Philippines – Finding Property to Buy

Who are the main estate agents operating in the Philippines, and how do buyers typically use them?

The Philippines has a well-developed real estate agency sector, making it a more accessible market for international buyers than many of its regional neighbours, where property transactions often rely on personal introductions and informal networks. Agents are routinely involved in transactions, and finding one is generally straightforward. That said, how agency relationships are structured differs in important ways from Western norms that many foreign buyers may be accustomed to.

Rather than the buyer-and-seller-agent model common in many Western countries, the Philippines typically operates with a single broker who facilitates the entire transaction and collects a commission on the sale. Foreign buyers should keep this in mind from the outset, as it means the agent handling your enquiry is most likely acting in the seller’s interest rather than exclusively in yours.

The following are among the most prominent agencies serving international and commercial buyers in the Philippines. Availability and standing may shift over time — prospective buyers should verify current information through up-to-date local sources before entering into any agreement.

• KMC Savills: Operating as part of the worldwide Savills network, KMC Savills brings considerable international expertise to the Philippine market. The agency maintains offices in major hubs including Manila, Cebu, and Davao, and is well regarded for serving corporate clients and foreign buyers. Visit kmcsavills.com.
• CBRE Philippines: As one of the world’s largest commercial real estate services firms, CBRE handles a broad portfolio spanning commercial, residential, and investment properties in the Philippines, making it a solid choice for buyers seeking institutional-level service. Visit cbre.com.ph.
• JLL Philippines: JLL is a globally recognised property services company with more than two decades of presence in the Philippines. The firm has built a particularly strong reputation in the commercial property sector. Visit jll.com.ph.
• Realty ONE Group Philippines: With a network exceeding 600 licensed agents across approximately 60 offices throughout the country, Realty ONE Group can assist buyers in both major cities and provincial locations. Visit realtyonegroup.ph.
• Lamudi Philippines: Functioning both as a property listing portal and through affiliated agents, Lamudi serves as a practical starting point for overseas buyers conducting market research before arriving in the country. Visit lamudi.com.ph.

Regardless of which agency you approach, always confirm the credentials of the individual handling your search. Real estate agents in the Philippines must hold a licence issued by the Professional Regulation Commission (PRC) and must operate under a duly licensed broker. Ask to see the broker’s PRC licence number before engaging their services.

Do estate agents in the Philippines need qualifications or a licence to operate?

Republic Act 9646 — the Real Estate Service Act of the Philippines, widely known as the RESA Law — is the cornerstone legislation governing real estate practice in the country. Enacted on 30 July 2009, the law defines what constitutes real estate service, sets out the qualifications required to practise, and prescribes penalties for violations.

Prior to the RESA Law coming into force, the licensing of real estate brokers fell under the jurisdiction of the Department of Trade and Industry (DTI). The 2009 legislation transferred that regulatory function to the Professional Regulation Commission (PRC), which remains the authoritative licensing body today. Buyers can confirm a broker’s licence status directly through the PRC official website (prc.gov.ph).

One of the more distinctive features of the Philippine licensing system is its academic prerequisite: before sitting the broker’s licensing examination, candidates must hold a Bachelor of Science in Real Estate Management (BS REM). This degree requirement, mandated by Republic Act 9646, places the Philippine system in a considerably more demanding bracket than many other countries, where qualifying to work as an agent may require little more than a short training course or a straightforward examination.

Once the academic requirement is met, practitioners must secure the appropriate licences and certifications, including a PRC licence. The Housing and Land Use Regulatory Board (HLURB) previously issued a separate registration for real estate practitioners, but these functions have since been absorbed by the Department of Human Settlements and Urban Development (DHSUD). Buyers should verify current requirements directly with the DHSUD at dhsud.gov.ph.

Alongside licensed brokers, buyers will frequently encounter real estate salespersons. These individuals are accredited to work under a licensed broker but do not hold an independent PRC licence. Salespersons typically carry out the practical day-to-day work of a transaction — arranging and attending viewings, for example — but they are not authorised to execute legal documents. Any document requiring a signature in connection with a sale must be handled by a fully licensed broker.

