Can Foreigners Lease Land for 99 Years in the Philippines? (RA 12252)
A 2025 law allows qualifying foreign investors to lease private land for up to 99 years, but only for registered investment projects. Republic Act 12252, signed on September 3, 2025 and reported by BusinessWorld, amends the 1993 Investors’ Lease Act (RA 7652), which capped leases at 50 years plus one 25-year renewal. It does not change the constitutional ban on foreign land ownership.
What the commentary says
- Who qualifies: foreign investors with a project registered with the Board of Investments or another investment promotion agency.
- Covered uses: industrial estates, factories, agro-industrial ventures, tourism, agriculture and related priority ventures.
- Tourism floor: law-firm commentary reports a minimum $5 million investment, with at least 70 percent invested in the project.
- Termination: reported to be automatic if the land’s purpose is changed without authorization or the investment is withdrawn.
- Government override: the President may set a shorter term for critical infrastructure or security reasons.
What it means for a retiree or home buyer
It is not a route to a personal home. For a home, the practical options are a condo unit within the 40 percent cap or other lawful structures; see can a foreigner own land? and the condo cap.
General information, not legal, tax or investment advice. Current as of October 2026.
More answers
- Best Time to Live in the Philippines to Escape U.S. Winter
- Can Snowbirds Use the Foreign Earned Income Exclusion? The 330-Day Rule
- Does Medicare Cover You in the Philippines? What to Do Instead
- How Long Can an American Stay in the Philippines? Visa-Free, Extensions, SRRV
- Is There a U.S.–Philippines Tax Treaty? What It Does and Doesn’t Do
- How to Check If a Philippine Condo Is Still Open to Foreign Buyers (40% Cap)
- Cost of Living in the Philippines for a Retired Couple in 2026
- Can You Collect U.S. Social Security While Living in the Philippines?
- Can a Foreigner Own Land in the Philippines? The Legal Routes
- Is Pasalo (Assume Balance) Safe? What to Check Before You Pay
- Does the Maceda Law Apply to Rent-to-Own in the Philippines?
- Do You Pay U.S. Tax on Rental Income From Philippine Property?
Sources: BusinessWorld via Metrobank Wealth Insights; Chambers and Partners; NDV Law; Law.Asia; FNS Law commentary on RA 12252. Current as of October 2026.
Frequently asked questions
Is the 99-year lease law in effect?
Yes. RA 12252 was signed on September 3, 2025, and commentary reports implementing rules issued in January 2026.
Can a retiree lease land for 99 years?
The law is aimed at registered investment projects, so it is not a route to a personal retirement home.
Does this let foreigners own land?
No. It changes lease terms only; the constitutional limit on foreign land ownership is unchanged.
What was the lease limit before?
50 years, renewable once for 25 years, under the 1993 Investors’ Lease Act.
