Investment property: Philippines
Philippines: we show what makes sense for you to buy, vet the seller and the property, and close the deal.
| In short | 2026 |
|---|---|
| Can a foreigner buy | a condominium unit - yes, while foreign ownership in the building is 40% or less |
| Land | no, only for citizens and companies at least 60% locally owned |
| Price per m² in Metro Manila | ~$3,600 on average, Makati ~$4,000, Bonifacio ~$4,400 |
| Buyer taxes and fees | documentary stamp tax 1.5%, transfer tax 0.5-0.75%, registration |
| Tax on sale | 6% of the highest valuation |
| Residence | not through purchase; the retirement visa is separate |
A foreigner can buy a condominium unit in the Philippines outright, but not land: the Constitution reserves land for citizens and companies that are at least 60% Filipino-owned. Foreign demand is concentrated in Metro Manila, Cebu and resort areas, and the typical deal is a condo unit in a building where the foreign ownership cap has not been reached.
What a foreigner can buy
| Asset | Allowed for a foreigner |
|---|---|
| Condominium unit | Yes, freehold, as long as foreigners own no more than 40% of the units in the building, under the Condominium Act (Republic Act 4726) |
| Land and house with a plot | No, land is reserved for citizens and companies at least 60% Filipino-owned |
| House without land | The building can be in your name; the plot can only be leased |
| Long-term land lease | Up to 99 years under Republic Act 12252 of September 2025, for foreign investors investing in a business and registered with the SEC or DTI |
| Land through a company | Only if the foreign stake does not exceed 40% |
Before paying a deposit we check how many units in the building are already foreign-owned: once the 40% cap is used up, a unit cannot be titled to a foreigner even if the developer is willing to sell.
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
Taxes and costs on purchase
| Payment | Amount | Who pays |
|---|---|---|
| Capital gains tax | 6% of the highest of the selling price, zonal value or fair market value | Seller, though it is often shifted to the buyer by contract |
| Documentary stamp tax | 1.5% | Buyer |
| Transfer tax | 0.5-0.75% depending on the city | Buyer |
| Registration of title | per the Registry of Deeds schedule | Buyer |
| Annual real property tax | up to 1% in provinces and up to 2% in Metro Manila plus up to 1% Special Education Fund, on assessed value | Owner |
A Philippine condo starts with checking the foreign share before the deposit
In the Philippines a foreigner loses money when the deposit is paid and the building's 40% foreign cap is already reached, the developer has no licence to sell or the unit carries tax and dues arrears. Another risk is an ordinary power of attorney instead of the special one required for registration. Murblz specialists check the foreign share, developer and title, calculate taxes before the deposit, prepare the special power of attorney and run the deal to the title transfer.
The cost of support depends on the property and city; a manager will calculate it in the chat.
Renting and selling
A non-resident foreigner not doing business in the Philippines pays 25% on gross rental income with no deductions. Residents pay graduated rates. On sale the 6% tax is charged on the highest of three values rather than on profit, so a quick resale rarely pays off.
Funding the purchase
Deals are settled in pesos. Money is usually wired from abroad through a bank: no more than PHP 50,000, about $800, in cash may be brought in without central bank authorisation, and foreign currency above $10,000 must be declared in full. Dollar amounts at the European Central Bank rate of 05.10.2026, rounded up.
How the deal works
- Check of the foreign ownership share in the building, the title and any real property tax arrears.
- Reservation agreement and deposit.
- Notarised deed of absolute sale.
- Payment of taxes and a Certificate Authorizing Registration from the tax bureau (BIR).
- Transfer of title to the buyer and of the tax declaration at the city hall.
Buying and residency
A condo does not come with a visa: status is arranged separately. Buyers over 40 most often choose the Special Resident Retiree's Visa (SRRV), which needs a time deposit of $15,000 to $50,000 with an accredited bank depending on age and pension.
What we do
We shortlist units for your goal - rental income, a family home or capital preservation - check the developer, title and foreign share in the building, calculate every tax before the deposit and support the deal until the title is transferred. If you need status, we run the SRRV in parallel. Our fee is fixed in writing after a consultation.
Can a Russian citizen buy property in the Philippines
Yes, on the same terms as other foreigners: a condominium unit freehold, provided foreign ownership in the building has not yet reached 40%. Russian citizens need no visa for a viewing trip: they can stay in the Philippines for up to 30 days without one. There are no nationality-specific restrictions, but purchase money is sent by bank transfer from abroad, and the bank will check its source.
Apartment prices in Metro Manila
| Area | Average per m² | 60 m² apartment |
|---|---|---|
| Metro Manila average | ~$3,600 | ~$216,000 |
| Makati, business district | ~$4,000 | ~$241,000 |
| Bonifacio, Taguig | ~$4,400 | ~$263,000 |
Average asking prices for 2026, converted at about 62.8 pesos to the dollar. The spread within Manila is wide: from about $2,000 per square metre in mass-market projects to $6,000 and more in luxury towers in the business district. Cebu and resort areas are cheaper but less liquid: reselling an apartment there takes longer.
What to check in a condominium before the deposit
- Foreign share in the building. If the 40% cap is reached, the unit cannot be registered to a foreigner, even if the developer is willing to sell.
- Licence to sell. The developer must hold a licence to sell units from the Department of Human Settlements and Urban Development.
- Title. Each unit has its own condominium certificate of title at the registry of deeds; it is checked for encumbrances.
- Debts. Unpaid property tax and owners' association dues pass to the buyer, so clearance certificates are obtained before the deal.
How to buy property in the Philippines remotely
- Special power of attorney. Real estate deals require a special power of attorney. Russia and the Philippines are parties to the Hague Apostille Convention: the power of attorney is notarised and apostilled, or it can be executed at a Philippine embassy.
- Checks of the foreign share, title and debts - from documents, remotely.
- Reservation agreement and deposit are signed by the representative, with money sent by bank transfer.
- Deed of sale is notarised, followed by payment of taxes and the tax office's authority to register.
- Transfer of title to the buyer and of the property tax declaration at the city hall.
A visit is mainly needed to view the apartment. If a retirement visa is being processed in parallel, the trip is planned to close both the deal and the visa in one go.
This topic in other countries
- Property in Turkey for foreigners
- Property in the UAE for foreigners
- Property in Georgia for foreigners
- Property in Cyprus for foreigners
- Property in Montenegro for foreigners
- Property in Spain for foreigners
- Property in Greece for foreigners
- Property in Bulgaria for foreigners
- Property in Thailand for foreigners
- Property in Germany for foreigners
- Property in Armenia for foreigners
- Property in Kazakhstan for foreigners
For this country: Manila guide, retiree residence in the Philippines.
A comparison of countries, prices and programmes is in our overview of where to buy property abroad.
What we do
- Property shortlist for your investment goal
- Legal due diligence on the property
- End-to-end transaction support
- Ownership structuring (company, trust)
- Property management and letting
See also
Company formation · Business account · Personal account
FAQ
Can a foreigner buy property in the Philippines?
What taxes apply when buying a condo in the Philippines?
Does buying a condo give residency in the Philippines?
How is rental income taxed?
How many units in a building can foreigners own?
Can I lease land in the Philippines for 99 years?
Does a Russian need a visa to buy an apartment in the Philippines?
How much does an apartment in Manila cost?
How do you check whether a foreigner can buy a unit in a building?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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