Investment Guide 2026
The Legal Process
Step by Step
Complete Purchase Process
Title Search & Verification
3–7 daysVerify the Certificate of Title (CCT for condos, TCT for land) at the Registry of Deeds in Kalibo, Aklan. Confirm the property is free from encumbrances, liens, mortgages, adverse claims, and court orders. BORACAYNAVI conducts this verification on every property we present.
Zoning & Compliance Check
3–5 daysVerify the property complies with the Boracay Island Zoning Ordinance, DENR Environmental Compliance requirements, and TIEZA tourism zone regulations. Confirm there are no pending violations or stop-work orders.
Contract to Sell
1–2 days to signA preliminary agreement between buyer and seller, signed before a notary public, outlining the purchase price, payment schedule, conditions precedent, and penalties for breach. Typically accompanied by a 10–30% earnest money deposit.
Absolute Deed of Sale
1 dayThe primary legal document transferring ownership, signed by both parties before a notary public once all contract conditions are met and the balance is paid. This document is the basis for title transfer.
BIR: Capital Gains Tax & DST Payment
1–4 weeksThe seller pays Capital Gains Tax (6%) and both parties pay Documentary Stamp Tax (1.5% — typically buyer) at the Bureau of Internal Revenue. A BIR Certificate Authorising Registration (CAR) is issued after payment.
Transfer Tax Payment at City/Municipal Hall
1–3 daysTransfer Tax (0.5–0.75% of the sale price) is paid to the local government unit (Municipality of Malay). A Tax Clearance Certificate is issued.
Registry of Deeds: Title Transfer
2–6 weeksThe new Certificate of Title (CCT or TCT) is registered in the buyer's name at the Registry of Deeds. This is the final step — upon registration, the buyer has full legal title.
Total timeline: A typical Boracay property transaction takes 6–12 weeks from signed Contract to Sell to new title registration. Remote purchases (via Special Power of Attorney) follow the same process and timeline.
Full Cost Breakdown
| Fee | Rate | Who Pays | Notes |
|---|---|---|---|
| Capital Gains Tax | 6% | Seller | On sale price or zonal value, whichever is higher |
| Documentary Stamp Tax | 1.5% | Buyer (typically) | May be negotiated between buyer and seller |
| Transfer Tax | 0.5–0.75% | Buyer | Paid to Municipality of Malay |
| Registration Fee | ~0.25% | Buyer | Calculated on property value per BIR schedule |
| Notarial Fees | ₱5K–₱30K | Buyer/Seller shared | For Deed of Sale and other documents |
| Legal/Attorney Fees | ₱30K–₱100K | Buyer | For due diligence, document review, and registration |
| Total buyer-side cost estimate | ~3–5% of purchase price | ||
Full Support
BORACAYNAVI guides every step
From title search through Registry of Deeds registration — we manage the full process so you don't have to navigate Philippine bureaucracy alone.
GET GUIDED SUPPORT