Japanese nationals are among the most active foreign buyers in Boracay, drawn by the proximity (approximately 4 hours from Tokyo via Manila), the strong rental yield story, and the relatively accessible entry prices compared to comparable beach resort markets in Southeast Asia.
This guide walks through the complete process from Tokyo to title — all the steps, timelines, and costs that a Japanese buyer needs to understand before committing to a Boracay property purchase.
Step-by-Step: The Complete Buying Process
Initial consultation and shortlisting (Week 1–2)
Contact BORACAYNAVI by WhatsApp or email. Our Japanese-speaking advisor will prepare a curated shortlist of title-verified properties matched to your budget (₱12M–₱180M range) and investment objectives. We share property profiles, photos, and preliminary yield analysis without requiring you to travel first.
Property inspection visit to Boracay (Week 3–6)
For most buyers, we recommend a 3–5 day visit to inspect shortlisted properties in person. Flights from Japan: typically Tokyo–Manila (3h) then Manila–Caticlan (45 min) or Kalibo (1h 10 min) + 1h boat/van transfer to Boracay. BORACAYNAVI arranges all site visits and accompanies buyers throughout.
Property selection and negotiation
Once a property is selected, we negotiate the final price and terms on your behalf. An initial Reservation Agreement is signed with a reservation fee (typically ₱100,000–₱500,000). This takes the property off the market while due diligence is conducted.
Title verification and due diligence (2–3 weeks)
BORACAYNAVI conducts Registry of Deeds verification, annotation check, tax declaration review, and independent attorney review. For condominiums: foreign ownership quota confirmation. For leasehold: full lease document review. We share a written due diligence report with the buyer before any further payment.
Fund transfer from Japan to Philippines
International bank transfer (telegraphic transfer / SWIFT) from Japan to a Philippine peso bank account (typically BDO, BPI, or Metrobank). Required documentation: Source of Funds documentation for amounts over $50,000 USD equivalent. Bangko Sentral ng Pilipinas (BSP) registration of the inward remittance is required for condominiums to ensure later repatriation of funds. Allow 3–7 business days for international transfer clearing.
Contract signing and payment
The Contract to Sell is signed and the agreed payment schedule is executed. For resale properties, typically lump sum or 2–3 tranches. For new developments, instalment schedules over 12–48 months are common. Notarised Deed of Absolute Sale (DOAS) is executed once full payment is received.
Tax payment and title registration (4–8 weeks)
Capital Gains Tax (6% of transaction value) and Documentary Stamp Tax (1.5%) are paid to the Bureau of Internal Revenue (BIR). Transfer Tax (0.5–0.75% depending on LGU) is paid to the local government. The DOAS is then registered at the Registry of Deeds and a new CCT or TCT is issued in the buyer's name.
Complete Cost Summary for Japanese Buyers
| Cost Item | Rate / Amount | Paid By | Notes |
|---|---|---|---|
| Capital Gains Tax | 6% of transaction price | Seller | Technically seller's obligation; buyer should confirm payment |
| Documentary Stamp Tax | 1.5% of transaction price | Buyer | BIR payment required before registration |
| Transfer Tax | 0.5–0.75% | Buyer | Paid to Malay LGU |
| Registration Fee | ~0.25% | Buyer | Registry of Deeds fee |
| Notarial Fee | 0.1–0.25% | Buyer | For DOAS notarisation |
| Attorney's Fee | 0.5–1.5% | Buyer | Independent legal counsel recommended |
| Real Estate Agent | 3–5% of purchase price | Seller | Usually paid by seller in Philippines |
| Bank Transfer Fees | ¥3,000–¥8,000 per transfer | Buyer | Plus FX margin |
| Total Buyer Costs | ~3–4% of purchase price | Buyer | Plus attorney fees |