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How To Compute For Registration Fees (Transfer of Title at Registry of Deeds)

The Registration Fee when you transfer a land title is one of the “hidden charges” that has to get paid when you purchase a property. Find out how to easily compute for it and I’ll even share our online registration fee calculator. Details below.

What are registration fees?

Registration Fees are paid for the registration of:

  • A deed of sale, conveyance, transfer, exchange, partition, or donation;
  • A deed of sale with pacto de retro, conditional sale, sheriff’s sale at public auction, sale for nonpayment of taxes, or any sale subject to redemption, or the repurchase or redemption of the property so sold;
  • Any instrument, order, judgement or decree divesting the title of the registered owner, except in favor of a trustee, executor, administrator, or receiver;
  • Option to purchase or promise to sell;
  • Any mortgage, surety, bond, lease, easement, right-of-way, or other real right or lien created or constituted by virtue of a district contract or agreement, and not as an incidental condition of sale, transfer or conveyance; and
  • The assignment, enlargement, extension or novation of mortgage or of any other real right, or release or mortgage, termination of lease, or consolidation of ownership over a property sold with pacto de retro.

Other Taxes and fees to consider

Usually, only the Capital Gains Tax (CGT) or Creditable Withholding Tax (CWT) are for the account of the seller (whichever is applicable).

You also need to check if Value Added Tax (VAT) is applicable.

The Documentary Stamps Tax (DST) on the sale of real property, Transfer Tax, registration fees, Information Technology (I.T.) fees, and all other expenses required to transfer the property from the name of the seller to the buyer are for the account of the buyer.

In order to avoid surprises, I suggest that you request for a computation of the expenses which are for the buyer’s account from your real estate broker (if you have one), or from the seller, including registration fees.

Where to pay

Registration fees are paid to the Register of Deeds or Land Registration Authority (LRA) where the real property is located.

When to pay

This is paid after the taxes on the sale of the property have been paid and the Certificate Authorizing Registration (CAR) and Tax Clearance (TCL) has been secured from the Bureau of Internal Revenue.

Take note that a CAR and TCL, once issued, should be presented to the Register of Deeds within two (2) years from issuance, otherwise it shall be deemed to have no effect and you will need to request for the issuance of a new CAR, following the requirements of Revenue Memorandum Order (RMO) No. 23-2010 dated March 15, 2010.

How to compute for the registration fee

To compute for the registration fee, you may refer to the registration fee table below, if the selling price does not exceed P1,700.00.00

If the selling price exceeds P1,700,000.00, You need to add P90 for every P20,000.00 or fraction thereof; In excess of P1,700,000.00, in addition to the fee of 8,796.00.

