The Philippine Constitution imposes specific restrictions on who may own real property in the country. These restrictions are foundational to the property ownership framework and apply regardless of how a transaction is structured. Understanding the eligibility rules clearly — including where restrictions apply and where they do not — is essential for any prospective property owner in the Philippines.

Filipino citizens — whether residing in the Philippines or abroad — may own real property in the Philippines without restriction. This includes land, houses, condominiums, and any other form of real property. There is no limit on the amount of property a Filipino citizen may own, subject to applicable agrarian reform laws for agricultural land, which impose separate limitations.

OFWs retain their Filipino citizenship and all associated rights, including the unrestricted right to own real property in the Philippines. An OFW may purchase property directly in their name, regardless of where they are currently working or residing. There are no special restrictions on OFW property ownership beyond those that apply to all Filipino citizens. For practical considerations around purchasing from abroad — such as Special Powers of Attorney and documentation requirements — see the buying property guide series.

Former Filipino citizens who have acquired foreign citizenship may acquire real property in the Philippines under Republic Act 9225 (the Citizenship Retention and Re-Acquisition Act) and other applicable laws. The scope of what they may acquire — in terms of area and type — is subject to specific limitations under Philippine law. Former citizens who have not re-acquired Philippine citizenship are treated as foreign nationals for purposes of property ownership.

Foreign nationals — individuals who are not Filipino citizens — are constitutionally prohibited from owning land in the Philippines. This restriction is found in Article XII, Section 7 of the 1987 Philippine Constitution, which reserves private land ownership to Filipino citizens and corporations or associations at least 60 percent of whose capital is owned by Filipinos. This restriction is absolute for private land ownership and cannot be circumvented through informal arrangements, nominee structures, or contractual terms that purport to grant land ownership rights to a foreign national.

Any transaction structured to place land in a foreign national’s effective control while a Filipino nominal owner holds title — commonly known as a nominee arrangement — carries serious legal risk. Such arrangements may be voided by Philippine courts, and both the foreign buyer and the Filipino nominee may face legal consequences. This guide does not provide advice on such arrangements.

Foreign nationals may own condominium units in the Philippines under the Condominium Act (Republic Act 4726). The law permits foreign nationals to hold condominium title, subject to a ceiling: at any one time, foreign nationals may not collectively own more than 40 percent of the units in a single condominium project. This means a foreign national may purchase a condominium unit provided the foreign ownership cap in that specific building has not already been reached. Prospective foreign buyers should confirm the current foreign ownership level in the building they are considering before committing to a purchase.

Condominium ownership by a foreign national conveys title to the unit — not to the land on which the building sits. The land remains owned by the developer or a Filipino-majority corporation.

Philippine corporations may own real property, including land, subject to the 60 percent Filipino ownership requirement for corporations that own private land. A corporation where 60 percent or more of the equity is held by Filipino citizens qualifies as Filipino for purposes of land ownership. A corporation with more than 40 percent foreign equity does not, and may not directly own private land.