Philippines Condo Purchase Cost Calculator
Estimate the taxes and fees on a condo purchase and see which side of the deal usually pays each one.
| Cost | PHP | Usually paid by |
|---|
Deadlines after you sign
- Capital gains tax: within 30 days of notarising the deed (BIR Form 1706).
- Documentary stamp tax: by the 5th day of the month after notarisation (BIR Form 2000-OT).
- Local transfer tax: within 60 days of the deed, at the city or provincial treasurer.
- Then the BIR issues the electronic Certificate Authorizing Registration (eCAR) and the Registry of Deeds issues the new title in the buyer's name.
The registration fee comes from an independent reproduction of the Land Registration Authority schedule, and the notarial fee is a commonly quoted 1%; both are estimates. Small items such as the eCAR, real property tax clearance and certified copies are not included.
Retiring here? An SRRV Classic deposit can sometimes be put towards a condo; see the SRRV calculator. Then budget day-to-day costs with the cost of living calculator.
Frequently asked questions
Can foreigners buy property in the Philippines?
Foreigners can own condominium units but not land. The Constitution reserves private land for Filipinos and for companies at least 60% Filipino-owned. In a condo project, foreign ownership may not exceed 40% (Condominium Act and the Supreme Court's Hulst v. PR Builders decision), so check that the developer still has foreign quota.
Who pays the capital gains tax on a condo sale?
By custom the seller pays the 6% capital gains tax and the buyer pays the documentary stamp tax, transfer tax and registration, but the deed of sale can say otherwise. Agree who pays what before you sign.
What value are the taxes based on?
Capital gains tax and stamp tax are based on the highest of the selling price, the BIR zonal value and the assessor's market value, so a low declared price does not lower the tax. Enter the zonal value if you know it.
What if I buy from a developer?
When the seller is a developer or dealer, the property is an ordinary asset for them and a creditable withholding tax applies instead of capital gains tax. Its rate depends on the seller and is not confirmed in our sources, so this calculator does not estimate it.
Can a foreigner lease land?
Yes. A foreigner can lease private land for up to 25 years, renewable once for another 25 (PD 471). Longer leases under the Investors' Lease Act, now up to 99 years in total after RA 12252, are only for approved foreign investors using the land for their registered investment, not for a retiree's home.
Sources
- BIR - Guidelines BIR Form 1706 (CGT 6%) (official)
- BIR - RMC 75-2026 ONETT/eCAR FAQs (2026-07-08) (official)
- Supreme Court E-Library - Hulst v. PR Builders (40% condo cap) (official)
- Senate LDR - PD 471 (25+25 years) (official)
- Lawphil - RA 7652 (PDF) (secondary source)
- Chambers - RA 12252 99-year leases (secondary source)
- Batas Natin - DST on deed of sale Sec. 196 (1.5%) (secondary source)
- Respicio & Co. - Local transfer tax computation (secondary source)
- ForeclosurePhilippines - Registry of Deeds fee calculator (secondary source)
Rules last checked: Fri, 16 October 2026. Rules change; if something here differs from the Bureau of Immigration, the BIR, the PRA or a Philippine embassy, trust the official source.