About

hi, jay, nice and very informative website, just dropping by…

hi jay,

could you give us an idea on how your property portfolio looks like currently?

Hi Irene, I currently have 2 house and lots but we live in one of them. The other is under a rent-to-own contract. I have a pending property that is still being occupied by the previous owner after more than a year, which explains why I strongly advice others to stay away from bank foreclosed properties that are still occupied by previous owners. I am also part owner of our family’s subdivision in Caloocan and I really look forward in helping to turn it around and make it profitable again but first things first, I have to get at least 3 more passive income generating properties for myself in order for me to be financially free and have the time to do so.

Hi Rey, thanks for visiting!

…hello Jay, i just want to know the abc’s of rent-to-own. I am in the process of selling my condo unit in las pinas, and since my prospective buyer won’t be able to pay in full, i am considering the above option. is there a way for me to send you (email) the details so as to get a good advise from you whether i’m in the right track? many thanks.

Hi Mang Jun,

Sure, just drop me an e-mail at ph.investor@gmail.com and I’ll answer as soon as I can. Thanks for dropping by!

Hi Jay. I am currently looking for a house to buy – could be thru pag-ibig housing loan or rent to own. Do you have any leads? I would prefer somewhere in Taytay/Cainta, Rizal area or Meycauayan/Marilao, Bulacan area. Do you have any leads?

what areas are you looking at investing? Do you have any advice?

Hi Hazel, will let you know if I come across any in the areas you mentioned. Thanks for visiting!

Hi Irene, I basically target the whole Metro Manila except Novaliches, and the CaMaNaVa area. In what particular area in foreclosed real estate investing would you need advice on?

Hi Jay,
Why not Novaliches and Camanava?

I’m targeting areas with high rental yield and good tenant demographics.

Hi Jay!

Meron akong balak bilhin na 12.5Hectares na forclose agri land sa Bangko. Paano to ma transfer sa name ko na more than 5hectares raw ay d pwede ma transfer or d pwedeng benta? Wala bang exemption ang bangko sa rule na ito?

Maraming Salamat.

Hi Irene, they are too far. Maybe I’ll consider these areas when I go full time into real estate investing so I’ll have the time. I like your strategy!

Hi Sonny, unfortunately, RA6657 really sets a limit to 5 hectares for the owner and 3 hectares for each child. if you have 3 qualified children then you can have that property transferred to your name, at least that’s my interpretation of the retention limits on RA6657. I’ll paste it below for your reference:

SEC. 6. Retention Limits.- –Except as otherwise provided in this Act, no person may own or retain, directly, any public or private agricultural land, the size of which shall vary according to factors governing a viable family-sized farm, such as commodity produced, terrain, infrastructure, and soil fertility as determined by the Presidential Agrarian Reform Council (PARC) created hereunder, but in no case shall retention by the landowner exceed five (5) hectares. Three (3) hectares may be awarded to each child to the landowner, subject to the following qualifications: (1) that he is at least fifteen (15) years of age; and (2) that he is actually tilling the land or directly managing the farm: Provided That landowners whose lands have been covered by Presidential Decree No. 27 shall be allowed to keep the area originally retained by them thereunder ; Provided, further, That original homestead grantees or direct compulsory heirs who still own the original homestead at the time of the approval of this Act shall retain the same areas as long as they continue to cultivate said homestead.

I suppose banks are not exempted from the agrarian reform law. I hope this helps. Thanks for visiting!

nice website help a lot!im now working here in dubai UAE.im looking for a house in lot in manila. ty

hello nice web site!

im looking for a house and lot foreclosure from the bank. loaction in manila.

TY

joelrey
dubai UAE
00971506514520

Hi Joelray, thanks for the compliment. I really need to find time to help you and others who are also looking for foreclosed properties. I might even consider getting my own agents for this. At the moment, I’ll keep an eye out for properties for you. Thanks for visiting!

Jay,

Thanks for sharing this information. You are really good in this field. I am proud to be a pinoy like you. I’ll be returning to this site regularly. Keep up the good work.

Congratulations to a very successful blog.

I am a web developer and a CPA by profession. I have emailed something to your email add for collaboration.

Thank you for creating this blog.

Hi Vic, thanks for the compliment! Coming from you, it’s quite an honor, I have been a lurker at your site since late last year… hehe. Thanks for dropping by!

Hi Toti, thanks for the kind words! Got your e-mail and I will reply shortly.

Hi Jay,

I have some concerns regarding hiring you as my real estate agent. Please reply back on my email just to be confirmed.

Thanks.\\

Norma

Jay, i like your site. It’s informative. This would be of great help to a lot of people.

