English-Speaking Buyers — Full 2026 Guide
Your Complete Guide to Buying
Property in Boracay
Legal options · Step-by-step process · Full costs · Rental yields · Expert FAQ
Section 1 — Ownership Options
3 Legal Ways to Own Property in Boracay as a Foreigner
Condo Ownership
Direct title (CCT) in your name. Up to 40% of units per building can be foreign-owned. Full Airbnb rights. No corporation required.
₱5M – ₱35M
Long-Term Land Lease
25+25 year lease on land. You own the villa or structure outright. Transferable and resalable leasehold.
Highly variable
Philippine Corporation
Philippine corp (60% Filipino / 40% foreign) holds land title. Suitable for large investments and development projects.
Structure-dependent
Section 2 — Buying Process
Step-by-Step Buying Process
Define your goals & budget
Clarify whether you want a lifestyle asset, Airbnb rental income, long-term capital growth, or a combination. Set a realistic budget including transfer costs (approx. 3–5% on top of purchase price).
Receive curated property shortlist
Share your criteria with BORACAYNAVI via WhatsApp or email. Within 24 hours we send a shortlist of title-verified properties matched to your exact requirements.
Legal due diligence & title verification
We verify the Certificate of Title (CCT/TCT), confirm no encumbrances, check zoning compliance, and review ownership history.
Sign Contract to Sell & pay deposit
A preliminary agreement outlining price, payment schedule, and conditions. Typically 10–30% deposit required.
Full payment & Deed of Sale
Absolute Deed of Sale signed before a notary. Balance paid via international bank transfer (SWIFT). No Philippine mortgage available to most foreign buyers.
Title transfer & registration
New CCT or TCT registered in your name at the Registry of Deeds. Typically 3–6 weeks from payment completion.
Section 3 — Costs
Complete Cost Breakdown
Budget for approx. 3–5% on top of purchase price for buyer-side costs.
Documentary Stamp Tax
Buyer pays
1.5% of sale price
Transfer Tax
Buyer pays
0.5–0.75%
Registration Fee
Buyer pays
~0.25%
Legal / Notarial
Buyer pays
₱30K–₱100K
Capital Gains Tax
Seller pays
6% of sale price
Agent Commission
Seller pays
3–5%
Section 4 — Rental Yields
Expected Rental Returns in Boracay
8–12%
Gross Annual Yield
Beachfront & near-beach properties
6–9%
Net Annual Yield
After management fees (15–25%)
75–88%
Peak Occupancy
November–May season
₱12,000+
Avg. Nightly Rate
1BR condo, peak season
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