Can a former filipino own land in the Philippines?

𝘾𝙖𝙣 𝙖 𝙛𝙤𝙧𝙢𝙚𝙧 𝙁𝙞𝙡𝙞𝙥𝙞𝙣𝙤 𝙨𝙩𝙞𝙡𝙡 𝙤𝙬𝙣 𝙧𝙚𝙖𝙡 𝙥𝙧𝙤𝙥𝙚𝙧𝙩𝙞𝙚𝙨 𝙞𝙣 𝙩𝙝𝙚 𝙋𝙝𝙞𝙡𝙞𝙥𝙥𝙞𝙣𝙚𝙨?
We all know that our Constitution currently prohibits foreigners from owning land in the Philippines. But does this apply to Filipinos, who became citizens of another country?
A lot of our countrymen who worked abroad for many years want to eventually retire back here in the motherland. But what if they’ve already gained citizenship in that other country? Can they still come back to the Philippines and own property?
This is the question of one of our viewers, Bobby E and he writes:
“𝙈𝙖𝙧𝙖𝙢𝙞𝙣𝙜 𝙛𝙤𝙧𝙢𝙚𝙧 𝙣𝙖𝙩𝙪𝙧𝙖𝙡-𝙗𝙤𝙧𝙣 𝙁𝙞𝙡𝙞𝙥𝙞𝙣𝙤𝙨 𝙖𝙣𝙜 𝙜𝙪𝙨𝙩𝙤 𝙪𝙢𝙪𝙬𝙞 𝙣𝙖 𝙖𝙩 𝙢𝙖𝙜 𝙧𝙚𝙩𝙞𝙧𝙚 𝙨𝙖 𝙋𝙞𝙡𝙞𝙥𝙞𝙣𝙖𝙨. 𝙉𝙖𝙜𝙝𝙖𝙝𝙖𝙣𝙖𝙥 𝙥𝙤 𝙨𝙞𝙡𝙖 𝙣𝙜 𝙡𝙖𝙣𝙙 𝙛𝙤𝙧 𝙧𝙚𝙨𝙞𝙙𝙚𝙣𝙩𝙞𝙖𝙡 𝙖𝙩 𝙡𝙖𝙣𝙙 𝙛𝙤𝙧 𝙨𝙢𝙖𝙡𝙡 𝙗𝙪𝙨𝙞𝙣𝙚𝙨𝙨 /𝙖𝙜𝙧𝙞𝙘𝙪𝙡𝙩𝙪𝙧𝙖𝙡 𝙛𝙤𝙧 𝙩𝙝𝙚𝙢 𝙩𝙤 𝙝𝙖𝙫𝙚 𝙞𝙣𝙘𝙤𝙢𝙚 𝙟𝙪𝙨𝙩 𝙛𝙤𝙧 𝙩𝙝𝙚𝙞𝙧 𝙙𝙖𝙞𝙡𝙮 𝙣𝙚𝙚𝙙.
𝙉𝙖𝙜 𝙧𝙚𝙨𝙚𝙖𝙧𝙘𝙝 𝙥𝙤 𝙖𝙠𝙤. 𝙁𝙤𝙧𝙢𝙚𝙧 𝙣𝙖𝙩𝙪𝙧𝙖𝙡-𝙗𝙤𝙧𝙣 𝙁𝙞𝙡𝙞𝙥𝙞𝙣𝙤𝙨 𝙘𝙖𝙣 𝙤𝙬𝙣 𝙥𝙧𝙤𝙥𝙚𝙧𝙩𝙮 𝙞𝙣 𝙩𝙝𝙚 𝙋𝙝𝙞𝙡𝙞𝙥𝙥𝙞𝙣𝙚𝙨, 𝙨𝙪𝙗𝙟𝙚𝙘𝙩 𝙩𝙤 𝙡𝙞𝙢𝙞𝙩𝙖𝙩𝙞𝙤𝙣𝙨 𝙥𝙧𝙚𝙨𝙘𝙧𝙞𝙗𝙚𝙙 𝙗𝙮 𝙋𝙝𝙞𝙡𝙞𝙥𝙥𝙞𝙣𝙚 𝙍𝙚𝙥𝙪𝙗𝙡𝙞𝙘 𝘼𝙘𝙩 8179. 𝙏𝙝𝙞𝙨 "𝙧𝙚𝙨𝙞𝙙𝙚𝙣𝙩𝙞𝙖𝙡 𝙥𝙧𝙤𝙥𝙚𝙧𝙩𝙮 𝙪𝙥 𝙩𝙤 1000 𝙨𝙦𝙪𝙖𝙧𝙚 𝙢𝙚𝙩𝙚𝙧𝙨 𝙤𝙛 𝙪𝙧𝙗𝙖𝙣 𝙡𝙖𝙣𝙙 𝙤𝙧 𝙤𝙣𝙚 𝙝𝙚𝙘𝙩𝙖𝙧𝙚 𝙤𝙛 𝙧𝙪𝙧𝙖𝙡 𝙡𝙖𝙣𝙙. 𝙈𝙖𝙮 𝙡𝙞𝙢𝙞𝙩 𝙥𝙤 𝙗𝙖 𝙞𝙩𝙤𝙣𝙜 𝙣𝙪𝙢𝙗𝙚𝙧 𝙤𝙛 𝙥𝙧𝙤𝙥𝙚𝙧𝙩𝙮?”
If you’re having issues transferring your land or have issues transferring the properties of a loved one who passed away, we have something that can help.
We recorded an FAQ session where we answered the most common questions related to real property transfers and estate settlement. You can access the recording by going to legalaccess.ph and choosing the 1) transferring land or the 2) estate settlement topics there.
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Here are a few options on how we can help further:
1. If you want to schedule a private legal consultation with us or see if a legal team can help you, we're happy to consider that. You can go to legalaccess.ph/ and then choose the appropriate topic on the site to apply for a legal consultation.
In the alternative, if you prefer free legal representation (pro-bono), here is a list of recommended legal teams that can provide you with help for free: www.legalguide...
2. If you want to submit a question that we may answer on our show, please submit show questions at legalguideph.f..., and if your question gets enough votes, we'll definitely consider making an episode about it.
3. If you just want more information on different legal topics, my advice is to check out our articles at www.legalguide... or better yet, enroll in our workshops at legalguideph.gurucan.com
We hope these resources help you! 🙂