Thanks Benjie! You can also do this in Davao… =)

Hi Jay,

I would like to take this lead of informing you of a couple of initiatives that would have a big impact on your business.

How can I contact you aside from your website.

jay,
very interested,would like to ask about cmp lots if you know the developments in c6 road brgy. napindan, taguig city, plsgive me an idea what is cmp lots. thanks.
lot

Hi Malourdes, I’m not really sure what cmp lots are. Same goes for the developments in C6. Would you be able to tell me more about this so that I can ask around? Thanks!

I do online trading at PSE for years now, but I have no clear idea exactly between stock market & real state differences and all I know that stocks are more controlled than any other investment as long as you’re in the right trend (bullish).

Very nice entries sir, keep posting.. As a newbies, I will set time to learn from this site now on.

sir jay,
good am! I’m Erwin S. Francisco an OFW working here in Singapore.i’m interested in real property but i dont know how to start.i’m reading all blog about foreclosure real property. Also i want to ask cause i buy a lot with improvement in pampanga to be paid in 3 years .paying the amortization every month is so high that there only enough money left for me to spend. i’m thinking if its a good investment or not cause it taking money for me every month. i hope you can help me.

thanks!

Erwin S. Francisco

Hi. My wife’s family owns a prime property in Cebu City. Recently, a friend of mine told me that a foreigner is interested in developing the property through a joint venture or long term ground lease. Which do you think would be better? If we opt for ground lease, how do we determine the rental/lease rate? I personally would opt for the lease with surrender clause for the building after expiration of lease. Do you know of anyone expert on ground leasing that we can get just in case.

Hi Jay, I came across this blog since I wanted to buy investment property in the Phils. I am looking at a lot in Novaliches and currently thinking about if I should buy it or not. I saw your comments below that you seem not interested in Novaliches area. Any reasons why? Just want to make sure I’m not making a mistake in buying and your idea would be very useful. I’m an OFW and really don’t have much visibility in the Phils real estate but a good friend of mine is helping me out to inspect and decide whether its good or not. I just want to get confirmation from experts like you. Would you also let me know where to start as far as websites are concerned to learn about more on RE in the Philippines.
Thanks in advance for your reply.

Hi Jay,

First of all congratulations for being one of the top 100 Pinoy Bloggers for 2011… I really appreciate your site, it’s very informative. Knowing na may mga taong tulad mo, makes me a Proud Pinoy! Sana dumami pa ang tulad mo para naman umunlad ang bansa natin… Anyways, I’m just a newbie…I started calling banks for their Non Performing Assets may nag-email naman sa akin kaso may mga terms akong di maintindihan like COS Annotated, Closed Dacion, COS Release, Auction but no COS yet… Hope you can help me by explaining it further… Thanks!

Kudos Jay!! Keep them coming..

Hi Mr. Jay,

I would like to ask what is the legal basis this…

“Do property owners need real estate brokerage license to sell their own property?” I came across an article that states a property owner do not need one. I can’t find it now when I googled for it. Please help. Tnx.

HI Joven, thanks for the comment! Actually it’s a good idea to diversify and have investments in different assets classes like stocks and real estate, although I believe one has better control with real estate, meaning you can actually do something to help improve the value of your property(by improving it, etc.).

Hi Erwin, it really depends on your goals. In my case, my goal is to have positive cashflow from the start so I would rather not have an investment like yours. My advice would be to have it rented out so that it can at least offset some of your monthly amortizations. i hope this helps.

Hi Danny, it would really depend on the numbers and your risk appetite. Having a JV would appear more profitable but the risk here is if people don’t buy the units, you won’t get your money. On the other hand, leasing the land would be okay and less risky but it would certainly be less than that of the JV, although you do get to keep the improvements at the end of the lease term.

I would recommend you look for a real estate consultant who has ACTUALLY DONE JV deals, like Engineer Enrico Cruz and others like him. I myself have had no experience doing JV’s yet. Goodluck!

Hi Gemma, the only reason why I don’t like to invest in Novaliches, Caloocan, Bulacan, Malabon, etc is the distance. Even when we lived in Marikina, investing in these places would be a bad idea for me because of the time I would waste to travel to inspect prospective properties and maintain them if I do buy them.

However, If you live in Novaliches, I see no problem for you to focus on that area. Good luck!

Hi Myles,

Thanks for the compliment!

Let me try to explain those terms as follows:

COS – it means Certificate Of Sale. This means a property has already been sold through a foreclosure sale and the COS is annotated on the Title(the title is updated with the COS details). The date of annotation is usually the date when the 1-year redemption period starts.