Registration Fee Table

Value of Consideration or Selling Price
More ThanNot ExceedingRegistration Fee
050021
5001,00030
1,000.001,500.0039
1,500.002,000.0048
2,000.002,500.0057
2,500.003,000.0066
3,000.003,500.0075
3,500.004,000.0084
4,000.004,500.0093
4,500.005,000.00102
5,000.005,500.00111
5,500.006,000.00120
6,000.008,000.00144
8,000.0010,000.00168
10,000.0012,000.00192
12,000.0014,000.00216
14,000.0016,000.00240
16,000.0018,000.00264
18,000.0020,000.00288
20,000.0022,000.00312
22,000.0024,000.00336
24,000.0026,000.00360
26,000.0028,000.00384
28,000.0030,000.00408
30,000.0035,000.00450
35,000.0040,000.00492
40,000.0045,000.00534
45,000.0050,000.00576
50,000.0055,000.00618
55,000.0060,000.00660
60,000.0065,000.00702
65,000.0070,000.00744
70,000.0075,000.00786
75,000.0080,000.00828
80,000.0085,000.00870
85,000.0090,000.00912
90,000.0095,000.00954
95,000.00100,000.00996
100,000.00110,000.001,056.00
110,000.00120,000.001,116.00
120,000.00130,000.001,176.00
130,000.00140,000.001,236.00
140,000.00150,000.001,296.00
150,000.00160,000.001,356.00
160,000.00170,000.001,416.00
170,000.00180,000.001,476.00
180,000.00190,000.001,536.00
190,000.00200,000.001,596.00
200,000.00210,000.001,656.00
210,000.00220,000.001,716.00
220,000.00230,000.001,776.00
230,000.00240,000.001,836.00
240,000.00250,000.001,896.00
250,000.00260,000.001,956.00
260,000.00270,000.002,016.00
270,000.00280,000.002,076.00
280,000.00290,000.002,136.00
290,000.00300,000.002,196.00
300,000.00310,000.002,256.00
310,000.00320,000.002,316.00
320,000.00330,000.002,376.00
330,000.00340,000.002,436.00
340,000.00350,000.002,496.00
350,000.00360,000.002,556.00
360,000.00370,000.002,616.00
370,000.00380,000.002,676.00
380,000.00390,000.002,736.00
390,000.00400,000.002,796.00
400,000.00410,000.002,856.00
410,000.00420,000.002,916.00
420,000.00430,000.002,976.00
430,000.00440,000.003,036.00
440,000.00450,000.003,096.00
450,000.00460,000.003,156.00
460,000.00470,000.003,216.00
470,000.00480,000.003,276.00
480,000.00490,000.003,336.00
490,000.00500,000.003,396.00
500,000.00520,000.003,486.00
520,000.00540,000.003,576.00
540,000.00560,000.003,666.00
560,000.00580,000.003,756.00
580,000.00600,000.003,846.00
600,000.00620,000.003,936.00
620,000.00640,000.004,026.00
640,000.00660,000.004,116.00
660,000.00680,000.004,206.00
680,000.00700,000.004,296.00
700,000.00720,000.004,386.00
720,000.00740,000.004,476.00
740,000.00760,000.004,566.00
760,000.00780,000.004,656.00
780,000.00800,000.004,746.00
800,000.00820,000.004,836.00
820,000.00840,000.004,826.00
840,000.00860,000.005,016.00
860,000.00880,000.005,016.00
880,000.00900,000.005,196.00
900,000.00920,000.005,286.00
920,000.00940,000.005,376.00
940,000.00960,000.005,466.00
960,000.00980,000.005,556.00
980,000.001,000,000.005,546.00
1,000,000.001,020,000.005,736.00
1,020,000.001,040,000.005,826.00
1,040,000.001,060,000.005,916.00
1,060,000.001,080,000.006,006.00
1,080,000.001,100,000.006,096.00
1,100,000.001,120,000.006,186.00
1,120,000.001,140,000.006,276.00
1,140,000.001,160,000.006,366.00
1,160,000.001,180,000.006,456.00
1,180,000.001,200,000.006,546.00
1,200,000.001,220,000.006,636.00
1,220,000.001,240,000.006,726.00
1,240,000.001,260,000.006,816.00
1,260,000.001,280,000.006,906.00
1,280,000.001,300,000.006,996.00
1,300,000.001,320,000.007,086.00
1,320,000.001,340,000.007,176.00
1,340,000.001,360,000.007,266.00
1,360,000.001,380,000.007,356.00
1,380,000.001,400,000.007,446.00
1,400,000.001,420,000.007,536.00
1,420,000.001,440,000.007,626.00
1,440,000.001,460,000.007,716.00
1,460,000.001,480,000.007,806.00
1,480,000.001,500,000.007,896.00
1,500,000.001,520,000.007,986.00
1,520,000.001,540,000.008,076.00
1,540,000.001,560,000.008,166.00
1,560,000.001,580,000.008,256.00
1,580,000.001,600,000.008,346.00
1,600,000.001,620,000.008,436.00
1,620,000.001,640,000.008,526.00
1,640,000.001,660,000.008,616.00
1,660,000.001,680,000.008,706.00
1,680,000.001,700,000.008,796.00

Source: lrafeeschedule1.pdf last retrieved from LRA’s website on November 22, 2021

Sample computations

1. With selling price not exceeding P1,700,000.00. What is the registration fee if the selling price is P1,000,000.00?

If the selling price is 1,000,000.00, the registration fee would be P5,546, based on the Registration Fee table.

2. With selling price exceeding P1,700,000.00. What is the registration fee if the selling price is P2,000,000.00?

Since the selling price is greater than 1,700,000.00, we need to add P90.00 for everyP20,000.00 or fraction thereof; in excess of P1,700,000.00, in addition to the fee of 8,796.00

Registration Fee = ((P2,000,000.00 – P1,700,000.00)/P20,000.00)xP90.00 + P8,796.00

=P10,146.00

Online Registration Fee Calculator

Here’s our Registration Fee Calculator which is based on the table above from the LRA. Simply enter the selling price and click the “Calculate” button to compute for the Registration Fee.

Note: This calculator is new and is still undergoing testing. I would appreciate any feedback. Thanks! ~ Jay Castillo

What to bring

Bring the following:

  • Owner’s duplicate copy of the Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT)
  • Deed Of Absolute Sale
  • Certificate Authorizing Registration or CAR
  • Tax clearance from the Office of the City/Municipal Treasurer’s office or assessor’s office
  • Transfer Tax Receipt and other supporting documents (In Quezon City for example, you also need to bring a Certification that transfer tax has been paid, and it has to have a security seal)
  • If the property is a condominium unit, you also need to submit a Certificate Of Management.
  • If you are If you are transacting on behalf of the owner, bring an authorization letter duly signed by the owner (if you have a notarized Special Power of Attorney (SPA), much better), plus a photocopy of the owner’s valid government-issued ID
  • Certified true copy of the Secretary’s certificate if the seller is a corporation

Other transfer fees to consider

Let me reiterate what I said earlier, there are other transfer fees you need to know, and these are as follows:

Who shoulders the transfer fee?

Usually, the major taxes like CGT, CWT, and VAT are shouldered by the seller, and all the rest (including the registration fee) are shouldered by the buyer.

