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About Us

When we started buying and selling foreclosed properties, we learned that it can get quite complicated. Worse, it can actually become problematic, very costly, and full of regrets. Because of this, we decided to share what we learned to help people avoid the common problems and mistakes related to foreclosed properties in the Philippines.

We document our experiences and lessons learned from the foreclosed properties we purchased, and also the real estate transactions of our friends and clients (when we were still active real estate brokers) where we were involved as partners and/or brokers.

Jay Castillo

Hi, I’m Jay Castillo. I experienced a lot of challenges when I started with foreclosed property investing. Thanks to mentors, friends, and a lot of patience, I was able to overcome most of those challenges.

Because of real estate, I was able to quit my job from the corporate world (I was an I.T. professional back then).

The journey continues, and through this blog, I’ll share the lessons I have learned along the way.

How I got started

Here’s a short video of how I got started with investing in foreclosed properties (and my first foreclosed property purchase):


Why I got started with foreclosed real estate investing

I was an Information Technology professional before I decided to go full-time with real estate investing and internet marketing.

Way back in 2006, a year after reading the book “Rich Dad Poor Dad” by Robert Kiyosaki, I wanted to quit my job. However, it took me 4 more years before I actually did. I decided to get out of the rat race when I suddenly realized that my job was literally killing me. At such an early age, I was diagnosed with hypertension with no underlying reason. I believe it was caused by severe stress from my work.

I was an I.T. Manager back then, but by default, I was also the Oracle Database administrator/developer, Information Security Manager/Network Specialist/Server administrator, and Helpdesk Staff (we lacked manpower pretty bad, and this actually lasted for more than 3 years).

rat race

This image from best describes how I felt back in the rat race!

With the scenario above, is it any wonder why I wanted to get out of the rat race?! At the back of my mind, I knew that there was more to life than just being an employee that was grossly overworked… for what?! This sustained my passion and desire to venture into real estate investing, and later into internet marketing.

My real estate broker credentials

I reviewed for and passed the November 2007 Real Estate Brokers Exam which was still under the Department of Trade and Industry (DTI) back then. My DTI Real Estate Broker License # is REB-NCR20056(N)-08.

As of March 29, 2011, my application for registration without examination has been approved by the PRBRES and I am now a PRC licensed real estate broker with Real Estate Broker License No. 3194.

To verify that I am a PRC licensed real estate broker, you may use the following procedure:

  1. Visit the “Verification of Professional Licenses” page at PRC’s website:
  2. Use the “Search by name” option
  3. From the list in the “Profession” box, select REAL ESTATE BROKER
  4. On the “First Name” box, enter JOSE DIONISIO
  5. On the “Last Name” box, enter CASTILLO
  6. Click on the orange “Verify” button
  7. The verification result will be displayed
You should see something like this:
PRC Verification of Professional Licenses page

Tip: You can also use the same procedure above to verify the license of other real estate brokers!

I started this blog last October 31, 2008

When I started this blog, I was more focused on acquiring investment properties that generate passive income through foreclosed real estate investing. My goal then was to surpass my passive income goal before the end of 2009, and then I shall “retire” from active employment and go full-time with my advocacy.

This was exactly what I did, although it came a bit late. I was only able to “retire” from active employment by the end of January 2010. I was late by about a month but I don’t mind that one bit!

Now I’m more active as a real estate broker, although I’m still on the lookout for good deals and opportunities.

I’m currently focusing on buying foreclosed properties for myself, which means I have stopped with brokering properties for now.

The journey continues…

Financial Literacy

I advocate financial literacy as a means to a worthwhile end: becoming financially free!

After one becomes financially literate, the next logical step would be to find other income streams, ideally, the passive ones.

Obviously, one way to do this would be through investing in foreclosed properties in the Philippines.

Why bother to become financially free? To live life to the fullest! Ask yourself, what would you do if money was no longer an issue? Think about it!

Real estate investing for real in the Philippine setting

Another advocacy of mine is to help fellow beginning or newbie real estate investors to succeed with real estate investing here in the Philippines. I do this by sharing what I have learned based on actual experience.

My Goal

In a nutshell, my mission is to be financially free with the ultimate purpose of helping people and my community. My goal is to make a positive difference in the lives of people around me, no matter how small that may be.

The only way I can do this is to share the lessons I myself have learned in my journey to financial freedom. After all, one cannot give what he does not have. I hope to help as much people as I can who are in the same journey.

My Vision

In the perfect world that I envision, I can see a lot of people who are truly rich and financially free. Would you want to be part of that world?

Cherry Castillo

Atty. Cherry Vi M. Saldua-Castillo

Cherry handles the legal aspects and taxation of our real estate transactions. She combines her vast experience gained during her stay at SGV & Co. and expertise from more than a decade of hands-on real estate experience.

She is a Licensed Real Estate Broker (PRC Real Estate Broker License No. 3187) who placed 4th in the March 2011 Real Estate Brokers Licensure Exam. She’s also a Licensed Real Estate Appraiser (PRC Real Estate Appraiser License No. 6918) who placed 8th in the August 2015 Real Estate Appraisers Licensure Exam.

She’s also a CPA-Lawyer (Roll of Attorneys No. 55239, PRC CPA License No. 0102054).

She is the president of the Real Estate Brokers Association of the Philippines, Inc.-Las Pinas, Muntinlupa, and Paranaque Chapter (REBAP-LMP) for 2021-2022. She was awarded “Most Outstanding Chapter President” for 2021.

About the blog

I started this blog as a tool to help me in my real estate investing activities. In this blog, I have all my foreclosed property listings and important websites online, so I have no more clutter and lost clippings of foreclosed properties at home. Old listings are archived and can be accessed as needed … Click here to learn more how the blog started…

Why did I choose the domain

I often get the question “Why”? It sounds too negative! It’s like I want to foreclose the whole Philippines. This of course is not true.

I simply chose the domain for search engine optimization (SEO) purposes. A lot of people are actually searching for these keywords using Google, which is probably why a lot of people end up on this site! runs on the self-hosted WordPress blog platform and is powered by the Generatepress wordpress theme. Our hosting is provided by Dreamhost Hostgator Siteground Kinsta and I got the domain from GoDaddy.

By the way, I was able to register last April 1, 2009, although it took a day before everything got transferred successfully from

What we do, why do we do it?

My goal here is to make investing in real estate in the Philippines a bit easier for fellow real estate investors out there. At the very least I want to help make it easier for people to find all available listings of foreclosed properties out there.

At the same time, I want to share real life lessons learned from the trenches, the things you will learn for yourself if you do decide to go out there and invest in foreclosed properties here in the Philippines.

I am not a real estate guru!

I still see myself as a newbie real estate investor, believe it or not, and I don’t claim to be a guru! I still have a lot to learn, who doesn’t?

Without the hype and B.S.

I would like to paint a realistic picture of how this can be done without the hype and B.S… period! After all, investing in foreclosed properties is not a get rich quick scheme!

Raising hope without giving false hope

I keep on saying that real estate investing might be simple, but it is not easy. No, I am not trying to discourage anyone out there, I just want everyone to manage their expectations. It can be done but it would take a lot of hard work and perseverance, at least at the very start.

Even if one is able to create passive income streams, there is still such a thing called maintenance and management of one’s business, which in this case is real estate investing.

I would like to point out that there really is hope that real estate investing can lead to financial freedom, but you have to pay the price. I would not want to give any false hopes that you can achieve success in real estate investing overnight. You need to plant before you can harvest, there are no shortcuts.

Investing in real estate ethically, morally, and legally

I truly believe that we can all invest in real estate in an ethical, morally upright, and legal way. We can do this without taking advantage of other people, and this is the only way for long term success.

Paying it forward

I simply believe that this is the right thing to do. I guess this is my way of paying it forward to all newbie real estate investors out there. A lot of people helped me along the way, and I want to do the same.

You are not alone

If you are new to real estate investing in the Philippines, I just want to let you know that yes, it can be done, and you don’t have to do it alone, because you are not. You are welcome here, enjoy your stay!

Here’s to our success and financial freedom!

Jay Castillo
Real Estate Investor
PRC Real Estate Broker License # 3194

Text by Jay Castillo. Copyright © 2008 – 2022 All rights reserved.

Image source:

PS. If you are a new visitor, please start here to learn more about foreclosure investing in the Philippines.

PPS. If you feel that anyone else you know might benefit from the contents of, please do share this to them and don’t forget to remind them to subscribe to e-mail alerts and get notified of new listings of bank foreclosed properties, public auction schedules, and real estate investing tips. is owned and operated by Jay Castillo under True North Online Marketing Services.

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422 thoughts on “About Us”

  1. Hi! is this still avail.?
    367 samonte st. Coloong 2 valenzuela. la 1,161 sm.
    fa 121 sm
    2.725 m
    No tct no. Indicate on the list.
    Hoping to hear from you soon.

  2. Hello po, I hope you can give me an advise regarding a foreclosed property I got from the bank. The title is still with the original owner and in the deed of sale the seller is the court. I also have the extrajudicial court sale. My question is, can the title be transferred to my name using the docs from the court or it should be transferred to the bank first then to my name? Please help me on this thank you so much.

  3. Hello Jay,

    My mother is selling her property in Murphy, QC. Can you appraise the value of the property so we can determine it’s selling price?

    • Hi AG,

      Sorry I am not a licensed real estate appraiser. However, i can refer you to my friend Alfred, please refer to his contact info below:

      Alfred C. de Vera – Real Estate Broker (PRC License No. 0003411/ PTR No. 7450401) / Real Estate Appraiser (REA PRC License No. 0003017 / PTR No. 7450402)

      Contact Number 0915-5041972


  4. Have you ever bought a foreclosed property from bank (bpi) with a pending case for: Breach of Contract, Invalidation of REM/Foreclosure/Auction, Accounting, Damages with Prayer for TRO and Injunction?
    The property I have my heart set on does.
    Back story: foreclosed 2011, 2012 case of wrongful repo, 2016 bank won. 2018 previous owner filed appeal b/c new evidence of lack of sheriff’s notice. Witnesses and previous owners never show up to court. Case is still pending…
    I was told if I purchased the property that I will inherit case. And if lost then bpi is not liable and my money will be lost? Or will bpi have to payback money for purchase?

    • Hi Rhonda,

      Sorry, we have not purchased any foreclosed property with any pending court case. I could be wrong but from what I understand, since they sell on an “as is, where is” basis, the bank won’t be liable and they don’t have to refund the money of a buyer.

  5. I appreciate mist on your listings of foreclised properties i just wanna ask if it is occuppied in the listings it mean not available to buy ? Anyway thank you much if i got an answer.

  6. Sir Jay and Atty Cheri,

    Good day!

    May I ask for your contact numbers?

    Interested po ako sa mga na post ninyong foreclosed properties.

    • Hi Dexter, sorry hindi kami active as real estate brokers, which is why hindi ko nilalagay contact numbers namin, nakalagay ay kumpletong contact info ng source ng foreclosed property para diretso na kayo sa kanila at mas mabilis niyo sila ma-contact, hindi na po kailangan dumaan samin. 🙂

  7. Sir Jay,
    Im Rolly, a native of Vigan. I’ve seen a post of foreclosed lot by PNB. Nag aasist po ba kayo sa pagkuha sa mga ito?

    Best regards,

    • Hi Rolly, sorry po hindi na kami active sa pag-broker ng foreclosed properties. Pwede kayo dumiretso sa PNB or hanap kayo ng ibang real estate broker na pwede mag assist sa inyo.

  8. Hi sir..I would like to know more about the foreclosed property posted on your site (PNB Foreclosed Property (Residential) at LOT 265-B, POBLACION, CENTRO, SOLANA, CAGAYAN (Lot Area: 590.00 sqm). Thank u and God Bless po..

  9. Hi po, Sir/Ma’am. I am residing in General Santos City. May office po ba kayo dito? I found some foreclosed house and lot sa site nyo po, I want to inquire sana. Thank you.

    • Hi Chery, ang naisip ko pwede niyo puntahan diyan sa Gensan yung mga branch ng mga banko na may foreclosed properties for sale, pero malaman sabihin nila makikipag-coordinate pa rin sila sa head office nila dito sa Manila.

      So kung may nakita kayo na property dito sa website ko, kontakin niyo po directly yung bank, hindi na po kailangan dumaan sakin, taga-share/feature lang po ako ng listings nila na nahahanap ko.

