99-Year Land Lease in the Philippines – The Real Legal Framework (2025)
5 min read
Long-term land lease in the Philippines: current legal framework RA 7652 (50 years + renewable 25, i.e. 75 years max). Explanations, costs, procedures and alternatives.
99-Year Land Lease in the Philippines – The Real Legal Framework (2025)
2025 legal update (official sources): as of today, there is no Philippine law allowing a 99-year land lease for foreigners. The general legal framework is the Investors' Lease Act – RA 7652 (1993) which authorizes a 50-year lease renewable once for 25 years (i.e. 75 years maximum). Leases on public lands generally follow a 25 years renewable 25 scheme. References to "99 years" stem from commercial misunderstandings or very specific situations that don't apply to common law.
Dreaming of having land in the Philippines? This guide explains the long-term leases actually possible (up to 75 years), costs and procedures, with verified legal references.
Key Takeaways
🏝️ Why Choose Long-Term Lease (50 + 25)?
Long-term land lease in the Philippines offers many advantages:
Advantages vs Disadvantages
| Advantages | Disadvantages |
| ----------- | --------------- |
| ✅ Very long duration | ❌ No definitive ownership |
| ✅ Quasi-equivalent rights | ❌ Uncertain renewal |
| ✅ Reduced cost | ❌ Dependence on owner |
| ✅ Transfer possible | ❌ Contractual restrictions |
📋 Types of Contracts Available
1. Simple Lease Agreement
2. Long-Term Lease Contract (RA 7652)
3. Lease with Purchase Option
💰 2025 Costs and Rates (indicative)
Rates by Region
| Region | 500m² Land | 1000m² Land | 2000m² Land |
| -------- | ------------ | ------------- | ------------- |
| Manila | 15,000-25,000 PHP/month | 25,000-40,000 PHP/month | 40,000-70,000 PHP/month |
| Cebu | 8,000-15,000 PHP/month | 15,000-25,000 PHP/month | 25,000-45,000 PHP/month |
| Davao | 5,000-10,000 PHP/month | 10,000-18,000 PHP/month | 18,000-30,000 PHP/month |
| Iloilo | 3,000-8,000 PHP/month | 8,000-15,000 PHP/month | 15,000-25,000 PHP/month |
| Palawan | 4,000-12,000 PHP/month | 12,000-20,000 PHP/month | 20,000-35,000 PHP/month |
Additional Fees
| Fee Type | Amount | Description |
| ---------- | -------- | ------------- |
| Notary | 10,000-25,000 PHP | Drafting and registration |
| Registration | 5,000-10,000 PHP | Land office |
| Transfer tax | 1.5% of annual rent | Local government |
| Insurance | 2,000-5,000 PHP/year | Land protection |
| Maintenance | 1,000-3,000 PHP/month | Upkeep and security |
💡 Expert tip: Plan a budget 20-30% higher for additional fees.
🏗️ What Can You Build?
Authorized Constructions
Residential:
Commercial:
Agricultural:
Important Restrictions
❌ Prohibited:
⚠️ Conditional:
📝 Procedures and Steps
1. Land Search
Where to look:
2. Contract Negotiation
Key points to negotiate:
3. Signature and Registration
Required documents:
Timelines:
⚖️ Legal Aspects
Tenant Rights
✅ Authorized:
Legal References (to consult)
🎯 Our Expert Advice
Before Signing
1. ✅ Verify the owner: Authentic property title
2. ✅ Consult a lawyer: Specialized in real estate law
3. ✅ Visit the land: Several times, at different times
4. ✅ Negotiate firmly: Price, conditions, guarantees
5. ✅ Plan ahead: Renewal, transmission
🎬 Conclusion
Long-term land lease in the Philippines is an excellent solution for expats who want to settle permanently without the constraints of real estate purchase. With a well-negotiated contract and extended rights, you can enjoy tropical land for up to 75 years.
Ready to find your ideal land? Contact us for personalized advice!
---
Frequently asked questions: Check our other articles
Next steps: