Complete Guide 2026 — Foreign Buyer Specialists
Foreigners Buying Property
in Boracay
Legal ownership options · Step-by-step buying process · Full costs breakdown · Expert FAQ
Section 1
The 3 Legal Ownership Options for Foreigners
Philippine law provides clear pathways for international buyers. The right structure depends on your goals and the type of property you want.
Condominium Ownership
The simplest and most common path. Foreigners can directly own a condominium unit with full title in their name.
- Own 100% of a condo unit outright
- Up to 40% of building units can be foreign-owned
- Eligible for Airbnb & short-term rental income
- Clean title (CCT) transferable to heirs
- No Philippine corporation required
Best For
First-time buyers & Airbnb investors
Price Range
₱5,000,000 – ₱35,000,000
Long-Term Land Lease
Lease land for up to 50 years with renewal rights. You own the structure built on the leased land outright.
- Initial lease: 25 years, renewable for 25 more
- Own the villa / building on the land
- Leasehold transferable and resalable
- Access to beachfront and premium land
- Common legal vehicle for boutique resorts
Best For
Lifestyle buyers & boutique resort developers
Price Range
Highly variable by location
Philippine Corporation
A Philippine corporation can own land if at least 60% is Filipino-owned. Foreigners hold up to 40% equity.
- Corporation holds land title (TCT)
- Up to 40% foreign equity allowed
- Suitable for large-scale development
- Structured investment vehicle
- Requires Philippine legal counsel to set up
Best For
Large investments & development projects
Price Range
Varies by structure
Not sure which option is right for you? Ask our foreign buyer specialist via WhatsApp →
Section 2
Step-by-Step Buying Process
Define your budget and purpose
Clarify your investment goals: personal use, Airbnb rental, long-term capital growth, or a combination. Set a realistic budget including transfer costs (approx. 3–5% on top of purchase price).
Shortlist properties with BORACAYNAVI
Share your criteria with us via WhatsApp. Within 24 hours we send you a curated shortlist of title-verified properties matched to your budget, type preference, and location.
Legal due diligence and title verification
Our team verifies the Certificate of Title (CCT/TCT), confirms no encumbrances or liens, checks zoning compliance, and reviews the seller's identity and ownership history.
Negotiate and sign Deed of Sale
We negotiate purchase price and terms on your behalf. A Contract to Sell is signed first, followed by the Absolute Deed of Sale with an attorney and notary present.
Pay taxes and transfer fees (approx. 6–8% of price)
Standard buyer costs include Documentary Stamp Tax (1.5%), Transfer Tax (0.5–0.75%), Registration Fee (~0.25%), and legal/notarial fees. These are paid before title transfer is processed.
Title transfer and registration
The new Certificate of Title (CCT or TCT) is registered in your name at the Registry of Deeds. We handle the full administrative process from BIR to Registry to City Hall.
Section 3
Full Cost Breakdown
Budget for approximately 3–5% on top of the purchase price to cover all buyer-side transfer costs.
| Fee | Rate | Who Pays |
|---|---|---|
| Capital Gains Tax | 6% of sale price | Seller |
| Documentary Stamp Tax | 1.5% | Buyer |
| Transfer Tax | 0.5–0.75% | Buyer |
| Registration Fee | ~0.25% | Buyer |
| Agent Commission | 3–5% | Seller |
| Legal / Notarial | ₱30K–₱100K | Buyer |
| Total buyer cost estimate | ~3–5% of purchase price | |
Rates shown are standard in the Philippines as of 2026. Exact amounts vary by municipality, property type, and negotiated terms. BORACAYNAVI prepares a full cost estimate before you commit to any property.
Section 4
Frequently Asked Questions
A foreigner can own the building (house or villa) outright, but cannot own the land it sits on. The typical structure is a long-term land lease (25+25 years) with full ownership of the structure. For condominiums, foreigners can own the unit directly under a Condominium Certificate of Title (CCT).
Condominium ownership is widely considered the safest structure — it provides clean, direct title in your name without requiring a Philippine corporation or lease agreement. Always insist on a title search with the Registry of Deeds, and engage a licensed Philippine real estate attorney for the transaction.
Most Philippine banks do not offer mortgages to foreign nationals without permanent residency. International buyers typically fund purchases via direct bank transfer (SWIFT). Some developers offer in-house financing options. BORACAYNAVI can introduce you to developer financing where available.
A clean title means the Certificate of Title (CCT for condos, TCT for land) is free from liens, encumbrances, mortgage annotations, court orders, or adverse claims. Purchasing a property without verifying title cleanliness is the single biggest legal risk in Philippine real estate. BORACAYNAVI verifies every listing before presentation.
Yes — Boracay is one of the most Airbnb-friendly markets in Southeast Asia. Beachfront and near-beach properties typically achieve 65–80% occupancy during peak season (November–May) with strong daily rates. Local property management companies handle check-in, cleaning, and guest relations. BORACAYNAVI can connect you with reputable operators.
No. International buyers regularly complete the full purchase remotely. A Special Power of Attorney (SPA) — notarised in your country and authenticated by the Philippine embassy — authorises a trusted representative to sign documents on your behalf. BORACAYNAVI supports the full remote purchase process.
Free Consultation
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with our foreign buyer specialist
No obligation, no pressure. We'll review your goals, explain your ownership options, and send you matched property listings.