Closed Dacion probably means a property became the payment for a debt in lieu of cash and it is already finished or final.

COS Release means just that.

Auction but no COS yet means the property has already gone through a foreclosure sale but the COS is yet to be prepared.

I hope I have explained the above well.

Thanks Jun!

Hi Cecille, as per Section 28-(a) of the RESA Law IRR, owners are exempted except if they are developers. I have quoted Section 28-(a) below:

SEC. 28. Exemptions from the Acts Constituting the Practice of Real Estate Service. The provisions of R.A. No. 9646 and the IRR shall not apply to the following:

(a) Any person, natural or juridical, who shall directly perform by himself/herself the acts mentioned in Section 3 hereof with reference to his/her or its own property, except real estate developers who are regulated by and registered with the Housing and Land Use Regulatory Board (HLURB) pursuant to law and other resolutions/regulations such as but not limited to Presidential Decree (PD) 957, as amended, and Batas Pambansa Blg. 220 and their Implementing Rules and Regulations;

Hi Jay,

You have indeed created a very interesting & informative website / blogs. Thank you for sharing your knowledge and experiences.

I am an ex-ofw .. got a couple of properties & savings enough for me and my husband’s retirement (i guess) but am not ready to retire as yet .. very interested in everything you write about.. especially about investing in foreclosed properties..

Am a newbie. How do i get started? Reading your blogs is a good start i guess..

I may be in a position to invest / buy .. but can’t do the selling (just can’t .. not good at it) .. but of course whatever i buy must go right?

Let me know if there’s a way we can cooperate.

regards,
Yllen

hi jay im digz, you’ve been a big help to our fellow Filipinos. I need your expert advice on this, my friend decided to sell his house since he will be leaving for new Zealand for good my problem is there were a lot of advises as how I can acquire the property thru loans etc etc and to be totally honest I still don’t have enough cash to outright buy it. The total amount is 1.8M and he left the original title to me. I’m thinking for a housing loan and my options are Pagibig and bank loan. My monthly declared salary is only 40K++. What is the best option for me? Thank you so much

Hi Jay,

It’s a nice website, congratulations my friend.

Regards,
lomsody

Magandang story. very inspiring for people who want adventure to seek financial freedom.

Thanks a lot Bob!

Thank you for posting updates on your blogs and sharing your knowledge on foreclosed properties. I would like to inquire about the Pros and Cons of Foreclosed properties? I read in some forums that it sometimes takes time for you to get the title of the house if the property is foreclosed. Been meaning to buy a foreclosed property, but I’m hesitating because I don’t know the disadvantages to buying one.

Hi Jay, Im Dimple del Rosario from Electronic Banking Dept. of RCBC Savings Bank, I find your site very helpful in posting our updated Repo list. Please feel free to contact me for the updated list. Thank you very much. =)

Hi Jay,

Thank for your sharing your story. A truly inspiring one. I’m just starting out my journey to financial freedom.
I’ve started investing in stocks and would like to venture as well in real estate. My wife and I are planning to buy a
6 door rental property. The property is a little bit neglected but we see its potential.
However, we found out that the structure does not appear in the tax declaration. The structure has been there for 13 years.
If we do a late declaration, what is the penalty rate?

Thank you very much.

Arnold

Hi Dimple! Thanks a lot for the dropping by. Yes, I will be contacting you shortly in a separate e-mail, I am looking for the list for the auction on October 22, 2011. Thanks!

You’re welcome Em, thank you also for dropping by!

Hi Wilma, thanks a lot for the kind words. I have a friend who is also a real estate broker and he lives nearby your property. Just let me know the details so I can check with him if he can accommodate your need to sell your property. 

hi jay, i am just planning to buy a house and lot or lot only from a bank(maybe acquired assets), preferably within quezon city and 36 to 50 square meter, but i want it through financing or a rent to own type, i have 200k as cashout then the rest would be through installment. i want to know from you if there are any property you know based on mu preference. thanks

oslec

hi  jay,

Is it possible to ask for a copy of consolidated foreclosed properties only in cebu  with different banks?

Hoping you could spare some of your time to do this and email to me. thanks

john
prime_asia@hotmail.com

hi  jay,

Is it possible to ask for a copy of consolidated foreclosed properties only in cebu  with different banks?

Hoping you could spare some of your time to do this and email to me. thanks

john
prime_asia@hotmail.com

nice site, jay! keep it up..

