Some of our friends have observed that the real estate market in the Philippines seems to be better than what we have here in the United States. Except on very limited occasions, such as when a massive earthquake devastated northern Luzon and sent prices of Baguio City properties crumbling down some two decades ago (we now regret not having grabbed that opportunity), real estate prices in the Philippines have remarkably remained stable. In contrast, the U.S. real estate market seems to take a hit every five or ten years. Nowadays, houses are priced at half their value five years ago and while it is now highly profitable to buy them, the banks are very meticulous in giving out loans. On the other hand, government regulations are very strict on cash purchases. These observations have convinced many of us that it is better to invest in the Philippines, particularly after the passage of the Dual Citizenship Act which now allows naturalized Filipinos to own lands without restrictions.
The traditional way of finalizing a property transaction in the Philippines is for both the seller and the buyer to appear before a notary public to sign the deed of absolute sale. Philippine law requires that the sale must be embodied in a public document (notarized deed) to have legal effect. The notary public will certify that he personally knows both the seller and the buyer, and that they are voluntarily undertaking the transaction. The register of deeds will not transfer title to the buyer without a notarized deed of sale.
For a buyer who frequents the Philippines, going there to appear before the notary public to conclude the sale will simply coincide with his trip there. It will not require extra time, effort and expense for him. On the other hand, a buyer who has purchased a valuable property at a bargain price will also not mind making a special trip to conclude the transaction. For him, the special trip would be worth it. But how about a buyer who is investing in a property of small value, and who thinks that personally going to the Philippines will unduly increase his financial exposure?
Again, let’s have a hypothetical. Winslo has already invested in several valuable properties in his native town of Bauan, Batangas. His purchases always coincided with his annual trips there. Truth is, the properties are quite pricey and no one else could afford to buy them, so the sellers had to wait for Winslo’s arrival. He just came back from the Philippines last month for his annual vacation and, again, he was able to purchase another property. A few days ago, his cousin phoned and asked Winslo if he wants to buy another lot in Bauan. Compared to his properties, this lot is much smaller and the price is relatively low; in fact he will spend more for his trip if he goes back to the Philippines. But Winslo wants the lot because it is between two of his properties. He is concerned that because of its low price, another buyer might beat him to it.
There are three things that Winslo can do to conclude the purchase without the need of going back to the Philippines. First, he can sign a separate copy of the deed of sale. Second, he can execute a Special Power of Attorney appointing another person (called an attorney-in-fact) to sign for him in the deed of sale. In both cases, the document must be notarized and authenticated by the Philippine Consulate in Los Angeles.
The third option is the least tedious. The seller can execute what is called a unilateral deed of sale. It is a deed of sale that the seller signs alone. The deed of sale will just mention that the seller is selling the property to the buyer, and then describe the property. It will have the same legal effect as the ordinary (bilateral) deed of sale. The only restriction is that the unilateral deed of sale must not impose any condition on the buyer. For example, it should not require the buyer to pay the capital gains tax. The reason for this is common sense. The buyer cannot be bound to pay the capital gains tax because he did not sign the deed of sale. On a side note, under Philippine law, the seller is responsible for the capital gains tax.
Source from: News And Features PHIL-AM LAW 101 by:
Andorra Estates is a 35-hectare mixed-use premium development in the southwest quadrant of GenSan.
It sits on an elevated vantage point with panoramic vistas of Sarangani Bay. These commanding views, its prime location off a national road, and its proximity to the center of the city, set the context for the development.
To preserve its natural environment, Andorra Estates invests in advanced irrigation system, provides professional village management service, solid waste management systems and institutes good community practices to help preserve its breathtaking surroundings.
Andorra Estates aspires to provide its residents with a better urban residential living experience by making a commitment to serve with passion, to engage in community and by adding value beyond expectation to everything. It will soon join the prestigious roster of premier residential addresses in the country.
Andorra Estates: Where you live in greater heights
Site Development Plan
The planning, urban design and landscape architecture of Andorra Estates is also driven by the context of its elevated site. The main residential enclaves are terraced to provide views of Sarangani Bay and its surrounding landscape. The landscape development focuses on thematic planting design
to frame views and provide texture and color enhancing the estates’ sense of place.
With its welcoming entry statement lying off the main highway from GenSan’s urban center, this sense of place is heightened.
Andorra Estates’ Village Center will have an arcade of shops, accessible to both by the public from the main road, as well as the residents of Andorra Estates from above. A landscaped curved drive from this retail arcade leads to the residential gate and the Central amenity above.
