Cross-Border Clients
Foreign Buyer
Guidance
Philippine property law is particular about foreign ownership, and entirely navigable once the structures are understood. Here is the landscape in plain language, before your counsel puts it in precise language.
The Structures
What a foreign
buyer can hold
These are the routes most cross-border clients use. Which one fits depends on the asset, your residency picture, and your horizon. That's the first conversation.
| Condominium title | Foreign nationals may own condominium units outright, provided foreign ownership across the project stays within the constitutional 40% ceiling. The cleanest route to Philippine prime property. |
|---|---|
| Long-term lease | Land itself cannot be foreign-owned, but long-term leases, commonly structured for decades, with renewal, can secure houses and lots for personal use with contractual protections. |
| Philippine spouse or heirs | Land may be held by a Filipino spouse or by Filipino children, with estate planning shaping how interests are protected. Family-specific; take proper advice early. |
| Corporate structures | Philippine corporations with majority Filipino ownership can hold land in defined circumstances. Legitimate when done properly, scrutinised when not; counsel is essential. |
| Former natural-born citizens | Former Filipino citizens retain statutory rights to acquire land within area limits, often the most direct route for balikbayan buyers. |
The Process
What to expect,
honestly
Verification comes first
Title, tax, and encumbrance checks against the registries before any commitment. Philippine diligence rewards patience; we build the timeline around it.
Paperwork is physical
Original documents, notarisation, and in-person steps still matter here. Powers of attorney can carry much of it if you are abroad; we coordinate the choreography.
Funds move formally
Inward remittances should be documented for repatriation and registration purposes. Your bank and ours will want the paper trail tidy; we keep it tidy.
Transfer takes weeks, not days
Taxes, clearances, and registration each have their own queue. A realistic calendar beats an optimistic one; you'll have ours in writing.
We will tell you how the market works. Your lawyer should tell you how the law applies to you, and we will gladly work alongside them.
This page describes structures in general terms and is not legal or tax advice. Cross-border purchases deserve independent Philippine counsel; if you don't yet have a firm, we can suggest several the practice has worked well with.
Most cross-border briefs
begin with a video call.
Time zones are our problem, not yours. Share your situation and we'll propose a sensible route before you commit to anything.
Begin a cross-border brief