For context, the UK does not require estate agents to hold a government-issued licence, though various oversight bodies and consumer protection laws apply. In the United States, licences are mandatory at the state level for both agents and brokers. The Philippine framework is closest in spirit to the US approach, but the compulsory degree requirement is an additional layer that distinguishes it from most comparable markets. Buyers should always confirm that a broker’s licence is current and valid before proceeding.

How much do estate agents charge in the Philippines, and who pays the fees?

In the Philippines, agent commissions are typically borne by the seller rather than the buyer — a convention shared with many European markets and distinct from the traditional US structure where buyer and seller agents divide a combined commission. Sellers who choose to market their property privately rather than through an agent can avoid these costs, which generally fall in the range of 3% to 5% of the sale price.

There is no legally fixed commission rate in the Philippines. Industry practice indicates that commissions for licensed brokers commonly fall between 2.5% and 5%, while real estate salespersons working under a broker may receive between 2% and 3% of the transaction value. These figures reflect 2024/2025 industry reporting — prospective buyers and sellers should confirm current rates directly with any practitioner they approach.

For certain property types the rate can differ. Pre-owned properties — including houses, lots, and raw land — are often subject to a broker commission of around 5% of the total sale price. New-build condominium units sold directly by developers may follow commission structures set by the developer rather than the general market convention.

Because commission rates are governed by private contractual agreement rather than statutory regulation, there is scope for negotiation, particularly on higher-value properties. Sellers and buyers of premium real estate may find that experienced agents are willing to discuss their fee in return for the opportunity to handle a significant transaction.

It is good practice to request and retain a written agency agreement before work begins. No standardised form is prescribed by law, so the scope of services, commission rate, and payment terms should all be clearly documented. For the latest guidance on disclosure obligations and professional standards, consult the PRC or DHSUD, and check the PRC website for applicable codes of conduct.

Where else can buyers find properties for sale in the Philippines, apart from estate agents?

International buyers have access to a wide variety of channels beyond working directly with a licensed broker. Using several of these in parallel is both common and sensible, particularly when conducting initial research from outside the country.

Dedicated property listing websites

Online property portals are often the first port of call for buyers researching the Philippine market from abroad. Platforms such as Lamudi Philippines, Dot Property Philippines, and RealEstate.ph aggregate thousands of listings from agents and developers, with filters for location, price range, property type, and bedroom count.

• Lamudi Philippines: lamudi.com.ph — positions itself as the leading real estate property finder in the Philippines.
• Dot Property Philippines: dotproperty.com.ph — a comprehensive advertising platform used by property seekers, homeowners, developers, and agents to buy, rent, or sell.
• RealEstate.ph: realestate.com.ph — a widely consulted local portal with strong coverage of Metro Manila and key regional cities.
• PropertyGuru Philippines: propertyguru.com.ph — a prominent Asia-focused platform used by both domestic and international buyers.
• Juwai.com: juwai.com — particularly valuable for buyers and sellers engaging across Asian markets.

Developer direct-sale programmes

Many of the Philippines’ largest property developers — including Ayala Land, SM Prime, Vista Land, and Megaworld — offer direct sales to buyers, including foreign nationals. Purchasing directly from a reputable developer can streamline due diligence on new-build condominiums, since the developer will hold a DHSUD-issued Licence to Sell — a critical document confirming that the project is legally authorised. Always verify that any condominium project holds a valid Licence to Sell from the Department of Human Settlements and Urban Development (DHSUD) before committing funds.

Expat forums and community networks

A wide range of online communities serve expats who live in or plan to relocate to the Philippines. Browsing these communities or posting enquiries there can lead to direct contact with sellers and landlords, including for properties that are never formally advertised. Active venues include dedicated Facebook expat groups, Expat.com forums, and the PhilForum network. Within well-established expat enclaves — Makati, Bonifacio Global City, Cebu City, and Davao — word-of-mouth referrals remain a highly effective way to find available properties.

Social media

Facebook, Instagram, and LinkedIn are all actively used to market Philippine property, with targeted campaigns reaching European, Asian, and other audiences with an interest in overseas investment or retirement. Facebook Marketplace and dedicated property groups on Facebook carry considerable listings from both agents and private sellers, and are especially active in communities outside the main urban centres.

