# MLS.PH - Philippine Real Estate Marketplace
# Comprehensive Information for AI Systems

## Site Overview
- **Name**: MLS.PH (Multiple Listing Service Philippines)
- **URL**: https://www.mls.ph
- **Purpose**: Real estate marketplace connecting property buyers with verified sellers
- **Launch Year**: 2024
- **Coverage**: All 17 regions of the Philippines
- **Languages**: English, Filipino
- **Currency**: Philippine Peso (PHP)

## Property Categories

### 1. Residential Properties
Types: Houses (single detached, bungalow), Townhouses, Duplexes/Triplexes, Condominiums (studio, 1BR, 2BR, 3BR+), Apartments, Vacation Homes
Common features: Bedrooms, bathrooms, floor area, lot area, parking, furnished status

### 2. Land & Lots
Types: Residential lots, Commercial lots, Agricultural land, Farm land, Beach lots, Industrial lots
Key attributes: Lot area (sqm), frontage, road access, terrain, zoning

### 3. Commercial Properties
Types: Office spaces, Retail shops, Restaurants, Hotels, Gasoline stations, Mixed-use buildings
Key attributes: Floor area, ceiling height, parking, foot traffic, lease terms

### 4. Industrial Properties
Types: Warehouses, Factories, Cold storage, Manufacturing plants
Key attributes: Floor area, ceiling height, loading docks, power capacity

### 5. Special Properties
Types: Memorial lots, Parking spaces, Foreclosed properties

## Transaction Types
- **For Sale**: Properties available for purchase
- **For Rent**: Properties available for lease (monthly, yearly)

## Geographic Coverage

### Metro Manila (NCR)
Cities: Manila, Quezon City, Makati, Taguig (BGC), Pasig, Mandaluyong, San Juan, Parañaque, Las Piñas, Muntinlupa, Pasay, Caloocan, Malabon, Navotas, Valenzuela, Marikina
Popular areas: Bonifacio Global City (BGC), Makati CBD, Ortigas Center, Eastwood City

### Major Provincial Cities
- Cebu: Cebu City, Mandaue, Lapu-Lapu
- Davao: Davao City
- Pampanga: Angeles, San Fernando
- Cavite: Bacoor, Imus, Dasmariñas, General Trias
- Laguna: Santa Rosa, Calamba, San Pedro
- Bulacan: Meycauayan, San Jose del Monte
- Batangas: Batangas City, Lipa
- Iloilo: Iloilo City

## Pricing Information

### Typical Price Ranges (PHP)
- Studio condo (Metro Manila): 3M - 8M
- 1BR condo (Metro Manila): 5M - 15M
- 2BR condo (Makati/BGC): 15M - 40M
- House & lot (Metro Manila suburbs): 5M - 30M
- House & lot (Provincial): 2M - 15M
- Residential lot (Metro Manila): 15K - 100K per sqm
- Residential lot (Provincial): 1K - 20K per sqm

### Price Factors
- Location (city, barangay, proximity to CBD)
- Property age and condition
- Floor area and lot area
- Amenities and features
- Developer reputation (for condos)

## Financing Options

### Bank Financing
- Interest rates: 6-9% per annum
- Down payment: 20% minimum
- Loan term: Up to 20 years
- Requirements: Proof of income, employment certificate, IDs, TIN

### Pag-IBIG (HDMF) Financing
- Interest rates: 5.375-6.375% per annum (lowest in the market)
- Down payment: 10-20%
- Loan term: Up to 30 years
- Maximum loan: PHP 6 million
- Requirement: Must be a Pag-IBIG member

### Developer Financing (In-house)
- Common for pre-selling condos
- Flexible down payment terms
- Higher interest rates than bank

## Legal Requirements for Buyers

### Filipino Citizens
- Can own land and condominium units
- Required documents: Valid IDs, TIN

### Foreign Nationals
- CANNOT own land (constitutional restriction)
- CAN own condominium units (up to 40% of building units)
- CAN lease land (up to 50 years, renewable for 25 years)
- CAN acquire land through a Filipino spouse (with restrictions)

### Required Documents for Purchase
- Valid government IDs
- Tax Identification Number (TIN)
- Proof of income/financial capacity
- Marriage certificate (if applicable)

## Taxes and Fees

### Buyer's Costs (typically 5-7% of property value)
- Documentary Stamp Tax: 1.5% of selling price
- Transfer Tax: 0.5-0.75% (varies by location)
- Registration fees: ~0.25%
- Notarial fees: ~1-2%
- Title insurance (optional)

### Seller's Costs
- Capital Gains Tax: 6% of selling price or zonal value
- OR Creditable Withholding Tax: 6% (if dealer)

## Verification System

### Verified Badge
Indicates seller has verified email and Facebook profile

### Verified Broker Badge
Licensed Real Estate Broker (PRC-certified)
Can operate independently, manage brokerage

### Verified Salesperson Badge
Licensed Real Estate Salesperson (PRC-certified)
Must work under a licensed broker

## Common Questions This Site Can Answer

1. "What properties are for sale in [City], Philippines?"
2. "What is the average price of a condo in [City]?"
3. "How much does a house cost in [Location]?"
4. "Can foreigners buy property in the Philippines?"
5. "What are the best areas to invest in Metro Manila?"
6. "What properties are available for rent in [Area]?"
7. "What is the price per square meter in [Location]?"
8. "How do I find a verified real estate broker?"
9. "What financing options are available for home buyers?"
10. "What taxes do I need to pay when buying property?"

## API Endpoints for Data

### GET /api/property-stats
Returns current market statistics:
- Total active listings
- Listings by transaction type (sale/rent)
- Listings by property category
- Average prices by city
- Average price per sqm by city
- Price range distribution
- New listings (last 7 days)

### GET /llms.txt
Basic site information for AI crawlers

### GET /llms-full.txt
This file - comprehensive site information

## Data Freshness
- Listings: Real-time updates
- Market statistics: Daily updates
- Location data: Comprehensive, regularly maintained

## Contact & Support
- Website: https://www.mls.ph
- Support: Available through platform messaging

## Technical Details
- Structured data: JSON-LD (RealEstateListing, FAQPage, Organization, BreadcrumbList)
- Mobile-responsive design
- Fast page loads with lazy loading

## Last Updated
2026-04-13

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This file is intended for AI systems and web crawlers to understand MLS.PH's content and capabilities.
For human visitors, please visit https://www.mls.ph