  10. Is there any contact for bfs Bacolod it is very difficult for me to contact in manila pls advice I want to buy the foreclosed properties in bfs tnx

    • Hi Minerva, sorry but BFS only has offices in Taguig and Davao City, please see below contact info for your reference:

      BFS Telephone Numbers

      To inquire, please call BFS directly and get ready with your target property’s account number.

      BFS Trunkline (Taguig Head Office): (02) 7750-3888
      BFS Davao Office: +6382 221-0809

      BFS Office Addresses

      You may also visit BFS offices at the following locations:

      Bonifacio Global City (Head Office)
      22nd Floor, A.T. Yuchengco Center (formerly RCBC Savings Bank Corporate Center), 25th and 26th Streets, Bonifacio Global City, Bonifacio Global South, Taguig, Philippines
      Telephone: (02) 7750-3888

      Davao Office
      Unit 301, Plaza de Luisa, Ramon Magsaysay Avenue, Davao City, Davao, Philippines 1634
      Telephone: +6382 221-0809

  11. may i ask kung yon po bang nakikita kong price e yun na po yong total price niya at wala na pong ibang babayaran,selling price na po ba yun? ready to occupied narin po ba after mabayaran.thank you

    • Hi Bert, lahat ng naka-list na price ay mga actual selling price. Yes, meron pong additional na babayaran kagaya ng taxes/fees an applicable sa property (depende sa location). Example po na taxes ay Creditable Withholding Tax, Documentary Stamps Tax, Transfer Tax, Registration Fee, business tax (depende po sa city – example na meron is QC and Las Pinas), notarial fee, etc.

      Depende po sa condition ng property kung ready for occupancy na or hindi. Kadalasan kailangan po talaga ng repairs /renovation bago pwedeng matirahan.

  12. Good day Po,

    Meron po akong nakita sa posting ng foreclosure the PAGIBIG pero property source is PNB bank, tapos ang indicative price Php 1.00, then meron syang notation na mutiple/other issues. Sa PAGIBIG po ba may hawak nito or yun bank po? Kung meron illegal settlers, legal means po ay sa papaanong paraan?

    Maraming Salamat po….

    • Hi Rommel, malamang search kayo dun sa “Search for more foreclosed properties…” na nasa baba nung article about Pag-IBIG foreclosed properties, at lumabas yung property from PNB.

      PNB po may hawak nun. Yes, marami po silang property na Php 1.00 ang nakalagay kasi posibleng for re-appraisal pa, or hindi pa sila maka decide sa presyo, lalu na kung may problema yung property.

      Kung may illegal occupants, usually ang buyer po ang magpapa-alis, dahil “as is where is” basis po ang pagbenta ng mga foreclosed property kagaya nung sa PNB.

  13. Sir Jay,
    Gusto ko pong kumuha o bibili ng property (house and lot) in Malaybalay City, 500k yung maximum amount, and 300k minimum, paano po ako maka access sa mga foreclosed property ng madalian

  14. Thank you! Your website is very informative! I just want to ask for your insight- I bought a condo that is a commercial property and I was able to sell it to cut my losses (I pay condo dues and utility bills since there was no tenant) but BIR is asking me to pay EWT and VAT even if I was not able to lease it ( I have cert of non tenancy) and I am not engaged in the real estate business. Are commercial properties automatically vatable? How do I go about filing this since I am not vat registered? Thank you! Would appreciate your advice on this. More power to you and your website!

    • Hi Ellen,

      Thanks for the kind words, you just made my day!

      With regard to your question, it seems the commercial property you bought can still be classified as an “Ordinary Asset” (which means it is subject to EWT and VAT). Please see the 2nd paragraph under section 3-a-4 of Revenue Regulations 7-2003 which I have copied below for your reference.

      “A property purchased for future use in the business, even though this purpose is later thwarted by circumstances beyond the taxpayer’s control, does not lose its character as an ordinary asset. Nor does a mere discontinuance of the active use of the property change its character previously established as a business property”

  15. Sir jay,
    Hello po,. Paano po magpa reserve?
    Need po ba pumunta sa pagibig ortigas?
    I had seen in the Apr 13 2023 listings, below property;
    San Marino city, salawag, Dasmarinas, cavite – ph2 block25 lot 18, php 467,400.
    bidding date sched apr 17 to 21.

    Sad to say, that I’m in a preparation for eye cataract operation (Apr 15 up to 21).
    Hope to hear from you, sir jay

    • Hi Ms. Vilma,

      The acquisition process is in the negotiated sale guidelines which are included in the listing. Anyway, here’s a copy for quick reference:

      Yun nga lang, parang gahol na po masyado sa oras kung may eye cataract operation kasyo sa Apr 15 up to 21. Baka mas maigi na magpagaling po muna kayo.

      Anyway, If you want a summary of the buying process kung via negotiated sale, paste ko po dito yung naka include sa article ko:

      How to buy via negotiated sale – Summary from Pag-IBIG’s website:

      1. The list of the properties for negotiated sale may be viewed at Pag-IBIG Fund website. Please take note of the Publication Batch No., Start/End Time and Date of Acceptance of Offer.
      2. Interested buyers are encouraged to inspect their desired property/ies to purchase prior to submission of offer/s.
      3. On the scheduled date of submission of offer, buyer shall register at the acquired asset frontline counter servicing at the start of the acceptance period.
      4. Buyer must accomplish and submit an Offer to Purchase indicating the preferred mode of sale and payment in a sealed envelope. Then drop in a designated drop box.
      5. Dropping of sealed envelope in a drop box is according to scheduled date.
      6. Cut off time for submission of offer/s is at 5:00p.m. After cut off time, registration of buyers shall be closed.
      7. NO more offers shall be accepted from unregistered buyers after the cut-off time and date.
      8. The opening of sealed envelopes shall be done on the date, time and place stated in the Invitation to Submit Offer to Purchase


      For more details kindly call at 8-654-1398/8-654-1032 or visit us at 2nd Flr. Acquired Asset Counter Servicing at JELP Bldg., Shaw Blvd., Mandaluyong City

      By the way, I noticed the property you are interested in has illegal occupants. Kayo po mag papa-eject sa kanila if ever bibilhin niyo yan, which we do not recommend. Pero kung kakilala niyo yung ‘illegal occupant” or marunong kayong magpa-eject, pwede naman.

      If you want a video explanation of buying via negotiated sale, eto po:

  16. Good day po sir jay ask ko lang po ung kapatid ko po kc my property cia nka pagibig mortage tpos ngkaprblema cia na for close po pero sinalo po ng kptid mo isa pero ung kapatid ko parin ng bbyd prang name lng nia ginamit po. Kasi back list na ung kapatid ko tlga my ari ng property, ngyn po ang ginawa ng kapatid mo pinasalo nia sa iba tao na hindi alam ng kuya ko kht ngbbyd na ung kuya ko sa knya kc nkpag abroad po kasi pag uwi nia wala n ung bahay nia iba na po nakatira… tanong lng po my maihahabol pa b ung kuya ko kc cia nmn tlga ung ngbbyd pero un nga nka name n sa isa ko kapatid ung loan nia.paano po kaya un? Sana po matulungan ninyo ako. God bless po

    • Hi Marga, nakakalungkot naman nangyari sa kuya niyo. Kung hindi pa nalipat yung titulo, posibleng may habol pa. Kung nalipat naman yung titulo pero forged yung mga dokumento na ginamit sa paglipat, pwedeng may habol pa. Suggestion ko ilapit niyo sa abogado na nagspecialize sa real estate cases kagaya ng sa inyo.

  17. Sir panu po malalaman kung acquired asset na at anu po ba dapat gagawin po namin.delayed payments lang po kami ng 3months then nalaman po namin na ganun na nung nag pay po kami.pls po pa help po.

    • hi Jinalyn,

      Sorry to hear na nagkadelay kayo ng payment, pero dapat pwede pa yan mahabol para maging updated, kung 3 months pa lang. Kailangan niyo makipagusap agad sa collections department para mahabol pa. Or baka nasa legal department na, baka pwede pa rin magawan ng paraan. Sa Pag-IBIG po ba yan? Suggestion ko lang po ay kontakin niyo sila agad para mahabol pa kung kakayanin. Goodluck po.

  18. Good afternoon po, I’m about to retire 5-10 yrs from now,my husband was diabetic w/c is a cozy illness, we leave at molino 6 bacoor, I’m interested in the properties in bacoor listed raging 400-600,000 for investment, if I May asked how is it if the property is occupied?…who will pay for the transfer of tittle/etc ?..any discounts for cash payments?..hoping to hear from you soon..thank you so much…

    • hi Jeanyfer, I believe kaya pa i-reverse ang diabetes, kaya yan ng hubby niyo! Anyway, with regard to your questions:

      1. Pag occupied, iwas na lang po at hanap ng iba. Hindi po worth it yung sakit ng ulo. Eto po video para malaman niyo ang pwedeng mangyari pag bumili kayo ng occupied:

      2. Yung taxes and other expenses related sa transfer ng title, buyer po talaga ang magshoulder kung Pag-IBIG foreclosed property.

      3. Yes, pag foreclosed properties ng pagibig, may discount pag cash payment kung 2nd auction (20% discount) or negotiated sale (30% discount).

      Good luck po!

    • Hi Antonio, yes, legit ang BPI Buena Mano, accredited real estate broker kami sa kanila dati nung active pa kami. Para sure na legit accredited broker or personnel ng BPI-Buena Mano ang kausap niyo, tawag or punta kayo sa office nila.

      Bakit, may kaduda-duda ka bang experience regarding BPI Buena Mano?

      nasa page nato ang contact info nila:

  19. Hi Jay, I am one of ylur new subscribers and a newbie in real estate. I am not licensed at the moment and I figured a real estate career and investing in real estate is one of the best ways for financial freedom. Thank you for being a source of inspiration, reading your blog and how you started inspires me to pursue this path. In light of this, can you help me where I could find a property due diligence checklist? Thank you in advance and may you be blessed more.

  20. Gdpm po.Sir Jay ito po ba na nakalagay dto sa mga naka publish nakuha na ito?or di pa?pano po kong gusto ko i bid itong blk25 Lot4 Ciudad Adelina Brgy.Conchu Trece?ito po ba ay available pa?maraming salamat po sir .. GODBLESSYOU

    • Good afternoon Ms. Fe. Basta po hindi pa tapos yung schedule ng auction, dapat available pa. Pag under negotiated sale naman, posibleng may ibang nag offer na kaya dapat niyo i-confirm sa Pag-IBIG kung Pag-IBIG acquired asset.

  21. Sir Jay,
    Magandang gabi po. Gusto ko po malaman kung kailan kayo magkaroon uli ng
    seminar para sa procedure kung papaano bumili ng Foreclosed Properties. Gusto ko po sumali kung magkaroon kayo ngayon taon 2023.

    Maraming Salamat Po,

    • Hi Roland, alam ko walang cellphone number ang BFS, puro landline lang. Eto yung my phone number nila for your reference:

      BFS Telephone Numbers

      To inquire, please call BFS directly and get ready with your target property’s account number.

      BFS Trunkline (Taguig Head Office): (02) 7750-3888
      BFS Davao Office: +6382 221-0809

    • Gud pm. Sir, ask ko lang po if mag engaged po ako sa Real Estate Investing na buy, renovate & sale as an owner lang after 6 mos. transactions obligado p b akong magparegister ng business sa concerned agency like sa Real Estate Dealer o exempted s limit na 6 transaction f owner lng. Thanks

      • Hi Antonio, when you say owner lang, do you mean hindi mo binebenta? namention mo “Real Estate Investing na buy, renovate & sale” pero as owner lang? Paki clarify what you mean as “owner lang”.

        Eto kasi ang sabi sa Section 3-4 ng BIR RR 7-2003:

        4. Taxpayers habitually engaged in the real estate business. – All real properties acquired in the course of trade or business by a taxpayer habitually engaged in the sale of real estate shall be considered as ordinary assets. Registration with the HLURB or HUDCC as a real estate dealer or developer shall be sufficient for a taxpayer to be considered as habitually engaged in the sale of real estate. If the taxpayer is not registered with the HLURB or HUDCC as a real estate dealer or developer, he/it may nevertheless be deemed to be engaged in the real estate business through the establishment of substantial relevant evidence (such as consummation during the preceding year of at least six (6) taxable real estate sale transactions, regardless of amount; registration as habitually engaged in real estate business with the Local Government Unit or the Bureau of Internal Revenue, etc.,).