However, it really depends on what is currently in place and/or what all parties have agreed upon. For example, all taxes and fees are shouldered by the buyer when buying foreclosed properties from Unionbank.

Cherry Vi M. Saldua-Castillo

Real Estate Broker, Lawyer, and CPA
PRC Real Estate Broker License No. 3187
PRC CPA License No. 0102054
Roll of Attorneys No. 55239
LinkedIn Profile
2021 Chapter President, REBAP-LMP

Text by Jay Castillo and Cherry Castillo. Copyright © 2008 – 2021 All rights reserved.

Full disclosure: Nothing to disclose.

References

1. LRA Fees Schedules last retrieved from LRA’s website on November 22, 2021

Photo of author
About Atty. Cherry Vi Saldua Castillo
Atty. Cherry Vi Saldua Castillo is a Lawyer (Roll of Attorneys No. 55239), CPA (PRC CPA License No. 0102054), Real Estate Broker (PRC REB License No. 3187), and Real Estate Appraiser (PRC REA License No. 6918). She was also the 2013 Internal Education Head of REBAP-LMP and 2015 REBAP National Legal Counsel. She's the 2021-2022 chapter president of REBAP-LMP.
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Leave a Comment

108 thoughts on “How To Compute For Registration Fees (Transfer of Title at Registry of Deeds)”

    • Hi Johna, ang tanong niyo po ba ay kung ano ang basehan ng Registration Fee pag donation of real estate? Since walang selling price ang Deed of Donation, posibleng Fair Market Value (yung nasa tax declaration) or Zonal Value ng BIR, whichever is higher. Itatanong ko rin si misis para sure. Pwede din kayo magpa-assess sa ROD para sure.

      Reply
  1. good day, thank you for this article, medyo naliwanagan ako sa process.
    question lang po, nabayaran na namin ung inheritance tax, pati dun sa city hall/registration of deeds, pero di daw matransfer yung title since may kaibahan ng konti sa apelyido ni mama, uncle and ng sister nila.
    Pero meron naman na kaming documents na nagpapatunay na c mama & uncle yung heirs ni tita. sabi nung sa city hall need daw namin iraise sa korte and kumuha ng private lawyer.

    Reply
  2. Hi, thank you for this very useful article. If I am simply transferring my mortgage from Bank A to Bank B, do I have to pay registration fees for the annotation of mortgage? And does it follow the fee schedule above? e.g. PHP10M loan = PHP46K reg fee?

    Reply
    • HI Mateo, thanks for the kind words.

      With regard to transferring a mortgage, this is all I can find in LRA’s schedule of fees under Section C.16:

      “16. Registration fee – For the registration of a deed of sale, conveyance, transfer, exchange, partition, or donation: a deed of sale with pacto de retro, conditional sale, sheriff’s sale at public auction, sale for non-payment of taxes, or any sale subject to redemption, or the repurchase or redemption of the property so sold: any instrument, order, judgement or decree divesting the title of the registered owner, except in favor of a trustee, executor, administrator, or receiver: option to purchase or promise to sell: any mortgage, surety, bond, lease, easement, right-of-way, or other real right or lien created or constituted by virtue of a district contract or agreement, and not as an incidental condition of sale, transfer or conveyance: the assignment, enlargement, extension or novation of mortgage or of any other real right, or release or mortgage, termination of lease, or consolidation of ownership over a property sold with pacto de retro: where no specific fee is prescribed therefore in preceding paragraphs, the fees shall be based on the value of the consideration in accordance with the following schedule”.

      It seems it is an exception but due to the excessively long paragraph, it is hard to be 100% sure.

      If applicable, and if the selling price is Php10m, the Reg Fee is Php46,146.00

      Again, since there is technically no sale and you will remain as the registered owner when you transfer the mortgage, it appears to be an exception in your case (“divesting the title of the registered owner” will not happen), based on Section C.16. My suggestion is to confirm by getting an assessment from the LRA/RD office that covers the location of your property.

      Reply
  3. Hi Atty.
    Greetings!
    With regards to the registration fee and transfer tax are the above the latest/percentage/computation?
    Thank you

    Reply
  4. Hi Panyera!

    Just wanted to ask this: what if the instrument was an Extrajudicial Settlement of Estate, how should we compute the registration fees or processing fees? 🙂

    Thank you!

    Reply
    • Good day Malou, kahit may existing mortgage, yung selling price na nasa deed of sale pa rin ang basis ng registration fee. Check niyo sa table sa taas kung magkano ang registyration fee depende sa selling price.

      Reply
  5. Magkano po LRA Registration fees kapa subdivision po ng lupa thru Donation?
    Sample po is 1 titile-100sqm Area hahatiin po sa 4 tig 25sqm. bale magiging 4 na title sya.
    Market Value po is 396,920.
    magkano po kaya aabutin ang Registration fee and IT Fees.
    TIA

    Reply
    • Hi L.A., if assume natin na yung market value ay i-divide na rin natin by 4, magiging Php99,230 ang market value/selling price per title. Based sa table, bale Php996 ang registration fee per title, so multiply by 4 = Php3,984 and total registration fees. Yung IT fees assume natin na 3,000 isa, so bale Php12,000.

