Welcome to Philippine Home Sales

John Pashby
Real Estate Broker
BRE No. 01882169

San Francisco / Silicon Valley
3512 Geary Boulevard
San Francisco, CA 94118

Los Angeles / Irvine
16520 Bake Parkway, Suite 220
Irvine, CA 92618

3 Makati Stock Exchange Building
Ayala Aveneu, Makati City, 1226

Cebu Business Park, Level 1, Unit E110
Cebu City, Cebu 6000

+1 (415) 713-2479      English
+63 948 909 7839      Tagalog/English
+1 (415) 857-1230     中文
+86 13002003619      中国手机号码
+1 (415) 857-1231     日本語
+1 (415) 857-1232     한국어
+1 (415) 857-1233     Tiếng Việt
+1 (415) 857-1240     Español
+1 (800) 716-9027     Fax

Meron kaming mga ahente na marunong magsalita nang Tagalog at Bisaya na maaaring makatulong sa iyo mula sa simula hanggang matapos.

Purchase Your Next Property in the Philippines

Sell Your Property in California

Who I Am

  • Licensed Real Estate Broker – Offices in San Francisco, Silicon Valley, Los Angeles and Irvine, California;
  • Licensed to transact real estate business and represent buyers and sellers throughout the State of California;
  • Affiliated with a network of highly qualified and experienced real estate brokers and agents in all 50 states of the United States;
  • Affiliated with a network of highly qualified and experienced real estate brokers and agents in the Philippines;
  • Connected with real estate brokers in China, Korea, Japan, Philippines and other parts of Asia;
  • Work closely with Asian and American banks and other financial lenders that provide financial assistance to foreign and domestic investors and ensure all investors’ assets are fully protected at all times;
  • Excellent resource for all of your questions about buying and selling homes, condominiums and other properties in California, including pre-foreclosure sales (short-sales) and bank owned properties.

What I Do

  • Assist individuals buy and sell homes throughout the State of California;
  • Work with a highly qualified team of legal, financial and real estate professionals in California who are available for consultation at any time during a transaction to ensure that all stages of each transaction are handled flawlessly – no question ever goes unanswered and nothing is ever left to speculation or guesswork;
  • Assist individuals planning to invest or retire in the Philippines sell, rent or lease their property in the U.S.;
  • Educate individuals and families about their options concerning their U.S. properties and help them plan for their future investment or retirement in the Philippines;
  • Assist individuals and families who are struggling with or unable to make their current mortgage payments – provide essential information about selling their home for less than they owe so they walk away free and clear of any debt related to their California home;
  • Specialize in pre-foreclosure sales (short-sales) and bank owned properties;
  • Connect my clients to the right professionals in the U.S., including experienced real estate lawyers and financial experts, so they understand all of their options and are able to exercise all their rights;
  • Work closely with brokers and associates in the Philippines to assist buyers investing, retiring or buying a second home, business or other property in the Philippines;
  • Connect my clients to the right professionals in the Philippines, including highly experienced real estate professionals, real estate and immigration lawyers, financial experts and other qualified professionals to guide you through the entire process or purchasing real estate;
  • Approach all clients and all transactions with the highest degree of skill, professionalism, honesty, integrity and dedication.

Selling Your Home, Condominium, Building or Land in California

Equity Sale

If the value you of your home (or other property) is equal to or greater than your outstanding mortgage, credit lines and any other encumbrances on the property, now might be the best time to think of selling your property, especially in the San Francisco Bay Area. A severe shortage of inventory and many very motivated buyers (including investors and cash buyers) are bidding up prices to levels not seen in years.

Some of the services I offer are:

  • Provide you with a comprehensive marketing plan for advertising and selling your home;
  • Prepare a comparative market analysis to help you establish the fair market value of your home and set a target range for pricing your home;
  • Create, pay for and place advertising for you;
  • Schedule appointments to show your home to prospective buyers even when you are not there;
  • Negotiate with buyers to maximize your selling price;
  • Make suggestions to help make your home more attractive to potential buyers;
  • Prepare and handle all necessary paperwork from the initial listing agreement through close of escrow.

Short Sale

If you owe more than your home (or other property) is worth, you don’t qualify for a loan modification and cannot make your mortgage payments, a short sale may be one of your best alternatives to avoiding foreclosure.A succesful short sale in California allows you to walk away from your underwater home, completely, without facing deficiency judgments from your lenders or incurring federal or state tax liability, and prevents considerable damage to your credit score. Simply put, you don’t want to experience the perils of post-foreclosure living.

If you have fallen behind in your mortgage payments or anticipate that you will be unable to make your payments in the future, consider the following:

