February 9, 2025

Real Estate Purchase Due Diligence

Real Estate Purchase Due Diligence in the Philippines: A Comprehensive Legal Guide

Real estate transactions in the Philippines can be lucrative and rewarding, whether for
personal use, investment, or commercial development. However, they also involve
significant legal, financial, and practical considerations. Conducting thorough due
diligence helps protect buyers from potential disputes, hidden liabilities, and other pitfalls.
Below is an in-depth guide to real estate purchase due diligence within the Philippine legal
framework.

1. Overview of Due Diligence

1.1 Definition and Importance

Due diligence refers to the process of verifying and evaluating all the legal, financial, and
physical aspects of a real estate property prior to purchase. In the Philippine context, due
diligence is crucial because:

1. Title security: Philippine property law primarily recognizes registered titleholders.

Ensuring the authenticity of the title and confirming the rightful owner helps avoid
fraud and conflicting claims.

2. Regulatory compliance: Zoning regulations, environmental laws, and local

ordinances can limit the intended use of the property.

3. Financial viability: Assessing market value, tax liabilities, and potential expenses
ensures the buyer can make an informed investment decision.

1.2 Governing Laws and Agencies

Key laws and regulations related to real estate in the Philippines include:

• Presidential Decree No. 1529 (Property Registration Decree) – Governs the

system of registration for real property.

• Civil Code of the Philippines – Outlines general principles on contracts, property

rights, and obligations.

• RA 6552 (Maceda Law) – Protects buyers of residential real estate on installment

plans.
 • Local Government Code of 1991 – Grants local governments authority to impose
real property tax and regulate land use.

• HLURB/ DHSUD regulations – The Housing and Land Use Regulatory Board (now
Department of Human Settlements and Urban Development) issues rules on
subdivision projects, condominiums, and other developments.

Regulatory bodies commonly involved are:

• Registry of Deeds – Maintains land title records.

• Land Registration Authority (LRA) – Oversees the registration of property and

issues Transfer Certificates of Title (TCT) or Condominium Certificates of Title (CCT).

• Assessor’s Office – Determines the assessed value of real property for tax
purposes.

• Bureau of Internal Revenue (BIR) – Handles tax impositions such as capital gains
tax and documentary stamp tax when transferring property.

• Local Government Units (LGUs) – Enforce local zoning and real property tax
collection.

2. Legal Aspects of Due Diligence

2.1 Verifying Ownership and Authenticity of Title

1. Obtain a Certified True Copy of the Title

o Request a Certified True Copy (CTC) of the Transfer Certificate of Title (TCT)
or Condominium Certificate of Title (CCT) from the Registry of Deeds where
the property is registered.

o Check if the title is “clean” or if there are annotations or encumbrances

(mortgages, liens, adverse claims, notices of lis pendens).

2. Match Title Details with Supporting Documents

o Compare the names on the title with the seller’s valid IDs and other official
records.

o Verify the property’s technical description on the title with a licensed

geodetic engineer’s survey plan or the actual location to ensure the metes
and bounds match.
 3. Look for Encumbrances, Liens, or Adverse Claims

o Annotations on the title indicate third-party rights or pending legal matters

that can affect the transaction.

o If a mortgage or lien exists, confirm how it will be discharged before or upon

the transfer of ownership.

2.2 Chain of Title and Previous Owners

• If the property has changed hands multiple times, review the Chain of Title to
ensure no break in legal ownership.

• Inherited properties require proof of extrajudicial settlement or court partition. Verify

that all heirs have consented to the sale.

2.3 Spousal Consent

• Under Philippine law, if the property is conjugal or community property, the

spouse must also sign documents related to the sale, or provide notarized consent.

2.4 Special Laws for Specific Types of Properties

• Agricultural Land: There may be restrictions involving the Department of Agrarian

Reform (DAR). Conversion to non-agricultural use may be necessary if the buyer
intends another purpose.

• Condominiums: Subject to the Condominium Act (RA 4726) and the project’s
Master Deed and Declaration of Restrictions. Check if the project has been issued a
License to Sell by the HLURB/DHSUD and whether necessary permits are updated.

