Philippines
South & Southeast Asia15 independent articlesEnglish-speaking archipelago — condos only for foreigners, but strong tourism yields.
The Philippines is a large, English-speaking, tourism-rich archipelago (Boracay, Palawan, Cebu, Siargao). The hard rule: foreigners cannot own land — only condominium units, and only up to 40% of any building. Land is accessed via long lease (25+25 years) or a Filipino-majority company. Yields in Metro Manila and resort hubs are solid.
Can foreigners buy?
Condos only (≤40% foreign per building); no foreign land ownership. Land via 25+25-year lease or a ≤40% foreign-owned company. Cash-driven market (no foreign mortgages).
Taxes & buying costs
Transfer/documentary taxes ~2.5– 4%; annual real-property tax (low); rental income taxed; capital-gains tax 6% on sale.
What makes it unique
World-class beaches and an Anglophone market — but strictly condo-only for foreign buyers.
1
Most prestigious places to own
Makati & BGC, Metro Manila
The financial-district prestige condo towers.
₱15m–120m
Luxury condo
Boracay & Palawan (condo/lease)
World-beating beaches via condos or long leases.
₱10m–80m
Beach condo / leasehold villa
2
Best income potential from vacation renting
Metro Manila (BGC, Makati, Ortigas)
BPO + expat rental depth; the core yield market.
₱6m–25m
5–7% gross
1–2 bed condo
Cebu & Mactan
Beach-and-business hub with resort STR.
₱5m–20m
5–8% gross
Resort condo
Siargao & Boracay
Surf-and-beach short-lets (via condo/lease).
₱6m–30m
6–9% gross
Beach condo
3
Picturesque farms & rural tourism properties
Bohol & Palawan (leasehold)
Rainforest and coconut acreage via long lease/company; eco-lodges.
₱5m–40m
Eco-tourism / coconut
Leasehold farm / eco-lodge
Everything on Philippines
All stories →El Nido Resorts, Palawan: The Philippines' Benchmark for Private Island Eco-LuxuryJuly 2026Amanpulo, Pamalican Island Palawan: The Aman Private Island That Started the CategoryJuly 2026Raffles Residences at Fairways, Alabang Manila: Ultra-Luxury Brand Living in the SouthApril 2025The Balikbayan Program - General Benefits and Laws Around Buying Property in the PhilippinesJanuary 2014One Madison Place – Furnished Condos by Megaworld Corporation in Iloilo City, PhilippinesSeptember 2013Can You Buy a House in Another Country Without Citizenship? Asian Destinations That Cost Less Than You ThinkAugust 2013Breeze Residences – Studio, 1BHK Condos by SMDC near Manila BayJuly 2013Sean Cooney: Running BadLadz Resorts in the PhilippinesJune 2013Working with Filipino Employees - Rules Employers Should KnowAugust 2012Ayosdito.ph vs Sulit.com.ph: Philippines Property Listings ComparedAugust 2012Property Ownership Laws for Foreigners in the PhilippinesJuly 2012Holiday Homes in the Philippines: What They Cost to BuyJuly 2012A Guide to International Schools in the PhilippinesJuly 2012Top 5 Locations to Buy Holiday Properties in the PhilippinesJuly 2012Registering a Business in the PhilippinesJuly 2012
Indicative 2025–26 planning bands for screening only, not quotes and not advice. Holiday-let licensing, tax and foreign-buyer rules change frequently — confirm locally with a lawyer and tax adviser before buying.