This gradual upward drive frames two iconic structures, a chapel and a community pavilion. The silhouettes of the two are similar and are derived from the forms of a leaf and that of hands in prayers.
These reflect the goals of Andorra Estates to be green and sustainable, as well as to acknowledge the natural bounty of the site that is heaven sent.
The transition between the retail arcade and the pavilions is a slope that will be planted to flowering shrubs, endemics and native trees to provide a foreground to the central amenity above. A pond and other water features add to the scene.
The central amenity area is a 2 hectare site incorporating open and green spaces to balance the architecture of the two landmarks – the Chapel and the Pavilion. A new urbanist framework that takes the classic formula of church and plaza and contemporizes it for modern high-end living.
All these components are set in to fit the contours of the property, bringing out the essence of Andorra’s location and vast nature of the estate. Andorra Estates is to GenSan similar to how Alabang is the premium development south of Makati. But Andorra Estates has more to offer in terms of elevation, views and actual proximity to the city center.
CHMI Land is one of the leading real estate companies in the Philippines most admired for its revolutionary housing and community developments. It has completed housing projects and created communities in various locations all over the country.
Andorra Estates’ amenities include swimming pools with pool decks, jogging paths, an amphitheater, a plaza and a park with areas for community events, a pond, playgrounds and play courts.
Swimming Pools with Pool Decks
A Plaza and A Park for Community Events
Playgrounds and Play Courts
Andorra Estates’ residential component covers 26 hectares, developed into various enclaves, all with good security and close proximity to the central amenity area.
Future phases of the development will see Andorra Estates round off and complete its offerings, with allocations for an 6 hectare mixed-use commercial site. This is planned to host more commercial spaces, a hotel and other structures compatible to the premium nature of the entire development.
New Socialized Housing in Gensan- with Swimming Pool, Parking Lot, Club House, Basketball Court, Gazebo and more Open Spaces plus No Reservation, Sosyal! Yes po, Straight P3k/mo for 19 mos. Total Contract Price is P507,000 Only.
Lot area is 50sqm, ang flr area is 21.16sqm 1 Bedroom lng pero pude ka maka extend ug another bedroom sa likod ky dako pa man ang area. Or pude pa dyud nimo i 2nd flr later depende sa imoha. Nindot dyud sya. Ang Monthly Amort nimo sa Pagibig depende sa imong Income between P1,897 to P2,500 plus Insurances if 30 yrs pero depende sa imoha f pila ka yrs gusto mo. If gusto dyud nimo Investment na cge ka nlng dawat ug income later, Pagkuha nlng ug 5 kabook, bale 5 units x P3k, mga P15k lng monthly burag naa ka nay Apartment na 5 rooms best investment dyud then parentahan nimo ug P5k or up habang nagadugay nagamahal ang area. Self liquidating ra sya di ba?
NOTE: Socialized Housing above were already SOLD OUT, only Economic Houses Below are now still available.
ECONOMIC HOUSES with 2 BEDROOMS, includes WALL PARTITION and Fully TILED FLOOR.
Lot area 100sqmsqm
Floor area 38sqm
Package Price 1,700,000.00
Equity 25% 425,000.00
Reservation fee. 15,000.00
Equity payable in 36 months P 11,388.88
P 8,500 / mo. for 30 Yrs Thru Pag-IBIG Fund
P 9,800/mo. for 20 yrs thru Bank Financing
Loanable Amount P 1,275,000.00
Sa may Nursery road lng banda. Bale unahan sya sa Susana Homes. Pero ang front niya sa pikas dalan, pude ka makagawas paingon sa Brgy Ligaya or Diversion road. May guard exit pud sa likod going to Brgy Lagao agi Susana Homes or Diversion or Conel road.