Hello Jay:  I wonder if you can  give me some advise regarding on how to go about on buying a house in Paranaque, I am currently residing in US, my money is currently tied up and not be able to buy in cash.  I will be able to make some dp and monthly payments for now.  How much can I bargain for a house, not familiar with anything. I go home twice a year and really would like to have a place of my own when I go home.  

hi jay,
 Seems i can’t get through you, you’ve got a long stretch of fan mails. It simply shows that foreclosed properties are in demand. You did the right decision. 
The avida condo @ Boni is a good investment. Can I purchase it through Pag ibig fund?

hi kuya jay… hindi ko masyado naiintindihan ang ibig sabihin ng foreclosed… kakahanap ko ng lot na available sa taguig bumagsak ako sa site mo… hope if magkaron ka ng time please email me… kung tama pagkakaintindi ko ang ibig sabihin ng foreclosed ay mga property na na closed dhil hindi na kaya bayaran ng present na may ari… anyway please email me agad pag nagkapanahon ka. at kung may alam ka mura lng na foreclosed na khit lot lang sa taguig… 3 kami magkakaibigan sa isang government agency nagtratrabaho as assistant… pwede ba kami manghiram pag-ibig… tapos maghahati hati kami sa isang lote? possible po ba yun? this is my email aia.garcia@yahoo.com slamat po

hi jay, mind if i ask ur number for some questions especially bout this forclosed properties tnx – rachel 

Hi Jay,
 puwede bang paki viryfy mo itong title ID 15663 kong still available nasa batangas yong lot
gusto kong bilihen pls advice nasa Canada kami ngayon nag hahanap ng Residential lot na mauuwean sa pinas nakita ko ito sa foreclosure .

Hi Jay! Kudos to you and your wife. Your website is very informative and helpful. If i own an apartment builfing which is also my primary residence but at the same time a source of income since i have the other units rented out, do i pay capital gains tax or vat when i eventually sell it. I read somewhere that since it is my primary residence, the tax will be applied to the new primary residence i will be purchasing as long as it is with 18 months from the date of sale. Thanks! More power!

Hi Jay,

This is going to be a big help to many Filipinos. God bless you more.

Joshua Suarez

Hello Jay, can I ask a question regarding how to become a License Broker without exam, I work as Sales Manager In Asian Pacific Realty for almost ten years. Im a license Civil Engineer in the PRC. I did not apply in the DTI or any government agency, am i qualified to become a license Broker without exam?

I hope i can a positive answer, Thanks and God Bless.

Engr. Samuel Galan
73 Echavez Street Cebu City
Cell 09325820071

Hi Jay, you have a lot of backlog in comments. I envy you! That just goes to show that you are the leading real estate blogger in the Philippines. I hope my blog becomes like yours when it grows up.

Hi Yuhan,
It’s either Jay is too busy to answer or he answered you in private. If you got the answers on your questions form Jay, can you pls share them with us?
Thanks and good luck.

Hello Amigosan

Thanks for your message. 

You may be right — Jay may be too busy at the moment. We respect that. Perhaps, we can wait for a while. I am confident he will provide us some answers soon. 

Good luck and kind regards.

Hi Amigosan

Thanks for your message. 

You may be right — perhaps Jay is a bit busy right now. I suggest we wait for awhile. I am confident he will provide us some answers soon.

Thanks and kind regards.

Hi, I just wanna ask, what does BFS.com do? I’ve seen properties there but can’t find info’s that those are for sale and how to buy it. They just indicate offered price.. this is my email, markarsenio_moya@yahoo.com

I can deliver leased instruments to Organisations or individuals with their preferred text verbiage as been approved by their bankers. We also offer sales option to interested buyers. Our terms and procedures are so flexible and workable by RWA clients. Our lease rate is (5.5+0.5)%+x%. X% IS Lessee broker’s Commission and he determines his commission.  Also we have facilities to discount BG and Put you into PPP Trading.

Contact me through this email:(financialdraft55@gmail.com,) or through
skype: (besik.katsitadze) in other to furnish you with other information.

Hi Yuhan. Jay likely has a lot of messages. This is a very busy site. I have some experience in real estate so let me give some answers.

1. Am I required to pay the real property tax even before I get the title to the property? Yes. The local gov’t doesn’t care if you have the title or not. They will levy the real property tax in any case.2. If yes, when should the period of paying the real property tax start? Will it be from the move-in date (2009) or from my first Pag-IBIG amortization payment  (2010)? Most likely, it’s your turn-over date. Check your contract-to-sell. There’s likely a clause there stating when should you pay your real property tax.3. Do I have to reimburse my developer for taxes paid on the property from 2009 or 2010 (as the case may be) up until present? See #2. Check your agreement with the developer.4. If I have not asked my developer about paying the real property tax, I would not have been required to pay the tax now. Do I really have to pay the tax now — or can I opt to pay the tax when I get the title? See #2. Read the fine print. Taxes are not optional. Somebody has to pay them. If it was the developer, they will likely put additional charges on top of the property tax.

