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PHILIPPINE REAL ESTATE LAWS, FUNDAMENTALS OF PROPERTY OWNERSHIP, REAL ESTATE PRACTICE &
TAXES,Cebu PHILIPPINE REAL ESTATE LAWS,PHILIPPINE REAL ESTATE LAWS Guide,Information on
PHILIPPINE REAL ESTATE LAWS,PHILIPPINE REAL ESTATE Ownership
RIGHT TO OWN
1. General Rule – Only Filipino citizens and corporations at least 60% capital of which is owned by
Filipinos are entitled to acquire and own land in the Philippines.
2. Exceptions to the General Rule – Alien acquisition of real estate in the Philippines is allowed in the
following cases:
d) Purchase by former natural born Filipino citizens subject to limitations prescribed by B.P. 185 and R.A.
8179
3. A Filipina who marries an alien retains here Philippine citizenship (unless the law of her husband’s
country makes her assume the citizenship of her husband because of such marriage) and can therefore
acquire real estate in the Philippines.
CONCEPT OF OWNERSHIP
Ownership is the independent right of a person to the exclusive enjoyment and control of a property
including its disposition and recovery subject only to the restrictions established by law and rights of
others.
1) Those imposed in general by the State in the exercise of the power of taxation, police power, and
power of eminent domain.
2) Those imposed by law such as legal easement, requirement of legitimate succession, zoning, building
code, rent control, urban and agrarian reform, subdivision regulations, escheat.
3) Those imposed by the grantor of the property on the grantee by contract, such as donation, last will,
or usufruct.
4) Those imposed by the owner himself, such as voluntary easement, lease, mortgage.
Land, in its legal signification, extends from the surface downwards to the center of the earth and
extends upwards indefinitely to the skies. The surface and subsurface of rights of an owner entitle him
to construct thereon any works or make any plantations and excavations without detriment to
servitudes and special laws. Air right is the right of an owner to use and control the air space over his
land subject to the requirements of aerial navigation, laws, or contract.
Hidden treasure belongs to the owner of the land, building, other property on which it is found. When
the discovery is made on the property of another, or of the State or any of its subdivisions, and by
chance, one-half of the treasure shall be allowed to the finder. If the finder is a trespasser, he shall not
be entitled to any share of the treasure. If the things found be of interest to science or arts, the State
may acquire them at their just price, which shall be divided in conformity with the rule above stated.
Hidden treasure, for legal purpose, is understood to be any hidden unknown deposit of money, jewelry,
or other precious objects, the lawful ownership of which does not appear.
RIGHTS OF ACCESSION
1) In General – The ownership of property gives the right by accession to everything which is produced
thereby, or which is incorporated or attached thereto, whether naturally or artificially.
a) The owner of the land on which anything has been built, sown or planted in good faith shall have the
right:
aa) To appropriate as his own the works, sowing or planting after payment of indemnity provided by
law, or
bb) To oblige the builder or planter to pay the price of the land. However, the builder of planter cannot
be obliged to pay for the land if its value is considerably more than that of the building or planting. In
such case, he shall pay reasonable rent if the owner does not choose to appropriate the building after
proper indemnity. The parties shall agree on the terms of the lease and in case of disagreement, the
court shall fix the terms thereof.
b) The owner of the land on which anything has been built, planted or sown
aa) Demand the demolition of the work or removal of the planting or sowing at the expense of the
builder or planter, or
bb) compel the builder or planter to pay the price of the land and the sower, the proper rent. The
landowner is also entitled to damages from the builder planter or sower.
cc) To the owners of land adjoining the banks of rivers belong the accretion which they gradually receive
from the effects of the current of the water.
dd) Whenever a river, changing its course by natural causes, opens a new bed through a private estate,
the new bed shall become a public dominion.
Private Grant –voluntary transfer or conveyance of private property by a private owner, such as sale or
donation.
