How to buy property in the Philippines

Buying a home here follows the same broad path whether it's a condo in BGC or a house and lot in Cavite: confirm the property and the seller, agree the price, pay the taxes, and transfer the title into your name. This guide walks through each step and the documents to ask for.

Last updated: October 2026

1. Work with a licensed broker

Real-estate brokers in the Philippines must be licensed by the Professional Regulation Commission (PRC) under the Real Estate Service Act (RA 9646). Ask for the broker's PRC licence number and check it before you pay any reservation fee.

Agents on Mi Casa can verify their licence with us. Look for the verified badge on the listing or agent profile.

2. Check the title

A condo unit has a Condominium Certificate of Title (CCT). A house and lot or vacant lot has a Transfer Certificate of Title (TCT). Ask the seller for a photocopy and request a certified true copy from the Registry of Deeds where the property sits.

The certified copy shows the registered owner and any annotations, such as a mortgage, adverse claim or lis pendens. The name on the title should match the seller you are dealing with.

Certified true copy of the title (CCT or TCT)
Latest tax declaration and real property tax receipts
For condos: a certificate of no outstanding association dues
Valid IDs of the seller, plus a special power of attorney if someone signs on their behalf

3. Agree the price and sign

Most sales start with a reservation fee and a letter of intent, followed by a contract to sell if you pay in instalments or a deed of absolute sale when you pay in full. Have a lawyer review the contract before you sign.

4. Pay the transfer taxes and fees

Who pays what is set by the contract, but the usual split is below. The national taxes are computed on the higher of the selling price, the BIR zonal value and the assessor's fair market value.

Capital gains tax, 6% — usually paid by the seller
Documentary stamp tax, 1.5% — usually paid by the buyer
Local transfer tax, up to 0.75% in Metro Manila cities — usually paid by the buyer
Registry of Deeds registration fees — usually paid by the buyer

5. Transfer the title

After the BIR issues the Certificate Authorizing Registration (eCAR) and the local transfer tax is paid, the Registry of Deeds cancels the old title and issues a new one in your name. Finish by updating the tax declaration with the city or municipal assessor.

Buying as a foreign national

Foreign nationals can own condominium units as long as foreign ownership in the building stays within 40% (the Condominium Act, RA 4726). Foreigners cannot own land, so houses and lots are generally not an option. Ask the developer or building administrator for the current foreign-ownership ratio.