Hi Jay!

You’re doing a really great thing! I wish you greater success not only in your real estate investing but in your service advocacy as well.  Godspeed!

[...] use Privacy PolicySite DisclaimerComment Policy and DisclaimerDMCA DisclaimerAffiliate Disclosure AboutContactResources Amortization Factor Rate TableMortgage CalculatorBIR Zonal ValuesPhilippine Bank [...]

Hello Mr.Jay,
    I would really appreciate if you could give me some advice or maybe enlightenment what to do and whom i can approach for help in Pagibig Fund Office.I have a low cost house in sta rosa laguna(88sqm) which was awarded to me in 1996 ,started paying the monthly amort.of  5,218.61 but only until 1998 (my employer closed his company without any compensation given to us employees)thus my delinquency until i joined SAGIP an NGO that gave us members hopes na di basta ma forclose properties namin and the officers really had meetings and dialogues with then Pag ibig Officers and some respectable politicians until we were allowed to avail of a special restructuring and we are to pay from the first to third year the amount of 2,973.99 and on the 4th yr 10,205.09 and 5th yr.should be 12,422.33 that seems to be unrealistic for all of us members to meet but…sabi nang aming SAGIP officers they were so sure na di kami aabutin ng 3 yrs and magkakaron ng positive resolution ang aming appeal.But our hopes turned into desperation because wala nang nakiipausap na officers of Pag ibig same the politicians and i learned that almost 70% of SAGIP members stopped paying the agreed amount of amortization but not me..i tried my very best to pay continously until 2008 despite my being jobless ( i am a single parent of 3 boys)i only run errands for friends handed some help from kind relatives and if swerte2 did some buy and sell on the side  to survive.On Sept. 2008 nakipagusap ako sa Billing and collection div.ng Pagibig for some clarification because napansin ko na hindi nababawasan ang loan balance ko instead umabot pa nang 1M to my dismay considering na 375,000 lang ang contract price ng aking house n lot.PAG ibig  told me wala ng mababawas talaga kasi masyado maliit ang hulog ko so I opened up to them with my situation and asked their kind help to just allow me if possible to pay again the orig amort of 5,218.61 kesa ma foreclosed na repeatedly nilang sinasabi sa akin and with that i was so hopeless kasi my house n lot is the only property i got (dugo at pawis naipundar) na maiiwan ko sa mga anak ko.
          Until i was given another hope with the coming implementation of RA.9507Low Cost Housing Loan Condonation and Restructuring Program.They then computed me a new amortization amount of 13,917.25 payable within 12 years to my dismay.tinakot takot na ako nang foreclosure if i cannot come up with their demand of payment and there is nothing i can do but to follow kasi natakot na ako.Thanks to God my eldest son finished college 2009  and has helped me since then (nakakahiya man sa anak ko)because he has a family of his own now.I do not turn my back on obligations i know na ang utang ay utang pero i believe that meron at meron paraan ang ating government to help any filipino like me lalo at hardened up to own a house a simple house at that. i had paid my last amort.dec 2011 and i admit hirap na ako to pay for the next next months not until PAG IBIG will lend me a helping humanitarian hand. Do you think Mr Jay that i will still have all the chances of owning my house be granted a lower amortization to pay?Pls. pls. i need your help and advice .Sorry for this super long mail of mine.I thank you so much God Bless! 

Andrea Pabalan
    

I’m selling my house at Tierra
Vista Subd.,Marikina.
LA 244 sqm FA 100+ sqm.
semi comm’l(main
road). It’s located along the primary road of the subdivision used by most
residents
all roads are cemented,
near tricycle terminal(easy access to public transport
corner lot,
car garage,
maid’s quarter w/ own T/B,
Foyer-Porch,
Dirty Kitchen,
side easement,
Lanai,
Chandelier
lightings,

Steel trusses for durability,
newly refurbished,
fruit bearing tree,
corner lot.
Few meters from
clubhouse (includes covered basketball court,tennis court, open spaces,
church, playground),
near Farco
Supermarket,
near NGI wet and
dry market.
formerly owned by showbiz personality.
Clean title
Php3,500,000
Can include
furnishing.

Call 639195383578

If you can me the details @ edcetbuilders@yahoo.com

Would you be interested in swapping. I have a property at Tierra Vista, Marikina