Public Grant – acquisition of alienable lands of the public domain by homestead patent, free patent,
sales patent, or other government awards.
Involuntary Grant – acquisition of private party against the consent of the former owners, such as
foreclosure sale, execution sale, or tax sale
Inheritance – acquisition of private property through hereditary succession
Reclamation - filling of submerged land, subject to existing laws and government regulations.
Accretion – acquisition of more lands adjoining the banks of rivers due to the gradual deposit of soil as a
result of the river current
Prescription – acquisition of title by actual, open, continuous, and uninterrupted possession in the
concept of owner for the period required by law
1. Mode of acquisition is not limited to voluntary deeds (such as sale or donation) but includes
involuntary deeds (such as foreclosure, execution or tax delinquency sale)
a) For residential purpose – 1,000 square meters of urban or one hectare of rural land.
b) For business purpose – 5,000 square meters of urban land or 3 hectares of rural land.
Business purpose refers to the use of land primarily, directly, and actually in the conduct of business or
commercial activities in the broad areas of agriculture, industry, and services, including the lease of the
land but excluding the buying or selling thereof.
In case of married couple where both spouses are former natural born Filipino citizens, both of them
may avail of the right provided that the total acquisition shall not exceed the maximum area allowed.
A transferee who acquired urban or rural land for residential purpose while still a Filipino citizen may
acquire additional urban or rural land for residential purpose which, when added to that already owned
by him, shall not exceed the maximum area allowed by law.
Rule in case of double sale: The priority of rights in case of double sale of titled property shall be
governed by the following rules:
1. The buyer who acquired in good faith and was the first to register the sale shall have a better right.
2.If none of the buyers registered the sale, the buyer who acquired to good faith and was the first one in
possession shall have a better right.
3. If none of the buyers registered the sale or took possession, then the buyer who acquired in good
faith and has the oldest title shall have a better right
1. Distinction: In a contract of sale, there is already a transfer or ownership. In a contract to sell, there is
no transfer of ownership yet but merely a mutual promise to buy and sell
. Criterion: The test to determine whether a contract is a contract of sale or a contract to sell is not the
manner of payment – whether cash or installment, but whether or not there is conveyance of ownership
in the dispositive or grant clause of the deed. There is transfer of ownership when the dispositive clause
states that the vendor “hereby sells, transfers and conveys unto the vendee in a manner absolute and
irrevocable x x x”
1. To pay, without additional interest, any installment due within the grace period which is equivalent
to one month for every year of installment payment, provided that such right can only be availed of
once every five years.
2.To receive a thirty-day notarial notice of cancellation before his contract can be cancelled for
delinquency
1. The grace period to pay without additional interest due is fixed as 60 days
2. For cancellation of contract due to delinquency, the buyer is only entitled to receive a 30-day notarial
notice of cancellation without right to receive the cash surrender value pf his payments
Right to refund under P.D. 957 & Maceda Law
Presidential Decree 957: Right to refund applies when the developer fails to complete the development
within the required period. Refund is 100% of total payments
Maceda Law: Right to refund applies as a requisite for cancellation of contract due to delinquency when
the buyer has paid at least 2 years. Refund is 50% of total payments; additional 5% per year after the 5th
year.
MACEDA LAW (R.A. 6552) When the buyer is delinquent in his payment
Objective: To protect installment buyers of real estate against onerous and oppressive conditions.
Rights of buyer who has paid two years or more of installments: a) To pay, without additional interest,
any installment due within the grace period which is equivalent to one month for every year of
installment, provided that such right can only be availed of once every five years. b) To receive a thirty-
day notarial notice of cancellation before his contract can be cancelled for delinquency. c) To receive the
cash surrender value of his total payments before his contract can be cancelled due to delinquency. The
refund is equivalent to fifty percent of total payments and, after the fifth year, an additional five percent
per year of installment payment, but not to exceed ninety percent of total payments. d) To transfer or
assign his right to the contract e) To register or annotate his contract on the title f) To pay, without
additional interest, the full principal balance of the price before the term of the contract.