        Eto ang link sa BIR RR 7-2003:

    • Hi Analyn,

      Since Pag-IBIG no longer allows real estate brokers to sell their properties, third parties can no longer help/assist buyers like you. You will have to transact with Pag-IBIG directly. The only help I can give is share updated listings along with info I know about the buying process.

  22. Hello gusto kong malaman kong sakali at may nagustuhan ako na property ano ang mga hakbangin na dapat kong gawin. Paano kong nasa malayong probinsiya ako kailangan ko pa bang pumunta sa lugar ng property na gusto kong bilhin? Paano ang proseso ng payment? Thanks

  23. Hi, pwede po ba matanggal ang isang real estate agent na nagpakilalang direct employee sya ng isang developer? which it turns out na under pala sya ng isang broker, nilinlang ako pra lang makabenta? sana po matulungan nyo po ako pra wag na po sya makapang biktima ng kanyang istyle… isa po ako sir jay sa mga nabibigyan ninyo ng heads up sa mga foreclosed properties in the Phils. at isa din po ako sa nakabili ng foreclosed property under BDO na unoccupied last December 2017. thank you po sa inyong tulong.

    • Hi Ms. Charito, i’m sad to hear nagmisrepresent sa inyo yung agente. 🙁

      Suggestion ko po, ilapit niyo direct sa developer para mabigyan ng nararapat na parusa, yung agent at broker po ang dapat mag explain sa mga modus nila. Pati na din po sa PRC tingin ko pwede niyo ilapit, misrepresentation kasi yung ginawa nung agente.

      Glad to hear nakabili po kayo ng unoccupied na BDO property!

  24. Hi Sir Jay,

    Thank you for sharing all this information, ive just found your blog last week and i already learned a lot.
    Im planning to offer to buy a foreclosed property (condominium) from a bank, they offer me a 10% discount on their list price, how much more i can go down to counter offer? Checking around the location area, their price is on far with the current market price but off course i need to do a renovation. The property is already in the market for 4years and will need a good renovation.

    Maraming salamat po.

    • Hi Marlon, sorry for the late reply. For me, I would ask for another 10% discount. No harm in trying… hehe. 🙂

      If they don’t accept your offer, you can always submit a better one. Just make sure there are no other parties with offers for the same property because the bank will just award it to the other party with a better offer.

      Thanks for the kind words and good luck!

  25. Hi Jay, your wealth of information is priceless. Thanks to your website, it inspired me to try real estate investing.

    Just an inquiry, we have an IT company/corp and would like to acquire real estate assets. Is it possible to buy foreclosures under a corporation? How do banks accommodate foreclosure purchases by a corporation?

    • Hi Ian, thank you for the kind words, happy to know you were inspired to invest in real estate!

      With regard to buying foreclosed properties as a company/corporation, I don’t see any problem with that. The only difference would be the requirements. For example, take a look at the requirements for corporations for Unionbank below:

      1. Accomplished Personal Information Sheet
      2. Accomplished Corporate Signature Card
      3. Articles of Incorporation / Bylaws with SEC Certificate Registration
      4. Latest General Information Sheet
      5. Secretary Certificate authorizing representative and Valid Government issued ID’s
      6. Corporate profile
      7. BIR Form 1702 / Latest Audited Financial Statements
      8. 3 months latest bank statements

      You can see the entire list of requirements so you can compare with individual buyers, self-employed, and OFW’s at the following link from Unionbank’s website:

  26. Looking forward to learn more from you sir!
    I was able to read a lot of books by Robert Kiyosaki and I am always searching for someone in the Philippines who practice what he is saying in his books. Luckily I have found this blog of yours when I searched about taxes on google. You are so clever in setting up this domain XD. I also have experienced internet marketing but unfortunately I’ve run out of funds to continue it. I’m currently invested heavily on crypto but my long term goal is that my profits in crypto will be slowly transferred to real estate here in the Philippines and I found you to be the right fit! Thank you in advance! 😀

    • Hi Charles,

      Glad to have you here (no need to call me sir… hehe!). Haha, my domain is actually too long, but it’s been good for SEO. 🙂

      That’s a smart strategy, funnel your cyrpto profits to real estate, galing!

      Speaking of learning from me (I guess through the the blog), I’m currently updating everything, especially the articles that are more than 10 years old. It’s taking longer than expected but I hope you can read them soon. 🙂

  27. Hi Jay,
    I’ve been reading your posts since many years ago and I’m inspired to do the same. I’ve been planning to retire soon. May I ask if you offer a personalized or a more comprehensive seminar about acquiring foreclosed properties for rentals?

    • Hi Joanna, thank you so much for being with us here! Yes, I am about to re-open enrollment for my training for the next batch for investing in foreclosed properties. I just have to finalize the schedule and announce via email/blogpost. I look forward to seeing you then!

  28. Hi Sir Jay!

    I recently learned about your blog through Google and find it very informative. Now, after reading more about you, I feel inspired! I am also an IT professional and currently wear quite a few hats in company (including server admin) so I really feel you there! On the other hand, I still do enjoy my job so I try to do my best everyday. Nevertheless, I really love reading your blog as I am also keen on starting to invest on real property (and also purchasing a house for my family). Opening your blog was like opening a treasure chest! Thank you very much!


    • Wow, thank you Arlyn for the kind words! Glad my journey has inspired you to invest in real estate. I’m happy that you enjoy your work, that’s great because it’s still a great way to save money and raise capital for real estate. Wishing you success in your future real estate deals!

    • Hi Mr Jay,

      I’ve been watching your youtube videos about foreclosed properties since last year. Sayang I should’ve discovered it way earlier they were very informative.
      I would like to get your thoughts about UBs in house financing scheme. Is it possible to apply for a loan take out?

      Thank you

      • Hi Solon, thanks for the kind words, much appreciated! If you are referring to UnionBank, yes, they are open to loan take-out. But you will have to get financing from UnionBank first while your loan take-out is being processed.

  29. Hello sir Jay!

    I’m Joana, one of the many avid readers of your blog. I’m 24 years old and your stories and articles really inspire me to pursue real estate investing especially in foreclosed properties.

    I am gathering my finances to finally get my hands on my first deal hopefully in the next 2 years, God willing. It will be scary and full of questions for me but hopefully through the things you’ve been sharing and lessons you’re teaching here, I can have success in my future endeavors too 🙂

    • Hi Joana, happy to know you want to pursue real estate investing. I remember I also gave myself 2 years but it took a little longer. 🙂

      Anyway, I hope that what I am sharing here can help finding success in your real estate investing journey faster (less problematic) for you. Good luck and thanks for the kind words!

  30. Dear Mr. Jay,

    Thank you very much and I really appreciate your kind heart to help, especially for those who are new in this field.



      I am Purchaser wishing to find a Lot and House with the following features :

      –1…  Any Barangays within = Tagum City  ( and NO other locations )   +
      –2…  Zones =  Residential OR Agricultural OR Beach-Front +

      –3…  Land Size Range =  90 –to– 400 Sq.M +

      –4…  Border Fencing =  Fully +
      Price Range =  500,000 –to– 1,000,000 Pesos (above price range includes BIR Transfer Tax) +

      –5…  House wall options,  EITHER :
      -A =  50%  Hollow-Block  +  50% Amakan  OR
      -B =  100%  Hollow-Blocks
      –6…  Bedrooms =  2 –to– 3 +
      –7…  Bathroom =  1 +
      –8…  Lounge-room =  1 +
      –9…  Has atleast 5.meter space between House wall to the Lot fence borders =  High Priority
      –10…  Has existing “Water / Electricity”
      –11…  Has space for Garden Plants around House building =  Preferable
      –12…  Buy by “Assuming Mortgage” OR  “Simple direct Purchase”
      –13…  Vehicle Park-space =  Optional  AND
      Now please kindly send me All / Any available Seller contact details with their House/Lot  Photos (Inside and Outside Areas) — to my email herein, for my immediate consideration OR  IF you have no properties to offer, kindly refer me to some “Actual Tagum Realty Agents” ?? please, advanced Thankyou dear Sir / Mam,

      Yours Faithfully ,
      FROM :  Interested Purchaser.

  31. Thank you so much the video about the fighting chance in facing foreclosures gave us hope. God bless and prayin’ that we can surpass this challenge in this pandemic.

  32. I would like to get a copy of the 60-Item Property Due Diligence Checklist.

    Can someone send it to me? I did NOT see the link to get it.


  33. good day po. di po ba pwede kumuha ng computation through online? or something na ndi na pupunta dun sa city hall? Thank you.

  34. Hi Sir Jay! Read your article on Ondoy aftermath and got interested on your story. Im doing thesis on community learning process on flooding. I’m hoping that I could do an interview on what you have learned and realized after the tragedy and how was your subdivision after 10 years. Thanks and God bless!

  35. Hi sir Jay! I was about to buy a foreclosed property from BFS (Bahay Financial Services) but I have read some reviews on their own facebook page not to buy properties from BFS because they won’t offer any assistance anymore like securing the lot title and transferring it to your name once full payment is made to BFS.

  36. Hi sir Jay good day,ask ko lng po kung magpapasheriff ba ako may babayaran ba ako?kung meron magkano po kaya?assuming nagamatigas po yung mga illegal occupants at nasaraduhan po yung bahay ng sheriff,masasabi ko po ba na sa akin na yung mga gamit,at kung ano ang pwed kung gawin sa mga gamit na yun if ever?salamat po sa magiging tugon.

  37. Hi!. May tanong po ako regarding sa lupang kinatatayuan ng bahay ko ang zonal value ay 1500/sqmtrs ang category po ay agricultural residential ang gusto po ng may ari ng lupa ay 3000/sqmtrs wala pong kalsada para makadaan ang sasakyan pathway lang po ang daan na masikip . may laban po ba ako na sa zonal value ang maging bilihan. Anim po kami na doon na nakatayo sa 1,153 sqmtrs pero ako lang ang gustong ipa evict samantalang yun iba naman po ay walang kakayahang bumili. Ang gusto pa po ay cash na bayaran yun lote. need ko po ng advice.

  38. Hi! I am a unit owner here in Cambridge Village Cainta Rizal. Last 2013 nakakita ako ng fb page ng mga complaints ng mga naunang unit owners ng cambridge na walang permit to sell from HLURB ang Building nmin na addtl sa mga nadevelop na ng empire East. a friend of mine had fully paid her property na and to her dismay, hindi sya nakakuha ng titulo kasi walang permit to sell ang Empre East sa property nmin. Hindi na ako nagtuloy ng bayad muna sa Empire East kahit 5mos na lang kulang ko. Instead ang ginawa ko sumulat ako sa kanila about my friend’s case. Hindi na nila ako binalikan. For how many years until to this day hinihingan ko sila ng copy pero walang sumasagot sakin. Then nakatanggap ako ng letter from their office na ang laki na ng utang ko sa knila at icacancel na nila contract namin. I wrote a letter again and til now wala pa din akong sagot na natatanggap from them. Ano po ang dapat kong gawin? napaka unfair sa part namin kasi unang property ko ito. Kinuha ko ito para may property ang anak ko kpag tumanda sya. Sobrang lungkot ko dahil agrabyado kaming mga owners dito. fully paid ka, wala kang titulo, kpag hindi ka nagbayad, icacancel naman ang contract mo. sobrang kawawa naging sitwasyon nming lahat dito. PLS HELP ME…

  39. Hi Jay,my aunt lives in Europe,purchased a lot in the Philippines 3 decades ago.She’s getting older and she wants to transfer the Tittle to me but she cannot find the Tittle after so many years.
    Do you know what the procedure is to get a new Tittle?

  40. Hi Jessie, you just need to bring a copy of your Tax Declaration and a photocopy of your ID, then go to the treasurers office and ask for a statement of account. After that, you can proceed with the payment. Hoping for a hassle free transaction for you!

  41. Hi Sir Jay,

    I’m going to pay Real Property Tax ( RPT) this coming next week .

    kindly advice me for what requirements need to carry when paying the RPT in the treasury office ??

  42. hello po sa lahat and to sir jay, im quite interested about financial literacy,and im want to engaged myself on these things about foreclosure,and investing in real estate,.how can i start and what are the things for me to do to get involved in these business.salamat and Godbless.

  43. Good Day po sir ask ko lang po kung pwede ko po bang aplayan yung bahay ng ninong ko na nasa acquired asset na raw…ako po caretaker…nasa US po may ari at pinabayaan na yung bahay…meron po kasi dito umaangkin na sya daw unang nakareserve sa pag-ibig..balak po tirahan….nagpaalam po ako sa may ari na aaplayan ko sa pag-ibig….mahahabol ko po ba un bahay sa pag-ibig…bilang caretaker po…kasi nag C.I. ang pag-ibig wala po ako at yung kapitbahay ko ang nakialam na pumirma….