      Suggestion ko, pasyal kayo sa RD para magpa-assess para mas sigurado ang estimate ng registration fees at IT fees.

      Reply
  6. Good day! I would like to ask if its ok to have a lawyer notarized the documents holds office from another city or area of the where the parcel of land is located? Thank you!

    Reply
    • Hi Katherine, I believe this is not required. For example, I just checked our Deed of absolute sale for a property we purchased in Quezon City, and it was notarized by a notary public that holds office in Makati.

      Reply
  7. Hi! What if the Deed of Sale was made 30 years ago but is about to be registered this year, would there be a penalty? How could we compute for the penalty? Thank you in advance.

    Reply
    • Hi! Before the Deed of Sale was made, taxes were paid. After the sale, taxes are not yet paid. Thank you in advance.

      Reply
      • Hi Lance, if you are referrring to Real Property Tax or Amilyar, malaki na ang penalty if 30 years unpaid, and baka nga na auction na yan sa tax delinquent property auction. Pwede mo check sa City Treasurers office.

        Kung notarized yung Deed of Sale, kailangan na rin bayaran ang Capital Gains Tax (CGT), Documentary stamps Tax (DST), Transfer Tax, etc. Notarized na po ba yung deed of sale? If yes, 30 years ago po ba? Anlaki na po ng penalty nun. Para may idea po kayo, eto penalties for late payment ng CGT:

        1.A surcharge of twenty five percent (25%) for each of the following violations:
        a. Failure to file any return and pay the amount of tax or installment due on or before the due dates;
        b.Unless otherwise authorized by the Commissioner, filing a returnwith a person or office other than those with whom it is required tobe filed;
        c.Failure to pay the full or part of the amount of tax shown on thereturn, or the full amount of tax due for which no return is requiredto be filed on or before the due date;
        d.Failure to pay the deficiency tax within the time prescribed for itspayment in the Notice of Assessment.

        2. A surcharge of fifty percent (50%) of the tax or of the deficiency tax, incase any payment has been made on the basis of such return beforediscovery of the falsity or fraud, for each of the following violations:
        a.Willful neglect to file the return within the period prescribed by theCode or by rules and regulations; or
        b.In case a false or fraudulent return is willfully made.

        3.Interest at the rate of twenty percent (20%) per annum, or such higher rate as may be prescribed by rules and regulations, on any unpaid amount of tax, from the date prescribed for payment until the amount is fully paid.

        4.Compromise penalty

        Iba pa po ang penalty for the other taxes (DST, Transfer Tax, etc.)

        Reply
  8. Hi po, nag pa transfer of title po ako nagbayad ako sa seller ng 48K dahil sa kanya ko na pina asikaso, unfortunately humihingi ng additional fee ang seller 60K dahil naabutan dw ng covid This is Lot only… location in Pandi Bulacan, 130 sq.m. ang the selling price is 180,000.00, Please help me

    Reply
    • Hi Jane, 60K dahil sa Covid? Bakit daw? Ang naisip ko lang na pwedeng dahilan ay na-delay at hindi umabot sa mga deadline kaya nagkapenalty sa payment ng taxes. Suggestion ko po ay ipa-itemize niyo para alam niyo saan nanggaling yung Php60K na additional. Good luck po at sana ay maging maayos ang lahat

      Reply
  9. Hi po, nag pa transfer of title po ako nagbayad ako sa seller ng 48K dahil sa kanya ko na pina asikaso, unfortunately humihingi ng additional fee ang seller 60K.. Lot lg po ito… location in Pandi Bulacan, 130 sq.m. ang lot and the selling price is 180,000.00, Please help me.

    Reply
  10. Hi good day. Kapag kasama na po ba sa TCP yung VAT hindi na po mag babayad ng CGT or CWT? or separate pa po yun sa VAT?

    Thank you po in advance

    Reply
  11. Gud evening po
    ..nakabili po ako ng lupa at pinagawan nmin nd deed of sale..yung benenta skin n lupa ay pinamana s kanya at may deed of extra judicial settlement of the state at notaryado po s city of manila..nung mgbabayad ako s BIR ng cgt at dst, sabi kelangan daw ipaverify ung deed of extra judicial settlement..nung pinaverify ko s city hall of manila, sabi ng verifier wala daw pong file at ndi naisubmit ung deed of extra judicial settlement n notaryado..papaano po kaya un at ano po magandang gawin dun para maitransfer..salamat po

    Reply
  12. Good afternoon po. When I acquire a

    house and lot (duplex) in cavite thru a loan from nhmfc payable in 25 years, the title is still in my name and in the name of the other person owning the other half. We owned 75 square meters each. I had fully paid my loan however nhmfc would not release my share of the title until the owner of the other half would fully paid her share. But per record of said agency, no payment has been made by the other owner since the loan takeout meaning for 25 years. What should I do to get my share of the title? What are the requirements for splitting of the title?I have no contact with the other owner if there is a need for her signature in the documents. How can I demand my copy of title from nhmfc?