[@tolletstalesandtrails6051]

Interesting content. I am taking the exact steps u are discussing on this program. I got my clarification. Thank you.

[@ipromisethatserendipityisa9656]

Thank you for this as I've been wondering.

[@walangsugat2063]

Our cousin in the US is a former Filipino, who is also the only legal heir of our Uncle who died years ago. They migrated in the US after a year she was born, since then my cousin never communicated to us or visited us here in the Philippines. My question is how much area of land is allowable to a former Filipino to inherit ? Can we file a declaration of absence ?

[@LegalGuidePhilippines]

No limit. Inheritance is an exception.

[@almameimban4329]

Sir I want to know if a naturalized citizen of another county can buy or own shares of stocks in a Philippine company like San Miguel corp. Meralco etc? Or if want to buy shares of stocks what type of stocks allowed to be own by foreigners? Thank you

[@trinisheehan6681]

If the parents are dual citizens and they own property in the Philippines, are the children who are not Filipino citizens automatically acquired their parents property if they passed away? If so, what are the requirements to acquire or to transfer the property?

[@irene8013]

Very insightful, thank you!

[@dangogbikol]

Question ang dati po bang fil citizen pwd magbenta ng LUPA na dati nya an acquire noong pilipino pa sya?

[@marlenerodulfa4397]

I am a US citizen. I bought a house and lot in the Philippines 10 years ago under my sister’s name. I didn’t know that I could buy or allowed to buy in my own name. The realtor claimed that I can’t. So, after watching this video, is it now okay to transfer the property title in my own name? Can this be done through an attorney via internet communications (meaning, I don’t need to go back to the Philippines to do the transaction)? Your response would be greatly appreciated Sirs. Thank you for this informative video. Subscribed.😊

[@micomarinas2753]

eh sir nag acquire nga po ng other citizenship pero hindi naman nag renounce ng philippine citizenship can still own any size of land. another thing pag dual citizen po pwede pa rin po ba mag invest sa stock market?

[@ImeldaZamora-fv7fi]

Thank u for the info/watching from nz/God bless u more!

[@ryanfementirabayhonan1494]

Thank you sirs for this important information. I would like to open a different circumstance, but still related to the topic. What about those land properties owned by an individual prior to losing his/her nationality via Naturalization of the country where he/she resides, will BP 185 still apply? (including the max area allowed, both urban and rural). Looking forward to watching your current and future videos.

