Before you buy a condo in the Philippines: the four checks
Check four things before you pay a deposit: the person selling, the licence to sell, the title, and the terms of any installment contract. Each has a legal basis and a place to check it.
1. Is the agent licensed?
Philippine law says no person may "practice or offer to practice real estate service" or "advertise or indicate in any manner whatsoever that one is qualified to practice the profession" without passing the licensure examination and holding a valid certificate of registration and professional identification card (Republic Act 9646, Section 29).
Salespersons are accredited, not licensed by examination. They work under a broker's "direct supervision and accountability" and "cannot by themselves be signatories to a written agreement involving a real estate transaction unless the real estate broker who has direct supervision and accountability over them is also a signatory" (Section 31).
How to check: the Professional Regulation Commission has an online verification service where you can search registered professionals by name or by licence number. Its own disclaimer says "human or mechanical error remains a possibility, as does delay in the posting or updating of the information", so ask the agent for the licence number and the supervising broker's name, and check both.
An exception: the law does not apply to a person selling their own property, except real estate developers (Section 28(a)). An owner selling directly does not need a broker licence. That does not remove the need for the title checks below.
2. Does the developer have a licence to sell?
For a project sold by a developer, Presidential Decree 957 says the owner or dealer "shall not ... be authorized to sell any subdivision lot or condominium unit in the registered project unless he shall have first obtained a license to sell the project" (Section 5). Ask for the licence-to-sell details for the project and compare them with the housing regulator's records.
Developers must also build what they advertise: facilities and improvements "offered and indicated in the approved subdivision or condominium plans, brochures, prospectus, printed matters, letters or in any form of advertisement" must be provided within the period set by the law or the regulator (Section 20). If the developer fails to develop the project as approved and on time, a buyer who stops paying after due notice cannot have installment payments forfeited and may be reimbursed what was paid, with interest at the legal rate (Section 23).
3. Is the title genuine?
Contracts to sell and deeds of sale for condominium units must be registered by the seller with the Register of Deeds where the property is located (PD 957, Section 17). On full payment, the developer must deliver the title, and "no fee, except those required for the registration of the deed of sale in the Registry of Deeds, shall be collected for the issuance of such title" (Section 25). If a mortgage is outstanding, the developer must redeem it within six months of issuing the title.
How to check: the Land Registration Authority (LRA) says a certified true copy (CTC) of a title can be used for "conducting due diligence for buying, selling, and leasing properties". You can request one in two ways:
- At a Registry of Deeds: the LRA says you can go to the Registry of Deeds where the property is, or to the nearest computerized Registry of Deeds under its Anywhere-to-Anywhere (A2A) service.
- Online: through the LRA eSerbisyo portal, with delivery to your door.
The LRA lists these requirements for a certified true copy: a letter of request or a Transaction Application Form (TAF), a photocopy of the title, and an identification card. At the Registry you complete the TAF, submit the documents, wait for a claim assessment slip, pay at the cashier, and claim the document on the date on your claim stub.
| Item | What the LRA says (checked 31 October 2026) |
|---|---|
| Fee, at a Registry of Deeds | PHP 196.97 for the first two pages inside the local Registry of Deeds, PHP 644.97 outside it, and PHP 38.19 for each additional page |
| Fee, on eSerbisyo | PHP 644.97 for the first two pages and PHP 38.19 for each additional page |
| Time, at a Registry of Deeds | Electronic titles can be claimed after one working day and manual (converted) titles after three working days |
| Time, on eSerbisyo | Delivery in 3 to 5 working days in Metro Manila and 5 to 7 working days outside it, with 5 to 7 more working days possible for manually issued titles |
Fees and times can change, so confirm them on the LRA page before you go. When you have the copy, compare it with the title the seller shows you: the registered owner, the technical description, and any annotations such as mortgages or liens. The LRA pages we read do not say who may request a copy, so ask the Registry of Deeds if you are not the owner.
4. What are your rights on installment?
The Maceda Law (Republic Act 6552) protects buyers of real estate on installment, including "residential condominium apartments but excluding industrial lots, commercial buildings and sales to tenants" under a separate law (Section 3).
| If you have paid | You are entitled to |
|---|---|
| At least two years of installments | A grace period of one month for every year of installments paid, to pay unpaid installments without additional interest. You can use this right once in every five years of the contract. |
| At least two years, and the contract is cancelled | A refund of the cash surrender value: 50% of total payments made, plus 5% more for every year after five years of installments, up to a maximum of 90% of total payments. Cancellation takes effect only 30 days after you receive a notarial notice and after the refund is paid. |
| Less than two years | A grace period of not less than 60 days from the due date. The seller may cancel only after 30 days from your receipt of a notarial notice. |
Down payments, deposits and options count towards the total installments paid (Section 3). You may sell or assign your rights or reinstate the contract by updating the account during the grace period (Section 5), pay ahead or pay off the balance without interest and have the payment annotated on the title (Section 6). A contract term that goes against these sections is void (Section 7).
What this guide does not cover
Taxes and transfer fees, foreign ownership limits, financing, and rent-to-own are separate topics and are not covered here. This guide reports what the cited laws say and is not legal advice. For a specific contract, have it reviewed before signing.
Checklist before paying a deposit
- Ask for the agent's licence number and the supervising broker's name, and check both on the PRC verification page.
- For a developer project, ask for the licence-to-sell details and check them with the housing regulator.
- Ask the Register of Deeds for a certified true copy of the title and compare it with the seller's copy.
- Read the contract for installment terms and check them against the table above.
- Pay only through traceable channels and keep receipts.
Common questions
How do I get a certified true copy of a title?
Request it at a Registry of Deeds, including any computerized one under the Anywhere-to-Anywhere service, or online through the LRA eSerbisyo portal. The LRA lists a request letter or Transaction Application Form, a photocopy of the title and an ID as requirements.
Can I check online whether an agent is licensed?
Yes. The Professional Regulation Commission has an online verification page where you search registered professionals by name or licence number. Its own disclaimer says errors and delays in updating are possible, so treat it as a first check.
Does the Maceda Law protect me if I buy a condo unit on installment?
It covers installment sales of real estate including residential condominium apartments. The rights described above apply once you have paid at least two years of installments.
Sources
- Republic Act No. 9646 (Real Estate Service Act of the Philippines), Sections 28, 29, 31. Enacted 29 June 2009. Checked 31 October 2026.
- Presidential Decree No. 957, Sections 5, 17, 20, 23, 25. Enacted 12 July 1976. Checked 31 October 2026.
- Republic Act No. 6552 (Realty Installment Buyer Act, the Maceda Law), Sections 3 to 7. Enacted 26 August 1972. Checked 31 October 2026.
- Professional Regulation Commission, online verification of licence (LERIS). Checked 31 October 2026.
- Land Registration Authority, Frequently Asked Questions (certified true copy of title: how to request, fees, processing time, requirements). Checked 31 October 2026.
Disclosure. Kabarkada Property also lists a studio unit for sale directly by its owner. This guide applies to any purchase, including that one. See the listing.