Rights of buyer who has paid less than two years of installment – The buyer has practically the same
rights as a buyer who has paid two years or more of instalmments, except for the following differences:
a) The grace period to pay without additional interest on any installment due is fixed at sixty days
b) For cancellation of contract due to delinquency, the buyer is only entitled to receive a thirty-day
notarial notice of cancellation but without right to receive the cash surrender value of his payments.
In the condominium concept of ownership, absolute ownership by a foreigner is allowed not to exceed
forty percent interest in the project. The unit owner is the absolute owner of the space within the
interior surface of his unit, but is only a co-owner of the exterior façade of the unit.
RIGHTS OF A CONDOMINIUM UNIT OWNER
Pay the shared monthly dues for maintenance of common areas/amenities/garbage disposal
P.D. 957 When the developer fails to complete the development within the required period
The refund is 100% of total payments less penalty interest plus legal interest of money
Capital Gains Tax - Income tax payable to the BIR for the sale, transfer, or other disposition of real estate
classified as capital asset. .
Transfer Tax - A tax payable to the local government unit for sale, transfer or other disposition of real
estate, whether capital or ordinary asset
Withholding Tax - A tax payable to the BIR on the sale, transfer or other disposition of real estate
classified as ordinary asset.
Cost approach - a method of estimating the fair market value of an improvement by estimating present
reproduction cost and deducting depreciation.
Economic life - The period during which a property can be profitably used or expected to generate more
income than expenses.
Principle of diminishing returns - States that the application of more factors of production will tend to
increase net income up to a certain point, beyond which the introduction of more factors of production
will tend to decrease net income.
Principle of Progression - An appraisal principle which holds that the value of a property tends to be
enhanced by association with superior properties
Principle of Regression - An appraisal principle which holds that the value of a property tends to be
adversely affected by association with inferior properties.
Principle of Substitution - an appraisal principle which holds that the value of a replaceable property is
inferred from the value of an equally desirable substitute property.
Presentation: concept – It is an orderly written or oral explanation of facts and figures that make a
given property attractive to a prospect. Scope of coverage: 1. Property Identification – location, block
number, lot number, lot area and dimensions, floor area, type of property, terrain, view, description of
improvements, zoning classifications, facilities and amenities, titled or to be titled, price, terms,
discounts, financing. 2. Advantages and benefits – quality of neighborhood, availability of public
transportation, proximity to public marker / schools / hospitals, reasonableness of price. 3. For income
properties – present potential income, return of investment. 4. Lot and vicinity plan, subdivision map,
and pictures of the property
Demonstration: concept – It is the process of showing the property and pointing out its physical qualities
and other advantages and benefits to arouse the desire to own it. Preparing for demonstration:
Preparation of checklist of physical attributes and other data which may be the object of prospect’s
inquiry. Update availability with the developer.
Negotiation: concept – It is the process of reconciling the opposing views of the parties to a transaction
as to price and terms. Items which should be covered in negotiation:
Common difficulties
*Silent objection – hesitancy of the prospect to express his objection thereby depriving the broker of the
opportunity to answer or overcome it
*Presence of supposed advisers of the prospect who give negative remarks which tend to undermine
the transaction
*Waiting advice from spouse or relative who were not present during the tripping
Closing
*Persuading the prospect to visit the developer’s office to be able to hold the property with a
reservation fee
*Securing papers/documents from developers such as copy of title, lot plan, deed of restrictions, copies
of reservation agreement, deed of restrictions, contract to sell, deed of sale
*Securing papers/documents from prospects such as copy of income tax returns, bank statements,
certificate of employment, copy of passport, TIN, residence certificate etc
Mortgage of Project – No mortgage of any lot by the project owner/developer without permit to
mortgage from HLURB. Permit to mortgage may be granted upon submission of proof that the loan
proceeds will be used for development and verified undertaking by the mortgagee to release from the
mortgage any lot/unit whose loan value has been paid. In case a mortgage was executed by
owner/developer pursuant to HLURB permit to mortgage, the buyer may at his own option, pay his
installmentdirectly to the mortgagee.