• Foreclosed Properties: Conduct a more rigorous check, including ensuring that all
redemption periods have lapsed and that the bank or selling institution has proper
authority to sell.

3. Technical Aspects of Due Diligence

3.1 Physical Inspection

1. Site Visit

o Verify the location, neighborhood, and actual conditions of the property.

o Note any occupants or tenants. Occupants with valid lease agreements can
complicate immediate possession.
 2. Survey and Boundaries

o Compare the property’s boundaries as reflected in the title with an updated

survey.

o Look for encroachments on adjacent properties or public land (e.g., roads or

easements).

3. Structural Assessment and Building Permits

o If purchasing a developed property (house, building, condominium), check

building permits, occupancy permits, and compliance with the National
Building Code.

o Consider hiring an engineer or architect to evaluate structural integrity.

3.2 Zoning and Land Use Restrictions

• Obtain a Zoning Certificate from the local government to confirm the property’s
classification and allowed uses (residential, commercial, industrial, agricultural,
etc.).

• Check if the property is part of a protected area, heritage zone, or if it requires

special environmental clearance.

4. Financial and Tax Due Diligence

4.1 Real Property Taxes

1. Tax Declarations and Receipts

o Secure a Certified True Copy of the Tax Declaration from the Assessor’s
Office.

o Check for unpaid real property taxes. Verify receipts for the current year (and
prior years, if possible).

2. Assessed Value vs. Market Value

o The assessed value (basis for property tax) can differ significantly from
market value (potential selling price). Knowing both values helps evaluate if
the price is fair.

4.2 Transfer Taxes and Other Costs

 • Capital Gains Tax (CGT) or Creditable Withholding Tax (CWT): Typically, 6% of the
property’s selling price or the zonal value, whichever is higher. (For individual sellers,
CGT generally applies; for corporate sellers engaged in real estate, CWT may apply
instead.)

• Documentary Stamp Tax (DST): 1.5% of the property’s selling price or zonal value,
whichever is higher.

• Transfer Tax: Imposed by the Provincial/City Treasurer’s Office; varies but usually up
to 0.50% to 0.75% of the total purchase price.

• Registration Fees: Payable at the Registry of Deeds, based on a schedule of fees.

Tip: Clarify in the contract who should shoulder these taxes and fees (buyer vs. seller). In
practice, sellers often pay CGT, and buyers often pay DST, but arrangements may vary.

4.3 Hidden Costs

• Mortgage Redemption Insurance (MRI) and Fire Insurance if financing via bank
loan.

• Condominium/Homeowners’ Association Dues – If buying a unit in a subdivision

or condominium, check for unpaid dues or special assessments.

5. Contractual Due Diligence

5.1 Reviewing Contracts

1. Contract to Sell vs. Deed of Absolute Sale

o Contract to Sell: A preliminary contract; the title remains with the seller until
the buyer fulfills all conditions (e.g., full payment).

o Deed of Absolute Sale: Conveys ownership to the buyer upon signing and
notarization, subject to registration at the Registry of Deeds.

2. Key Clauses

o Purchase Price and Payment Terms: Ensure the agreed price, payment
schedule, and mode of payment are clearly stated.

o Warranties and Representations: The seller should warrant that they have
clean and valid title.
 o Default or Cancellation Provisions: Determine penalties or remedies if
either party fails to meet obligations.

o Possession and Delivery: Clarify when possession of the property passes to

the buyer.

o Condition of the Property: Note if it is sold “as-is” or if the seller must

undertake repairs.

5.2 Notarization and Registration

• Under Philippine law, notarization of the Deed of Sale is required for it to be

recorded and to serve as public document evidence of transfer.

• After notarization, the buyer must register the Deed of Sale with the Registry of
Deeds to have the title transferred in their name. Registration is the operative act
that gives notice to the world of the buyer’s ownership.

