Land and property rights in the Philippines – How it works for international buyers

Many prospective buyers ask us, "As a foreigner, am I even allowed to own land in the Philippines?" The answer is no – land ownership is reserved exclusively for Filipino citizens. However, this does not mean that you, as a foreigner, are not allowed to own a house or apartment in the Philippines – on the contrary: you can own 100% of the buildings .

Houses and apartments – 100% ownership possible

Under Philippine law, foreigners are not allowed to purchase land, but they can own buildings in their own name. Your house or apartment is yours without reservation—only the property itself cannot be registered in your name.

The solution at Majestic Empire Residences

The land on which your property stands belongs to the initiators of the project, Matthias and Maribel Brandl . To protect both buyers and initiators against all eventualities, we have developed a two-tier security structure :

1. Long-term property lease

• Term: 25 years (legal upper limit)

• Automatic extension: The contract already stipulates that after expiry, a new lease will be automatically concluded for a further 25 years – under clearly defined conditions

• Transferability: The lease can be transferred at any time to a legally authorized person, such as a Filipino spouse or a corporation

2. Real right of use – lifelong & registered in the land register

• Lifelong: In addition to the rental agreement, a lifelong right of use (usufruct) is created in your favor and registered in the land register

• Independent of the rental agreement: This right continues to exist independently, even if there are changes to the rental agreement or ownership situation

• Protection of existing rights in the event of a change of ownership: If the property is sold, your right of use remains – it cannot be revoked by the new owner

• Transferability: The right can be transferred to a permitted person during your lifetime, so you can continue to enjoy flexibility and security in the future

Why both are combined

The lease agreement regulates the economic and practical framework, such as duration, conditions, and transferability. The right of use in rem provides additional security because it is registered in the land register independently of the lease agreement and thus remains in effect permanently. Both together ensure maximum legal certainty and double-protect your investment.

Option in case of a change in the law – purchase of land without additional costs

If the legislature allows foreigners to purchase land in the future, you will benefit immediately:

• The purchase contract stipulates a fixed land price of 100,000 PHP

• This amount is already included in the purchase price of your property

• You do not pay a single peso extra – a regular purchase contract is simply drawn up and your property is registered in the land registry

Your advantages at Majestic Empire Residences

• 100% ownership of your house or apartment

• Planning security for up to 50 years through a rental agreement with automatic renewal

• Double protection through a rental agreement and lifelong right of use

• Fixed purchase option for the property in the event of a change in the law – at no additional cost

• Flexibility through transferability to spouses or companies

  
  

Conclusion

With Majestic Empire Residences, you not only acquire your dream home or apartment as full ownership , but also receive a lifelong, land-registered right of use . This combination of lease and real property rights offers you the maximum possible protection under Philippine law . This protects your investment—today, tomorrow, and for decades to come.