Alteration of Plans – any alteration in the approved plans relating to open spaces, facilities and other
forms of development require prior approval from HLURB (now LGU) and written consent of
Homeowners Asscociation
Facilities utilities, amenities and services will cost less to build and maintain
Economy in land space. Families holding title contiguous lands of say 40 or 50 square meters by
obtaining adequate housing by consolidating their lots and constructing a condominium project
Multiples saleable or rentable floor areas by as many storeys put upEliminates the routinary chores of
daily maintenance, security, and garbage collection associated with single-detached dwellings
7. Give other unit owners the priority right to buy his unit (right of first refusal). If so required by the
master deed.
b.) Special assessment – this is imposed as the need arises, such as the need for replacement of the
generator.
In the absence of any provision in the master deed, all unit owners shall have equal share in the
common areas. If the intent is to pro-rate the unit owners’ interest on the common areas, such fact
must be expressly provided in the master deed. The interest based on floor area of ownership is arrived
at by dividing the unit area by the total floor area of all condominium units.
Condominium Corporation
Optional and Mandatory Requirement. The condominium corporation is optional if no unit will be sold in
foreigners. However, the corporation is mandatory if some units, not exceeding forty percent interest in
the project, will be sold to foreigners, in which case title to the land will be transferred in the name of
the condominium corporation and thus comply with the constitutional mandate that corporations may
acquire real estate provided that at least sixty percent of its capital or membership is Filipino
1.Principal Purposes: a) To hold title to the land and b) To set as the management body of the
condominium project.
2.Conflict with Master Deed. In case of conflict between the articles of incorporation of the
condominium corporation and the master deed of the condominium project, the latter should always
prevail because:
a) It is the matter deed which gives birth in the condominium project. The project cannot exist
without a master deed, but it can exist without a condominium corporation.
The condominium law specifically provides that the articles of incorporation and by-laws of the
condominium corporation shall not conflict with the master deed.
175,000 0% 0% 0% 0%
b In Cities and Metro Manila Municipalities – not exceeding two percent of assessed value.
Special Education Fund Tax – an annual levy on real estate equivalent to one percent of assessed value
which shall be in addition to the basic real estate tax
a)May be paid in four equal quarterly installments on or before March 31, June 30, September 30, and
December 31.
Payment in advance of the schedule is entitled to not more than twenty percent discount.
Delinquent payment shall be subject to interest of two percent per month but in no case to exceed
thirty six months
Rate and Basis Tax – the rate of capital gains tax is six percent computed on the following basis:
a) Sale of Lot: - Basis is price per deed of sale or lot zonal value, whichever is higher.
b) Sale is Lot with improvement: - Basis is price per deed of sale, or lot zonal value plus improvement
value, whichever is higher.
Conditions for exemption from Capital Gains Tax:
a) The seller is a natural person and the capital asset sold is his principal residence (family home).
b) The proceeds of the sale will be used to acquire / purchase construct a new family home.
c) The BIR is duly notified by the taxpayer within thirty days from the date of sale through a
prescribed return, of his intention to avail of the tax exemption.
d) The tax exemption can only be availed of once every ten years.
If there is no full utilization for the proceeds of the sale, the portion of the gain presumed to have been
realized from the sales shall be subject to capital gains tax
Installment Sale – A sale is considered on installment basis when the initial payment in the year of sale is
twenty-five percent or less, in which case the transferor may opt to pay initially a portion of the tax in
accordance with the following formula:
Total Price
WITHHOLDING TAX
Transactions Subject to Withholding Tax – Sale, exchange, or transfer of ordinary asset by natural
persons, corporations, estate or trust.