[@LegalGuidePhilippines]

Hi Ryan, BP 185 will apply to a transferee who is a former natural-born Filipino. If at the time of naturalization, the former natural-born Filipino owns a property in PH, his or her title to it remains valid. Hope that helps!

[@mackk86]

As a natural born Filipino now a US citizen, can I purchase lands for both residency and business as long as I stay within the limited lot area for each purposes?

[@mindar1484]

Atty. I bought a small house and lot in the Philippines for residential purpose. I was already divorced when I bought the property. However when I paid off the property, the developer put a notation that I am married to my ex husband. Now It is giving me problem. Because my property looks like a joint ownership with my ex . What can I do. Please help. Thank you.

[@m.t.7266]

Hello po, i am a former filipino but german citizen na po. Tanong ko po is i bought 200sqm land po. Kasi ngsearch ako na pwedi mgown ang former filipino na pinanganak sa pinas at both filipino ang parents. Ang tanong ko po. Sa deed of sale na nalagay ko is fillipino citizen at address po sa pinas. Ngayun d ko alam kung kailangan ko sya ipachange po to germamncitizen tapos address ko dito sa germany. Kung ipachange ko po ba wala namn po magkakaproblema sa process po dba? Salamat sa sagot po

[@papelpatrickmarksantos8254]

What are the documents required in buying land as a former filipino?

[@NandingAlba]

Good day. Applicable po ba sa former filipino na compulsory heir ang limitations ng ownership if pinamanahan po ang former filipino (compulsory heir) sa isang last will?

[@somebody8319]

Just want yo ask something, Citizen of other country, I have inherit land from parents mother title. I am paying condo till now and will finish soon , when start paying still phil citizen, now other country . What is the best move. I have house akso with mortgage will finish soon.

[@luzvincoy4836]

Clarification lang po. Former Filipino po can own up to 1000sqm residential, maximum 2 lots po. Ask ko lang po, can these two lots be in the same city?

[@RomanMalasig]

That is according to the Philippine Constitution but what about the US Constitution, are former filipino citizens allowed to own properties in the phi

[@leanietiamzon0266]

Atty im watching your show im having a thought about property im born in philippines i lost my passport 1987 but im U.S. citizen now kailangan ko po bang kumuha ng dual dahil bago namatay ang parents ko binenta sakin ng father ko what should I do but i was in ph last 2019 i hire a lawyer about my case after that never heard from him now all those people live in my property dont want to leave my property

[@percyfricker3838]

Atty. ask ko lang po , I’m Former Filipinp Citizen at meron po akong konting ari -Arian pwede ko po Ba ipamana sa mga Kids kung cla ay ibang Lahi . Thank You Godbless po 😊

[@AmazingIdeas398]

Hi po! Just wanna ask question,on going po ang citizenship app ko sa ibang bansa, now nagbili ako ng 1100 sq. block of land sa Philippines for the main time pwede ko po ba ipangalan sa mama ko ang land title since she’s residing in philippines, and later on ipapantransfer ko lng under sa name ko ang land title pag dual citizen na ako, maaari kaya yan? Hindi ba magka probs in the future? Pls enlighten me. Thanks ahead.

[@superman28885]

this question is valid

[@CLBVLOGS]

how about the inhiritance land

[@rolandbasergo6734]

Hello Po, tanong ko lng po kung mayron po kaming mga properties sa isang city na 4 lots total around 309sq.m at ibang lot sa ibang city 670 sq.m at may isa pang lot na 2k sq.m sa ibang city. Lahat po ito ay na aquire namin bago kami mg apply ng canadian citizenship ano po ba ang mangyayari sa mga properties na to mga Atty.? Maraming salamat Po...mabuhay Po kayo mga Atty

[@henrybautista3293]

how about kung gusto ko bumili ako ng house & lot can I buy 1 with cash ?

[@mildredy]

There are natural-born Filipinos who previously acquired real properties in the Philippines prior migrating to another country in the hope of returning back to retire or temporarily stay in the Philippines. If they opt to get naturalized without getting dual citizenship, can they retain the properties?

[@jeromemendoza1189]

Former Filipino, who owns 50% of 5500 sqm. And the other 50% owned by his father (deceased) and she was only daughter. This land was registered as tax declaration only and now applying for titling thru DENR Agricultural Free Patent. My question is, she can apply for Agricultural Free Patent (Titling) as a US Citizen? Which she is a former natural born filipino citizen? Without mentioning dual citizenship?

[@lewinstymer4649]

When I took my oath as a US citizen. I have a minor child. My husband is an American adopt my son . Is my son considered a dual citizen.