  • If you are selling because of financial hardship, the upside debt will be automatically erased in most cases. If your loan is owned or insured by Fannie Mae, Freddie Mac, FHA, USDA, and/or VA, their policies state that your short sale debt will be erased completely;
  • You are eligible to buy another home much sooner compared to a foreclosure. In most cases you will have the ability to buy another home within 2 years over the 5- to 7-year period required for foreclosures;
  • A short sale costs you nothing. All the selling expenses, including closing costs and commissions, are paid by your lender;
  • Your credit suffers much less damage. One big advantage of a short sale over a foreclosure is the potential to reduce the amount of damage done your credit as a result of a short versus foreclosure. This is especially true of you are current on your mortgage payments at the time of sale. Your credit also rebounds much more quickly with a short sale versus foreclosure;
  • You avoid the humiliation of a foreclosure. Neighbors know when foreclosure occurs. Not so with a short sale. With short sale, your listing looks like all the other normal seller listings in the neighborhood;
  • You don’t have to pay rent or make payments during the short sale process. Most short sales take 3 to 12 months to complete. You do not make mortgage payments during the short sale process but do continue to live the house. You can use that savings of not having to make house payments or rent payments to relieve other financial pressures in your life, or to save for your future home or investment;
  • You will likely qualify for some type of cash at closing incentive. These cash incentives range from $2,000 to as high as $35,000 and are being paid by Lenders, the U.S. Treasury (HAFA), and FHA (HUD) to short sale your home versus being foreclosed on. You can use this money you receive at closing for moving and relocation costs or to just get back on your financial feet again.

I work with a team of legal and financial specialists who can quickly and accurately assess your situation and advise you as to which course of action is right for you. Your consultation with me is always free and well worth the time.

Regardless of your situation, I can help you devise a plan that will work for you, based on your own circumstances.

Owning Property in the Philippines

Whether you want to live, retire or invest in the Philippines, now is the perfect time to consider the Philippines as your next destination.

  • The country’s more than 7,000 islands provide choices from big, bustling cities to small towns and tropical resort areas. Houses, apartments or high-rise condos can provide comfort in highly urbanized places like Metro Manila, Cebu City and other urban areas. Or, you can enjoy the peace and tranquility of a home or condominium in a more secluded area overlooking the clear blue water that surrounds the Philippines. The choice is yours;
  • Special laws enacted with the intent of benefitting those of Philippine heritage provide a distinct advantage to overseas Filipino workers or Filipino immigrants abroad when it comes to buying real estate in the Philippines;
  • However, ownership in the Philippines is not limited to local Filipinos or Filipinos living abroad. Foreign investors or retirees are also free to buy and sell real estate in the Philippines, subject to the limitations outlined below, and the government has many programs in place to assist foreign buyers interested in investing, living or retiring in the Philippines;
  • From breathtaking beachfront properties with pristine beaches and lush tropical surroundings to mountain retreats and farmland to the most sophisticated and modern highrise condominiums anywhere, the Philippines offers an endless array of properties and lifestyles to choose from, regardless of your tastes or financial means.

Why Invest in Real Estate in the Philippines?

  • Property developments are designed using international concepts and standards;
  • Strategically-located developments in close proximity to Central Business Districts (CBDs) in urban cities, schools, malls, churches and hospitals;
  • Current home and condo prices are very affordable and payment options and financing terms offer a lot of flexibility;
  • Philippine property appreciates at an average of 10% per year, significantly outperforming most real estate markets in the United States and much of the world;
  • Demand for housing exceeds real estate inventory in the Philippines has continues to rise because of the growing population, foreign investors and retirees purchasing properties in the Philippines, overseas Filipinos returning home to purchase homes and condos, and remittances from Filipinos who live and work overseas;
  • After the recent economic downturn, the Asian market that includes the Philippines is expected to recover and outperform other markets;
  • Consumer incomes are rising, unemployment is falling, and interest rates remain modest;
  • Rental income from property in the Philippines has been and continues to be a stable source of income for investors.

Why Do Business in the Philippines?

Competitive Destination

  • The Philippines’ well-developed Business Process Outsourcing and Information Technology Outsourcing sectors attract significant foreign investment;
  • The Philippines is among the best money-per-value destinations in Asia;
  • The Philippines is the third-largest English speaking country in the world, enabling its manpower to have a unique edge over neighboring countries in terms of labor quality and productivity;
  • The Philippines has a vast pool of highly skilled homegrown talent and highly adaptable resources;
  • The Philippines’ strategic location makes it a critical entry point to some 500 million people in the ASEAN market, offering vast trade opportunities and an ideal base for business;
  • The Philippines’ cultural compatibility with expatriates, housing, sporting and recreational facilities, quality healthcare, and first-rate educational institutions makes it the best, and most affordable, Asian country in terms of overall quality of life;
  • Foreign companies now outsourcing programming and business processes to the Philippines incur 30 to 40% business cost savings;
  • Business policies of the government tend to be investor-friendly;
  • Communication, electricity and housing costs are half those in the U.S.;
  • Extremely cost efficient in terms of wages over labor standard expectations and low operational cost;
  • With strong remittances, gross international reserves in the Philippines are at levels above international benchmarks;
  • The government has allowed more private sector participation in the development of infrastructure and services through privatization;
  • Foreign ownership of up to 100% is allowed in almost all economic sectors (with the exception of the banking industry, where a foreign company can own up to 60%);
  • Attractive incentives are offered in numerous Special Economic Zones and Industrial Estates, which are being promoted as agricultural, industrial, commercial and recreational hubs.

The Philippine Difference

Filipinos place great importance on faith and education, influenced by its history of Spanish colonization and American occupation – about 85% of Filipinos are Roman Catholics, with the Church playing a significant role in the people’s social and cultural lives.Adult literacy rate in the Philippines is among the highest in the world, at about 95%.

The combination of a high value for education and the usage of English as the primary medium of instruction in Philippine schools has resulted in a Filipino labor force equipped with competent technical skills and English proficiency, putting the Philippines in a prime position for opportunities in industries such as manufacturing, electronics, outsourcing and offshoring.