Title and land registration records

Once a property has been identified, a lawyer can conduct a title search at the Registry of Deeds to confirm ownership and identify any outstanding liens or encumbrances. While the Registry of Deeds does not function as a listings database, it is a fundamental verification resource at the due diligence stage. The Land Registration Authority (LRA) oversees the Registry of Deeds network — visit lra.gov.ph for further information.

Is using a buyer’s agent common practice when purchasing property in the Philippines?

A formally distinct buyer’s agent role does not really exist as a standard feature of the Philippine property market. Transactions are typically handled by a single broker who earns a commission from the sale, rather than by separate professionals representing each party — a structure that differs considerably from countries like Australia, where buyer’s advocates are an established profession, or the United States, where a buyer’s agent is a routine participant in residential transactions and their fee is generally built into the seller’s proceeds.

It is worth noting that professional standards in the Philippines require licensed brokers to act in their clients’ best interests, meaning that representing both buyer and seller simultaneously — a so-called “double agent” arrangement — is considered ethically problematic. In practice, however, the broker tends to have a primary relationship with the seller, who pays the commission, with the buyer benefiting from the broker’s assistance as a secondary matter. International buyers should not take for granted that a broker is acting exclusively on their behalf.

Some lawyers and consultants in the Philippines do offer services that effectively function as buyer representation — assisting with property searches, negotiation, and due diligence on a fee basis. This is not a formally defined or separately licensed category; practitioners offering such services still operate under a standard PRC broker licence if they are qualified. If you engage someone to act exclusively in your interests as a buyer, make sure they hold a valid PRC broker licence and set out the full terms — including fees, which are privately negotiated and can vary considerably — in a written agreement before work commences.

Although engaging a real estate lawyer is not a legal requirement in the Philippines, it is strongly advisable. A qualified Philippine property lawyer can help you navigate evolving legislation, ensure all documents are properly prepared, and oversee due diligence throughout the transaction. For many foreign buyers, retaining a lawyer to safeguard their interests serves as a practical alternative to the formal buyer-agent arrangements available in other markets.

Are there organisations in the Philippines that support or represent foreign property buyers?

No single body in the Philippines — whether government or private — exists solely to advocate for foreign property buyers. Nevertheless, several institutions and resources provide meaningful support and are worth consulting at various stages of a purchase.

• Professional Regulation Commission (PRC)
  The government body responsible for licensing and regulating real estate brokers and salespersons under the RESA Law. Buyers can use the PRC’s online verification tool to check whether a broker currently holds a valid licence. Website: prc.gov.ph
• Department of Human Settlements and Urban Development (DHSUD)
  DHSUD issues Licences to Sell for condominium projects and subdivision developments. Buyers can use this body to confirm whether a developer and their project are properly authorised before committing to a purchase. Website: dhsud.gov.ph
• Land Registration Authority (LRA)
  The LRA administers the national land title registration system, including the network of Registry of Deeds offices where ownership records, title transfers, and encumbrances are recorded. Buyers’ lawyers use the LRA system to verify clean title ahead of any transaction. Website: lra.gov.ph
• Integrated Bar of the Philippines (IBP)
  The IBP is the national professional body for Filipino lawyers. Foreign buyers who need to identify a qualified property lawyer — which is strongly recommended for any overseas purchaser — can obtain referrals through the IBP. Website: ibp.ph
• Philippine Association of Real Estate Boards (PAREB)
  PAREB is the national organisation representing real estate brokers in the Philippines and maintains an affiliation with the National Association of Realtors in the United States. Membership indicates a professional commitment to ethical practice. Website: pareb.org.ph
• Chamber of Real Estate and Builders’ Associations (CREBA)
  CREBA represents developers, brokers, and other real estate industry participants, functioning as an advocacy organisation. It can be a useful resource for understanding industry norms and identifying reputable developers. Website: creba.net
• Your home country’s embassy or consulate in the Philippines
  Most embassies maintain lists of locally recommended lawyers for foreign nationals and can offer general guidance on consumer protection matters. For buyers who encounter difficulties during a transaction, the embassy or consulate is often the most accessible initial point of contact.

What other steps or considerations should foreign buyers be aware of when searching for property in the Philippines?

