HomeOwning property
Buying property in the Philippines as a foreigner or former Filipino
Real estate in the Philippines is tightly regulated, and by default foreigners cannot own land. Here is what the rules allow, and how the firm protects a purchase.
Common questions
I am a former natural-born Filipino, now a citizen of another country. Can I still own land in the Philippines?
Yes. A former natural-born Philippine citizen may own private land up to 5,000 square metres of urban land or three hectares of rural land. For a married couple, the combined area must stay within that limit.
Can I buy several lots in different cities or municipalities?
Up to two lots in different municipalities or cities, within the total area limit.
Can I own both an urban lot and a rural lot at the maximum area?
No. The limits are not combined: you cannot hold 5,000 square metres of urban land and three hectares of rural land at the same time.
Is there a way to own more than those limits?
Reacquiring Philippine citizenship under Republic Act 9225 (dual citizenship) removes the area limits.
Can foreign nationals inherit land in the Philippines?
Yes, by intestate succession, that is, as an heir under Philippine law. Naming a foreign national in a will does not validly transfer the land.
Can a foreigner own a condominium unit in his or her own name?
Yes, as long as foreign ownership in the condominium project does not exceed 40% of the units.
General information from the firm’s guide, not legal advice. Rules depend on citizenship, property type and location.
Before you pay a deposit
Have the firm verify the title and check the property first.