✅ Can Foreigners Buy Property in the Philippines?

Yes — foreigners can buy condominiums and buildings, but cannot own land directly. Land ownership is restricted to Filipino citizens and corporations with at least 60% Filipino ownership.

🏢 You can legally buy condo units, buildings, and long-term leases, but land remains off-limits to foreign individuals.

⚖️ Foreign Ownership Laws in the Philippines (2025)

🔹 Allowed for Foreigners:

• Condos (up to 40% of any condominium project)

• Houses built on leased land

• Commercial buildings on leased land

• Long-term land leases (up to 50 years + 25-year renewal)

🔹 Not Allowed:

• Direct ownership of land

• Farm or agricultural land ownership

• Owning more than 40% of a condo building

🔹 Via Corporation (with Filipino partners):

• A foreigner can own property through a Philippine-registered corporation where Filipinos hold 60% of shares

• Used for business or large-scale investments, not personal property

🏙️ Top Cities to Invest in the Philippines (2025)

🔹 1. Metro Manila

• Business and commercial capital

• High-rise condos, serviced apartments, and student rentals

🔹 2. Cebu

• Rapid growth in tourism and BPO industry

• Affordable property with high rental demand

🔹 3. Davao

• Clean, safe, and fast-developing

• Popular among OFWs and foreign retirees

🔹 4. Baguio

• Summer capital and education hub

• Demand for vacation homes and student rentals

🔹 5. Boracay & Palawan

• World-famous beach destinations

• Investment in boutique resorts and holiday villas (leasehold)

💰 Property Prices in 2025

Condos in Metro Manila and Cebu are the most popular with foreign investors.

📈 Rental Yields & ROI

Short-term rentals are common but local licensing and condo association rules apply.

🛠️ Buying Process for Foreigners

1. Choose a condo in a compliant development (max 40% foreign ownership)

2. Sign a reservation agreement and pay initial deposit

3. Sign Contract to Sell and complete due diligence

4. Complete payment and sign Deed of Absolute Sale

5. Register title with the Land Registration Authority (LRA)

⏱️ Timeline: 30–90 days
🔍 Always work with a local real estate lawyer and registered broker

🧾 Taxes & Fees

The buyer usually pays registration, doc stamp, and notarial fees.

🛂 Does Buying Property Grant Residency?

❌ No automatic residency is granted by purchasing property.

However:

• Investors can apply for Special Resident Retiree Visa (SRRV) by investing USD 50,000+

• The SRRV allows multiple entry, indefinite stay, and work/business rights

• No requirement to buy property, but buying real estate can be part of the SRRV investment condition

🏘️ Who Should Invest in the Philippines?

✅ Ideal for:

• Foreign retirees or digital nomads

• Long-term condo investors focused on rental income

• Buyers seeking tropical locations at lower entry costs

• OFWs (Overseas Filipino Workers) looking for future housing

❌ Not ideal for:

• Investors requiring land ownership

• Buyers uncomfortable with bureaucracy and inconsistent regulation

🔮 2025 Market Trends in the Philippines

• Metro Manila and Cebu condos rebounding post-pandemic

• Tourism boom drives STR (short-term rental) interest in Boracay, Palawan

• Government promoting infrastructure expansion (new airports, transit)

• Rise in green and smart buildings for urban investors

• More foreign digital workers and retirees seeking coastal housing

🧭 Final Thoughts

The Philippines offers a unique mix of affordable beachfront living, strong tourism demand, and steady yields. While foreign ownership of land is restricted, condo and leasehold investments remain accessible and profitable.

With legal support and a smart strategy, foreigners can enjoy both lifestyle benefits and returns—especially in top cities and tourist regions.