Philippine Real Estate

The typical process is: 1) Search and view properties, 2) Submit a Letter of Intent and reservation fee, 3) Conduct due diligence (title verification, tax checks), 4) Sign the Contract to Sell, 5) Pay the down payment (typically 20-30%), 6) Secure financing if needed, 7) Sign the Deed of Absolute Sale, 8) Pay the remaining balance, 9) Transfer the title to your name at the BIR and Registry of Deeds.

As a buyer you'll need: valid government-issued IDs, a Tax Identification Number (TIN), proof of income or financial capacity, and a marriage certificate if applicable. The seller should provide: the Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT), Tax Declaration, Real Property Tax receipts, and other clearances such as the Certificate of No Tax Delinquency.

Buying is better for long-term residents who want to build equity and have stable finances. Renting is better if you need flexibility, are new to an area, or do not yet have a sufficient down payment. Consider location, property appreciation potential, and your financial goals before deciding.

End to end, expect 2 to 6 months. Searching and due diligence typically take 1 to 2 months, contract signing and down payment 2 to 4 weeks, and title transfer at the BIR, Treasurer's Office, and Registry of Deeds another 2 to 4 months depending on local processing times.

Pag-IBIG (Home Development Mutual Fund) offers housing loans to Filipino citizens who are Pag-IBIG members. Benefits include lower interest rates (currently 5.375-6.375% p.a.), longer payment terms (up to 30 years), and lower down payment requirements. The maximum loan amount is PHP 6 million for most properties.

Typical down payments range from 10% to 30% of the property price. Bank financing usually requires 20% down, while Pag-IBIG may allow as low as 10% for qualified members. Developers often offer flexible payment terms with lower initial payments spread over the construction period.

Buyer's costs include Documentary Stamp Tax (1.5% of selling price), Transfer Tax (0.5-0.75% depending on the LGU), Registration Fees (about 0.25%), and notarial fees. The seller typically pays Capital Gains Tax (6%) or Creditable Withholding Tax. Total transfer costs are usually 5-7% of the property value.

Yes. Most listings on MLS.PH accept cash, bank financing, or Pag-IBIG financing. Cash often comes with a spot-cash discount from the seller or developer. Installment terms vary — pre-selling units typically allow 24 to 60 months of in-house installment with the developer.

Capital Gains Tax (CGT) is 6% of the higher of the selling price or zonal value. It is levied on the sale of capital assets like real estate and is typically paid by the seller. CGT must be paid to the BIR before a Certificate Authorizing Registration (CAR) is issued for title transfer.

Foreigners cannot own land in the Philippines, but they can own condominium units (subject to a 40% foreign ownership cap per building). They can also lease land for up to 50 years, renewable for another 25. Foreign nationals married to Filipino citizens may have additional options through their spouse.

A foreigner cannot own the land itself but can own the house (the structure). A common arrangement is for the Filipino spouse to hold the land title while the couple jointly owns or finances the house. Long-term land leases (up to 50 + 25 years) are also legal.

Yes. Foreign nationals can purchase condominium units as long as the total foreign ownership in the building does not exceed 40%. The Condominium Act (RA 4726) allows individual unit ownership including the proportionate share of common areas.

Look for the badges on a seller's profile. The 'Verified' badge means the user has verified their email and linked a Facebook profile. 'Verified Broker' (purple) and 'Verified Salesperson' (green) badges indicate that the user has submitted a PRC ID and account details that we have checked for internal consistency. MLS.PH does not verify with, represent, or act on behalf of the Professional Regulation Commission (PRC) or any other institution. A badge is not a guarantee that the user is currently licensed or in good standing, and it does not constitute an endorsement of the user's professional conduct, work quality, or any property they list.

A real estate broker is a licensed professional who can operate independently, manage a brokerage, and supervise salespersons. A salesperson must work under a licensed broker. Both must pass PRC board exams. On MLS.PH, the 'Verified Broker' and 'Verified Salesperson' badges indicate the user has submitted a PRC ID for the corresponding license — MLS.PH does not verify with the PRC, and you should confirm the user's current license status with the PRC directly before transacting.

1) Create an account, 2) Verify your email and link your Facebook profile to get verified status, 3) Click 'New Listing' in your dashboard, 4) Fill in property details, photos, and pricing, 5) Publish your listing. Verified users can post up to 5 listings per week.

Submit your PRC ID through the Verification page in your dashboard. Upload a clear photo of the PRC ID so we can check it against your account details. We do not contact the PRC or any other institution to verify your license — the badge only reflects that your submitted document is internally consistent with the information on your account. Once that check is done, you'll receive a unique badge number (MLSPH-B-XXXXX for brokers, MLSPH-S-XXXXX for salespersons) that's permanently reserved to you.

Your Facebook Messenger link lets buyers start a Messenger chat with you in one tap without sharing your phone number. There are three ways to get yours from the mobile app: use your m.me/username link (fastest), copy your Facebook profile link via the three-dot menu, or set a Facebook username from Settings. We have a step-by-step guide with mobile app screenshots.

MLS.PH lists single detached houses, bungalows, townhouses, duplex and triplex units, condominiums, apartment units, vacation homes, and farm houses for sale and rent across the Philippines.

A single detached house stands alone on its own lot. A bungalow is a single-storey detached house. A townhouse is a multi-storey home that shares walls with adjacent units in a row. A duplex (or triplex) is a single building divided into two (or three) separate residential units, often with shared walls but separate entrances.

Condo prices in Makati typically range from PHP 5 million to PHP 30 million depending on size, location, and amenities. Studio units start around PHP 5-8 million, while 2-3 bedroom units in prime areas like Ayala Center can exceed PHP 20 million. Browse Makati listings on MLS.PH for current market prices.