    Reply
  13. good day , magpapatulong lang po sna aq ,magpapacompute kung magkno magagastos q lahat,
    TCP:1,000,000.00
    dto lang po sa bacoor city ,cavite
    aq po magsshoulder ng capital gain tax..

    Reply
    • Nasa 86k po

      Capital Gain Tax 6% = 60,000.00
      DST 1.5% = 15,000.00
      Certification Fee = 130.00
      Transfer Tax = 5,000.00
      Registration Fee = 5,546.00
      Transfer Tax Dec = 50

      Total = 85,726.00

      Reply
  14. Good day! Please enlighten me about my queries. This is a bank financing loan.

    The real state loan was fully paid already. The messenger handed to me the transfer certificate of title with still the annotation at the back and the cancellation of real state mortgage is not notarized. I was told by the bank branch head to go to registry of deeds for the cancellation of real state mortgage. Will I be the one to pay for the notarial service and go to registry of deeds for the cancellation of real state mortgage?

    Thank you.

    Reply
    • Yes Raine, the borrower is usually the one who shoulders the notarial fee for the cancellation of the real estate mortgage. Once notarized, the buyer (or your broker) will present this to the Registry of Deed for the cancellation of the mortgage.

      Reply
  15. Hello po. Ask ko lang po magkano kaya estimate magagastos sa title transfer. Bali un property po is house & lot na me extra lot kaya two titles po sya and TCP total is 7M, 5.5M un house & lot plus 1.5M un extra lot. Seller does not want to shoulder to CGT, buyer daw po magsoshoulder lahat kasi net daw po price nila. Is this legal na ayaw magshoulder ng CGT ni seller. Salamat po sana me makuha ako sagot para me idea lang po magkano aabutin. Thank you.

    Reply
  16. Hello po. Ask lang po sana ako ng estimated cost for transfer. The TCP is a total of 6.5M two titles po sya, one is house & lot na 5M and the other is extra lot na 1.5M. Magkano po kaya aabutin, possible po ba na i-under value po para mas mababa gagastusin sa pag transfer. Ayaw po kasi mag shoulder ni seller/developer ng CGT, sa buyer daw po lahat gastos. Kaya bago sana ituloy un transaction e magkaron ng idea magkano abutin. Salamat po sa sagot.

    Reply
  17. hi sir, ask ko lang po but meron pa pong ibang computation sa registry of deeds aside from the table above na na mention nyo, meron po bang ganun sir? bali bumili po ako ng lupa at bahay worth 1.7m and when i went to pay for the registration kasi yun na lang po yung last na gagawin for titling na then po pinacompute ko kung magkano ang binigay po is around 22,000 po kasama na po dun yung 8,796.00. pls reply asap, tnx po.

    Reply
    • Ang laki naman po ng nadagdag. Baka po may nasa titulo na ipapacancel (for example, cancellation of mortgage, etc), although parang sobrang laki pa rin. Hingi na lang po kayo ng breakdown. Yung IT fee, usually 3K din.

      Reply
  18. Hello, asking for your inputs regarding this. We’re planning to buy a house and lot (Php 2, 444, 530) and based dun sa payment terms, there’s a 12% processing fee( Php 293,343.60) para daw dun sa title transfer, utilities and pag ibig application. Kung ibabased ko sa computation above for registration of deeds,
    Registration Fee = ((P2,444,530.00 – P1,700,000.00)/P20,000.00)xP90.00 + P8,796.00 = Php 12, 146.39

    Other than this, ano pa po ba ung need iconsider na may expected gagastusin kapag magpurchase ng bahay? Ang how much is yung expected for application ng utilities(electric and water) and pag ibig loan application?

    Hoping someone could enlighten me. Thanks!

    Reply
    • Hi Nick,

      In addition to the registration fee at the registry of deeds which you have already computed, the following also have to be paid:

      1. If you will shoulder Capital Gains Tax, this is the biggest at 6% of selling price or zonal value or fair market value, whichever is higher. However, this is usually shouldered by the seller. All the rest are usually shouldered by the buyer.
      2. Documentary Stamps Tax or DST: Php15.00 for every 1,000 of tax base or fraction thereof. Tax base is selling price or zonal value or fair market value, whichever is higher

      Reply
      • Hi Jay,
        Thanks for the feedback. So i made some research and this is what i found out that the buyer usually pays when purchasing property(correct me if i am wrong)
        1. Documentary Stamps Tax(DST) – 1.5% of the selling price or zonal value whichever is higher
        2. Transfer of title – 0.25 – 0.75% of the selling price
        3. Registration fee ( which i did earlier computation)

        All in all if i am to estimate based on our target property, the total would be around Php 67K. So im really wondering, is the seller asking too much when it comes to processing fee? Note that this includes utilities and pag ibig application as well but im not really sure how much it cost for new application.

        Or is it better if i personally do the registration and stuff rather than letting the agent/developer do it to save in the fees?

        Thank you in advance!

        Reply
  19. Hi po updated po ba ito ngaung 2017? Plano po namin bumili ng condo unit ant TCP po nya ay 3.5m at mag ddown po kami ng 300k. Gusto ko po sana itanong kung paano i compute ang CCT or pag transfer sa amin ng title dahil binigyan kami ng quote ng agent na mahigit 300k.. salamat po

    Reply
  20. Hi! may concern po ako regarding sa bahay na pinareserve ko last week. Meron po akong bbyran s builders ko na 92000 for downpayment po un, payable ng 15 months, tapos po may additional po silang pinapabyaran sakin na 23,410 pesos para sa “Estimated Finance Charges” para daw po yun sa pag aasikaso ng papers ko sa Pag-Ibig at titulo… tanong ko lang po reasonable po ba ung ganung klaking amount para mag asikaso ng papeles ko? Dapat po ba na magbayad pa ako para sa pag aasikaso ng agent ko sa Pag-Ibig? Thanks po.

    Reply
  21. Hi, may binili po kaming commercial lot ang area po nya ay 470 square meter. It cost 3,316,320.00 pesos. Mga magkano pa po ba ang babayaran namin sa pag tranfer ng titulo at ano po ang mga ito? Looking forward for your reply. Thank you

    Reply
  22. Hi sir ,bibilili po. Sana kami ng lots kaso under processing pa po ung CAR, gusto po ng Real state na bibilhan namin kami ang mag process ng CAR pero under pa ng name nila. It’s possible ma transfer sa pangalan ko and Title?

    Reply
  23. Hi! How much na po per square meter na land kung ang location ay sa looban pa ng barangay if I will build a small house like bungalow with 2 bed rooms, 1living room, 1 dining room, 1 kitchen,1tb tipically not that expensive materials because not really rich I mean simple lang thank you.

    Reply
    • Hi Jeff, at the moment ang estimate ay between Php15,000 to Php20,000 per sqm of floor area, pero depende pa rin sa contractor na makukuha mo. Dapat mas mura kung taga diyan malapit sa property niyo yung contractor.

      Reply
  24. Hi good i would like to ask if how much it will cost me to transfer a land property into my name ? the price of the land is 360,000. Thanks for answering my queries in advance

    Reply
  25. Hi Im very confused now. I’ve been to Bacoor Cavite yesterday and I paid all ths necessary fees. Now I’m just wanted the land title will be transferred to my name. I thought the last payment was transfer tax and now ive learned I have to pay to the registry of deeds. How would I find out how much or the percentage of what I’m going to pay before I get there. The land is register at trece martires city. Your help will be greatly appreciated. Thank you

    Reply
  26. Hi po,ask ko lng po ung nabili ko n lot po kc eh 2 ang title..amount po ng lot 458,400..question ko po, bt po nung nagbayad ako s LRA 6,554 po aside p po ung s city hall n 3,900.. para saan po b unat ang laki? Tnx po

    Reply
  27. Hello, my father died 16 years ago. May property po Lolo at lola ko pero di pinapaalam sa amin ng mga kapatid bg daddy ko until we found it out that they sold some of the property without our knowledge and giving our shares as the heirs of my father.

    My question: (1) pede po ba kami maghabol? (2) ano po dapat namin gawin para ipaalam nila sa min ung ibang property?

    Reply
  28. Hi, tinanong lang po ako kung magkano ba ang bayad pagmag patitle ng land. Kasi ang lupang ito at declaration lang po. Buo naman ito at napatransfer na sa pangalan ko.

    Reply
  29. Hi, ang price po ng property n nkuha namin is 348000, pero ang computation s registry of deeds marikina is 3,020.96 for LRA fee and another 3,668.01 for IT service fees…tama po ba ito? Masyado po kasi ata malaki..thanks

    Reply
    • Hi Heidi, baka in addition sa reg fee na Php2,496 (based sa table), may additional fees pa, kaya umabot sa Php3,020.96. Hingi po kayo ng break-down. Yung IT fee, between 3K to 4K po talaga yon.

      Reply
    • Whais IT fee. I bought land without improvement 240k from the bank then my sister bought it with me for 80k how much us the registration fee now for them. It just one title 2 transfer.

      Reply
  30. Hi mam,
    Meron po ako nabili na condo unit with assumption mortgage in Pagibig how much po magiging cost of the following expenses if the selling price of the unit is PhP 397,000.00. Sana po matulungan nyo agad ako.
    Capital Gain Tax
    Documentary Stamp Tax
    Transfer Tax
    Notarized Deed of Absolute Sale
    Registration Fee
    Transfer of Title
    Other Expenses

    Reply
  31. Hi mam,

    Meron po ako nabili na condo unit with assumption mortgage in Pagibig how much po magiging cost of the following expenses if the selling price of the unit is PhP 397,000.00. Sana po matulungan nyo agad ako.

    Capital Gain Tax
    Documentary Stamp Tax
    Transfer Tax
    Notarized Deed of Absolute Sale
    Registration Fee
    Transfer of Title
    Other Expenses

    Reply
  32. Hi,

    Is the Documentary Stamps Tax, Transfer Tax, and Registration Fee must be shoulder by buyer or its depends on our agreement?
    At the LOI signed by both seller and buyer, there is a clausal “Documentary Stamps Tax, Transfer Tax, and Registration Fee by seller. now the agent is pursuing me to pay that fee, she told me that is require by Law, must be pay by buyer.

    Can i defend back by using the LOI signed by both party?

    Reply
  33. hello poh, may naregister po ako na title last week palang, collateral nang client namin na ang avail nang 600,000 loan. 28 months napo siyang hindi bumabayad. pwede napo ba ipa foreclose yung property

    Reply
    • HI Ms. Hazel, the usual would be Creditable Withholding Tax or Capital Gains Tax (whichever is applicable… 6% of selling price, zonal value, or fair market value, whichever is higher), Documentary Stamps Tax or DST (1.5% of selling price, zonal value, or fair market value, whichever is higher), and Transfer Tax (from 0.5% to 0.75% of selling price, depending on LGU). Usually, the seller only shoulders the major tax (CWT or CGT), and all the rest are for the buyer.

      Reply
  34. May i know the LRA or BIR computation for a land i sold which is 48 sq.meter amounting to Php 24,000.00 and with a market value of 1,900.00 as per municipal computation my problem is i sold it since 2011 and notarized also the deed of sale year 2011,i decide to transfer now on my name can you give me a simple computation and idea how much i will pay including the penalty .please ..Thanks

    Reply
    • Hi Shanu, the standard rate I encountered before was between 0.5% to 1% of the selling price on the deed if sale (this rate would obviously be very expensive for your transaction).

      However, I have found notary publics that charge a standard fee of Php1,000 regardless of the selling price (they go for volume and are located near the bank/lending institution’s office. If you are transacting with a bank/lending institution, ask them for a referral, they usually know them.

      Reply
  35. I recently bought a condo unit in QC priced at 3.2M. Seller already paid cgt of 6% while we have paid 1.5% docu stamp fee. Now broker is asking for 0.75% (or 24,000) fee for transfer tax although upon research it should only be 0.5% transfer tax. He’s also asking for another 20,000 or so for LRA registration (for transfer of name from seller to owner). I feel like I am being scammed somewhat. Hope you could give me advice on this.

    Reply
    • Hi Pheobe, I’m really sorry for the late reply. For what it’s worth (and for others in a similar situation) my suggestion is to show the results of your research and ask why he/she is charging you this much and keep silent while he/she explains… 🙂

      Reply
  36. Hi. Can the LRA fess be paid in checks? Or does it need to be payable in cash lang? If yes for the check, what will i put to the payee part? Pls advice. thanks

    Reply
    • Hi Ms. Mai, you can also make check payments, the payee is REGISTRY OF DEEDS OF (City or Municipality where the RD is located). I also suggest you get an assessment at the RD to get the exact amount and payee information

      Reply
  37. Hi Ma’am, just want to ask you about registration fee, i’m a little confused right now. I bought a condo unit and one of the fees i paid for is the Registration fee. Once i completed the full downpayment, i will transfer it to a bank home loan. One of the bank charges during the loan application is the Registration fee. Do i need to pay again the Registration fee charged by the Bank? Or should the Registration Fee i paid to the Developer should cover it all? Thanks in advance.

    Reply
  38. Hi Atty. Cherry! As I was looking for an answer to my questions about Transfer of Deeds, I happened to see your post ånd I found it really helpful. My husband and I bought a small house. We applied for a PAGIBIG loan and it was granted and now, we need to transfer the land title to our names. As per our developer/agent, they will be the ønes to fix everything for us ånd we just need to pay for †he processing fees but I think they are charging us too much. I spoke to my dad’s friend, who happens to work in BIR. She confirmed what I think about the developer. here’s the breakdown. I hope you can enlighten me… please… Thanks!
    Selling price of the house and lot: 1,186,000.00
    additional processing fee: 30,000
    total contract price: 1,216,000.00
    documentary stamps: 17,765.00
    transfer tax (3/4 of 1% of SP): 8,857.50
    realty tax: 0
    registry of deeds: 10,046.00
    IT Fee: 3,875.00
    Misc. ƒee (tax dec., assessor’s office, etc.): 10,500
    documentary stamp for LMA: 1,825.00
    RD rate: 5, 286.00
    Notarial fee: 500
    IT fee on LMA: 1,937.00
    Transfer tax declaration: 1,000
    Total processing fee of TCT: 61, 592.00

    Please let me know… Thanks!

