Can foreigners buy property in the Philippines?

Yes. Foreign nationals can purchase condominium units in the Philippines under the Condominium Act (R.A. 4726), which allows foreigners to own up to 40% of a condominium building's total units on a freehold basis.

What is the rental yield for condos in BGC?

Gross rental yields in BGC range from 7% to 9% depending on unit size, building quality, and location. Smaller units in well-managed buildings can push above 9%.

Which is better for investment, BGC or Makati?

BGC wins on rental yield (7-9% vs 6-8%), Makati wins on resale liquidity and brand prestige. The best approach is to hold one of each.

What are the taxes when buying property in the Philippines?

VAT (12%), Documentary Stamp Tax (1.5%), Transfer Tax (0.75%), Registration Fee (0.25%). Annual: Real Property Tax (1-2%) and HOA dues (P60-150/sqm/month).

Can foreigners buy property in the Philippines?

Yes. Foreign nationals can purchase condominium units in the Philippines under the Condominium Act (R.A. 4726), which allows foreigners to own up to 40% of a condominium building's total units on a freehold basis.

What is the rental yield for condos in BGC?

Gross rental yields in BGC range from 4% to 6.5% depending on unit size, building quality, and location. Smaller units in well-managed buildings can push above 7%.

Which is better for investment, BGC or Makati?

For pure investment returns: BGC wins with faster appreciation, better liquidity. For capital preservation: Makati wins with deeper secondary market. The best approach is to hold one of each.

What are the taxes when buying property in the Philippines?

VAT (12%), Documentary Stamp Tax (1.5%), Transfer Tax (0.75%), Registration Fee (0.25%). Annual: Real Property Tax (1-2%) and HOA dues (P60-150/sqm/month).

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How the Wishlist Works

Your Luxury Makati wishlist is a personal shortlisting tool designed for serious property buyers — not a browsing history. Here's how to get the most out of it.

Save Properties

Click the heart icon on any property listing, search result, or area page to save it to your wishlist. No account required — saved locally in your browser.

Compare Side-by-Side

Enable Compare Mode to select any two saved properties and see their areas compared on yield, price, safety scores, and investment grade.

Get LEA AI Analysis

Once you've saved 2+ properties, LEA AI generates a personalized recommendation based on your saved portfolio — identifying the highest-yield and safest options.

Share Your List

Share your wishlist via WhatsApp, LINE, or X with a single link. Recipients can view your saved properties and save them to their own wishlist.

Start Browsing — Popular Searches

Jump straight to the listings most relevant to foreign investors and expat buyers in Metro Manila.

BGC Studios under ₱12M

Makati 2BR Foreign-Eligible

7%+ Yield Properties

Rockwell Luxury Units

Pre-Selling BGC 2026

Ortigas Value Picks

Smart Shortlisting: What to Look for

When building your wishlist, these four criteria help separate the high-performers from the average. Use them as a filter before adding properties.

Target 7%+ Gross Yield

BGC and Ortigas regularly produce 7–9% gross yields on 1BR units. Studios can exceed 9% in high-demand buildings near BPO offices. Net yield (after fees) is typically 5–6.5%.

Verify Foreign Quota Before Saving

Popular BGC buildings like One Uptown Residences and The Seasons fill their 40% foreign quota quickly. Always check remaining quota before shortlisting — it can change weekly.

Diversify Across Areas

A wishlist with properties across BGC (high yield), Makati (liquidity), and Ortigas (value) gives you options across multiple risk-return profiles. Avoid over-concentrating in one building.

Compare Pre-Selling vs RFO

Pre-selling units are typically 15–30% cheaper but take 3–5 years to complete. RFO units generate rental income immediately. Your wishlist should reflect your investment horizon.

Not sure where to start?

LEA AI can recommend the best areas and property types based on your budget, investment goals, and nationality — in English, Japanese, Korean, or Chinese.

Ask LEA AI Compare Areas