Foreign ownership restrictions

The 1987 Philippine Constitution contains an absolute prohibition on land ownership by foreign nationals. This restriction applies regardless of visa category, duration of residence, or the scale of investment, and there is no exemption for residential land, agricultural holdings, or commercial plots. This places the Philippines among the more restrictive markets globally — more so than Portugal or Thailand, both of which permit at least some form of land purchase under defined conditions.

Under Republic Act No. 4726, commonly known as the Condominium Act, foreign nationals are permitted to purchase condominium units. The critical limitation is the 40% cap on foreign ownership within any single condominium development. Before committing to a purchase, you or your broker must confirm with the developer or DHSUD that the building in question has not already reached this threshold.

In a significant policy development, the Philippine government enacted legislation in late 2025 — effective January 2026 — extending the maximum lease term available to foreign investors from 50 years (with a 25-year renewal option) to a straightforward 99-year lease for eligible investment projects. Because this legislation is recently enacted, buyers should consult official sources for the precise eligibility criteria and qualifying project types. Relevant guidance is available from the Department of Finance (dof.gov.ph) and the DHSUD.

The role of lawyers and notaries

Retaining a Philippine property lawyer is not a legal requirement, but it is strongly advisable for any foreign buyer. A lawyer can help you interpret the current legislative framework, ensure all property documents are correctly prepared, and manage due diligence — tasks that carry particular importance given the complexity of ownership rules in the Philippines. Unlike some continental European jurisdictions, where notaries occupy a quasi-judicial role at the centre of property transactions (as in France or Spain), the Philippine system places more emphasis on the parties’ own lawyers and the Registry of Deeds process.

A range of taxes and fees must be settled as part of any transfer. These include Documentary Stamp Tax (DST), which is typically the buyer’s responsibility, and Capital Gains Tax (CGT), which is generally paid by the seller, along with Transfer Tax payable to the local government. All taxes and documentation must be processed through the Bureau of Internal Revenue (BIR) before the transaction can be registered. Once all obligations are met, the Registry of Deeds cancels the seller’s existing title and issues a new one in the buyer’s name.

Step-by-step: how a typical purchase progresses

1. Research the market and shortlist properties. Use online portals (Lamudi, Dot Property, RealEstate.ph), contact developers directly, and engage a PRC-licensed broker.
2. Verify foreign ownership eligibility. For condominiums, confirm with the developer or DHSUD that the building has not exceeded its 40% foreign ownership cap.
3. Engage a Philippine property lawyer. Instruct your lawyer to conduct title due diligence at the Registry of Deeds and review all documents.
4. Submit a Letter of Intent (LOI) and pay a reservation fee. Once the right property is found, the buyer submits a Letter of Intent (LOI) and puts down a reservation fee, which typically ranges from ₱20,000 to ₱100,000 depending on the location and the price. Unlike in many countries, the fee is not a percentage of the sales price.
5. Sign the Contract to Sell. The Contract to Sell outlines payment terms, turnover dates, and penalties. Have your lawyer review this in full before signing.
6. Complete payment and execute the Deed of Absolute Sale. This is notarised and forms the basis for the title transfer.
7. Pay taxes and fees. CGT, DST, Transfer Tax, and registration fees are settled with the BIR and local government.
8. Register the transfer at the Registry of Deeds. You will then need to obtain an updated Tax Declaration from the local City or Municipal Assessor’s Office, which records your name as the new owner and underpins future Real Property Tax obligations.

Language and practical considerations

English holds official language status in the Philippines and is routinely used in business, legal, and property contexts. Most contracts, title documents, and government forms are drafted in English or in a bilingual Filipino/English format, which significantly reduces the language barriers that foreign buyers encounter in markets such as Japan or Vietnam. Regional dialects are widely spoken in areas beyond Metro Manila, however, and the guidance of a locally based lawyer remains valuable for navigating practical and cultural nuances.

