Buying property in the Philippines as a foreigner: Complete UK guide

The Philippines is an island nation, famous for its friendly community, tropical climate and stunning beaches. It's also known for an extremely reasonable cost of living, making it an ideal expat destination.

If you’re moving to the Philippines - or considering buying a holiday home there - you’ll need somewhere to live. In this handy guide, we’ll cover everything you need to know about buying property in the Philippines as a foreigner.

This includes info on mortgages, fees and taxes, property prices, where to start your search and the pitfalls to avoid. It’s essential reading for anyone settling, investing or retiring in the country.

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Can you get a mortgage from a Philippines bank as a non-resident?

First up, you’ll need to think about how you’ll finance your Philippines property purchase. Unless you have the cash upfront, you’re likely to need a mortgage.

You can get a mortgage in the Philippines as a foreign citizen and/or non-resident, but not all banks and providers will offer them. For those lenders that do accept foreign applicants, the process tends to be more difficult and slower.

You’ll need lots of documentation and need to meet strict eligibility criteria.

You may also only get a loan-to-value (LTV) ratio of around 60% to 70% as a foreign buyer, so you’ll need a larger deposit. You may also find that interest rates are higher than for locals.¹

It’s a good idea to start shopping around for mortgages before starting your property search in earnest. It’s recommended to use a specialist broker, who can help you find the right mortgage for your circumstances.

📚 Money and banks in the Philippines

Taxes and fees for owning property in the Philippines

In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs.

Here are the main ones to know about when buying property in the Philippines:²

Tax/fee name	Rate/fee
Documentary Stamp Tax (DST)	1.5%
Transfer tax	0.5% to 0.75%
Registration fees	Varies, starts from 8,796 PHP
Notary fees	200 to 500 PHP per document + 1% to 2% for high-value transactions
Legal fees	1% to 3%
Association transfer fees (when buying a condominium)	5,000 to 20,000 PHP
Mortgage valuation fees	5,000 to 50,000 PHP34
Real estate tax (quarterly)	1% to 2% of property’s assessed value4

📚 Cash or card in the Philippines

What’s the property market like in the Philippines?

The property market in the Philippines is struggling at the moment with a combination of weak demand and rapidly decelerating house price growth. Prices did increase in 2025, but only by a tiny 1.9% compared to the year before.⁵

As a buyer, this could mean the opportunity to snap up a bargain. It’s worth bearing in mind though that a property investment now may not represent the best value for money in terms of long-term gains, as the country’s housing market is expected to remain subdued for some time.

However, if you’re looking to buy a property to rent out, it’s useful to know that gross rental yields remain relatively good - averaging 5.57% as of Q3 2025 (before taxes and expenses).⁵

Can foreigners buy property in the Philippines?

Foreigners can buy property in the Philippines, but there are restrictions.

Under the country’s laws, foreign nationals aren’t allowed to buy land. However, they can lease it under leasehold contracts, typically with terms up to 99 years.¹

The Philippines also has laws stating that no more than 40% of the units in a condominium complex can be foreign-owned.¹

These are important things for your solicitor to look into before you buy a property, to make sure you don’t encounter any obstacles as a foreign buyer.

Can you buy property in the Philippines and get residency?

No, there isn’t a direct route to residency in the Philippines through a property purchase.

The Philippines doesn’t have a Golden Visa programme like in some other countries. It does have a residency by investment programme, but this doesn’t include investing in property - only in approved industries, funds and bonds.

So if you’re looking to move abroad and settle in the Philippines permanently, you may need to pursue another pathway.

📚 Moving abroad from the UK

How much are the property prices in the Philippines?

Now we come to the all important question - how much money do you need to afford your dream home in the Philippines?

According to cost of living database Numbeo, the cost of buying an apartment in the Philippines is 49% to 67% cheaper per square meter than the UK - depending whether you buy inside or outside a major city centre.⁶

Although of course, it depends on the type of home and the exact area you’re buying in.