Points of Interest nearby:
1.3 kms from Petron Ligaya (near the UST Gensan campus)
1.1 kms from Gensan View Resort
1.7 kms from Alpine Ville Subd. and Ferraren Shrine Subd., Nursery Road, Lagao, GSC
3.1kms from Riavin Gas Station Lagao
3.6 kms from Lagao Public Market
4.6 kms to Robinsons Gensan
5.3 kms to Gaisano Mall
5.3 kms to KCC Gensan and Veranza
5.6 kms to SM Gensan
Here’s another wonderful news! Lacewood is only 2.4 kms to the proposed 32 hectares new City Mall in Maharlika Highway, Brgy. Katangawan, General Santos CityOur office located at Homes4You sa Casquejo st., besides Kusina Victoria. Back of Asia United Bank (Santiago Blvd Branch)
Pag-IBIG offers lowest-ever 3% housing interest rate to minimum-wage earners A lowest in the market housing loan interest rate is now offered to Pag-IBIG members who are minimum-wage earners. “We are happy to announce that the Pag-IBIG Fund Board of Trustees approved the lowering of interest rate under Pag-IBIG’s affordable housing for minimum-wage earners to just 3%. This would allow more opportunities for low-income workers to realize their dream of home ownership,” said Cabinet Secretary and Pag-IBIG Chairman Leoncio B. Evasco, Jr. The new rate is 33% lower than the previous 4.5% interest rate under the Fund’s Affordable Housing Program (AHP). Minimum-wage workers in the National Capital Region not earning more than P15,000 gross monthly income, and workers in other regions with a gross monthly income of P12,000 are eligible to avail of the new interest rate for a loan not exceeding P450,000. Pag-IBIG Fund Officer-in-Charge Acmad Rizaldy P. Moti said that the move to reduce further the housing loan interest rate under the program is in response to President Rodrigo Duterte’s directive to give the underserved sector equal access to housing opportunities. Moti explained that Pag-IBIG Fund is able to subsidize the interest rate of minimum wage earners mainly because of the savings the Fund earns from its tax exemptions status as provided for in its charter. He likewise cited the reforms the Fund implemented in recent years as contributing factors in the lowering of the interest rate. “The reforms we have implemented particularly the outsourcing of collections has, for the first time, resulted in a single digit 9.45% Non-Performing Loans (NPL) Ratio of the Fund. This means that Pag-IBIG’s Performing Loans Ratio (PLR) greatly improved, reaching 90.55% as of March this year, from just 75% a few years ago,”loans,” Moti concluded. (end)
Source: Pag-IBIG Fund Official Site
Socialized Housing with Swimming Pool @P1,897/month Only (PLEASE CLICK THE IMAGE BELOW)
The selling process of real estate property in the Philippines could be a nightmare at first glance. Considering the voluminous paper work required from owners and the numerous trips to government offices you would have endure, it could be intimidating. However, you just need to familiarize yourself with the procedures and the legal documents you must need to prepare in order to reap the benefits of investing in real estate.
Allow us to guide you with a step by step means of successfully selling and transferring ownership of real estate properties in the country.
Owner and Broker will sign a contract of agreement
The seller and real estate agent will discuss and agree on the terms of the sale, the professional fee or the commission. At this stage, the broker must also scrutinize the existing documents of the owner in order to check the status of the property. The scrutiny of the documents entails the condition of the land title if it is free from loans, liens and encumbrances.
Owner should issue an Authority to Sell
This contract will stipulate whether the owner will bestow upon the broker exclusive rights to sell or a non-exclusive authorization to sell his or her property. This agreement will legally bind the broker as an agent of the owner providing for the amount of commission and the pertinent information of the property to be sold. This document will also serve as proof that the broker was legally authorized to represent the owner in selling the property.
The broker usually get hold of the necessary documents prior to marketing the property to make sure that it is free from encumbrances. An encumbrance means that someone else has a right to, interest in, or legal liability on real property that either prohibits the passing of title to the property or which would diminish its value. The owner must also provide for an authority letter to transact addressed to the selling broker so the latter could get certified true copies of the Title, Tax Declaration and Tax Clearance.
Ocular by Real Estate Broker
The broker must be able to check the property in order to make an assessment of its current market value. The appraisal of the market value of the property is necessary in determining the actual current price of the property. Many factors must be taken into account in determining the value of the asset such as the location and area.
Broker will market and offer the property
The owner and the broker must agree on how to market the property, limitations such as privacy when it comes to releasing photos and disclosing the location of the property online must be considered. Moreover, both parties must decide on how to split the marketing costs such as the transportation and communication expenses. Although, the common practice nowadays is that the broker will shoulder the expenses depending on the amount of his or her commission.
Once prospective buyers get in touch with the broker, viewings of the property will be scheduled. Make the property presentable to add value to your property.
Letter of Intent or Offer to Buy
A Letter of Intent is a legal writing offered by the buyer to the owner of the property to declare his or her intention to purchase. This is usually set the first stage in documenting a sale of real property. The letter of intent is a non-binding document which provides for the key transaction agreements such as the price, amount of deposit, length of due diligence period (a stipulated time for a buyer to investigate the property to ensure that they are satisfied before finalizing the purchase) , treatment of financing (period of amortization or loan) and other pertinent terms.