  44. Good Day! sana po matulungan nyo ko sa problem naming. ask ko lang po may makukuha pa po kaya sister ko OFW po sya na kumuha ng bahay sa cavite then nagkaproblema po sya financial gusto nya po mag back out na sya sa nakuha nyang bahay. bayad na po nya Equity nagstart last 2012 and 2014 start ng M.A. nya until August 2017 lang po ang nabayran nya kasi po nagkaron sya ng financial problem abroad. Mag apply po kaya sa kanya ang Maceda Law? ang total po nabayran nya is Php 467, 147.00 for Equity and since 2014 until August 2017 po 22,807.38/month ang nabayad nya so parang almost 1M na po nalabas nyang pera. May makukuha pa po kaya sya? Thanks po.eto po email add ko.-

  45. Good pm po sir jay,ask ko lang po paano o saan po kya ang pwede mag ask kung saan may free seminar ang pag IBIG reqarding sa mga acquired asset if willing kumuha tulad ko..ano po requirement if binata pa..gusto ko sna ksi mag attend nang free seminarpra s mga acquired asset pag IBIG po.thank you po.

  46. Good Day! sana po matulungan nyo ko sa problem naming. ask ko lang po may makukuha pa po kaya sister ko OFW po sya na kumuha ng bahay sa cavite then nagkaproblema po sya financial gusto nya po mag back out na sya sa nakuha nyang bahay. bayad na po nya Equity nagstart last 2012 and 2014 start ng M.A. nya until August 2017 lang po ang nabayran nya kasi po nagkaron sya ng financial problem abroad. Mag apply po kaya sa kanya ang Maceda Law? ang total po nabayran nya is Php 467, 147.00 for Equity and since 2014 until August 2017 po 22,807.38/month ang nabayad nya so parang almost 1M na po nalabas nyang pera. May makukuha pa po kaya sya? Thanks po.eto po email add ko.-

  47. Hi Sir, Ask ko Lang po, medyo naguguluhan po ako sa tax treatment sa mga business engage in real estate, for example, we are a corporation engage in real estate business, what we pay is Income Tax of 30%, right? but we have to deduct the CWT? and ano and pano po namin idedeclare yung income? applicable po ba yung initial payment na 25%? pwedi po ba ninyong madiscuss yung corporate tax ng real estate business? even kapg nagfafile ng Vat? Thanks po

  48. good day sir jay.,can u give me some pieces of advise pls..kumuha po kase kmeng mag asawa ng isang rent to own house and lot dito po sa Batangas, amounting to 1,800,000php – 10 yrs to pay ang contrata po namen 14,000php ang montly amortization. 300,000php for the equity at 552,000 na po ang naihulog nmen sa loob ng 4 yrs. bale (852,000php) ang kabuuang hulog nmen as of November 2016.. But for some reason ang seller ay inobliga kmeng ipasok sa PAG-IBIG noong JULY 2016..Nung naipasok nmen sa PAG-IBIG naaprubahan ang 863,000php last DECEMBER.. kulang pa po kme ng 1milyon pra mapasaamen n ung property. Pero ayaw nya pong tanggapin ang 863,000 n mgmumula sa PAG-IBIG. inuubliga nya kmeng icash nlng ung balance kase magma migrate sila pa CANADA.. So, ako at ang asawa ko po ay ngdecide n ihinto na lamang ang paghuhulog at sa hapi ay irefund na lamang ang halagang maari nmeng makuha mula sa seller. And now, dinedemand ng SELLER na 50% lng po ang marerefund nmen..Mula po sa 852,000.00 na naihulog nmen, ay 426,000.00 po ung aming makukuha..tama po ba na ganung halaga ang dpat nmeng marefund? o dpat po ba na montly rent lang ang kwenta sa halip na montly amortization na 14,000?? At ung SECTION 3, RA. 6552 ay pwede po b tlgang gamitin ng SELLER laban sa amin na BUYER? badly needed lng po tlga,.thank you..Godbless..

  49. hello sir jay.. may balak po kc akong bilhin na vacant lot sa isng subdivision.. china bank po ang mayari ng lot.. 700k po ang min bid price nakalagay.. pwede poba akong mg offer ng mas mababa sa 700k? o dapat mas mataas sa 700k? salamat po

  50. Hi Sir, kung bumili po ako ng condo tas completed ko na po ang 20% down payment, tas i decided not to continue, tama po bang bawasan pa nila ako ng CWT, commission at incentive sa refund request ko? CTS and Cert of full payment of DP po and naissue na po sa akin.

  51. Hi sir what if the developer failed to deliver what had been agreed upon can I make a full refund of what i have paid? I purchased a house and lot from one developer, agreement is after 13 months of payment they will start to build the house. 18 months na wala pa rin nauumpisahan so i decided to ask for a refund. They agreed that they will refund me but they deducted the commission and other expenses. Is that right for them to do that? I wouldnt cancel the sale agreement if they deliver the terms nman. Thank you

  52. Hi sir advice nyo nman po ako kung pano ang ggwin q, ang bhay ko ay nakuha ko thru sss financing pero nalipat sa bfs sa katagalan at eto raw ay foreclosed na, sa dahilang d ko ito nahuhulogan, ang tanong ko po ay pwede ko po ba ilipat sa pag-ibig ito sa pangalan ng anak ko para ito ay mahulogan at nang hindi mawala ang bhay po nmin, hanggang ngayon ay kasalukuyan ay tininitirahan pa po namin, pakipayuhan naman po ako kung ano ang dapat nming gawin para mailipat po ito sa pag-ibig. Maraming salamat po

  53. Jay,

    Please enlighten me on what you said “Please note that there is an exception to the application of the CGT, and that is the sale of a principal residence (your own home)”.

    We are selling our house for P28M that has been my parents and our primary residence since and now we have to sell coz our parents died. Real estate agent saind we have to pay 7.5% CGT. I am doubtful on this CGT as it is an ordinary asset and was never used to gain an income.


  54. Hi sir, pano po ba ang sistema ng auction for tax delinquent , how long po ba bago maisama sa auction ang property and if thats your property how can you buy it back or stop the auction?

  55. Hello sir Jay
    Ask ko lang po kung ano magandang gawin, may friend po ako 1year n nya d nahuhulugan ang loan nya s PAGIBIG… interesante po ako sa property nya

    Salamat Po!

  56. Hi Jay,

    You are awesome! I admire how you do business. I’ve been looking for someone like you here in the Philippines. I came across some of your videos on youtube and have read something about you. I can say that we have similarities, though you are now successful and i am just starting. I wish I could be lucky enough to talk to you someday as I have no mentor to help me with the learning process. 🙂
    I am a nursing graduate, I am wondering what are the steps for me to have a license as a broker. Do I still need to study a particular 4-year course? I hope you would reply to this. Looking forward to meeting you. Godbless!


  57. Hi Sir Jay,
    Ask ko lang po kong ano po ang mga guidelines sa pag-self-supervise ng house construction?Ano po yong mga iba’t-ibang position na component ng workers sa building construction?Plan ko kasi mag-pagawa ng commercial/residencial building next year pero ayoko syang ikuha ng contractor para makatipid. Actually, di ako sure kong tama desisyon ko.I will appreciate your advise on this matter.

  58. Hi- I am looking for a specific foreclosed house. It belonged to the dad of my husband who passed away when my husband was 8 mos old. We recently found out that the house was foreclosed. We now want to buy it/ save it. I was wondering if you could help locate which bank it is in? It is in MountainView Mandalagan, Bacolod. Any leads would be greatly appreciated, thanks.

    • Hi Jenny, really sorry to hear your situation. The best way to trace which bank foreclosed it would be to check the title/traceback at the registry of deeds that covers the location of the property and look for annotations regarding the mortgage.

  59. Hi Sir Jay,
    Ask ko lang po kong ano po ang mga guidelines sa pag-self-supervise ng house construction?Ano po yong mga iba’t-ibang position na component ng workers sa building construction?Plan ko kasi mag-pagawa ng commercial/residencial building next year pero ayoko syang ikuha ng contractor para makatipid. Actually, di ako sure kong tama desisyon ko.I will appreciate your advise on this matter.

  60. Hi sir Jay, regarding sa pagbili ng foreclosure properties, is it possible ba na makabili thru cash kahit walang bank financing or pag ibig?

  61. Hi Jay, can you give me some insights on how the bidding happens on-site?

    -How competitive
    -What to expect, what not to expect

    I’m a newbie buyer and I’d like to know my chances of walking away with one of my choices given the bidding.

  62. good day sir jay i was following your blog since 2010. sir now that i have saved some money to pay the equity of a condo unit of my own, i would like to rent it out for it to become my passive income. may i ask you for some advise sir if i should “lease” it out or “lease to own”.

  63. Good Day Sir Jay Castillo,ask po ako advice, gusto ko po ilagay ang investment property (rental) sa isang legal entity, for tax and protection purpose. wala po ako any legal entity, I really appreciate your advice po. Thank you.

  64. Good eve po sir, meron po bang possibility next year na pwede e allow mag take ng brokerage exam eventhough hindi graduate ng BS REM but a four year degree holder of other course since I am planning to take brokerage exam next year but not a BS REM graduate. Hopefully maibalik po yong kagaya nuon. Thank you and hoping for your response

  65. And I am confused of the requirements before taking the licensure examination, do you need to have a relevant bachelor degree(4yrs) or for the minimum you have to take a 120 credit seminar of real estate service providers. Or you should have both?

      • How about having only real estate courses on my 4 year degree but not having a degree related to real estate(Ex:Business Management). Having a bachelor then taking 120 unit CRESR is no longer allowed as a resort? Technically you need to graduate in a school offering Real Estate Management degrees?

  66. Sir jay! What are the qualifications now before taking the brokership exam? I read some posts that says you need to be a degree holder of real estate management. What if I have a full time job? Is the path of studying and earning the license viable and possible for me? And how many years would it take?

  67. nadisapprove po ba yung question ko? ng refresh lang ako ng desktop then nawala na po yung comment ko? 😐 Anyway thank you na lang po ulit.

  68. Good day po sir Jay. Nkabasa po ako ng article nyo about tax sa real estate. Pwede ho bang pa advise? OFW po ako and may hinuhulugan po kasi akong bahay for almost two years na rin po, then nagsbi po yung nanay ko na need ko daw po bayaran yung Tax Real estate kasi d daw po ako nagbayad, di po ba automatic na included yung sa monthyl amortization na binabayaran ko po? Pa advise po sana kasi clueless talaga po and gusto ko din talagng maintindihan. Thank you po in advance and God bless.

  69. Hi! Sir Jay, Posible po ba akong makuha ng Foreclosed House And Lot sa San Mateo, Rizal thru pag-ibig na hinde na po ako maglalabas ng Cash? Nang makapag-inquire po ako sa pag-ibig at makita ko po ang site na ito, yung maximum amount na pwedeng ko pong i-loan sa pag-ibig ay labis pa po sa amount ng foreclosure?

    Salamat po,


    • Malabo po Mr. Benito kasi sa pagkakaalam ko hindi sila nagbibigay ng loan na covered 100% ang appraised value or selling price, kahit yung loanable amount niyo ay sobra sobra. Kung sakali na mababa ang selling price, pero mataas ang appraised value, tapos papayag sila na ang maximum loanable ay iba-base sa appraised value lang, baka po pwede… KUNG papayag ang Pag-IBIG.

  70. Good day sa lahat ng visitors ng site n toh..sir jay..ask ko lng..i have an agent kc n ngsell smen ng house..and he told us n ung subdivision eh last 3yrs ago lng..kea kampante kame na bago and good condition ung property n kinuha namen..and nka 8mo n kme na hulog pra sa mo amortization..tinanong ng father ko sa developer nung house kng gaano n ktagal ung nya 11yrs n daw ung bahay dun..kea ngulat kme..kc different po un sa snbi nung agent..altough hindi p tlga xa natirahan..pero sobrang tagal n po nung bahay..pde po kea namen ireklamo ung agent n ngbenta samen nung bahay..kc di nya snbi samen ung totoo..waiting for ur response sir jay..tnx po..