Here’s a look at what you can expect to pay for an apartment in some of the biggest cities in the Philippines:⁷

City	Average apartment price per sq m - city centre (PHP)	Average apartment price per sq m - outside city centre (PHP)
Makita	375,500	234,666
Manila	261,900	155,375
Cebu	183,000	119,000

Another thing to note when figuring out the price for property in the Philippines is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds to Philippine pesos (PHP).

Consider checking out Wise to securely handle your large transfers at the mid-market exchange rate with low, transparent fees*.

Where is the cheapest place to buy property in the Philippines?

If you’re house hunting on a budget, you might want to look outside the pricey Metro Manila area - and towards smaller towns and villages in the suburbs or in rural areas.

Key places to check out for affordable property include smaller cities like Davao, Iloilo and Bacolod. You can also look at areas in Cavite, Laguna, Bicol, Western Visayas and Zamboanga.

Buying property in the Philippines as a foreigner - a step-by-step guide

Before you start your house hunt, it can be useful to know a little about how the process of buying property works in the Philippines.

Here’s a quick overview of the steps involved:

1. Get your finances in order

The first step is to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

You may also want to open a Philippines bank account to facilitate easier transactions, especially if you’ll be getting a mortgage.

📚 Open an account in the Philippines

2. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals to get started, but due to the restrictions on foreign buyers it may be best to use a licensed local estate agent to find suitable properties. We’ll run through some tips later on how and where to start your search.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

3. Appoint a solicitor

While it’s not mandatory, it’s a good idea to find and appoint a property lawyer.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

Your solicitor will act in your best interests throughout the transaction, carrying out all legal work, drafting and checking contracts, and carrying out crucial due diligence.

4. Make an offer

If you’ve found the perfect property, the next step is to submit a competitive offer to the estate agent.

You’ll do this in writing through a Letter of Intent (LOI). If accepted, you’ll need to arrange a transfer to pay the reservation fee. This is a fixed fee of between 20,000 and 100,000 PHP¹ depending on the location and property price, but it isn’t usually a percentage of the total price like you’ll find in other countries.

The LOI will also set out the conditions of the agreement, which can include provisions to have the reservation fee returned if due diligence checks or surveys uncover any issues.

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5. Carry out due diligence checks

At this stage, it’s time for your solicitor to carry out all relevant searches and due diligence checks for the transaction.

This includes checking:

• Property ownership and the property title
• Outstanding encumbrances and debts
• Zoning and building compliance
• That the property can legally be sold

6. Get your Philippine Tax Identification Number (TIN)

You’ll need a Philippine Tax Identification Number (TIN) in order to pay taxes and buy property in the country. This is something your solicitor can help you with, but the application process should be pretty quick.

7. Get a survey

While legal work and due diligence checks are being carried out, you might want to book a building survey. This involves hiring a surveyor to check the property for structural or other issues.

If the survey flags anything up, you may be able to re-negotiate on price.

8. Sign the final purchase contract

If all checks are completed and you’re happy to go ahead, the next step is for both parties to sign the final Deed of Absolute Sale (DOAS) in the presence of a notary.

The paperwork will be notarized, the property title registered in your name and the mortgage finalised.

You’ll need to pay the final balance, along with all fees and taxes - read our guide below on safely transferring large sums to the Philippines from the UK.

The property title will be registered in your name and the mortgage finalised. After all that’s done, you’ll get the keys to your new home.

📚 Transferring large sums to the Philippines

How can you find a property in the Philippines?

The two main routes to find property to buy in the Philippines are local real estate agencies and online property websites.

Property agencies and agents in the Philippines

It isn’t necessary to use a real estate agent to find a property to buy in the Philippines, but it is strongly recommended.

A specialist buying agent or broker will be able to offer helpful advice and insight into the local market, and guide you through the buying process.

It’s particularly useful considering the restrictions on foreign buyers - using an agent can help you find the right properties and prevent you wasting your time on properties you wouldn’t legally be able to buy.

However, there will usually be a fee to pay for this service, and you should make sure the agent is registered with the Professional Regulation Commission (PRC).