Filipinos are also multi-culturally sensitive professionals with innately caring and service-oriented characters that are ideal for professions such as medicine, wellness, customer service, and tourism.

Filipinos place high importance to establishing good personal relations with their business contacts – they are trusting and friendly, and value affable but professional business relationship.

Prime Investment Areas in the Philippines

Cebu City

  • Cebu’s strategic location makes it extremely attractive to foreign and local investors – Cebu is home to over 80% of the Philippines’ inter-island shipping activity, and its export industry has enjoyed massive growth in comparison with other cities in the country;
  • Cebu’s export growth rate for the past 5 years has averaged close to 20 percent, considerably higher than that of the country and any other province in the Philippines;
  • Cebu City is the second most significant metropolitan center in the Philippines and is the Philippines’ main domestic shipping port – it is home to approximately 80% of the country’s domestic shipping companies;
  • Labor costs are generally lower in Cebu than in Manila, which is made possible by the fact that Cebu’s cost of living is also relatively lower than that of Manila;
  • Business process outsourcing firms have flourished in Cebu and have enjoyed one of the most well-educated, highly diversified and cost effective labor forces in the Philippines;
  • Cebu is easily accessible by air via the Mactan-Cebu International Airport located in Lapu-Lapu City, which is a twenty minute drive from downtown Cebu City, and has even more international and domestic flights and sea linkages than Manila;
  • Mactan-Cebu International Airport has direct international flights to and from Hong Kong, Singapore, Japan, China, Qatar, South Korea and many other destinations, and is also served by many international cargo carriers such as Cathay Pacific, Silk Air, Qatar Airways, Korean Air, Asiana Airlines, China Eastern Airlines, FedEx Express, United Parcel Service, 2GO, and Pacific East Asia Cargo Airlines;
  • Much of the city’s waterfront is actually occupied by the port with around 3.5 kilometers of berthing space; the domestic port readily gives access to nearby islands and provinces and the city’s central location makes it an ideal shipping hub and tourist destination;
  • Cebu is a haven for millions of tourists and vacationers each year; it is a gateway to other tourist hotspots like Cagayan de Oro, Bohol and Iloilo, and is close to numerous beaches which attract tourists year round;
  • The development of its infrastructure is well balanced and has all the ingredients necessary to be competitive and sustain investments – it is a cosmopolitan city with all the support facilities and amenities needed for an ideal lifestyle;
  • Cebu’s infrastructure, easy international access and capability to cater to the business traveler’s needs, along with its excellent hotels and convention halls of international standards, make it one of the best meeting, convention, exhibition and event destinations in all of Asia;
  • There are no volcanoes on the island of Cebu, nor is it in the typhoon belt. It is also not in an earthquake-prone area, making it safe from natural disasters;
  • Cebu is rich in culture and history and is also famous for its natural beaches, resorts and hotels, sweet mangoes, dried fish, guitars, delicious lechon (roasted pig), the Sinulog Festival and its great hospitable people.


Office Market

  • Demand for office space in Metro Manila remains strong and is now matched by a stream of new buildings offering fresh inventory. For 2012 alone, approximately 600,000 square meters of new office space will be ready for occupancy – 240,000 square meters more than the actual demand. Despite a surplus of additional office space, experts agree that it will likely not pull property values and rental rates down;
  • The BPO industry is predicted to grow even more aggressively (possibly even triple) in the next five years, a development which should easily consume next year’s space surplus and more. Out of the 40 largest financial institutions that outsource their call center operations overseas, only 11 are represented in the country. Many of them are still in their pilot stages and are poised for further expansion in the next 24 months;
  • Property developers have been in step to meet the projected demand. Half a million square meters of office space is seen to enter the system every year for the next five years, but no longer concentrated in the traditional zones of Makati, Ortigas and Manila. Growth centers are now focused on the newly established central business districts of Taguig, Quezon City, Nuvali, Cebu and Alabang. These areas possess the best opportunities for speculative investment.

Residential Market

    • In the last five years alone, 107,300 new residential condominium units came online, almost tripling the total number of residential units in 1999;
    • Metro Manila is in the midst of an unprecedented housing boom fueled in part by the robust growth of overseas Filipino worker remittances and new employment opportunities created within the business process outsourcing industry;
    • The high-end Metro-Manila condo market holds excellent prospects for investors – due to the scarcity of supply, property values in this niche have appreciated steadily since 2005 and continue to appreciate;
    • Properties inside first class gated villages are the true bright spot for the Manila housing sector. There are only 45,000 residential lots within housing enclaves like Ayala Heights, Greenhills, Corinthian Gardens, Valle Verde, Forbes, Dasma, Urdaneta, San Lorenzo, Magallanes and Ayala Alabang – with inventory of these homes relatively low and demand high, they will continue to appreciate in value as economic conditions improve. For investment purposes, gated villages offer the safest and most promising prospects.

    Hospitality Market

    • In anticipation of a boom in tourism, a total of 10,000 new hotel rooms are set to come online in the next three years – more than 90 percent of these new hotels, apartelles and serviced apartments are concentrated in the Ortigas, Makati, Pasay and Manila belt;
    • Investment opportunities in this sector lie in the four- to five-star category, outside the main city center. The acute shortage of luxury lodgings north of Ortigas presents good opportunities for those looking to invest in this sector. From Eastwood City to the province of La Union, there is only one true five-star hotel along the stretch, the Thunderbird Resort at Poro Point. Everything else along the way is either sub-three star or fall below 50-room capacity. There is pent up demand particularly for the cities of Angeles, Clark, Tarlac, Dagupan and northern Quezon City;
    • The private sector is showing unquestionable confidence by investing heavily in Philippine cities, including Manila, Cebu City and Davao.