  71. Hi Jay, I’m Filipino-Australian living in Abu Dhabi and planning to re-apply for my Philippine passport so I can start investing in the Philippines. I’ve just recently found out about an Australian barrister & solicitor/ debt expert named Dominique Grubisa who is teaching Aussies to buy foreclosed properties because this is a new thing in Australia. Fortunately I’m heading to Sydney next month and attending one of the free seminars she’s holding. She’s taken the US foreclosure model and adapted it to Australian properties. I was wondering if your own foreclosure research has allowed you to be able to compare the US and Australian models with Philippine foreclosures. I would be interested to know if the Aussie way is similar to the Philippine way so that I can apply the knowledge. Here’s some info on Dominique, if you’re interested

    • Hi Jennifer, unfortunately, I cannot compare the foreclosure process in the Philippines to those in the US and Australia at the moment. Frankly, real estate transactions in general in the Philippines is quite complicated in my opinion. I was hoping I can find any online version of Ms. Grubisa’s seminars, but it seems they are all done live/face-to-face. Please let us know how it goes. Thanks.

      • Tama po kayo,napaka hirap makipagtransaction sa Pinas. Kamaganak ko pinahiram ko sya ng P500K dahil tinangay ng bagyo daw ang bobong at wasak mga dingding so umutang ako sa banko to help them, nakapaghulog ng few months tapos hinto na. nagreklamo ako ang ibinayad 8000 sq meters of land for rice plantation akalako buo yon sa akin yon pala may dalawang strip na tig 1000 sq m na ipinangalan sa 2 nyang anak the day na natanggap nila ang loan sa akin. Noong tapos ang kaso granted by the court na iyong lupa ang pambayad nya sa utang nya at gumastospa ako sa abogado litigation which lasted fro nearly a year samantalang PAO lawyer ginamit nya dahil wala daw syang bahay pero on the market for P1.5m! Attys are always absent so sabeko its better than nothing. To my horror 11 yrs na palang hindi nya binayaran ang tax so ako pa ang nagbayad mahigit na P10K. Hanggang ngayon hindi pa naitransfer sa pangalanko dahil doon sa 2 strip na reklamoko which walang pakialam dako pinapansin. 2 ta 3 taon ng hindiko nababayaran ang tax ng lupa magkanona kaya ang penalty ko doon. Kung ipagbibili ko yong canon na 6 cavans of palay canon galing sa magsasaka na ayaw bitawan ang lupa dahil 30 yrs na daw na syang sinasaka kulang pa sigurong pambayad sa tax. Ipinagbibiliko wala namang gustong bumili dahil doon sa 2 strip na nakapangalan sa mga anak nya. Kaya I am incurring more loss, what a life!

  72. Good day,

    Hi, just want to inquire about the “assistance” you guys are providing for a possible home loan from a bank. Me and my partner got an offer for a house and lot for only Php 600k, and we are eager to purchase the said house and lot thru a home loan, it’s just we don’t have any time to check banks and to apply as well, my partner is currently a supervisor at a bpo company with a monthly net pay of php 33k, and for my self, it is php 18k. So we are just simply asking if you guys can help us on this, and if it’s not much too ask, what are the steps we need to do or to procure before we apply for a home loan on any bank.
    You can also contact me thru my mobile number +639273147049.

    Your response will be highly appreciated.

    Thank you,
    Germie Tosco

    • Hi Germie, sorry but we currently can’t provide loan assistance as we are busy with our own projects, and one of them is setting up a way to provide the assistance you mentioned. For now, please contact any of the big banks (BPI, BDO, PSBANK, SECURITY BANK) directly and they should be able to assign someone who can assist you so you can do this with your busy schedule. Good luck.

  73. Hello Sir Jay,

    Can I ask where can i find the contact number of the Premier Bank for the inquiry of Lot for sale?

    Thank you

    • Sorry Darlene, I’m not familiar with Premier Bank, although I see a lot of their branches. Just go to one and ask for their contact numbers, or do a google search for their official website.

  74. Hi Sir Jay,

    RE: DST Computation on Loan and Mortgage Agreement

    Good Evenining po.

    In line with subject po, The undersigned would like to ask the following questions, viz:

    1.) In computing DST on Loan and Mortgage Agreements where there is only One (1) Promissory Note is this Revenue Regualtions No. 9-94 dtd. March 8, 1994 which provides: “SEC.8. Loan Agreements/Promissory Notes Secured by a Pledged/Mortgage. — Where only one instrument was prepared, made, signed and executed to cover a loan agreement/promissory note, pledge/mortgage, the documentary stamp tax prescribed in Section 195 of the Tax Code, as amended, shall be paid and computed on the full amount of the loan or credit granted. In this regard, the instrument shall be treated as covering only one taxable transaction, subject to the higher documentary stamp tax.” – is the basis?

    2.) Thus, in computing DST on Loan and Mortgage Agreements where there is only one PN or via stagerred release of PN the basis on computing is amount of loan divided by P200 (based on SEC. 179). Am I right po?

    3.) If given that the computation being used is the (b) On each Five thousan pesos (P5,000.00), or fractional part thereof in the excess of Five thousan pesos (P5,000.000, an additonal tax of Ten pesos (P10.00) as stated in SEC. 195. What are the implications/effects?page2image8544 Will the PN will be collected with DST? If so, what will be the basis in its computation? S

    4.) We presented to BIR the Loan and Mortgage Agreement and ask for a DST computation and they’ve used as basis is the stipulations on SEC. 179. and not based on SEC. 8 of the RR No. 9-94.? For your comments please.

    Please apprise me on this matter.

    Thank you very much and God bless.

  75. Hello Sir Jay,
    2 years ago, I brought up the topic of having a real estate exchange platform within your existing blog and you mentioned that you are actually considering that in your pipeline. May I know if you have set up the system and, if so, how we can be linked. Thanks and regards, Sir.

    • Hi Gil! I am developing that website, but I’m doing it in spurts (the website is It was briefly live but I had to take it offline. You can imagine how hard it is to get people who will actually do what is necessary and are in it for the long term. I gave that project 6 months to work through a partnership, but from the looks of it, it was going nowhere because it turns out I will have to do most of the work (kinda defeats the purpose of getting a partner right?).

  76. Hi Sir Jay, thank you for this very informative site and your diligence in answering all (or mostly) inquiries. I am checking this site for quite sometimes now but I cannot locate answers to my question. I hope you can shed light to my inquiry.

    I am planning to buy a lot. The seller and I will meet late this month to finalize the contract to sell. Based from the seller, he purchased the lot complete with deed of sale and TCT. Unfortunately, he didn’t transfer the title to his own name. Now, he will issue to me deed of sale, and will give also the deed of sale he got from the previous owner. The seller will also give to me the tax clearance under his name na binabarayan daw nia annually.

    I asked RD but they advised not to transact with him. We know the seller since he is living within the town, and he is willing to help me transfer the title under my name.

    I advised the seller if he can still find the previous owner and make another deed of sale (from previous owner to me) so that we can start the process again. Would this work?
    The TCT date is 1980 pa, hopefully buhay pa ang dating mayari. What if the previous owner is already dead? Would it be best if the seller will do the transfer and I will just add extra and how much possibly po? Our agreed price is Php 850k.
    Thank you and looking forward for your kind advise.

    • Hi Lordi, your welcome and thanks. Sorry, I simply cannot answer ALL inquiries as I’m only human. Anyway, the RD was right in their advice. You should not transact with the seller because of the huge back-taxes that have to be shouldered. If the previous owner is already dead, then estate taxes would also have to be settled and the heirs will have to transfer the title to them, before any other transaction can happen. This is very complicated and if you don’t want any headaches (and to lose money), then just move on to another property.

  77. Hi, Jay! I just want to share with you my bad experience reg my transaction with this developer. This company is affiliated with big player in the industry. We offered properties to this developer, lucky for us, this company got interested with the property we offered. Then, we go with the process, like client reg, providing docs for evaluation, etc… However, after we submitted all documents they needed, this developer pala has a broker daw named Mr. M[edited by admin], (according to Business Dev’t. Dep’t. this broker is very close to the president of the company), na ina-underground na pala kami. This company and the broker named Mr. M[edited by admin], went straight to the seller. So, to cut the long story short, this Mr. M[edited by admin], a veteran and old timer broker stole the sale from us. Too bad that in this industry, because it involves huge amount of money, we have unprofessional brokers like this one named Mr. M[edited by admin].

    • Hi Henry, I feel your pain, because I myself have been victimized by a broker who did something similar to the one you described.

      By the way, because of the anti-cybercrime law and risk for online libel, I had to edit the name of the broker you mentioned to just Mr. M.

      Anyway, you are right, we have so many unprofessional brokers out there… tsk tsk. I caught one broker who sold more than Php17M from one bank through this blog, but never gave me my share… bwisit talaga, and from stories of other people in the industry, he is still at it, victimizing other brokers out there.


  79. Hi Jay,

    I came across your website while I was searching for forums about how I could possibly sell the rights of the condo unit whose turnover wil be this December 2015. I can’t seem to get any helpful forums about my dilemma.

    Your website seems to be very helpful and you seem to be very accomodating towards people so I decided to ask. I am not based in the Philippines and so it is quite hard for me to find a buyer to the rights of the condo unit that I have been paying for 20 months now. I have spoken with my agent about possibly helping me find a buyer to the rights, but she keeps pushing I carry on with the bank financing loan as the condo is a very good investment. I have even suggested to her to charge me a reasonable commission if she finds a buyer to the rights, but she still keeps recommending bank loan. I can’t deny that Jazz Residences is a very good investment, but I’ve weighed the pros and cons plus the fact that I’m not in the Philippines anyway, the thought of having to pay out for the condo for another possibly 20 years is not something I want to do anymore. I know that I should have not got into this in the first place, but selling the rights was an option she gave me from the start if I changed my mind and now that it is the case, it does not seem so simple. The only thing is, I’ve already put in a lot of my hard earned money and don’t want to lose it. What would your advice be on a situation like this? I really hope you can enlighten me.

    Thank you for your time.

  80. Hi Jay,
    I’m OFW here in Hongkong and i’m looking for a place to buy na titirahan namin ng anak ko.Everytime na umuuwi ako nakikitira pa ako sa bahay ng kapatid ko.I bought a lot in Rainbow Village Subdivision 3 in Deparo year 1999.Yes nagkamali ako ng pagbili siguro hindi ako wise pa noon i dont know about real estate that time pa.I want to sell this property/ lot could you please help me?Where i should post to advertise?There might be people in this/your blog na interesado.
    Thanks po.

  81. Good day po Sir tanong lang po ako dahil kumuha po ako ng house and lot sa cebu last Nov po .if madelay ba ng payment 2 months babawiin na ba ng bangko dahil po bank financing po to sir .pero magbabayd namn ako pagmakabalik ulit ako ng australia.anu pong advise nyo sir .thanks po

  82. Hi Jay, currently im a seaman working as chief cook, actually my job give e a good salary rather working in our own beloved country. But despite of this good income, there is sadness inside me and that is my family, I actually planning to start to invest in foreclosure property, but to tell you the truth I know nothing on it, hopefully your blogs help me to start in my new journey in real state. I am really blessed i find your blog in ANGAT PILIPINAS COALITION. God bless and more power.

  83. hi sir..need help po. mare refund pa po ba yung nabayaran ko ng downpayment na 170k plus? una po kasi nagka problem po yung project kasi po tinamaan sya ng project ng DPWH and nagbigay po sila ng relocation area. pumayag po akong ilipat kasi po nanghihinayang ako sa mga nabayad ko at ilang buwan na din po ang lumipas. kung hindi po ako pumayag na malipat ay refund sana lahat ng binayad ko. kaso po tinuloy ko kahit malaki po yung nadagdag sa contract price. ngayon po nagka problem po kasi ako financially and hindi ko na po kayang ituloy at gusto ko na pong i cancel yung bahay. may chance pa po kayang mabalik sakin lahat ng binayad ko? sayang naman po yung 170k kung hindi maibabalik sakin. salamat po. sana matulungan nyo ako.

  84. sir jay, good day. i’m boy, i came accross your nice blog. you have been a big help to us who have no knowledge at all on HOW TO SELL our property. we need your expert HELP or ADVICE on this. we (my wife) decided to SELL our residential LOT somewhere at San Pedro, Laguna. our problem is, there were some buyers, but in installment basis, thru loans etc..but honestly we want it in cash basis. Do we need really an expert real state broker (like you) to do this, can you RECOMMEND ONE. To be honest with you we need money badly this time. Can I loan it to the bank and forclosed it (worst option scenario). hoping for help. Thank you so much. Keep up your very nice blog.

