Philippines Property Market

Yes, but only condominium units, not land. Foreigners can own a condo freehold in their own name, up to 40% of the units or floor area in any one project. Land is reserved for Filipinos and companies that are at least 60% Filipino-owned. Ask the developer to confirm in writing that the foreign quota is not full.

The buyer usually pays 1.5% documentary stamp tax and a local transfer tax of 0.5% to 0.75%. The seller pays 6% capital gains tax. Each year you pay real property tax of up to 1% in provinces or 2% in Metro Manila cities, plus a 1% education levy. Non-resident rent is taxed at a flat 25%.

A condo can be owned outright. Land cannot, but since the 2025 Investors' Lease Act a registered foreign investor can lease private land for up to 99 years. The lease needs approval from the Board of Investments or another investment agency. A foreign spouse of a Filipino can co-own land with the spouse.

Only with a long-term visa such as the SRRV, a marriage visa or a work visa, and only for condos. Banks lend 60% to 70% of value at about 7% to 10%, over up to 20 years. Most overseas buyers use the developer's interest-free payment plan during construction instead.

Metro Manila has an oversupply of luxury condos, and prices are flat to up 3% a year. Gross rental yields run about 4% to 7.6%, and Cebu and Davao are growing faster than Manila. Check the foreign quota and developer record before buying off plan. Capital at risk.

No. There is no visa linked to property. The retirement visa (SRRV) is open from age 40 with a bank deposit, from USD 15,000 for those 50 or over with a pension and USD 25,000 for ages 40 to 49 with a pension. The options changed in 2025, so check them with the Philippine Retirement Authority.