  • Davao City is strategically located in Southeastern Philippines, with air and sea linkages to major points of destination in the country and the rest of the world; goods and people can also be transported efficiently and economically by land via the Philippine-Japan Friendship highway;
  • The new Davao International Airport is one of the busiest airports in the Philippines with daily flights to major domestic and international destinations;
  • Davao City also serves as your gateway to the sub-regional trade bloc known as the East ASEAN growth area with direct flights to Singapore and Indonesia;
  • The modern infrastructure and facilities in the City provide businesses access to the 25 million consumer market of Mindanao and the 56 million consumer market of the BIMP-EAGA;
  • The City is situated in a typhoon-free zone – the all-year round predictability of its tropical weather (sunshine by day and occasional rain showers by night) makes it an excellent location for business, recreation, agriculture and other activities;
  • There is availability of cost-efficient electricity through hydropower generation; 24-hour per day power is assured by the able distribution of Davao Light with the availability of a back-up generation plant while state-of-the-art telecommunications facilities connect its people to the rest of the world;
  • The City is host to regional centers and headquarters of government and private agencies whose scope of operational jurisdiction covers the Southern Philippines and the island of Mindanao;
  • It is considered as the financial center of the Mindanao Island with more than 1,000 institutions classified as banks, non-bank financing, and lending agencies;
  • The City is also the center for learning, education, and trainings in Mindanao with 39 tertiary education institutions classified as universities (including the University of the Philippines-Mindanao), colleges, and technical schools that regularly supply the City of needed expertise and manpower;
  • An extremely competent, highly literate, English-speaking and very cost-effective labor force make Davao one of the best locations in the Philippines for new business investment opportunities – Davao is also the biggest producer of engineers, computer programmers, medical practitioners, accountants, lawyers, and other skilled labor in the region;
  • Investors are a priority for the local government, which established an investment promotion center that provides free professional assistance including processing of applications for local fiscal incentives;
  • The City Government of Davao is very proactive with developmental projects, including infrastructure modernizations such as international standard airport, roads, bridges and seaports.

Purchasing Real Estate in the Philippines

Filipino Citizens

  • Only Filipino citizens and corporations (at least 60% Philippine-owned) are entitled to acquire land in the Philippines.


  • Non-Filipino foreigners are allowed to purchase a condominium unit, provided that total foreign ownership of the condominium corporation does not exceed 40 %. They may also inherit real property from their deceased Filipino spouses or parents. Children born to a Filipino parent, whether legitimate or illegitimate, may inherit the property of the Filipino parent, even if the child is not a Filipino citizen;
  • Non-Filipinos can acquire a Philippine real estate property if he/she has a Filipino partner. Either both partners share the property with equal rights, or the partner owns 51% or more and the remainder is owned by the non-Filipino partner;
  • Non-Filipinos can likewise acquire Philippine real estate if he/she has a Filipino spouse who can make the purchase;
  • Special visas are available for non-Filipinos who want complete and total control of a Philippine real estate property like condominiums and townhouse units.
  • Qualifications for this visa are as follows:

    • Applicant must be at least 35 years old;
    • Applicant should meet the bank deposit requirements which can be withdrawn at a later date for your investments;
    • Owning of houses or buildings is possible as long as the non-Filipino does not own the land on which the house is built. The land can be leased by the foreigner on a long term contract, and the house can be legally his/her;
    • An exception to this rule is foreign acquisition of Philippine property in the following cases:
    • Acquisition before the implementation of the 1935 constitution;
    • Acquisition through hereditary succession if the foreign acquire is a legal or natural heir. This simply means that when the non-Filipino is married to a Filipino citizen and the spouse dies, the non-Filipino as the natural heir will become the legal owner of the property. The same is true for the children. Every natural child (legitimate or illegitimate) can inherit the property of his/her Filipino father/mother even if he/she does not any Filipino citizenship;
    • Purchase of not more than 40% interest in a condominium project;
    • Purchase by a former natural-born Filipino citizen subject to the limitations prescribed by law;
    • Filipinos who are married to aliens who retain their Filipino citizenship, unless by their act or omission, they have renounced their Filipino citizenship.

Dual Citizens

  • Dual citizenship means having two citizenships and passports from two different countries. Dual citizenship allows the citizenship holder full rights of possession of Philippine real property. This is a new law and it is still unclear as to the procedures involved to implement it. Dual citizenship is now available for the following:
  • Former Filipino citizens born in the Philippines, who have immigrated to another country and obtained citizenship of that country;
  • A foreign spouse married to a Filipino citizen.

Former Filipino Citizens (Balikbayans)

  • Former natural-born Filipino citizens (Balikbayans) are entitled to own a maximum of 1,000 square meters of residential land and one hectare of agricultural or farm land;
  • For business purposes, a maximum of 5,000 square meters of urban land or three hectares of rural land is allowed by law. In the case of married couples, one or both of them may avail of the privilege provided that if both avail, the total area acquired shall not exceed the maximum;
  • In the case of a transferee already owning an urban or rural land for business or other purposes, he/she shall still be entitled to be a transferee provided that when added to those already owned by him/her shall not exceed the maximum.

