Can foreigners buy property in the Philippines in 2026?

The Constitution reserves land ownership mainly to Filipino citizens and to corporations that meet Filipino ownership thresholds. The Condominium Act (Republic Act 4726) creates the practical path most foreigners use: own a condo unit and the related interest in common areas, while the condominium corporation structure keeps aggregate foreign interest within the forty percent project ceiling. Ask the developer or condo corporation for written confirmation that your purchase will not breach that cap before you pay a reservation fee.

Closing should produce a Condominium Certificate of Title in your name through the Register of Deeds, not only a sales brochure. Independent counsel should check liens, unpaid association dues, master deed restrictions, and whether short-term rental or pet rules block your plan: Condominium fees, Living in Manila, and Living in Cebu. Long leases of land exist in some structures, but they are not the same as freehold land title in your passport name.

House-and-lot “foreigner friendly” deals that put land in a Filipino spouse’s or nominee’s name without counsel can create later title fights. Buying does not create SRRV, 9(g), or ACR rights: Get an ACR I-Card and Retiring in the Philippines. Scam patterns mirror rental fraud: underpriced towers and deposit-before-viewing pressure: Avoid rental scams. Many newcomers rent first while testing corridors: How to rent a home and Short-term housing for newcomers.