5 Essential Checks for First-Time Land Buyers in the Philippines

Geneva Rose Morata
Oct 14
3 min read

1. Verify the Land Title and Legal Ownership

The most important document when buying land is the Transfer Certificate of Title (TCT) for titled land, or Original Certificate of Title (OCT) for original landowners. This proves who legally owns the property.

First-time buyers should:

Obtain a Certified True Copy (CTC) of the title from the nearest Registry of Deeds or through the LRA eSerbisyo portal: https://eserbisyo.lra.gov.ph
Check for security features like watermarks, serial numbers, and seals to verify the authenticity of the title.
Ensure the seller’s name matches the title and verify that there are no annotations for mortgages, liens, or legal encumbrances on the back page.
Deal only with the legitimate owner or an authorized representative with a valid Special Power of Attorney (SPA).

2. Conduct Lot Location Verification via a Survey Plan

One of the most overlooked steps is confirming that the physical land matches the one stated in the title. A licensed geodetic engineer should verify this by checking the property boundaries and survey plan.

Make sure that:

The survey plan matches the technical description on the title.
The lot is accessible (e.g., roads, pathways, or public right of way).
The area is suitable in terms of terrain, slope, and flooding risk.
The survey plan is approved by the Land Management Bureau (LMB) or Department of Environment and Natural Resources (DENR).

This step helps avoid disputes over boundaries or buying land that’s different from what was promised.

High angle view of a residential area in the Philippines

3. Check Zoning and Land Use Restrictions

Local governments in the Philippines enforce zoning ordinances that define how land can be used—residential, commercial, agricultural, industrial, etc.

Before you buy, visit the City or Municipal Planning Office and request a Zoning Certificate to ensure that:

The land is legally allowed for your intended use (e.g., building a house).
The area is not in a protected, no-build, or environmentally restricted zone.
Future developments won’t negatively affect your property’s value or livability.

Ignoring zoning laws may result in fines or denial of building permits.

4. Ensure Real Property Taxes and Other Dues Are Updated

Ask for a copy of the latest Tax Declaration and verify with the Municipal Assessor’s Office that Real Property Taxes (RPT) are fully paid.

Important reminders:

Unpaid taxes become the liability of the new owner after the sale.
Ask the seller to settle any dues before closing, or have a notarized agreement if taxes will be paid post-sale.
A Real Property Tax Clearance Certificate may also be required for title transfer.

5. Evaluate Neighborhood, Safety, and Accessibility

While not always a legal requirement, the location’s surroundings play a major role in your quality of life and future resale value.

Check if the land is near:

Schools, hospitals, public transport, markets, or major roads.
Safe and well-developed communities.
Upcoming infrastructure or government projects that may increase the land’s value.

Doing a site visit and talking to neighbors or the barangay officials can help you make an informed decision.

Final Tips for First-Time Land Buyers:

Visit government offices personally for verification (LRA, Assessor’s Office, Planning Office).
Hire a licensed real estate broker, lawyer, or geodetic engineer to guide you.
Do not rely solely on verbal promises or unverified documents.