Non-Filipino Married to a Filipino Citizen

  • If holding title as an individual, a typical situation would be that a foreigner married to a Filipino citizen would hold title in the Filipino spouse’s name. The foreign spouse’s name cannot be on the Title but can be on the contract to buy the property. In the event of death of the Filipino spouse, the foreign spouse is allowed a reasonable amount of time to dispose of the property and collect the proceeds or the property will pass to any Filipino heirs and or relatives.

Foreign Ownership as a Philippine Corporation

  • Foreign nationals or corporations may completely own a condominium or townhouse. To take ownership of a private land, residential house and lot, and commercial building and lot, foreign nationals or corporations should form a Philippine corporation. The corporation is to be 40% foreign-owned (maximum) and 60% Filipino-owned (minimum), and with at least five incorporators. Upon incorporation, a main bank account should be tied to it. A foreign national may be the sole person in the bank account, allowing him/her total control over the funds derived from the corporation and the income or sale of the asset or property.

Foreign Leasing of Philippine Real Estate Property

  • A foreign national and or corporation may enter into a lease agreement with Filipino landowners for an initial period of up to 50 years and renewable for another 25 years.


Any natural-born citizen who has lost his Philippine citizenship may acquire a private land up to a maximum area of five thousand (5,000) square meters in the case of urban land or three (3) hectares in the case of rural land to be used by him/her for business or other purposes. In the case of married couples, one of them may avail of the privilege herein granted.

Land Ownership by Balikbayans

The laws on land ownership by natural-born Filipinos who have lost their Philippine citizenship are governed by Batas Pambansa Blg. 185 (BP 185), which was enacted in March 1982, and Republic Act 8179 (RA 8179), which amended the Foreign Investment Act of 1991.BP 185 stipulates the guidelines on land ownership by former Filipinos for purposes of establishment of residence while RA 8179 (Section 10) specifies entitlements and conditions for land acquisition for investment purposes.

If a former Filipino who is now a naturalized citizen of a foreign country does not want to avail of the Dual Citizen Law (see below), he or she can still acquire land based on BP (Batas Pambansa) 185 & RA (Republic Act) 8179 but limited to the following:

For Residential Use (BP 185 – enacted in March 1982):

  • Up to 1,000 square meters of residential land;
  • Up to one (1) hectare of agricultural of farm land.

For Business / Commercial Use (RA 8179 – amended the Foreign Investment act of 1991):

  • Up to 5,000 square meters of urban land;
  • Up to three (3) hectares of rural land.

In case of married couples, one of them may avail of the privilege provided, that if both shall avail of the same, the total area acquired shall not exceed the maximum size fixed.

A transferee who already owns an urban or rural land may still acquire or be a transferee of additional rural or urban land for residential purposes provided that his total landholdings shall not exceed the maximum area so fixed.

A transferee may only acquire 2 lots which should be situated in different municipalities or cities in the Philippines, provided that it does not exceed the maximum allowable landholding.

A transferee who shall acquire urban land shall be disqualified from acquiring rural land and vice-versa.

Dual Citizenship

Filipinos who re-acquire Filipino citizenship under the Republic Act No. 9225 can fully exercise civil, economic and political rights, as well as accept liabilities and/or responsibilities as Filipino citizens provided in the existing laws of the Philippines.

Rights of Dual Citizens

    • Right to own land and other properties – as stated in the 1987 Constitution of the Philippines, a Filipino citizen is entitled to purchase land and other properties. There is no limit in terms of area or size of land or real property he can acquire/purchase under his name. This right also applies to Filipinos with dual citizens under R.A. 9225;

  • Right to engage in business or commerce and practice one’s profession as a Filipino citizen – a person who has re-acquired Filipino citizenship can practice his profession in the Philippines, provided that he applies for a license or permit at the Professional Regulation Commission or Supreme Court (for lawyers) prior to the employment;
  • Right to acquire a Filipino passport – a Filipino dual citizen and his minor children who acquired Filipino citizenship through RA 9225 can obtain Filipino passports;
  • Right to vote in Philippine elections – a Filipino who has re-acquired his citizenship can vote in the Philippines provided that he complies with the requirements stated in Section 1, Article V of the Constitution, Republic Act No. 9189, otherwise known as “The Overseas Absentee Voting Act 0f 2003” and other existing laws;
  • Right to hold public office – a person holding dual citizenship can exercise the right to vote or be elected or be appointed to any public office in the Philippines provided that he swears an oath of allegiance to the Republic of the Philippines and that he renounced his allegiance to his foreign country prior to the assumption of office.

Taxation For Dual Citizens

  • The Republic Act No. 8424 (Tax Reform Act of 1997) states that only incomes derived from the Philippines are subject to taxation by the Philippine government;
  • Filipinos who re-acquire citizenship and choose to reside and work in the Philippines must pay the income tax due at the end of each fiscal year. Other taxes, like community and residence must also be paid in the country;
  • Dual citizens who receive income in the Philippines and abroad are not subject to pay double income tax. According to the treaty signed by 34 foreign countries including USA, Australia, United Kingdom, France, Korea, Japan, Italy, New Zealand, Spain with the Philippines in 1976, taxes paid in the Philippines can be credited in the member country (e.g. USA) and vice versa. This aimed to avoid double taxation for Filipinos who receive income from foreign countries and for foreign citizens who receive income from the Philippines;
  • Dual citizens, Filipino citizens, OFW and their dependents that are permanently living abroad are exempted of the travel tax.

Dual Citizen with Foreign Spouse
The foreign spouse does not automatically acquire the citizenship of the Filipino spouse who just re-acquired Filipino Citizenship. However, if he wishes to reside permanently in the Philippines, he can either (a) apply for naturalization or (b) apply for a permanent resident visa.

Dual Citizen with Foreign Children

According to Section 4 (Derivative Citizenship) of the RA 9225, the unmarried children, whether legitimate, illegitimate or adopted below 18 years old, of those dual citizens under this Act, shall be considered citizens of the Philippines and are entitled to the rights and privileges of Filipino citizens. However, a married, minor child cannot be included in the petition of his parent.

Children aged 18 years and over are not qualified to acquire Filipino citizenship. However, they have the same privileges as that of foreign spouses if entering the Philippines.

Dual Citizen Traveling with Foreign Family

According to the Republic Act 9174 known as the Balikbayan Law, a foreign spouse and children who are traveling to the Philippines with the dual citizen holder do not need visa to enter and stay in the country because they are entitled to a visa-free entry valid for one year.

Dual Citizenship And Permanent Residency

Filipinos who re-acquired Filipino citizenship can reside in the Philippines indefinitely without securing entry visas. If the foreign spouse and/or child wish to reside permanently in the Philippines, they can apply for naturalization or obtain a permanent resident visa.If the foreign spouse does do not wish to live permanently in the Philippines, he or she could enter the country as a Balikbayan. The accompanying foreign spouse and/or child may enter the country and stay for a year without a visa, provided they are traveling with the Balikbayan.

Residency in the Philippines is not a requirement for those who re-acquired Filipino citizenship.

Special Resident Retiree’s Visa (SRRV)

The Special Resident Retiree’s Visa (SRRV) is a special resident, non-immigrant visa with multiple entry/indefinite stay privileges granted by the Philippine Government to foreigners through the Philippine Leisure & Retirement Authority (PLRA). This special visa comes with value-added services, privileges and benefits.

It also grants Tax-Free incentives and privileges as well as value-added services and benefits that they can avail of from establishments such as hotels, resorts, retirement facilities, and restaurants.

The SRRV is especially designed for those who wish to live in the Philippines on an extended or permanent basis. It is a “lifestyle” visa for those who enjoy perks and privileges, a “hassle-free” visa for the frequent business traveler, and a “retirement visa” for the elderly who need special care for their special needs.

SRRV Benefits and Features

  • You can live in the Philippines – the option to reside permanently or for as long as you want;
  • You have right to have another home away from home – the SRRV provides you with Multiple-Entry Privileges, allowing you to go in or out of the country – anytime at any Philippine port of entry;
  • The SRRV exempts you from securing the Exit & Re-Entry Clearances from the Bureau of Immigration;
  • Makes your “Multiple-entry” status more convenient and comfortable and likewise beneficial for businessman and frequent travelers;
  • No need for Travel Taxes – exemption from Travel Tax, provided that the SRRV holder has not stayed in the Philippines for more than a year from date of last entry;
  • Business and Pleasure – you can work in the Philippines upon issuance of the Alien Employment Permit (AEP), with which PLRA can assist you;
  • Start your own business – convert your deposit into an active investment;
  • Buy a new home for your family – SRRV entitles you to bring two (2) of your dependents, possibly your spouse and a child, 20 years of age and below, and unmarried, without having to remit an additional dollar investment;
  • Easy access to quality education for your children – with SRRV, no need for a special study permit or student’s visa;
  • Build your very own home – with your deposit, you can purchase and own your condominium unit or lease a parcel of land anywhere in the Philippines;
  • Bring your belongings to your new home – tax-free importation of household goods/personal effects worth U.S, $7,000.00 (i.e, furniture and appliances);
  • Conversion of your time deposit requirements into active investment;
  • Convert your time dollar deposit into Philippine peso time deposit or Euro Money after the issuance of the SRRV;
  • Get your money back – guaranteed repatriation of the dollar time Deposit once the visa holder withdraws from the Program.

SRRV Requirements

All requirements shall be submitted to the Philippine Retirement Authority office at:

Philippine Retirement Authority
29th Floor Citibank Tower
8741 Paseo de Roxas, 1207 Makati City, Philippines

Principal Applicant

  • Philippine Retirement Authority Application Form;
  • Original Passport with Valid Entry Status (i.e. Tourist Visa);
  • For Applicants holding other types of visa, please downgrade your existing visa to Tourist Visa before applying to the program;
  • Medical Examination Clearance – can be obtained from any local licensed physician in the Philippines or from a PRA-accredited clinic in Manila – you may also choose to have the medical examination done in your home country provided that it has an English translation (if necessary) then duly authenticated at the Philippine Embassy or Consulate nearest you;
  • National Bureau of Investigation (NBI) Clearance from the Philippines or police clearance from the applicant’s country of origin. Police Clearance obtained in your home country must include an English translation (if necessary) and duly authenticated at the Philippine Embassy or Consulate nearest you;
  • 6 copies of 1″x1″ and 6 copies 2″x2″ pictures;
  • Bank Certification of Dollar Time Deposit – Inward Remittance to PRA Accredited Banks (Instructions here; Telegraphic Transfer Form here);
  • Required Dollar Time Deposit:

    • 35 – 49 years old = US $75,000.00;
    • 50 years old and above = US $50,000.00;
    • Former Filipino citizens = US $1,500.00 (at least 35 years old; regardless of the number of dependents);
    • Retired ADB employees*:
      • US $25,000.00 (50 years and above);
      • US $50,000.00 (below 50 years old);
  • Retired Ambassadors of foreign countries who served in the Philippines = US $1,500.00;
  • Retired military personnel (and members of the diplomatic corps below Ambassador level) = US $ 50,000.00;
  • Additional Dependent (in excess of two) = additional US $15,000.00 each (except Former Filipinos);
  • For ADB retirees, the balance of US$ 25,000.00 may be filled in with a pre-existing investment in real property in the Philippines;
  • Fees (One-time only):
    • US $1,500.00 processing and service fee;
    • US $10.00 Annual PRA ID Card fee (waived for the first year).

Spouse / Dependent(s)

  • Philippine Retirement Authority Application Form;
  • Original Passport with Valid Entry Status (i.e. Tourist Visa);
  • Medical Examination Clearance;
  • National Bureau of Investigation (NBI) Clearance from the Philippines or police clearance from the applicant’s country of origin;
  • 6 copies of 1″x1″ and 6 copies 2″x2″ pictures;
  • Marriage Certificate (spouse) / Birth Certificate (defendant(s);
  • Fees (One-time only):
    • US $300.00 processing and service fee;
    • US $10.00 Annual PRA ID Card fee (waived for the first year).

Special Investor’s Resident Visa (SIRV)

The Special Investor’s Resident Visa (SIRV) is a visa issued by the Bureau of Immigration through the Board of Investments (“BOI”) pursuant to the provisions of the Omnibus Investments Code of 1987. The SIRV is a special non-immigrant visa that entitles the holder to reside in the Philippines for an indefinite period as long as the required qualifications and investments are maintained.

A Probationary SIRV is valid for six (6) months while the Indefinite SIRV is valid so long as the visa holder maintains the required investment in the Philippines.

A foreigner who is at least twenty-one years of age, who has not been convicted of a crime involving moral turpitude, has not been afflicted with any loathsome, dangerous or contagious disease, has not been institutionalized for any mental disorder or disability, and who is willing and able to invest the amount of at least US $75,000.00 in covered investments, is eligible to apply for the SIRV.

Privileges of having a SIRV

The holder may reside in the Philippines for as long as his investment subsists and is entitled to import used household goods and personal effects tax and duty-free as an alien coming to settle in the Philippines for the first time.

Requirements for a SIRV

In order to secure the SIRV, the foreigner must deposit the amount of at least US $75,000.00 into Peso Time Deposit for a minimum maturity period of 30 days and a maximum maturity period of 180 days with either Land Bank of the Philippines (LBP); OR Development Bank of the Philippines (DBP).The investor shall have one hundred eighty (180) days from date of issuance of probationary visa to convert the deposit into an investment in an eligible domestic enterprise and report such investment to the BOI.

For purposes of securing an SIRV, only investments or shares of stocks in existing, new or proposed corporations shall be allowed as eligible forms of investment:

  • Publicly- listed companies;
  • Companies engaged in areas listed in the Investment Priorities Plan (IPP) of the Board of Investments;
  • Companies engaged in the manufacturing and services sectors.

Requirements for Application of the Probationary SIRV

  • BOI Form SIRV-001A for Principal applicant;
  • Signed and notarized Deed of Undertaking;
  • Accomplished Personal History Statement Form;
  • Police Clearance issued abroad translated into English and duly authenticated by Philippine Embassy/Consulate; or
  • Clearance from the Interpol Division of the National Bureau of Investigation (NBI) issued in the Philippines valid for 6 months;
  • Medical Certificate (Authenticated by the Bureau of Quarantine of the Phil. Department of Health) valid for 6 months;
  • Birth Certificate / Family Registry / Household Registry duly authenticated by Philippine Embassy/Consulate;
  • Marriage Contract (if applicable), duly authenticated by Philippine Embassy/Consulate;
  • Proof of Inward Remittance from Development Bank of the Philippines (DBP);
  • Processing fee of US $300.00;
  • Bureau of Immigration (BI) fee of PHP 10,110.00.

Documentary Requirements for Buying Property in the Philippines

For Individuals

  • Photocopy of residence certificate or passport;
  • Taxpayer’s Identification Number (TIN);
  • Photocopy of valid ID with picture & signature of buyer(s);
  • 2 Original kind of proofs of billing (should show same address as that appearing on the signed Reservation Form);
  • For married individuals, photocopy of marriage certificate;
  • For married individuals, both spouses need to submit requirements 1, 2 and 3.

For Capital or Paraphernal Properties

  • Same requirements as that of individual buyers;
  • Affidavit from non-buying spouse confirming that the fund used by the buying spouse are indeed exclusive funds.

For Corporate Accounts

  • Photocopy of By-Laws of the Company;
  • Photocopy of Articles of Incorporation;
  • Notarized Board Resolution of the Company or Secretary’s Certificate stating:
  • The date and place of the board meeting;
  • That a quorum was present in approving the board resolution;
  • That the board authorized the purchase of the property;
  • The designated signatory for the sale documents;
  • The designated playing representatives for corporate golf shares;
  • Residence Certificate of the Company and appointed representative(s);
  • TIN of the Company and appointed representative(s);
  • 2 Original kind of proofs of billing of the corporation (not the representative).