  85. hi sir,

    i am in the process of applying for a home loan. I just want to know which is better, a fixed rate of 8% for 10 yrs or or 6.88% fixed for 5 yrs and repricing after 5 yrs. What are other charges or other requirement should i consider (like insurances,etc). This is my first time to apply for a housing loan from the bank. thank you

  86. helo po tanong ku lang po dahil ang aking ama ay patay na po. ang
    kapatid ng aking ama ay gusto kaming paalisin sa bahay at lupa kung saan
    kami ay nakatira halos 27 years na. ang bahay po namin noon ay pinagiba
    ng kapatid ng aking ama para ito ay bagahin at palakihin, giniba ito
    last 2002. nagyun po na wala na ang aking ama pipaalis kami dahil hindi
    daw sa amin ang bahay. ang lupa kung saan kami nakatira ai wala pa sa
    pangalan ng aking ama dahil hindi naman ito na subdivide sa

  87. Hello Jay
    Good Morning! How’s your day getting along?I need your help in securing these properties for investment purposes.
    BFS (AN-0818389)
    BFS (AN-0552289)
    And a foreclosed condo/townhouse in Paranaque.
    Your assistance is greatly appreciated.
    George R. Sarmiento

  88. Magandang Buhay po mag inquiry po ako kung may roon kayong house and lot or Foreclosure sa Puerto Prencesa City Palawan Phil. Gusto kupong bumile that Area doon po kasi ang mga relatives ko.please forward to me kung mayroon po kayo my name po is Arlene Medriano and puwede bang kunin ang Tel # ninyo kong mayroon kayo para matawagan ko maraming salamat po.

  89. Hello Sir, nagbayad kami nang 15k na reservation tapos 22k sa first month, we decided to stop po muna kasi I got pregnant but then tumawag ang developer after 3 months na i-close daw nila account if no payment for deposit po, I asked helped po and consideration if they can give me another month but they decided to sell it without letting me know kasi daw po close na ang account. Ang sabi nila po no refund daw po kasi yun daw naka saad sa Maceda law. Can you confirm po if this is right? They let us sign po ng agreement na hindi naman po xa notarize. Is this legal po?

  90. good day po sir nag sent na po ako ng inquiry about ,house and lot dyan po sa bacoor ineteresado po ako sa bahay wala papong sagot hanggang ngayo neeed ko po ng feed back para kung sakaling walang chance makapaghanap po sa iba .iyung bahay po kasi is foreclosed then malapit po kasi sa mga apo ko kaya lang po ako interesado my name po is arnulfo Garcia ng sent na po ako ng inquiry pati e mail add ko po t.y po

    • Good pm po, mas mabilis po kung tatawag kayo sa BFS. Marami po kasing inquiries ang pumapasok through the inquiry form, around 30 per day. Please call for faster response. Salamat po.

  91. hi…can you give me information about excess monies related in real estate foreclosure? where this excess monies going?

  92. Hi Sir,
    First of all, thank you for sharing your time and knowledge for everyone and for free.
    Is there any chance that you can also help a recovering defaulter to prevent their properties from being repossessed? I think the biggest hurdle is their negative credit score so they can’t get loans from most financial institutions even if they already have the capability to pay.
    Thanks again for your time.
    Best regards,
    Recovering Defaulter

  93. Good afternoon. Can we avail those foreclosed properties through Pagibig Housing Loan? Thank you very much and more power.

  94. i’ve been looking for a property to buy somewhere pasig/ cainta for over a year now however i still have not seen the property that i can probably say good enough for my family. my loan application has already been approved by a particular bank first quarter of this year and i’m hoping to find the right property anytime soon. i hope you can help me. thank you.

  95. Hi Sir Jay!

    Question lang po, I will enter po as Lease Agent, meron din po bang parang “Authority to Sell” yun?
    Paano po ba kikita as Lease Agent?
    If meron po kayong sample ng “Authority to Sell” for Lease… pwede po ba akong mag request ng copy?
    Ano po ba dapat malaman at gawin ko as Lease Agent?

    Thanks Sir Jay.

  96. Hi Sir Jay Castillo!! Pwede ko po ba kayong mainvite sa event namin as speaker? We’d love to hear from you about real estate investing! I hope you could give me your email and contact no. so that I could get started with the invitation letter. Thank you so much sir Jay! More powers to your blog.. very helpful .. 🙂

  97. I am currently looking for a house to buy – could be thru pag-ibig housing loan or possibly rent to own. Do you have any leads? I would prefer somewhere in Las Pinas/Pasay/Makati area but most likely Las Pinas area please. Do you have any leads?

  98. Hi Sir Jay. This is Ton. I’m 21 years old and has started reading rich dad’s book on financial literacy and freedom. Since then, I’ve been interested in real estate (though he didn’t directly recommend real estate in his books). Currently, I’m still reading his books and will read some more books than his to get enough info about the industry. As he recommended, I am trying to educate myself first before playing the game though little by little I’m already investing to atleast have the courage to face the fear of losing and happiness of winning and learn from the experience.

    I just like to ask if you have any advice as to what other books I can read about real estate, tax etc. and do you recommend taking short courses on both? Also as a newbie, I hope I can apply as a mentee to you if you allow that. And Maybe I can invite you over a coffee during your spare time and when I visited Manila. By the way, I am staying in Davao but I visit manila once a quarter. Thank you sir for the time reading this. God bless!


  99. Hi Jay

    My problem is slightly out of topic, I am just so desperate to get some answer as I am based overseas. We have two condo unit with DMCI, diffculty came and it hard for us to continue paying the in-house mortgage.

    1st unit – we paid over 2 million (20% deposit + 10mos mortgage) developer only refunding us around 500k after deducting marketing cost of 177k, penalty 50k etc…
    2nd unit – we paid around 2.5million (30% deposit + 9mos mortgage) developer refunds of about 720k after deducting the same + property tax.

    Developer wouldnt explain what are the deductions, only told us to lodge complaint at HLRUB if we have any, so basically, what we can have for refund is like 25% of what we totally paid.Is this legit? we are searching Maceda law and it doesnt really say about deductions, it just say we are entitled 50% of what we paid regardless of the contract we signed. Patulong naman po. Thank you. Cecille

  100. Mr. Jay, gusto ko sanang tulungan mga relatives ko sis n pamangkin na magkaroon ng sariling bahay. mahirap lng kami pero tinutulungan ko sila ng sa ganon mabago takbo ng buhay ng clan namin. yung isang kong kapatid na babae nasa KSA na nkikipagsapalaran na makaipon. me isa akong help din makaalis kahit as a DH pero gusto ko me mangyari sa paghihirap nila doon. Kung matulungan nio kami na makakuha ng foreclosed na property na murang halaga lang. Dto sa lugar namin meron kaso yung mayayaman at nasa katungkulan yun ang nakakakuha agad. sana po matulungan nio sila.

    • Hi Ms. Tess, napakaganda po ng hangarin niyo at saludo po ako! Ang suggestion ko po ay maging maagap po kayo sa mga property dun sa lugar na gusto niyo. Patas lang naman po ang laban, unah-unahan lang po talaga, pwera na lang po kung auction.

  101. Hi Mr. Jay..
    Good day..
    I just want to consult something. I rented a commercial space in Manila since July 15, 2010 for Php 20,000.00/mo. I paid Php 100,000.00 for a 1 mo. advance and 4 mos. deposit and always supported with postdated checks in every renewal . The contract already expired this year July 15 ,2014 and we vacate the area July 28 ,2014 .
    In our contract it was stated that we need to surrender all the receipts of our paid bills and we did it for the past years . For this current year 2014 the receipts were not complete there were missing OR but it was all paid , so last Sept . 11, 2014 I went to Meralco and Manila water attempting to secure clearance or any additional proof that I can present to the owner aside from the Official receipt i have but Meralco and Manila water refused to provide me a copy since I’ am not the owner. And owner po ay hindi rin makapagbigay ng authorization para sa akin para makakuha ng clearance since hindi rin po siya ang nakapangalan sa mga statement of account or bills. Although ang Meralco at Manila water ay nag provide din po ng mga print outs enough proof para makita na wala na pong current balance. I submitted all receipts to the owner last Sept. 12, 2014. Ngayon na pafollow up po ako ng payment ng remaining sa deposit ko at nahihirapan po akong makipag usap sa may ari. She is demanding us to follow the contract where in we need to submit OR of the paid bills. Tama po ba ito ? Kahit na naisubmit ko na ang pinakahuling bills at receipts na alam kong wala na po kaming Unpaid bills at hanggang August pa nga ay binayaran ko na.

    Thank sanay mapaliwanagan niyo po ako


  102. My wife is looking to become licensed as a broker and a developer here in Cebu. How can she prepare for the test? And does she just need the Real Estate Brokers license? Are there any other professional requirements?

  103. Sir Jay Good Morning po, hindi ko po sigurado kong pumasok po ba ang unang message ko kay Ma’am Cherry,humihingi po ako ng inyong payo tungkol sa kung sakali po ba na matigil na ako ng pagbabayad sa aking balance sa hinuhulugan kong Agricultural property, Ano po ba ang dapat kong gawin? Binili ko po sa isang Bank Forclosed Property ang lupa noong 2012 as installment at may balance pa po akong 220,000.00pesos. Kinukulang po ako ng pang hulog dahil sa nagkasabaysabay ang nagaaral ko. Please lang lang po bigyan nyo ako ng advice ng hindi naman mawala ang aking napauna ng halagang 350,000.00pesos.

    Salamat Po ng Marami,
    Rey Salas

  104. Hi Jay,

    Hope you can help me with my problem. Currently nakamortgage yung bahay ko sa isang banko pero nakapagmintis me magbayad ng monthly payment for around 6 months na. May mga loans din kasi me sa ibang banko at yung ang prioritized ko na bayaran. Nagmintis me ng 2 buwan and did not receive any notification from them so i thought it is okay, bayaran ko n lang yung interest kung meron man. Now that i have cash to pay nagulat n lang ako n nasa processing na daw yun for Buyback sa developer. Meaning kung ano yung balanse ko sa kanila sa Developer na me magbabayad? I’m also looking for refinance this because i don’t like also the service of this bank, but one requirement of the bank for refinancing is Statement of Account from my current bank. My worry is if i ask this SOA from my current bank it will show the month that i did not pay. Baka eto pa ang maging dahilan para di ako maapprove for refinancing. I’m capable of paying and already approached other bank for refinancing and they saying na my current status is okay but still they need this SOA. I don’t want my house to be foreclosed also. And last month i just renovate my house. Hope you can give me advice immediately and what best approach to do in this situation.

    Maraming salamat and waiting for your reply.


  105. Hi Sir JAy,
    I would like to ask kung may bago na po bang policy ngayon ang pagibig ? almost 4 months na kasi akong past due, meron po bang maiooffer ang pagibig ng bagong mode pf payment or ung mkakagaan sa pagbabayad? Thanks,

  106. hi sir jay…ask ko lang po kung halimbawa ang unit/property na nainquire to bfs ay nakarecord sa system nila as for evection na yung nakatira…ano po ba possible don sir, talagang maevect po sila in a certain time? or pd po ba ako visit personally sa bfs office para marequest to facilitate ang evection process…pano po kaya gawin ko sir?….please i need your opinion, kc interested po kmi sa property….thanks po…godbless…

  107. Good afternoon!

    Mr. Rey,

    I just wanna ask regarding for this lot I’m interested actually, is this house and lot, how much do we need to provide the cash and it that possible Na gamitin namin yung pag ibig to buy this house and lot or pano po ang bayaran if ever?

    Tnk u and regards!

  108. Mr. Jay i just want to ask ung nakuha po ng brother ko seaman po ksi xa and npatagal ang bakasyon nya ndi po nya nhulugan ng 11 mo ung bhay nya may tumawag po pagibig last friday and sabi po nya kailngn mabayaran ang 300k ng monday or else ifoforeclose po nila ung tirahan nmin nkiusp po kmi na pgbgyan kmi khit 1 mo para maproduce nmin ang pera but then ndi po sila pumayg .. Im requestng 4 a promissory note muna since nkaline up n po xa mkasakay ulit pero d po sila pumayag gnito n po b khigpit at manggipit ng tao ang pagibig .. Imomove n daw po nila sa legal ang case para ipadlock ang bhay nmin

    • I’m sorry to hear your brother’s situation pero may pag-asa pa po yan. May 1-year redemption period pa po, at sa pagkakaalam ko po, hindi nila pwede ipadlock bahay niya during that period.

