How we can help
Real property transactions in the Philippines involve multiple government agencies, strict documentary requirements, and significant tax obligations. A single misstep can delay or invalidate the transfer entirely.
Vivas & Nobles guides individuals, families, and businesses through every stage of property transactions and disputes — ensuring your ownership rights are secured and your investment is protected.
Buying or selling? Estimate the taxes and fees to transfer a title — capital gains tax, documentary stamp tax, transfer tax, and registration fee — with our free Property Title Transfer Cost Calculator.
Extrajudicial Settlement of Estate
Facilitating the division and transfer of properties left by deceased family members without the need for lengthy court proceedings.
Title Transfer & Registration
Processing the transfer of land titles (TCT/CCT) resulting from sales, donations, or inheritance, ensuring all tax obligations and registry requirements are met.
Property Dispute Resolution
Legal representation in boundary disputes, conflicting claims of ownership, and recovery of possession of real estate properties.
Contract Drafting & Review
Preparation and meticulous review of Deeds of Sale, Lease Agreements, Mortgages, and other property-related contracts to safeguard your interests.
Due Diligence
Thorough verification of title history, encumbrances, liens, and ownership records before any property transaction — so you know exactly what you are buying.
Transferring a title, in order
A land transfer moves through fixed steps: a notarized deed of sale, payment of the capital gains tax and documentary stamp tax at the BIR, issuance of the electronic Certificate Authorizing Registration (eCAR), payment of the local transfer tax, and finally registration with the Registry of Deeds, which cancels the old title and issues a new one in your name. The tax declaration is updated last. Our full land title transfer guide walks each step.
The taxes that drive the cost
Transfer cost is mostly 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, and the Registry of Deeds charges a graduated registration fee. Deadlines matter: the capital gains tax and documentary stamp tax are due within set periods after the sale, and late payment adds surcharge and interest.
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.
Frequently asked questions
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 it is a matter of agreement and is often negotiated in the deed of sale. Make the allocation explicit in writing to avoid a dispute after signing.
How long does it take to transfer a title?
Commonly two to four months, driven by the BIR's processing of the eCAR and the queue at the Registry of Deeds. Missing documents, unpaid real property tax, or an estate that was never settled are the usual causes of delay.
Can a foreigner own land in the Philippines?
No. Foreigners generally cannot own land. They may own a condominium unit provided foreign ownership in the project stays within the forty percent limit, and they may lease land long term. See our guide on condominium ownership by foreigners.
What is an eCAR and why does it matter?
The electronic Certificate Authorizing Registration is the BIR's proof that the transfer taxes have been paid. The Registry of Deeds will not register the sale or issue a new title without it, so it is the gate every transfer must pass.