Rates and Basis – Computed on the same basis as capital gains tax, the rates of creditable withholding
tax.
Rate of Withholding Tax
0% - When the property sold is part of an HLURB registered socialized housing project of the seller
1.5% - When the seller is habitually engaged in real estate business and the price does not exceed
P500,000.00
3.0% - When the seller is habitually engaged in real estate business and the price is over P500,000.00
5.0% - When the seller is habitually engaged in real estate business and the price exceeds P 2 million.
6.0% - When the seller is not habitually engaged in real estate business.
TRANSFER TAX
1.Concept – A tax payable to the local government (City or Provincial Treasurer) for the sale or other
disposition of real estate, regardless of classification of the property.
2.The rate is not more than one percent for properties located in cities and municipalities in Metro
Manila, and not more than one-half percent for properties outside of Metro Manila.
3.Basis is the contract price or market value per tax declaration whichever is higher. However, the local
government may enact an ordinance prescribing as basis the contract price or zonal value, whichever is
higher.
DOCUMENTARY STAMPS
1.On Sales – P15.00 per P1,000.00 or a major fraction thereof, computed on the same basis as capital
gains tax, and payable within five days following the month when the document was notarized.
2.On Mortgages – P20.00 for first P5,000.00 and P10.00 per P5,000.00 after the first P5,000.00
On leases – P3.00 for first P2,000.00 or fraction thereof, and additional P1.00 for every P1,000.00 or
fraction thereof in excess of the first P2,000.00 for each year of the term of the lease
SALIENT FEATURES OF E-VAT RELATING TO REAL ESTATE Concept : Expand Value Added
Tax is an indirect tax. It can be passed on to the buyer. However, it is should be inputed or built-in the
price. The sales contract cannot stipulate the “E-VAT shall be for the account of the buyer.”
1.Sale, barter or exchange or real estate held primarily for sale to customers in the ordinary course of
trade or business where the annual gross sales or invoice exceed P750,000.00, except sale by real estate
dealers and/or lessors of house and lot and other residential dwellings price P1.5 Million and below.
2.Lease of real estate for commercial use when the annual gross receipts exceed P750,000.00
3.Lease of real estate for residential use when the monthly rental per unit exceeds P10,000,000 and the
annual gross receipts exceed P750,000.00
1.In cases where the real estate dealer or lessor is not subject to E-VAT, he shall be liable as a non-VAT
taxpayer subject to three percent tax. However, he has the option to register as VAT taxpayer subject to
10% VAT with the benefit of input tax.
Commissions of real estate brokers are subject to E-VAT if the annual gross receipts exceed P550,000.00,
otherwise they shall be subject to seven percent tax.
Real estate dealers are not allowed to withhold the E-VAT from commissions of real estate brokers
1.E-VAT payable = output tax (sales receipts x 1/11) less input tax (purchase receipts x 1/11)
Credit for input tax can only be availed of if the payee is VAT-registered.
Basis of E-VAT
1.Cash/Deferred payment plan – Basis is the contract price or zonal value whichever is higher. In the
absence of zonal value, basis shall be market value per tax declaration or contract price, whichever is
higher.
Installment Plan – Basis is actual consideration received, including interests and other charges. However,
upon full payment, if the zonal value is higher than the total receipts / collection, the additional E-VAT
shall be paid accordingly
Expenses for execution and registration of sale In the absence of any stipulation to the contrary, the
seller shall pay for the execution and registration of the sale.
PHILIPPINE REAL ESTATE LAWS, FUNDAMENTALS OF PROPERTY OWNERSHIP, REAL ESTATE PRACTICE &
TAXES,Cebu PHILIPPINE REAL ESTATE LAWS,PHILIPPINE REAL ESTATE LAWS Guide,Information on
PHILIPPINE REAL ESTATE LAWS,PHILIPPINE REAL ESTATE Ownership