    Reply
  39. Good day! How many days is the releasing of the new title in the name of the new owner from the time the documents are submitted and the registration fee is paid? Thank you. I just submitted today, May 13, 2014.

    Reply
  40. Hi my mom wants to transfer title to me her daughter. In terms of amount to be paid – which will be better – Deed of Donation or Deed of Sale ?

    Reply
  41. gud day ms cherry my partner buy a unit in edsa grand residences in qc which is 3 bedroom unit as nw we still not full payment when we get the paper for move in fee it show there that the title transfer fee is cost 208,000 it times by 3% for the 47.something of square meter.my partner been surprised for that he said that he don believe that for transfer title is will cost 208,000 my agent said it is also already got discount supposed to be she said is 4.75% is it true that ms cherry tat cost of title fee is so much big money and it say the paper tat it will pay that in the management in edsa grand realty.

    Reply
    • let say the lot cost 250k + house cost 1M = 1.250M it only cost less than 45K
      let’s assume that the cost of house and lot are 2M, based on my experience in work the cost for 2M is only less than 65K. So be careful

      Reply
  42. Sir/Madam, I’m taking a 5-year housing loan (parking lot) of 702,000.00 – which is the 80% balance of its TCP of 877,500.00. The bank is asking me to pay for the following –
    Handling Fee: 5,000.00
    Notarial Fee: 500.00
    Documentary Stamps on Tax: 3,510.00
    Registration Fee: 16,520.00
    Annual MRI Premium: 3,384.50

    I find the registration fee quite excessive and way beyond the above Table on this page. What do you think please? Thanks so very much.

    Reply
  43. I wanna ask how is the computation for real estate mortgage for the registration at the Registry of Deeds, we are only just getting P 150,000 loan, Thank you

    Reply
  44. Greeting,Madam you might help us to sell a property of our friend in Pasong Tamo makati near makati cinema square a prime lot and it’s 1064 sqm selling price 230M. Clean title. And the tagaytay lot property 7.3hectares before picnic groove it’s a prime lot also..pls. Contact me I will give the docs and details.if your interested my names Mark Medina thank you and God Bless.

    Reply
  45. Hi!

    I saw this site very helpful on what’s troubling me right now.

    My developer gave this computation of the Registration Expenses for the transfer of title for the condo unit i brought worth almost P1.3M. I’m about to transfer my in-house loan to a bank loan which has been approved.

    Transfer Tax: 9,514.64
    Registration of Sale: 34,599.36
    Doc Stamps: 19,035.00
    Processing Fee: 5,000.00
    TOTAL: 68,149.00

    My question is what is the Registration of Sale? Is that different from the Registration Fee which, as I see on this site, is far way cheaper than the Registration of Sale my developer gave me. Is this has something to do with the zonal value or fair market value?

    Hope you could enlighten me.

    Thanks!
    Fe

    Reply
    • Hi Fe,

      The registration fee payable to the LRA/Register of deeds is based on the selling price.

      I can only assume that the discrepancy is caused by additional fees for your bank loan (can include mortgage registration fee which is usually Php10K, DST for the mortgage loan which is 0.5% of the loan amount (see http://www.foreclosurephilippines.com/2009/05/documentary-stamp-tax-dst-on-real.html), mortgage annotation fee, business tax if applicable, etc.) and they probably added all of this into one lumpsum amount and labelled it “Registration of Sale”. This should include the the registration fee amounting to Php6,996 (based on the table above), plus IT fee (around Php 3K) that is payable to the LRA/Register of deeds. If you consider all of these fees and taxes, it’s possible to reach around Php 35K.

      My suggestion is for you to ask a breakdown.

      Goodluck and thanks for the question.

      Reply
  46. who typically pays for the notarization of the deed of absolute sale in a regular purchase of a house and lot transaction? is it the seller?

    Reply
  47. This is great info Jay! It’s quite big for a higher priced property. Knowing this will let investors and brokers have a better estimate of the expenses that might incur during transfer 🙂

    Reply
  48. Are the computations below reasonable for a property near South mall ( 1.1 M ) ?
    DOC. STAMP (1.5%) 16,500.00
    TRANSFER TAX 5,500.00
    REGISTRATION FEE 6,700.00
    IT FEE 4,000.00
    NOTARY FEE 1,200.00
    MISCELLANEOUS FEE 3,500.00
    (Cert. Title, Tax Dec, Certification, Doc Stamps, transfer Tax Dec., Xeroxes)

    Reply
    • Hi Ms. Ely,

      The DST is exactly at 1.5% of the selling price, which is correct unless the zonal or FMV are higher than 1.1M.
      Transfer tax should be 0.5% of selling price, so it’s also correct.

      Registration fee should be P6,096.

      Notarial fee of P1.2K looks reasonable, others charge 1% of the selling price (that would be P11K in this case!).

      The miscellaneous fees are a bit expensive if you will only consider the actual cost of getting the certified true copies, but if you will also consider other out of pocket expenses like gasoline, time and effort, food, etc. P3.5K sounds reasonable.

      Reply
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