How to Buy a House and Lot in the Philippines

Pre-owned (resale) — move in immediately, negotiable price, but inspect for wear and verify the seller's title is clean.

Brand-new / Ready-for-Occupancy (RFO) — newly built in a subdivision; what you see is what you get; usually developer-backed.

Pre-selling — lowest price and flexible terms, but you wait 1–3 years and take on developer/completion risk. Verify the developer's DHSUD Licence to Sell.

A true house-and-lot means you own the land, not just the structure. Verify:

• The property is covered by a Transfer Certificate of Title (TCT) in the seller's name — request a Certified True Copy from the Registry of Deeds.
• No liens, mortgages, or adverse claims annotated on the title.
• The lot survey / relocation matches the fence and boundaries.
• Tax Declaration and real property tax (amilyar) are updated and paid.

Avoid "Rights only" or Tax-Declaration-only land with no TCT unless you fully understand the risk.

Beyond the contract price:

• Reservation fee: ₱20,000–₱50,000
• Down payment: 10–20%
• Closing costs (~5–8%): Documentary Stamp Tax 1.5%, Transfer Tax 0.5–0.75%, registration ~0.5%, notarial/processing
• Ongoing: real property tax, and homeowners' association dues if inside a subdivision

• Pag-IBIG Housing Loan — long terms (up to 30 years), competitive rates; popular with OFWs and members. Needs a clean, transferable title.
• Bank financing — faster for strong income documents; compare rates and lock-in periods.
• In-house / developer financing — lighter requirements, higher effective rate.

Get pre-qualified first so you shortlist within your real budget.

• Structure: cracks, roof, ceiling, moisture, and drainage.
• Utilities: working water source, electric meter, and septic system.
• Flood & access: check flood history and road right-of-way.
• Subdivision rules: Deed of Restrictions on renovations, fencing, and rentals.
• For pre-selling: developer track record and unit turnover history.