Transferring a title, in order
A transfer moves through fixed steps and each gates the next: a notarized deed of sale; payment at the BIR of the capital gains tax and documentary stamp tax; issuance of the electronic Certificate Authorizing Registration (eCAR); payment of the local transfer tax at the city or provincial treasurer; and finally registration with the Registry of Deeds, which cancels the old title and issues a new one in your name. The tax declaration at the assessor's office is updated last. Our full land title transfer guide walks each step.
The taxes that drive the cost
Most of the cost is tax. Capital gains tax is six percent of the higher of the selling price or the BIR zonal value; documentary stamp tax is one and one-half percent; the local transfer tax is up to three-quarters of one percent in Metro Manila cities; and the Registry of Deeds charges a graduated registration fee. Deadlines are real — the capital gains tax and documentary stamp tax fall due within set periods after the sale, and late payment adds surcharge and interest.
The pitfalls that cause delay
Transfers stall for predictable reasons: an estate that was never settled when the registered owner has died, so the title cannot pass until the heirs settle it first; unpaid real property tax; a name or technical-description mismatch between the deed and the title; and missing or unauthenticated documents where a party is abroad. Inherited property must go through estate settlement before it can be transferred to a buyer.
Estimate the cost first
Our title transfer cost calculator totals the capital gains tax, documentary stamp tax, transfer tax, and registration fees for your property so you know the figure before you start.
Transferring in your area
Quezon City · Makati · Manila · Taguig / BGC · Pasig · all locations
Frequently asked
What taxes do I pay to transfer a land title?
Capital gains tax of six percent on the higher of the selling price or zonal value, documentary stamp tax of one and one-half percent, a local transfer tax of up to three-quarters of one percent, and the Registry of Deeds registration fee. The capital gains tax and documentary stamp tax are paid to the BIR before the eCAR is issued.
Who pays the capital gains tax, the buyer or the seller?
By law the capital gains tax is the seller's liability, but who actually shoulders each cost is negotiable and should be written into the deed of sale. Spelling out who pays the CGT, DST, transfer tax, and registration fees prevents a dispute after signing.
How long does a title transfer take?
Commonly two to four months, driven by the BIR's processing of the eCAR and the queue at the Registry of Deeds. Unpaid real property tax, missing documents, or an unsettled estate are the usual causes of a longer timeline.
What documents do I need to transfer a title?
At minimum the notarized deed of sale, the owner's duplicate certificate of title, the latest tax declaration and real property tax clearance, the parties' tax identification numbers and IDs, and the BIR forms for the CGT and DST. The Registry of Deeds also requires the eCAR before it will register the sale.
How do I transfer a title from an inherited property?
The estate must be settled first. The heirs execute an extrajudicial settlement or go through court, pay the estate tax, and secure an eCAR, which lets the title be transferred to the heirs. Only then can it be sold and transferred to a buyer in a separate transaction.