property Investment Risks Philippines