For Balikbayans (Returnees)

  • Photocopy of passport;
  • Photocopy of valid ID with picture & signature of buyer(s);
  • 2 Original kind of proofs of billing (should show same address as that appearing on the signed Reservation Form);
  • For married individuals, photocopy of marriage certificate;
  • Affidavit as required by law and is necessary for registration of the lot in his/her name. Affidavit should indicate that buyer was a natural-born Filipino who has lost said citizenship or otherwise has reacquired the same.

Tips to Consider Before Buying Property in the Philippines

  • Make sure the Transfer Certificate of Title is authentic. To verify authenticity, get a Certified True Copy of the title from the Register of Deeds located at the city or municipal hall where the property is located. Also ask the seller of the property for a photocopy of the title, as you will need the title number and the name of the owner to get a certified true copy of the title from the Register of Deeds;
  • Verify that title is clean. Make sure the property is not mortgaged and there are no other liens or encumbrances on the property. Check for the word “Encumbrances” on the back of the title or on the “encumbrances page”;
  • Make sure that the land described on the title is really the land that you are buying. This can be validated at the Register of Deeds or by hiring a private land surveyor or a geodetic engineer. Land titles in the Philippines do not include any street name and number to identify the location of the property, so you must confirm that the actual property you are buying matches the technical description on the Transfer Certificate of Title;
  • Make sure the sellers are who they say they are and the rightful owners of the property. If you are buying from an individual property owner, ask for identification papers such as a passport and/or driver’s license. Speak with the neighbors and the Barangay Captain to confirm the identity of the sellers, as well, as a precautionary measure;
  • Confirm that the yearly real estate taxes are paid before you agree to buy. Ask for certified true copies of the Tax Declaration and original Tax Receipts to confirm that real estate tax payments are up to date.

Philippine Provinces

  • Abra
  • Agusan del Norte
  • Agusan del Sur
  • Aklan
  • Albay
  • Antique
  • Apayao
  • Aurora
  • Basilan
  • Bataan
  • Batanes
  • Batangas
  • Benguet
  • Biliran
  • Bohol
  • Bukidnon
  • Bulacan
  • Cagayan
  • Camarines Norte
  • Camarines Sur
  • Camiguin
  • Capiz
  • Catanduanes
  • Cavite
  • Cebu
  • Compostela Valley
  • Cotabato
  • Davao del Norte
  • Davao del Sur
  • Davao Oriental
  • Dinagat Islands
  • Eastern Samar
  • Guimaras
  • Ifugao
  • Ilocos Norte
  • Ilocos Sur
  • Iloilo
  • Isabela
  • Kalinga
  • La Union
  • Laguna
  • Lanao del Norte
  • Lanao del Sur
  • Leyte
  • Maguindanao
  • Marinduque
  • Masbate
  • Metro Manila
  • Misamis Occidental
  • Misamis Oriental
  • Mountain Province
  • Negros Occidental
  • Negros Occidental
  • Negros Oriental
  • Northern Samar
  • Nueva Ecija
  • Nueva Vizcaya
  • Occidental Mindoro
  • Oriental Mindoro
  • Palawan
  • Pampanga
  • Pangasinan
  • Quezon
  • Quirino
  • Rizal
  • Romblon
  • Samar
  • Sarangani
  • Siquijor
  • Sorsogon
  • South Cotabato
  • Southern Leyte
  • Sultan Kudarat
  • Sulu
  • Surigao del Norte
  • Surigao del Sur
  • Tarlac
  • Tawi-Tawi
  • Zambales
  • Zamboanga del Norte
  • Zamboanga del Sur
  • Zamboanga Sibugay

Areas Served

  • Cebu
  • Quezon
  • Batangas
  • Cavite
  • Cagayan de Oro
  • Butuan
  • Mindoro
  • Bohol
  • La Union
  • Manila
  • Makati
  • Cagayan
  • Bataan
  • Dumaguete
  • Samar
  • Bulacan
  • Cotabato
  • Tarlac
  • Davao
  • Pampanga
  • Boracay
  • Aklan
  • Ilocos Sur
  • Pangasinan
  • Iloilo
  • Ilocos Norte
  • Camarines
  • Baguio
  • Laguna
  • Tagbilaran
  • Albay
  • Cabanatuan
  • Palawan
  • Agusan
  • Isabela
  • Camotes
  • Tagaytay
  • Dagupan
  • Bacolod
  • Nueva Vizcaya
  • Negros Occidental
  • Negros Oriental
  • Mis. Occidental
  • Zamboanga
  • Marinduque


The information and materials on this website are provided for general informational purposes only and are not intended to be or constitute professional, legal and/or financial advice or recommendations of any type. Nothing on this website is intended to substitute for the advice of an attorney licensed in your jurisdiction and/or a qualified real estate or financial professional in your area.

You are strongly urged to consult with and/or seek the professional advice of a qualified legal, real estate and/or financial professional at your own expense before entering into any real estate transaction to discuss the best options for your specific situation. If your house is currently listed for sale with another agent, this website is not an offer to list your home for sale. The information provided herein should in no way be considered a recommendation to stop making your mortgage payments, leave your home, sell your home, modify your loan, give your house back to the bank, or stay in your home.

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