[@ceaclimaco]

Thank you in Advance Attorney. yung minana na lupa sa city tapos ginawang apartment o paupahan na bahay. pwede ba or kailangan na maging dual citizen?

[@tacotuesday9632]

HELLO. CAN FORMER FILIPINO OWM AGRICULTURAL LAND FOR AGRICULTURAL PURPOSES? WHAT I THEY ACQUIRED THE LAND BEFORE BECOMING A FOREIGJ CITIZEN?

[@simplycj899]

Pede po ba mag tayo ng house sa land na binili ng usc?

[@Shermanstank1975]

Hi there, Can a natural born former Filipino citizen ( US citizen now) establish a business in the Philippines? Or do I need to reacquire my Philippine citizenship first then establish the business? Thanks for your help

[@rizell2004]

Thank you for this info. I don't want to apply for dual citizen but would still like to own a small land for when I retire. 1000 sq m is pretty big. 😁

[@josephalfafara2937]

Can you pleae site the same limitations or arguments when a Natural Born Filipino Citizen became a Citizen of another Country but now have a dual Citizenship Status? Meaning is once again a Filipino citizen. ?

[@michellesilva2666]

Hallo san po ako mamakuha nang Bp 185 salamat po

[@ralphmayor5947]

Pwede ba yung anak ko na Bumin’i ng property na natural born citizen pero naturalized citizen sa ibang country pero ako yung tatay na ang titira. Reason being ay di na ako pwede ng mag loan sa banko kasi over age na ako at ako dual citizen. Maraming salamat kung ma sagot nyo ito.

[@AteMadz]

Thank you for your video covering eligibility. My follow-up question is anu-ano ang mga documents na kailangang i-present pag ready to purchase na? Yung ready to draw the deed of absolute sale na. I'm a former filipino citizen and a 13g Visa holder. I am not a dual citizen. So far, I was informed eto raw ang kelangan. 1. Birth certifcate 2. Valid US ID 3. Certificate of US citizenship I understand that #1 is to prove that I was born in the Philippines. I am questioning #3 above. I was going to present my current US Passport as valid US ID. Doesn't the US passport prove that I am US citizen? And do I even need to prove that I am a US citizen?

[@magsespada1074]

Natawa naman ako sa pechay at talong ahaha. Thanks po Attys! Very helpful sa class report ko.

[@evangelinemactal7770]

Can a dual cotizen acquire and lot in the phis.? Thanks po

[@LegalGuidePhilippines]

Yes. We encourage you watch the video in full po, this as well as other concerns were tackled extensively. Hope it helps you po.

[@Azs0211]

I have researched and watch videos of lawyers and non lawyers. Your videos is way better clear and well explained. So for former Filipinos you have to choose whether to pick the private land an urban or rural land or commercial/business in an urban or rural and you can not have both. But is it still safe to purchase a condo since the land is not under the name of the buyer but just the building or the unit aside from owning a private land?

[@LegalGuidePhilippines]

Generally, owning a condo is safe as long as the title is clean. May want to set a consultation at www.legalaccess.ph if you have other concerns or apprehensions. That way, we can help further.

[@simplycj899]

Hi po. How can I email you. I am interested in buying land in the Philippines and I am a filipino that recently became Usc few yrs ago po. Tnx

[@rodrigoantonio2997]

Ang anak ng filipina na ikinasal sa isang foreigner puwede kayang magmana ng lupa na nabili ng kanyang ina lahat ba na nabili ng ina mamamana ba ang anak kung mamatay ang kanyang ina

[@jimmyparenoanin3203]

Salamat sa mga impormasion na ibinibigay ninyo,kaya be direct to the point agad wala munang tawa tawa para tuloy hindi kayo serioso sa mga sinasabi ninyo.

[@kennethmcdade3897]

the president of a housing organization went roughe and decided to sell lots that had been previously sold. the new buyers built homes on the property and now the original property owner wants there land. what happens to the new buyers. they bought thinking they were sold ligitament property and built there homes

[@shymac9503]

Since former Filipinos are allowed to purchase a small residential and/or commercial property... are former Filipinos allowed to rent out their house while it is unoccupied?

[@LegalGuidePhilippines]

No issue. :)

[@shymac9503]

@@LegalGuidePhilippines thank you!

[@LegalGuidePhilippines]

@@shymac9503 you're welcome! :) Thanks for supporting the channel.

