Can a Foreigner Buy a Condo in the Philippines?

Short answer: yes. A foreign national can own a condominium unit in the Philippines outright, in their own name, under the Condominium Act (Republic Act 4726). The one structural limit is that foreigners may hold no more than 40% of the units in any single condominium project. Land is different: foreigners cannot own land, so a house-and-lot is bought through a long-term lease, a qualifying Philippine corporation, or a Filipino spouse or family member.

What a foreigner can and cannot own

How the 40% cap works in practice

Each condominium corporation tracks its foreign-owned share. Popular towers in Makati, Bonifacio Global City and Cebu can approach the cap, so we confirm the current foreign allocation with the developer or the condominium corporation before you pay a reservation fee. On a pre-selling project the developer allocates foreign-eligible units at launch; on a resale we check the title and the corporation’s records.

Financing as a foreign buyer

Developer in-house plans are open to everyone during the pre-selling period, and since 2026 selected Philippine lenders finance condominium units for foreign nationals, usually with a larger downpayment and a shorter term. Our broker is a licensed mortgage agent and arranges those Philippine bank loans directly. For the payment itself, our U.S. partner HighTech Mortgage is readying a U.S. escrow for Philippine transactions, including digital-currency transfer of the purchase funds. Financing Philippine property while living abroad → · Estimate a monthly payment →

Costs to budget beyond the price

Expect a reservation fee, documentary stamp tax, transfer tax, registration fees and, on new units above the VAT threshold, value-added tax. Together these commonly add several percent to the purchase price; we itemise them per transaction before you commit, and we tell you which the seller customarily shoulders.

Buying through Global Realtor 4 a Cause

1. Tell us the city, budget and purpose (live, retire, invest, second home).
2. We shortlist foreign-eligible units from developers and private sellers and verify availability with the source.
3. We confirm the foreign allocation, review the title or contract to sell, and itemise taxes and fees.
4. We coordinate the transaction checklist from reservation to turnover, with tax, estate and asset-protection planning in the same engagement.

Foreign-eligible condos available now

Live inventory below comes from our verified listings and developer projects. A developer project is not an available unit; we confirm units at inquiry.