The rule every expatriate should memorize: foreigners cannot own land in the Philippines, but they can own condominium units — provided foreign ownership in the project stays within 40% of the total. For most international buyers in Makati, BGC, and Rockwell, a condominium title (CCT) held in their own name is the clean, legal path to ownership.
What Foreigners Can and Cannot Do
Allowed: buying condominium units in their own name; long-term land leases (up to 25 years, renewable for another 25); owning a house — but not the lot it stands on; and inheriting land by intestate succession in limited cases. A foreigner married to a Filipino citizen can have land titled in the Filipino spouse's name.
Not allowed: holding land through nominee arrangements or 'dummy' structures — the Anti-Dummy Law makes these criminal, and the foreigner has no legal recourse if the arrangement collapses. If a deal only works through a dummy setup, walk away.
Corporations that are at least 60% Filipino-owned may own land, which is a legitimate route for genuine business operations, but a poor fit for simply holding a family home.
Renting First: What Expats Should Expect
Most expatriates rent before buying. Standard terms: one-year minimum lease, two months' security deposit plus advance rent, and post-dated checks for the term. Furnished units in Rockwell, BGC, and Salcedo/Legazpi Villages dominate the expat market.
Infinity Realty's team is consistently rated expat-friendly — we handle everything from lease negotiation and move-in inspection to bank-loan assistance for qualified foreign buyers of condominiums. Reach out and tell us your situation; we will map the legal options before you commit to anything.
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Buying, renting, or listing in Rockwell, Makati, or BGC? Our team transacts there every week.
