Can Foreigners Own a Property in Manila? A Foreigner's Guide to Buying Condos in Metro Manila
- bedandgoinc
- 4月30日
- 読了時間: 4分
April 30, 2025
Metro Manila — a vibrant hub of culture, commerce, and modern living—has become a top destination for foreigners seeking not just to visit, but to settle and invest. From the cosmopolitan allure of Makati and Bonifacio Global City to the historical charm of Manila and Quezon City, more and more international residents are drawn to its dynamic real estate market.
But here's the big question: Can foreigners actually buy property in the Philippines—especially in Metro Manila? The short answer: Yes, but with important limitations and smart strategies.
In this blog, we'll walk you through everything you need to know about how foreigners can legally purchase and own condominium units in Metro Manila, the legal restrictions involved, and practical tips to navigate the market.
1. What Property Can Foreigners Own in the Philippines?
Foreigners are not allowed to own land in the Philippines, but they can legally own condominium units — provided the foreign ownership in the building does not exceed 40% of the total units, as stated in the Philippine Condominium Act (RA 4726).
Allowed: Condominium units (up to 40% of a project's total)
Not allowed: Houses and lots, vacant land, agricultural land
This law is designed to protect Filipino ownership of land while still offering foreigners a legitimate way to invest in Philippine real estate — especially in vertical developments, like those found throughout Metro Manila.
2. Why Condominiums Are the Best Choice for Foreign Buyers
Condos are not only legal for foreigners to own — they're also the most practical and appealing option. Here's why:
Strategic Locations: Condos in Metro Manila are often located in key business hubs such as Makati, BGC, Ortigas, and Pasay, with easy access to malls, hospitals, airports, and offices.
Security and Amenities: Enjoy 24/7 security, swimming pools, gyms, lounges, and concierge services.
High Rental Yield Potential: Condos in prime areas are in high demand by locals and expats, making them ideal for leasing and investment.
For many foreigners, buying a condo in Metro Manila is not just a lifestyle upgrade — it's a smart financial decision.
3. Steps for Foreigners to Buy a Condo in Manila
Here's a simplified step-by-step guide for foreign investors or residents looking to purchase a condo:
Step 1: Choose the Right Developer and Project
Stick with reputable developers like Ayala Land, SMDC, Megaworld, or DMCI. Their projects are typically compliant with the foreign ownership quota.
Step 2: Verify Foreign Ownership Quota
Ask the broker or developer how much of the building's unit ownership is already allocated to foreigners. Ensure you're within the 40% legal limit.
Step 3: Prepare Valid Documentation
Foreigners need:
Valid passport
Visa or ACR card (Alien Certificate of Registration)
Proof of income or funds (bank certificate, remittance, etc.)
Step 4: Pay Reservation and Downpayment
Once you've chosen a unit, a reservation fee (usually ₱20,000 to ₱50,000) secures it. Then, follow the payment scheme (e.g., 10%-90%, 20%-80%, or full cash).
Step 5: Register and Transfer Title
Once fully paid, the unit is registered under your name. You'll receive a Condominium Certificate of Title (CCT) — the legal proof of your ownership.
4. Can Foreigners Rent Out Their Condo in Manila?
Yes, foreigners can legally rent out their condo units. This is a popular option for foreign investors who want to earn passive income.
Options include:
Long-term rentals for expats or local professionals
Short-term rentals via platforms like Airbnb (check condo association rules)
Leasing to companies for employee housing
Take note: rental income earned in the Philippines is subject to local taxes, and it's best to consult a legal or accounting expert to ensure compliance.
5. Tips for a Smooth Buying Experience
To avoid legal or financial complications, here are practical tips for foreign buyers:
Work with a licensed broker or agent familiar with foreign transactions
Choose units from established developers to ensure reliability and compliance
Hire a legal advisor if you're unfamiliar with property laws in the Philippines
Plan for ongoing costs like association dues, property taxes, and maintenance
Stay updated on visa regulations if planning long-term stays or retiree investment
6. Can You Buy as a Foreigner Married to a Filipino?
If you're married to a Filipino citizen, you still cannot legally own land directly, but you can:
Buy land under your Filipino spouse's name (your name can be on the title as a spouse, but you won't own the land).
Co - own a condo (same 40% rule applies, but this is less strict if the spouse is Filipino).
You may also explore long-term leases (up to 50 years) for land use, which is another legal way to control land property without owning it outright.
Manila Condo Ownership Is Possible for Foreigners—With the Right Know-How
While foreign ownership of real estate in the Philippines comes with limitations, the thriving condominium market in Metro Manila provides a welcoming and profitable path for international buyers.
Whether you're investing for rental income, planning for retirement, or just want a secure residence in a dynamic Asian capital, owning a condo in Metro Manila is a realistic and rewarding goal—as long as you play by the rules.
With proper guidance, the right professionals, and a clear understanding of the legal landscape, you can make your property ownership dream in Manila a reality.
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