Property websites in the Philippines

You can also get a headstart on finding a place to buy in the Philippines by looking online. Great websites to try include:

• Lamudi
• Property 24
• Real.ph
• RE/MAX Philippines
• Dot Property Philippines

What are some of the pitfalls of buying property in the Philippines?

One of the main things to watch out for when buying property abroad are scams.

The very best way to protect yourself when buying property in the Philippines is to consult an independent real estate lawyer.

This is an expert who works just for you and has your interests at heart, rather than working for the seller or real estate agent at the same time.

The UK Government has a handy list of English speaking lawyers around the world.

Other key things to remember for a safe property purchase in the Philippines:

• Make sure you only work with licensed and registered estate agents
• Never sign any sales agreement until your lawyer has carried out all the necessary due diligence on the property
• Have your solicitor check restrictions relating to foreign ownership - including leasehold contracts for land
• Be very cautious if an agent or lawyer asks you to cut corners to save time or money
• Don’t be bullied by aggressive sales or marketing tactics - take your time, do your research and complete the process carefully
• Get an inspection/survey carried out if you have any concerns about the property.

How do you choose the right property in the Philippines?

Your dream home in the Philippines will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.

If you’re not already living there, it’s worth making a trip to the specific town or city in the Philippines you’re interested in.

You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.

Condition of the property

It’s a good idea to do as much research as possible before committing to purchase a property.

It’s not mandatory, but it is strongly recommended to commission a building survey or inspection. This will flag up any major issues and give you a better idea of what you’re buying.

Type of property

The Philippines has a well developed real estate sector with a wide choice of apartments, condos and houses.

Foreigners can buy condos, as long as the ownership of the block is still majority local, but it's harder to own land as a foreigner in the Philippines. Naturally, you'll find a good stock of flats and condos available in built up areas and cities.

You may prefer to buy a new build from a developer, but you could potentially get a better deal with an older property in a rural area. Just remember though that these homes are likely to come with high renovation costs.

If you’re buying in a city, an apartment is likely to be the best choice in terms of location and local amenities.

Moving into your the Philippines property

Before you can get the keys to your new home, you’ll have a few key tasks to run through. These include taking out insurance and setting up your utilities.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities and bills in the Philippines

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

Renovating property in the Philippines

For some properties, some building work or improvements may be needed before you can move in.

Read our guide below on building and renovating property abroad, covering everything from planning permission to finding a local builder - and some of the main costs you can expect.

📚 Build and renovate property abroad

Save on currency conversion fees with Wise when buying property in the Philippines

After reading this guide, you should have all the essential info you need to start your property search in the Philippines. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

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Additional FAQs about buying property in the Philippines

Where is the best place to buy a house in the Philippines?

It all depends on what you’re looking for, whether that’s somewhere fantastic to live or a profitable place for a rental or investment property.

Metro Manila is a good place to buy if you have the budget, with Makati, Bonifacio Global City (BGC) and Ortigas Center some of the most sought-after cities for both investors and people moving to the country for work or business.

For a quieter life, holiday home or retirement spot, you might want to look at Tagaytay, Dumaguete or Cebu.

Can a British citizen retire in the Philippines?

Yes, British expats can retire in the Philippines under the Special Resident Retiree’s Visa (SRRV). If you meet the conditions - including making a significant financial deposit - you could get permanent residency and tax breaks.

What is the maximum foreign ownership allowed for land in the Philippines?

Foreigners can’t own land in the Philippines - they can only buy it under leasehold contracts, typically with terms up to 99 years.¹

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Sources used:

1. Global Property Guide - LTV mortgage info and restrictions for foreign applicants
2. Respicio & Co - fees and taxes
3. Buy Sell Lease PH - mortgage valuation fees
4. Global Property Guide - ongoing real estate tax
5. Global Property Guide - Philippines property market statistics and info
6. Numbeo - average property price comparison between the Philippines and UK
7. Numbeo - average prices by city in the Philippines

Sources last checked on date: 22-Jan-2026