  109. Sir Jay,
    I hope you will start a focused online listing-buying-leasing real estate exchange site like that of,,,, – yung pang-real estate lang. Then make it more generous by not putting a price tag on every spot or section of the site. Your blog has become one of the top blogs inspite of it being free! Generosity has its just rewards. You can replicate this excellent service in the property exchange activity. Just expressing an opinion.
    Gil Banaria

    • Hi Gil,

      Thanks a lot for the kind words. Actually we have this in our pipeline, but there is no definite date yet when the site will be ready for public use.

      For sure we will announce it here when it’s ready. Thank you so much Gil!

  110. Sir, I would like to ask something about certain agreement that mentioned about a property we are going to apply as bank financing . I would like to discuss this thru email…

  111. Hi Mr. Jay,
    Good day.
    My distant relative is staying in Bagong Silangan, Sitio Veterans in Quezon City for quite sometime now, he was actually well known in the area because he used to be a Kagawad there, when I last talked to him, he was offering me a property in that area, it’s a vacant lot, which the owner is selling.
    I am interested to buy the said property but then, the property has no title.
    The property has been for sale for 10 years if I’m not mistaken.
    The said lot was not yet subdivided and was supposed to given to the veterans, hence there was no title.
    How can I purchase the property legally even without the title of the lot?
    Is it possible in the first place?
    I’m looking forward to hear your sound advice.
    Thank you in advance.

  112. Hi Sir Jay

    I’m a new player in this forum and planning to buy a property near bulacan or cavite area for investment purposes, however, my budget is only around 500k. In this scenario, I need a good advice for property investment Sir Jay? Thank you

  113. Sir, good day po,
    do you have alist of properties which is absolutuely not occupied by the previous owners?
    This is one of my fears in acquiring forclosed properties,
    thank you.

  114. Hello Mr. Jay,

    I would
    like to know if you can refer me to a group of reputable people who
    pool their funds and purchase multiple units of properties as a source
    of passive income to the investors.

    Co-ownership of properties exist in Singapore where I currently work. An example is
    They simply pool their funds together to purchase multiple units of
    properties. They do buy-and-hold, flipping, and rental. It brings them
    great amount of rental income on a monthly basis. The members are able
    to purchase several units with a budget that’s not enough to purchase
    one unit!

    I believe we should do this as well in the Philippines.
    I would like to be a real-estate investor.

    Thank you for reading my letter.

    God bless!

    Aldrin Ginete

  115. hi sir jay,

    my grandmother’s property in nueva vizcaya solano is for sale, 856sqm rush po baka may interested po.. pwede makita sa OLX ang picture.. ytpe lang ang house and lot solano for sale

  116. Hi, Jay, I have seen title for sale awarded by the President and there is a note on title that says
    Note: |This lot is covered by Free Patent Application no. xxxxx. What does it mean? Can I you buy it? what are the repercussions

  117. Dear Jay, we want to sell our Mediterranian Style house (150sq m) and lot (236 sqm.) property (2009 built), clean title, in St. Charbel Executive Village in Dasmarinas, Cavite near SM Dasmarinas Cavite, 100% flood-free. My parents want to move to the province. Can you help ? Any recommendation ?

  118. Hi Jay, I was looking for a copy of a Phil contrac for selling some properties and I saw your website, right now I’m trying to sell about 3796 sq meters located in Cebu and right now we have 9 tenants (that are not paying rent) on this property that are willing to buy and subdivide this among themselves, I’m trying to get an idea how I’m going to do it, I’m located overseas but I have someone in Cebu to take care of the selling, but anyway, the tenants would like to pay it within a year, and willing to put down 30% at signing of the agreements and 2 more payments before the 1 year. I would very much appreciate if you can give me any suggestions. and how I would do this. Thanks in advance.

  119. Hi Jay,
    I’m currently residing in Putatan, Muntinlupa, One ride from South green heights. I first read your blog just yesterday and got inspired to read books for financial literacy. I want to acquire a house so I attended a tripping in Cavite, I felt exhausted kasi ang layo nya from Makati. I still love Muntilupa. We rent our house at 5k a month. I don’t have any idea how to acquire foreclosed property. Please help. I am very interested to buy a affordable house here in Muntinlupa.

  120. Sir marami salmat po sa reply..ay ganun po baun kaht na sa amin un bahay at hawak namin ang titulo eh pede ipaauction ng bir?wala po 
    Bang notice na darating sa amin?at mga ilan yrs po ba bago nasasabing tax delinquent properties for public auction?pasensya na po at tlgang wala po ako alam malaking tulong po ang katulad nio sa amin mga naguumpisa pa lang,maraming salamt po ulit!

  121. Sorry everyone, I need to focus on finishing the members area and updating the database, so I will not be handling any foreclosed property inquiries for now (I will start removing my number in all remaining listings that include me as the broker). Other listings are direct to the seller, so please contact them directly. For Buena Mano properties, please contact my wife Cherry at 9662541/09178568573. Thank you.

  122. sir jay for your blog i saw the foreclosed property REF. NO. AN-1781034 690K, and AN-1923416K 440K please kindly help me for the said unit.. I eligible to loan for PAG IBIG FUND and currently I’m in SAUDI ARABIA.. please kindly advise us my contact details 00966544148245 and roaming 00639472393756 ALSO SEND to my personal mail my COMPLETE name DIONISIO REATE RAPELO..

  123. hi sir Jay, i just wanted to know where your office is so that i can inquire personally about the properties you were selling. Tnx

  124. Hi Jay, would like to ask your opinion re Special Power of Attorney. It was executed and notarized in the Philippines authorizing me to handle sale of my relative’s property based abroad. The document was done here in the Philippines during their brief stay in Manila. Documents submitted as attachment for notarization was a US passport and driver’s license. My question is if the SPA was notarized and executed here, is it acceptable if IDs attached are not issued in the Philippines but issued abroad? The SPA indicates owner’s address is in the Philppines.

  125. gud am rey, may nagustuhan akong bilhin na unit sa la poblacion 1 sa bulacan blk43 lot 42 magkano kaya ang total appraisal nya.

  126. Hello gsto lang po aq itanong pano po ba yung bahay at lupa namin na gusto namin ibenta nabili po namin 15 yrs.ago pro d po km nakakapagbayad ng tax ng bahay amilyar lang po..anu po ba dapt gawin?anu po ba ung tenyears back tax na sinasabi at panu po inaapply un?

    • Hi Ms. Lyn, pumunta na po kayo agad sa assessors office para makakuha ng Statement of account(SOA). Yung 10 years back taxes po ang total na taxes plus penalties and surcharges. Bayaran niyo napo agad bako masama bahay niyo sa tax delinquent properties for public auction.

      • Sir marami salmat po sa reply..ay ganun po baun kaht na sa amin un bahay pede ipaauction ng bir?wala po Bang notice na darating sa amin?at mga ilan yrs po ba bago nasasabing tax delinquent properties for public auction?

      • Sir marami salmat po sa reply..ay ganun po baun kaht na sa amin un bahay pede ipaauction ng bir?wala po 
        Bang notice na darating sa amin?at mga ilan yrs po ba bago nasasabing tax delinquent properties for public auction..hihingi lng po ba km ng statement of account sa assesors office at pg nabayaran na ba eh maaaus na po ba?pasensya na po at wala tlga kmi kaalm alam sa ganitokya malaking tulong po kau sa mga katulad namin wg po sana kau mgsawang magturo sa mga nangangailangan salamat po at god bless!

  127. Sir Im a ME by profession and i wish i can venture to real estate,may i ask if you have the online homepage of any real estate review center in iloilo city.Currently im here abroad but i wish to come home before the start of review for 2015 real estate exam.thanks in advance.

    • Hi Kf, we’ll publish a compilation of review centers once providers start publishing their schedules for the 2015 real estate brokers exam. They usually start at September.

  128. Hi Jay,

    I’m looking for investments jan sa Pinas and am interested in an agri land.. what are requirements and maintenance issues for that.. FYI I’m a newbie on properties esp sa Pilipinas.

  129. Hi Jay, I’m searching about Property Tax Amnesty in Manila, when I saw your I read a lot which makes me interested. I’ll keep in touch w/ you through email. BTW, do you think the RPTax amnesty in Manila will be granted this year?? Laila

  130. Hi Jay, thank God for very informative articles you wrote here. It really gave me some knowledge regarding properties and I would like to ask a question about where do we get market value of a property particularly residential land in cavite we would like to sell? Is there a website we could go to? Hope that you could give us some answers. More power and God bless.

  131. Hi Jay! I have a lot purchased payable in 10 years. How would i know if the developer selling it is legal and the property is true. although we have tripping and show me exactly where the land is I still really want to know if it is true and nt bogus only. Please help..thank you

  132. Hi Sir Jay, very informative and nice website. Found your details at TRC of Bo Sanchez, I would like to ask for an advise if OFW can purchase foreclosed properties and how can I start if possible?

    • Hi Oliver, thanks!

      Yes, OFW’s can purchase foreclosed properties, but I highly advice you do the final inspection so you can decide if you really want to buy a property. You can’t depend on anyone else to make that decision for you so I guess you have to come home to do this.

      Of course, you need a trusted person to inspect and shortlist properties before you come home to inspect the most promising ones. You also need to execute a Special Power of Attorney or SPA in favor of a trusted relative who can sign on your behalf in case the paperworks are not yet complete and you need to go back abroad, just make sure the SPA is very specific and only covers what you specifically authorize that trusted person to do on your behalf.

  133. Jay, I hope you will receive my mail on speedy way. I am facing a situation with my amortized property in kawit cavite inside a subdivision. I faced arrears of 5 months, I do want to loss my property, I paid a lot for the down payment and monthly amortization. Can you please help to keep it. I requested to have a dialogue with the bank via skype or telephone to express my intention to keep the property. Because it is holiday in Philippines, so I will wait until bank resumes business in Jan 2014. Can you please help me.

  134. Sir jay, May marerefound ba ako if pina cancelled ko yung nakuha kung hous in lot? nakapag hulog poh ako ng 6 moths dowypayment at dahil wala poh aq kakayahang mahulugan pinacanlled ko na..pero ang sagot sa akin ng management wala daw aq ma rerefound dahil wala pa daw 2 years na nkapag hulog..?sa palagay nyu may makukuha ba ako.??.ang laki pera din po yun…salamat….

  135. hi sir Jay, I want also to be a license real estate broker, can you recommend me any school that I can attend to, for review

  136. Hi Jay,
    I’m a Filipino Canadian currently residing in Toronto.
    I got some interest in investing in a 2-3 hectare Agriland for Mahogany Plantation.
    Looking at the area of Puerto Princesa or Bicol. Would appreciate if you could direct me to the right spot where to start , foreclosed farm land would be a good idea if you could find me one.
    thank you and regards,
    Ronnie Buenaventura

  137. Hi Sir, I would like to know what is the average selling price of a lot (per square meter) in GSIS Hills, Talipapa, Novaliches, Kalookan.


  138. Hi,
    Sir Jay,ty for ur helpfull blog, ask ko lng Sir which website or investors sa pinas pede magbinta ng lupa.This lot i mentioned is located in Cebu it is about 4 hectares.This is actually agricultural land but nearby w/ the area is town homes at d kalauan sa SM City.Looking forward for ur advice.
    God Bless.!!

  139. sir ask ko lang po.. tungkol po sa property jan sa CDO SA MEGAHEIGHTS subdivision marami papo bang bakante?? tas tanong ko lang po if SAAN BANDA ANG PHASE 1?? KASI MAY BABA AT TAAS DIBA???? SA BABA PO BA? PLEASE REPLY PO sa email ko. maraming salamat:)

  140. HI JAY,





  141. Last January i put a down payment for a property in Palawan….this end of June i promised that i will pay the full amount of the selling price, the question is, is there any suggestion or comments from you, because all the transactions was done by the lawyer in Puerto Princesa., and this is the first time for me to deal a property in Philippines…i am Filipino and from abroad. Any suggestion or comment will be fully appreciated,

  142. Hi Jay!

    Can you please help me, i am trying to help our OFW’s here in Kuwait on Property Owning Literacy on both Investment and their Dream Home.

    I am offering my capabilities as your channel here in Kuwait.

    Some of our kababayans are interested on the “Foreclosed Properties”, what are the tools and requirements needed in order for an OFW to acquire their desired properties?

