Did you know that the same subdivision can have different property values depending on which barangay the property falls under? Take Ayala Heights. Parts of Ayala Heights fall under Brgy. Pansol, while other parts fall under Brgy. Matandang Balara. On paper, it may feel like one subdivision. But for tax purposes, these areas may fall under different BIR Revenue District Offices and different zonal value schedules. That matters. For example, Ayala Heights in Brgy. Pansol is cu

A few years ago, I was in an outlet mall in the US. For some reason, one of the things on my “must buy” list was the iconic Polo Sport Eau de Toilette by Ralph Lauren. Maybe it was nostalgia. Maybe I smelled it somewhere years ago. But the scent instantly brought me back to my adolescent years. Strange how fragrances can do that. Anyway, I walked into the first perfume store I saw. The bottle was on sale, so I bought it immediately. Mission accomplished. After that, I went ba

Once upon a time, a broker received a call from one of his top clients. The client explained that she was already in the process of buying a pre-selling unit through an in-house broker who happened to be a family friend. But before finalizing the purchase, she wanted a second opinion. The broker gave his advice. The client listened. Some time later, the broker received an unexpected call from the in-house agent. Apparently, the client wanted the commission credited to him ins

One of the most common misconceptions I still hear in RE taxation is this: “A condo that has stayed vacant for more than 2 years automatically becomes a capital asset, so its sale is no longer subject to VAT.” I’ve heard this argument from brokers, accountants, and even lawyers. The confusion usually comes from BIR Revenue Regulations (RR) No. 7-2003, which discusses “idle” assets. Yes, the RR says that ordinary assets may be converted into capital assets if they have not bee

You know how absurdly long the payee details for real estate tax manager’s checks can get? Something like: “BPI ROCKWELL BRANCH FAO BUREAU OF INTERNAL REVENUE IFO MARIA THERESA BELINDA A. GURANGO TIN 000-000-000” (For those unfamiliar, FAO means “For the Account Of” while IFO means “In Favor Of.”) In one transaction, the bank even complained that the payee details were too long for their system’s check writer. So when I first heard that Landbank would accept checks payable si

So how do sellers and buyers avoid DB-type brokers? 1. Learn how to spot them. DB-type brokers usually sound smooth at the start. They throw around phrases like “sure buyer.” They make everything look frictionless because their priority is speed. One major red flag is when they discourage legal review or make you feel guilty for consulting a lawyer—because many brokers know that lawyers often complicate, or even derail deals. A proper broker should welcome due diligence, not

Last week, a random person emailed us regarding a planned property acquisition. Person: “I read one of your FB posts regarding the Certificate of Non-Tenancy requirement. I’m buying a condo with parking, but the building admin said a Certificate of Non-Tenancy cannot be issued because the seller rented out the unit. My agreement with the seller is that I shoulder all taxes and fees from the DOAS until the Tax Declaration is transferred to me. Is there anything that can still

Broker: Juan, quick question. I’m about to close a deal tomorrow and the owner can’t find the original Tax Declaration. Is that a problem? Juan: Not necessarily. For title transfers, what’s usually required is a CERTIFIED TRUE COPY of the Tax Declaration from the City Assessor’s Office — not the owner’s physical copy. The reason is simple: assessment values get updated from time to time, and owners are often notified without being issued a new physical copy immediately. In ma

Obsolescence in real estate happens when a property loses value because its features, design, or functionality no longer match current standards or buyer preferences. This is different from a building’s economic life. A building may physically stand for another 50 years, yet parts of it may already feel outdated or inefficient compared to newer developments. Here are a few examples of condo features that gradually became obsolete: 1. Centralized Air-Conditioning Systems Many

Here’s a look at the long-term compounded annual growth rates (CAGR) of some of the country’s top villages based on 1990 to 2025 values. You can read these numbers in a few ways. First: If you already own property in these villages, this is an exceptional outcome. You’ve compounded wealth at roughly 10%–14% annually over 35 years. That’s difficult to replicate consistently, even in financial markets. For context, long-term equity returns like the PSEi tend to come in lower, a