Known risks for foreign buyers

The most significant risks facing foreign buyers typically stem from due diligence failures — such as proceeding with a purchase in a building that has already met its 40% foreign ownership cap, or dealing with individuals who are not properly licensed. In recent years, buyers have also become increasingly attentive to environmental risk: the Philippines is notably vulnerable to natural disasters, and more frequent and severe flooding has prompted many purchasers to prioritise locations with lower climate-related exposure. Always verify the flood-risk classification of any property you are considering and incorporate insurance costs into your financial planning from the outset.

Frequently asked questions

Can I search for and buy property in the Philippines entirely remotely, without visiting in person?

Initial research can certainly be conducted from abroad using property portals and video viewings. That said, most experienced lawyers and brokers strongly advise visiting in person before finalising any purchase. If travel is not possible, you may appoint a trusted representative through a notarised Special Power of Attorney (SPA), granting them authority to sign documents and act on your behalf throughout the transaction. Your Philippine property lawyer can assist with preparing this document.

Do I need a Philippine bank account before I can purchase property?

A local bank account is not a strict requirement for buying property, but holding one makes the process of transferring funds considerably more straightforward. Some Philippine banks extend mortgage financing to foreign nationals, although the terms tend to be less favourable than those offered to Filipino citizens. Many overseas buyers choose developer in-house financing arrangements or purchase with cash. Opening a local account before completing the transaction is advisable, as it simplifies the payment of ongoing expenses such as condominium association fees and real property taxes.

What happens if a seller withdraws from the sale after I have paid a reservation fee?

Having a clearly worded Letter of Intent (LOI) from the outset is essential. This document should set out the conditions of the arrangement, including provisions for the return of your reservation fee if due diligence reveals problems or if the property fails to qualify under the 40% condominium ownership rule. Should a seller withdraw without valid cause after a Contract to Sell has been executed, your lawyer can pursue legal remedies including the recovery of payments already made. The specific terms of your Contract to Sell will govern what recourse is available — another compelling reason to have a lawyer examine it thoroughly before you sign.

Can I own property in the Philippines through a Philippine corporation?

A corporation that is at least 60% Filipino-owned may acquire real property in the Philippines, and a foreign national who is a shareholder in such a corporation may thereby have an indirect interest in the property. Corporate ownership structures are sometimes employed by foreign buyers for this purpose, but they carry significant legal and tax implications. Specialist legal advice is essential before pursuing this route, given the complexity of the rules and the serious consequences that can follow from non-compliance.

How do I verify that a real estate broker in the Philippines is genuinely licensed?

Checking a broker’s licence status is a straightforward process. Visit the prc.gov.ph website and use the licence verification tool to confirm whether the individual holds a current, valid PRC licence. This check should be completed before signing any agreement or transferring any funds.

Are there restrictions on which areas of the Philippines foreign buyers can purchase property?

The 40% foreign ownership cap applies to condominium developments nationwide, but the availability of units within that cap varies from building to building and location to location. In Metro Manila, condominiums in established business districts — Makati, Bonifacio Global City (BGC), Ortigas, and Eastwood — attract strong interest from foreign investors due to sustained rental demand. Boracay’s designation as a special economic zone creates comparatively favourable conditions for foreign ownership that are not replicated in most other tourist areas. Eligibility should always be verified at the project level with the developer or DHSUD before any commitment is made.

What transaction costs should I budget for in addition to the purchase price?

Buyers should typically budget for additional costs of around 2.5% to 3.75% or more of the purchase price, covering Documentary Stamp Tax, Transfer Tax, registration fees, and notary charges. These figures are drawn from published industry sources as of 2025 — always confirm the current position with your lawyer and the Bureau of Internal Revenue, as tax rules are subject to change. Setting aside a contingency of approximately 5% to 10% of the property value to cover all ancillary costs is a sensible precaution.

Is it safe to buy a pre-selling or off-plan property in the Philippines as a foreign buyer?

Pre-selling condominiums offered by established developers are widely purchased and can provide an attractive entry price, but they carry the risks inherent in off-plan investment anywhere: construction delays, developer financial difficulties, or departures from the original specifications. To manage these risks, buyers should purchase only from developers holding a current DHSUD Licence to Sell, scrutinise the developer’s track record on previous projects, and instruct a lawyer to review the Contract to Sell in detail — paying particular attention to clauses addressing delays and cancellation. Engaging a property lawyer is not legally required but is strongly recommended.