6. Practical Steps in Conducting Due Diligence

1. Secure a Certified True Copy of the Title from the Registry of Deeds.

2. Obtain the Latest Tax Declaration from the Assessor’s Office.

3. Verify Real Property Tax Payments at the Treasurer’s Office.

4. Check Encumbrances annotated on the title (e.g., mortgages, liens, notices).

5. Conduct a Physical Site Inspection and meet neighbors/HOA officers if possible.

6. Engage a Licensed Geodetic Engineer to confirm boundary lines.

7. Consult a Lawyer to review contracts, assess compliance with legal requirements,

and provide risk mitigation strategies.

8. Request Other Relevant Documents (e.g., subdivision plans, environmental

compliance certificates, if applicable).

9. Negotiate Terms with the seller, ensuring clarity on taxes, fees, and timelines.

10. Prepare and Sign the Final Contract (Deed of Absolute Sale or Contract to Sell),
have it notarized, and proceed with registration.

7. Common Pitfalls and How to Avoid Them

 1. Fake Titles

o Always verify the authenticity of the title with the Registry of Deeds. Watch
out for suspicious or outdated font types, erroneous serial numbers, or
incomplete security features.

2. Unresolved Disputes or Claims

o Check court records or ask the seller for clearance. Encumbrances on title
can be a sign of ongoing litigation.

3. Unpaid Taxes and Association Dues

o Confirm no outstanding real estate taxes or association dues. Unpaid

obligations can become the buyer’s burden.

4. Zoning Violations

o Buying a property that cannot be used for the intended purpose due to zoning
restrictions can lead to financial losses. Always secure a zoning certificate.

5. Improper Documentation

o Neglecting proper notarization or failing to register the sale can invalidate or

jeopardize ownership rights.

8. Post-Purchase Considerations

1. Title Transfer Confirmation

o After submitting all documents (Deed of Sale, tax clearance, etc.) and paying
the relevant fees to the Registry of Deeds, monitor the process to ensure you
receive a new Transfer Certificate of Title (or Condominium Certificate of
Title).

2. Updated Tax Declaration

o Once the Registry of Deeds issues the new title, update the Tax
Declaration under the buyer’s name at the Assessor’s Office.

3. Payment of Ongoing Taxes and Dues

o Stay current with local real property taxes and association dues, if
applicable.
9. Engaging Professionals

1. Real Estate Lawyer

o A lawyer can help verify the legal status of the property, review contracts, and
represent your interests in negotiations or disputes.

2. Licensed Real Estate Broker

o Brokers must be licensed under the Real Estate Service Act (RA 9646). They
can assist with property searches, negotiations, and documentation.

3. Title Company or Agent

o Title service agencies or trusted agents can assist with title verification and
registration processes.

4. Licensed Geodetic Engineer

o Critical for verifying boundaries and ensuring the property’s technical

description matches the title.

10. Summary and Best Practices

• Start with Comprehensive Document Checks: Request certified true copies of the
title, tax declarations, and verify with government agencies.

• Conduct Physical and Technical Inspections: Know the property’s actual

condition, location, and boundaries.

• Assess All Financial Obligations: Understand taxes (capital gains tax,

documentary stamp tax), fees (transfer taxes, registration), and ongoing costs
(property tax, association dues).

• Review Contract Terms Thoroughly: Ensure the purchase agreement is clear on

price, timelines, warranties, and what happens if there is a default.

• Complete Legal Formalities: Have the Deed of Sale notarized, register it at the
Registry of Deeds, and update the tax declaration.

• Engage Qualified Professionals: Working with a trusted lawyer, broker, or title

agent minimizes the risk of errors and ensures compliance with Philippine laws.
Due diligence is not just an optional step—it is an essential safeguard for anyone
buying real estate in the Philippines. By following the guidelines and best practices above,
buyers can reduce risks, avoid disputes, and secure an investment that stands on solid
legal ground. Always consult with legal and real estate professionals for personalized
advice and guidance tailored to your specific transaction.

Disclaimer

This article is for general informational purposes only and does not constitute legal advice.
While it aims to provide a thorough overview of real estate due diligence in the Philippines,
buyers and sellers should seek professional counsel to address their specific legal,
financial, and regulatory needs.