Who Can Own Property in the Philippines?

A Simple Guide for Overseas Filipinos & Foreign Buyers

1. Pure Foreigners / Expats (No Filipino Citizenship)

Can foreigners own land in the Philippines?👉 No, not directly in their own name.They cannot own land, but they can:

• ✅ Own condo units

  • As long as foreign ownership in the building does not exceed 40%.

• ✅ Lease land long-term

  • Up to 25 years, renewable for another 25 years (total of 50).

• ✅ Own a building or improvements on leased land.

• ✅ Invest through a Philippine corporation that is at least 60% Filipino-owned (40% foreign max).

Foreigners married to a Filipino:

• The land title must be under the Filipino spouse’s name.

• Foreign spouse can be on the house/building contract, but not as a landowner.

2. Filipino Citizens (Including OFWs & Immigrants Abroad)

If you are still a Filipino citizen (valid PH passport or recognition):

• ✅ You can own:

  • Land (residential, commercial, agricultural – subject to special laws)

  • House & lot

  • Condos and townhouses

• ✅ You have the same rights as any resident Filipino, even if you live abroad.

This is the best position to be in if you’re planning retirement or multiple investments back home.

3. Former Natural-Born Filipinos (Who Became Foreign Citizens, No Dual)

If you were born Filipino but later became, for example, Canadian, US, Australian, etc., and did not yet reacquire Filipino citizenship:

You are treated as a former natural-born Filipino, and you can still buy land with area limits, such as:

For Residential Use (per person):

• Up to 1,000 sqm of urban land, or

• Up to 1 hectare of rural land

For Business / Commercial Use (per person):

• Up to 5,000 sqm of urban land, or

• Up to 3 hectares of rural land

You can still buy condos freely (subject to the 40% foreign cap of the project).

4. Dual Citizens (Filipino + Foreign: e.g., Filipino–Canadian)

If you reacquired Filipino citizenship (RA 9225) and are now a dual citizen:

• In the Philippines, the law sees you as Filipino again.

• ✅ You can buy:

  • Land with no “former Filipino” area limits

  • Condo units

  • House & lot, farm, commercial properties (subject to special/protected area laws)

• ✅ You enjoy full property rights as a Filipino, while keeping your foreign passport.

For Overseas Filipinos who want flexibility, dual citizenship is often the most powerful option.

5. How Forterra Helps

At Forterra Realty Hub, we:

• Explain what you personally can and cannot own based on your status(Filipino, dual, former Filipino, or foreign buyer)

• Match you with trusted developers and listings that fit your legal profile

• Connect you with licensed Philippine brokers and legal professionals when needed

Disclaimer: This is general information and not legal advice. For complex cases (e.g., estate planning, marriage, corporations), we recommend consulting a Philippine lawyer. Forterra can help connect you.

Ready to explore your options?📩 Message Forterra Realty Hub and tell us your status (Filipino / dual / former Filipino / fo

reign), and we’ll walk you through your best path to owning in the Philippines.