[@weihaigent]

@@LegalGuidePhilippines After reading section 7, that seems to be not right. Please correct me if I'm wrong. Sec. 7. The transferee shall not use the lands acquired under this Act for any purpose other than for his residence.

[@BarryFerguson33]

I am an American male born here in America. I married my Filipina wife in 1991. In 1997, she gave up her Philippine citizenship to acquire her American citizenship. In 1998, her parents gave her and her brother the rights to their house and lot but they used my wife’s maiden name which is not her legal name. In 2004, she knocked down the old house and built a new house on the property under her maiden name and not her legal name. Does she actually own the property even though she willingly tried to circumvent the law to own land? No one has been able to help me with this question. Thanks for your help. It’s most appreciated

[@patricksandig609]

Atty. what if yung binibentang property is owned by a Filipino married to a foreigner spouse and then foreigner spouse died, may extrajudicial settlement (estate tax) po ba ang binibentang property? Conjugal po ba sila? The title says Jane dela Cruz (Filipino), married to Shinagawa Chihi (foreigner spouse). Thank you in advance.

[@LegalGuidePhilippines]

Best po to discuss this thru a consultation. Feel free to book at www.legalaccess.ph and choose estate settlement from the options.

[@antonioalfaro5749]

how about Filipinos with dual citizenship? what about them?

[@marcelllopez2684]

They can still own but there is a limit ... esp those borned and raised in the Philippines . Pls review your laws.... Pilipinos needs investors from other lands.

[@betchieharrison5526]

Hello po I'm new subscriber here. From alabama

[@fromthewest6169]

Can a filipino green card holder buy a land in the Philippines po?

[@dorde807]

I’m a former Filipino po Tapos ung lot me ba Pwedi ipamana sa mag anak na hindi natural born Pilino sa foreign country pinang anak

[@LegalGuidePhilippines]

Wala naman pong problem dyan. I invite you to watch this other video, papasok po sa situation ninyo: www.legalguide.ph/who-are-the-vip-s-of-estate-settlement

[@marioalilay264]

How about pilipino residing in japan have to own rigth of property in the Philippines

[@LegalGuidePhilippines]

Hi Mario, we're not seeing any issues. Filipinos have the right to own Philippine land even if they reside overseas.

[@Bellajane127]

Do you have to be in the Philippines to be able to buy a piece of land? I'm a Filino citizen who lives in Seattle. My husband who is Caucasian would like to retire in the Philippines in 2024. We found a nice land in Ilocos Sur online and we'd like to buy it now before we move there next year. Lots are selling fast and we also found a builder already. Thanks for your answer in advance.

[@serafindivina332]

I am former pilipino citezen puide ba ako bumili ng lupa at bahay diyan sa pilipinas.

[@glendadrodge7405]

Hello po mga Sir! Very informative po ang inyong channel. Ang tanong ko naman po ay applicable pa rin ba ang batas na eto pag nagloan sa PAG IBIG? Nung mag apply ang aking anak for housing loan e Filipino pa sya. Pero in less than a year e naging Canadian citizens sya. Ngayon sabi ng developer e disapprove daw ng PAG IBIG kasi nagbago daw ang batas. At sabi nya d daw i aaprove ng Manager ng PAG IBIG dahil hindi rin daw nya alam na nag change na ang rule. Tama po ba yan? Stressful po talga.

[@betchieharrison5526]

❤️

[@marcelllopez2684]

That is not literal you are discussing at..... I have my house lot I inherited the right of the land from my parents. I left it and now I am a US citizen.

[@maricarlarimer5412]

May itatanung lang po ako Sir. May nabili akong house and lot which is only 98sqm, maliit lang , and I end up buying another property (land ) which is 900sqm . For the total of 998sqm for both properties. I’m a former Pilipino citizen, and now a US citizen. So okay lang po ba itong nabili kung properties? Hindi naman ako nag exceed ng 1000sqm. I hope to hear from you 🙏. Thank You po 🙏🙏🙏

[@Bellajane127]

Binili mo ba yung mga properties mo sa Phil's while you were still in the US? If you did, another ang requirements?

[@naar7192]

Yes!!! Tell this to Megaworld!!!😠

[@melodiewindle-ov5co]

Kaya umuwi yong iba dahil yong tinatanggap nila g pension ay d kasaya

[@maximilianc9897]

Alien alien….raise the roof!

[@tipoffmedia]

funny how you guys prolong your videos for useless info if you can just answer the questions in under 5 minutes. no wonder you guys don't get that many views. thumbs down