A condominium unit is individually owned by the buyer and titled under a Condominium Certificate of Title (CCT). An apartment unit is typically rented from a single owner who owns the entire building. On MLS.PH, condos are usually 'For Sale' while apartments are usually 'For Rent', though both can be either.

Yes. Vacation homes are listed across popular destinations such as Tagaytay, Batangas, Baguio, La Union, Boracay, Palawan, Cebu, and Bohol. They range from beachfront villas to mountain cabins and are available for both sale and short-term rental.

Yes. Farm houses are residential structures typically sitting on agricultural land. MLS.PH lists farm houses with land area, livestock infrastructure, water source, and road access details. Note that agricultural land has different zoning rules than residential land.

MLS.PH lists residential lots, agricultural land, commercial lots, industrial lots, farm land, beachfront lots, mountain or hillside lots, and entire islands for sale across the Philippines.

Agricultural land is governed by the Comprehensive Agrarian Reform Program (CARP) — there are area limits and reclassification rules. Verify the land's classification at the Department of Agrarian Reform (DAR) and the Local Government Unit (LGU) before purchasing. Foreigners cannot own agricultural land directly.

Yes, Filipino citizens can buy farm land subject to area limits under CARP. Farm land typically includes water sources, road access details, terrain (flat, sloped, hilly), and zoning classification. Verify titles and tax declarations at the Registry of Deeds and Assessor's Office before buying.

Yes, Filipino citizens can own beachfront lots, though there are setback requirements (usually 20 to 40 meters from the high-tide line) under the Water Code. Beachfront listings on MLS.PH include beachfront length, water source, and terrain details.

Filipinos can purchase titled islands. Foreigners cannot directly own land but can lease islands long-term (up to 50 + 25 years) or invest through a corporation with majority Filipino ownership. MLS.PH island listings include island area, distance from mainland, and water source.

Check the terrain classification (sloped, hilly, mountainous), road access, water source, geological hazards (landslide-prone areas via the MGB hazard map), and zoning. Mountain or hillside lots may require additional engineering for site development and road construction.

A residential lot is zoned for housing development. A commercial lot is zoned for business use such as retail, office, or mixed-use. An industrial lot is zoned for warehouses, factories, or manufacturing. Zoning is set by the LGU and affects what you can legally build on the land.

MLS.PH lists office spaces, retail spaces and storefronts, restaurant and cafe spaces, hotels, resorts and B&Bs, mixed-use buildings, and standalone commercial buildings for sale and rent.

Browse the Commercial category on MLS.PH and filter by location and price. Office listings include floor area, number of floors, parking slots, building name, and year built. Major office hubs include BGC, Makati CBD, Ortigas, Alabang, Cebu IT Park, and Davao.

Yes. Restaurant and cafe listings include kitchen area, seating capacity, floor area, and building details. Whether you're listing as a lessor or looking to lease, MLS.PH covers commercial F&B spaces nationwide.

Yes. Hotel, resort, and bed-and-breakfast listings include the number of rooms, floor area, parking, and year built. They are listed under the Commercial category.

A mixed-use building combines residential and commercial use in a single structure — for example, retail or restaurant on the ground floor with residential units or offices above. MLS.PH mixed-use listings show the breakdown of commercial and residential units.

Browse the Industrial category on MLS.PH for warehouses across major industrial areas like Laguna, Cavite, Bulacan, Pampanga, Cebu, and Davao. Warehouse listings include lot area, floor area, ceiling height, power capacity, truck access, and loading bays.

Yes. Factory listings include lot and floor area, ceiling height, power capacity (KVA), truck access, loading bays, and year built. They are common in industrial parks and economic zones.

Yes. Cold storage listings include all standard industrial fields plus storage capacity (in cubic meters) and temperature range. They serve food, pharmaceutical, and logistics industries.

Foreclosed properties are real estate that banks, Pag-IBIG, or government agencies have repossessed from borrowers who defaulted on loans. They are typically sold at lower prices through public auction or negotiated sale. Verify the title status, occupancy, and any liens before bidding.

Pre-selling units are sold before construction completes — they are 20-30% cheaper but require a 2-5 year wait and carry construction or developer-delay risk. RFO (ready-for-occupancy) units are completed and can be inspected and moved into immediately, but cost more.

Yes. Pre-selling listings on MLS.PH include developer name, project name, unit size, and estimated turnover date. Verify the developer's track record and the project's HLURB / DHSUD License to Sell before paying any reservation fee.

Yes. Dormitory and co-living listings include total floor area, number of rooms, and maximum occupancy. They are popular near universities, BPO hubs, and central business districts.

Affordable housing options can be found in the provinces surrounding Metro Manila — Bulacan (San Jose del Monte, Meycauayan), Cavite (General Trias, Imus), Laguna (Santa Rosa, Calamba), and Rizal (Antipolo, Taytay). These areas offer lower prices while maintaining reasonable commute times to Metro Manila.

MLS.PH covers all 17 regions of the Philippines including NCR (Metro Manila), CAR, Ilocos Region, Cagayan Valley, Central Luzon, CALABARZON, MIMAROPA, Bicol Region, Western Visayas, Central Visayas (including Cebu and Bohol), Eastern Visayas, Zamboanga Peninsula, Northern Mindanao, Davao Region, SOCCSKSARGEN, Caraga, and BARMM.

In Metro Manila: Makati, Taguig (BGC), Quezon City, Manila, Pasig, Mandaluyong, and Parañaque. In the Visayas: Cebu City, Mandaue, Lapu-Lapu, and Bacolod. In Mindanao: Davao City, Cagayan de Oro, and General Santos. Outside Metro Manila, Tagaytay, Batangas, Pampanga, and Iloilo are also popular.