Acceptance of Owner
Once the owner has signed the Letter of Intent, this will signify the acceptance of the terms given by the buyer. The seller is bound to promise not to offer the property to other buyers as long as the purchaser does not breach the conditions provided in the letter.
This is the amount of money given by the home buyer while seeking or applying for financing in order to pay the remaining balance. The earnest money is provided to hold the property subject to the due diligence of the buyer and can be forfeited once there is default on his or her part. The money can also be refundable subject to deductions depending on the agreement between the parties.
At this point or even earlier, the seller and the broker must be able to secure the necessary documents in preparation of the transfer of ownership to the buyer as the latter prepares to fulfill the payment of the property.
Here is a list of documents that the owners or brokers must obtain from the Register of Deeds (you may check with your local ROD if you can avail of the Electronic Land Title) to finalize the transfer of ownership to the new owner:
Certified True Copy of Transfer Certificate of Title ( Land )
Certified True Copy of Condominium Certificate of Title ( Unit )
Certified True Copy of Condominium ( Parking – if applicable )
Documents to be procured by owners or brokers from the Assessor’s Office
Certified True Copy of Tax Declaration ( Land )
Certified True Copy of Tax Declaration ( Improvement / Building )
Certified True Copy of Tax Declaration ( Condominium )
Certified True Copy of Tax Declaration ( Condominium parking, if applicable )
Real Estate Tax Clearance for Current Year
Certificate of Non-Improvement if property is bare and without structures such as a house or a building
The Property Owner must also secure the following:
Certificate Authorizing Registration from the Bureau of Internal Revenue (BIR)
Original Real Estate Tax Receipts – Current Year
Lot Plan / Subdivision Plan
Prepare the Deed of Sale
Once the price is fully paid, a Deed of Absolute Sale will be signed whereby the seller relinquishes or transfers ownership of the property to the buyer. When signed by both parties, the buyer is considered to be the absolute owner of the property.
Upon full payment of the purchase price and other expenses such as tax, fees for various transactions, the contract is signed and ownership is legally transferred to the buyer.
Have the Deed of Absolute Sale Notarized
After having the deed of sale signed by both parties, the document must be notarized to protect the document from fraud. Once a document has been notarized, it will become a public document and would be binding to third persons. This means that if anyone wishes to prove a right of ownership on the property, he or she must be able to prove that they have a right even before the execution of such document. Notarization will protect the buyer from fraud and possible unfounded claims by third persons in the future.
Seller must turn over the ORIGINAL copies of the following:
Transfer of Certificate of Title – ( land ) – Owner Copy
Condominium Certificate of Title ( condominium )
Tax Declaration ( Declaration of Real Property )
Tax Clearance – ( both land and improvement )
Tax Clearance – ( condominium unit and parking if applicable )
The buyer must obtain a new tax declaration
After releasing the Transfer Certificate of Title / Condominium Certificate of Title under the Buyer’s name, a certified true copy of the new Title and a photo of the property are needed to process the new Tax Declaration in name of new Owner.
Issuance of New Tax Declaration
Considered to be the last step since transfer of ownership rights includes the transfer of the obligation to pay property taxes. Once a new tax declaration has been released under the name of the new owner, the full obligation of the former owner is terminated.
The process can be confusing most specially to first-time property buyers or sellers but it is necessary to be familiar and vigilant even to the smallest detail. Handling and transferring the ownership of a real property requires extraordinary diligence because it could be extremely costly.
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What is Zen? In Japanese, Zen refers to meditation.
In design, it reflects balance, harmony and relaxation.
Although Zen is not a proper design style and does not come with a book of strict rules, it is often associated with minimalism, simplicity and purity of lines.
Sora Residences is an upscale residential community located along circumferential road in General Santos City. A prime residential project of Grand County Builders and Development Corporation that aims to build dreams into reality.
It is community where pleasure ,convenience and security are served at its best. Indulge sophisticated creation and the excellence of nature in one perfect harmony. A superior quality living spaces that transform into a serene sanctuary.
Soaring beyond the sky with Sora Residences.
Features: ✔Master’s Bedroom ✔En Suite Toilet and Bath ✔Walk-In-Closet ✔2 Bedrooms✔Toilet and Bath ✔Living Area ✔Dining Area ✔Kitchen ✔Carport ✔Servant’s Quarter ✔Service Area ✔Common Toilet ✔built-in Cabinets ✔Foyer
Lot area: 260.00 sq.meter
Gross Floor area: 150sq.meter
Japan Zen Inspired
Soaring beyond the sky with Sora Residences
Model unit: AKIRA “Bright”
Gross Floor Area: 125.70 sqm