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 A building may physically stand for another 50 years, yet parts of it may already feel outdated or inefficient compared to newer developments.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

On August 23, 2010, the Manila hostage crisis unfolded in full view of the world. A dismissed police officer, Rolando Mendoza, hijacked a tourist bus in Manila. The standoff lasted roughly 10 hours. He released several hostages during the ordeal, but the situation deteriorated after his brother was detained by authorities. By the end, 8 hostages were killed. It was a tragedy and a defining moment that damaged the country’s global image. But here’s the part that matters for th

Broker: Juan, I have a client who’s a lessor but not VAT-registered. If he sells the property, shouldn’t the sale be exempt from VAT? Juan: What kind of property? Broker: It’s a building with rooms being rented out. Juan: Then the sale can still be subject to VAT. See, VAT isn’t determined solely by your current registration status as “non-VAT registered.” It’s based on whether your transactions cause you to breach the VAT threshold. Since the property is used in business, it

Remember this story? My client had a simple fix for it. From Old Post: Once upon a time, a broker closed a deal and was tasked to transfer the title to the buyer’s name. The sellers were based abroad. Years prior, during a visit to the Philippines, they executed a Special Power of Attorney (SPA), authorizing a relative to sign on their behalf. Everything was complete. Documents were in order. Then came submission. The person in authority glanced at the SPA… paused… and said:

In banking, staff are required to operate out of a “backup office” for a week each year—a site located far from the main headquarters, designed to take over if something catastrophic happens. It’s part of Business Continuity Management. Most hated it—seeing it as wasted office space, idle equipment, and lost time. Preparing for a scenario that feels… unlikely. Until 2020. --- BCM exists for one purpose: to make sure the institution survives. --- Now bring that into real estat

Early in my career, I thought I had a breakthrough strategy: destroy the benchmark. If success in brokerage is driven by inventory, then the fastest way to win is simple: get more listings than everyone else. The top brokers I spoke to had: 300+ listings The very best broker? Around 800 quality listings Not all are direct, some are co-marketed. But with that scale, probability works in your favor. So I asked: how do I get there faster? The idea: Lower the commission. Typical