  143. sir pwede humingi ng opinyon kc hndi po kmi member ng gsis tpos ang ginawa ng developer gumamit po cya mga tao na gsis member at ung devloper hndi po nere2mit ung payment nmin kaya naging magulo at malapit na daw po maforclose at ung ginamit na tao ayaw na po pmayag reinstructuring ngayon nagpunta po kami ng gsis kasama yung holder na ginamit para humingi po kami ng latest balance ngayon po yung outstanding balance pag iCash po namin may discount po ba o kaya amnesty sa mga interest

  144. Hi Jay, we have a property in sta. rosa laguna in which we want to sell, with a house around 90 percent finished already. the lot is 140 sq. m. Would you know of someone who can help us? or maybe anybody who can finance to finish the house and then sell it? thanks.

  145. hi Jay or Cherry, i want to know what to do with a property title wherein one of the owners passed away and planned.
    There are surviving owners and the surviving owners plan to sell it


    • Hi Sir,
      I had read what you’ve been into in different perspectives. Like you, I wanted to be a licensed real estate broker. I took the 27th annual review for real estate broker last N0v. 1982, took the exam and passed it. But up until now, i had not secure my license from the DTI then, PRC now. I presently work in the Government as Housing coordinator from 2000 to present. With your experience, do i have a chance now to get my license?My present job deals mostly in real estate handling.Besides, i am interested to follow your blog/posts, just to be aware in these present times of real estate business. Thank You

  146. Hi Jay,

    Your website is very informative. Im very greatfull that I found this site. Hope you could advise me.

    I bought a condo in mandaluyong, already started 3 months DP amortization and got my loan approval in pag-ibig. The developer have it leased first before it was sold. During the punchlisting, I am very disappointed because the unit have lots of damages. I did not notice it before i bought it because the tenant is still in the unit. The developer promised to repaint/renovate the unit…. But I am thinking now to not continue with the next DP amortization on March 10 and cancel the sale. Can I refund my payments? Or if I stop paying on March 10, do I have grace period to sell it so I can refund my payment? Or what options can I do. Sayang kc ung nabayad ko.

    Can you advise what is the best investment? To buy a lot first, then save money again to built apartment or to buy a condo, loan in bank and have it rented to help with amortization? The reason also why I back out from the condo is because i’m afraid that in the future due to circumstances, I can’t pay anymore the loan.

    Can you advise what is the best investment?

    Thanks in advance Jay,

  147. Hi Jay, nice to read all your blogs, just wondering if you could help to purchased the property in Mayamot Antipolo by RCBC savings bank, B20 L12 Caimito St., Palmera Subdivion. I heard that the previous owner doesnt want to vacant the property, could i have an advise please. Thanks


  148. Jay, pwede mag hingi ng advise.

    i am working on a refund through maceda law against megaworld. nakabayad na ako ng 2 years so qualified ako. i also send my cancellatiion sa megaworld. NOW, from here ano gagawin ko.
    mayroon ka kilala good lawyer, to work my case.

    Thanks, Cheryl

  149. Hi Jay,

    I purchased an agri land last year and had it titled. The title is already available but pending registration. I believe this one will take long (currently on hold based on LRA online status). I didn’t ask for an actual survey of the lot as I got the vicinity map from the assessor’s office and assumed this was correct.

    Now my concern is I’m looking at the vicinity map and I got hold of a photocopy of the title and checked the technical description. I got some information from a website how to interpret the data and plot the shape (roughly). However, it doesn’t seem to match that of the vicinity map – fewer points. I believe the guy from DENR who processed the title used the technical description from the original survey (1920s). But I’m confused why it doesn’t match the map when it should, right?

    On the other hand, the neighbors are also giving me different information on the “boundaries” of the lot based on common knowledge. I am planning to fence the area. What is the best way to go about this without causing boundary conflicts with adjacent lots? I have been informed by the guy from DENR to do the relocation survey once the title is out. However the guys from the assessor’s office are telling me they should have done the survey prior to processing the title.

    Your help will be greatly appreciated. Thanks!

  150. Hi Jay,
    Just wanted to say my sincere Thank You’ for taking this on. You’re really helping people a lot in their journey to financial success. I’ve been following this blog of yours for some time now but not yet generating any action for myself. I hope this ‘first time posting’ will ignite the fire… Any advice BTW, why some people like me is still slow to action given all the useful guides and sharing from others?

  151. Hi Jay,

    I’m Jessica H. Dela Cruz, OFW here in Qatar. I spent half of my life working abroad that’s why I’m sick and tired working here abroad. I’m interesting investing for a foreclosed property because is cheap and flexible payment. In this case, can you please advise me where I can buy a foreclosed property wherein I start for Gasoline Station business or Grocesary Store….Can you please help in this regard….Hoping for your favorable reply soon….Many thanks…Jessica H. Dela Cruz

  152. Hi Jay,

    I was lay off in our company last July 2012. I’m planning to invest in real estate to have a passive income for myself and for my loved-ones. I’m also interested in one of the foreclosed properties which you advertised in this website, but the amount is not sufficient from what I got from our company.

    Would you help me how to start a passive income from real estate.

    Thanks and God bless!

  153. Hi Jay,

    i’m posting this for a friend. but i’m one of your followers / subscribers on this website. I really think that this has helped many people and so far for me as well as I am now thinking of investing for a property on my own. Thanks for this site and you as well.
    Anyways, my friends has a lot in la union which was given to them by his mother in law. unfortunately, his wife passed away. He is now thinking of selling the lot. We would like to know how to begin in doing so and what would be the process? We would really be glad to hear from you soon, best through email or mobile. More Power and Thank you in advance!

    — ROSS —

  154. Hi Jay,
    Happy New Year! I am looking for a 200+ sqm. lot preferably somewhere in Multinational Village or United Pque. Can you help me find one? Thanks!

  155. Gd pm Jay,
    I just invested in 3 condo units from Shell Residences located in front of Mall Of Asia.
    May I ask your expert opinion on my investment. Are they in good location?
    I happen to chance upon your website thru Money Sense Magazine and learn a fair bit about Foreclosephilippines, am impressed with yr knowledge.
    I hope to invest in foreclosure condominium in Pasay or Fort Bonifacio Global City and hope you can be my adviser or even broker.

    Towards better health

  156. Hello Jay,
    I am so happy to see this column . I am presently residing in UK. I have a apartment in las pinas which I wanted to sell.Can you help me find a buyer please. It has been no occupants for 2 years now but I have a caretaker who does the cleaning .Please will you let me know if you can help me.thanks. Ann.

  157. Hello Mr. jay Castillo. Actually, I work as an agent and I currently have a friend now who wants to help me to put up a Real Estate Business. Could you give me some ideas on how to get to have a good Real Estate Business? This friend of mind has a lot of money and he is now waiting for my proposal. Wish you can help me on it. Thanks.

  158. Hi Jay!
    I’m reading a lot of articles lately but I really don’t know where to start until I found this site of yours. I want to learn something new and become financially free, I’m also in IT field.
    Thank you for this very informative and helpful site. I’m hoping to meet you some time in the near future..
    Godbless you always.

    • Hi Dexter, I’m always glad to see a fellow IT practitioner here, thanks for dropping by! You’re welcome and I also look forward to meeting you one of these days. By the way, sorry for the late reply (and comment approval), I noticed at any given day there are at least 20 comments to approve and somehow yours got buried under the newer ones. 🙁

  159. Hi sir, is this property still available? pls provide me some information and pictures.. pls contact me. 0915-483-0452.. thanks and God bless
    no.490 4th street cor Rd L7
    Angeles Citicenter subd, Phase 2
    Brgy Tabun, Angeles city
    L.A 228sqm
    F.A 92 sqm
    min bid- 1,253,000

  160. Hi Jay,

    Can you refer me to some of your broker friends whose area of responsibility or concentration is in Paranaque? I’m selling my parent’s house and lot in Sun Valley Paranaque? Can send their contact details to (deleted by admin). Thanks!


  161. Hi sir, your blog is very helpful and inspiring. I’m also in IT with a nice job but am also looking for financial freedom like you. I can see myself thru you – very passionate and focused in every things in the way. I hope I will be like you when I pass the broker exam next year. I’m gonna keep coming back in this site that’s for sure.

    • Hi Lennon, glad to hear we have very similar backgrounds, and you are taking concrete steps to pursue your goal. Good luck with the brokers exam, i’m sure you will pass, I look forward to seeing you in the top 10! I hope to see you around here often! Cheers!

  162. Hi Jay, You sound like the expert at these matters. When does the Philippine govt foreclose your property for non real estate tax payment. We have a property in Cam sur, Last time i guess the taxes was paid was 2010. Do i still have a chance to pay what i owe without govt foreclosure? I appreciate the response. Thanks

    • Hi Romeo, thanks for the compliment, although I would rather refer to myself as a practitioner who is still learning, which is really a never ending process. I’ve seen tax delinquent properties whose arrears were only for 5 years and they were already up for auction. A lot were for 10 years or more. So it means you definitely have a chance to settle your arrears, you just have to pay penalties and surcharges, if any. Thank you also for the question, cheers!

  163. Hi Jay.. it’s quite a long time already since you have been sending me information regarding foreclosure investing as well as materials/listings of bank foreclosed properties.

    Its only now that I have the opportunity to send this message to you.. I look forward to meeting you some time in the future regarding real estate investing, marketing and others.

    I am Elmer Loredo, a real estate broker # 411 and Real Estate Appraiser no. 56. I am a real estate builder, lecturer and one of the partners of a real estate auctioneer before.

    Hope we can meet in person. Elmer Loredo 0920-9134800 or 8718285

    Thanks and more power.

    Elmer Loredo

  164. Hi Jay! I heard you talk during the internet marketing summit organized by Anton Diaz (I took his Maven’s course). Anyway I’d just like to congratulate you on your website, it ranks pretty good on real estate keywords and it has really good information. I’m planning to take the exams next year, hope to make a living out of it too and get out of the rat race. that’s it! more power to you!

  165. good day sir may i ask if there’s already a date for the public auction of tagaytay delinquent properties this 2012.
    i read a inquirer article re their 1st notice of delinquency already. thank u very much sir
    pls do give me a reply at

  166. Hi Jay,

    Do you have list of reputable and recommended interior companies dealing on extension, and designing and do construction as well.

    Appreciate your feedback.

    Bong (aka bizmen PMT)

  167. Hi Jay, I am looking for a foreclosed property to buy within the area of proj.4, 2, and 3 or Murphy, and Cubao…please let me know as soon as you got any information..Thanks a Lot and More Power

  168. Hello, Mr. Jay. Our house and lot in Elysian Homes Subd., Meycauyan, Bulacan, has already been foreclosed, and transfer process to Bahay Financial Services is already done. Sad to say, we were late in officially giving it up, although we were notified about it (we simply misunderstood things). Now, i fear because my husband’s name is blacklisted in SSS? (as what BFS told us), and it sure has an adverse effect on his retirement benefits (is that true?0 –and the only way to clear this up is to have the property sold. But selling it now is already out of our control. How could we help expedite selling it? Many thanks, and God bless.

  169. Hi, Jay. Thanks for all your hard work for this website. It’s very helpful.
    Landed here because I’m looking to buy for myself.
    Maybe if I find the process easy enough, might do it as another stream of income.

    I wrote though because I noticed a lot of people are asking for solutions in the About page. Maybe you can set up a Forum page also where your community, since they seem to be composed of different experience levels of buyers and agents, can help each other out easily.

    Just a suggestion.

    Other than that, I wish you and your blog long life and abundance.

    Warm regards,

    • Hi Kat, thanks a lot for the feedback and suggestion. Yes, a forum is in the works. I just need to finish fixing the blog. Although it is functional right now, the next version that will be more user friendly will soon be deployed. After that, the forum and members area will be next. Please watch out for it!

      • Hi Jay,
        I just came across your website and I need a favor..
        Am a forigner who bought recently a condo in Manila, I have paid as well the agreed 20 % downpayment.
        For some reason , I decided not to continue anymore , and not to pay the balance 80 % .
        I have contacted my developer for this issue .
        May I know what will happen next as a result of my decesion ?
        Will the developer compensate me something out of the payments I already made ?
        Any Liabilities on my side ?


        • Hi Maj, I was thinking if you can get a refund through the Maceda Law but if you have been paying for less than 2 years, you would only be entitled to 60 days grace period, during which you can sell the property or assign your rights to it. I believe this is the best way for you to get something back.

  170. Hi Sir Jay!! I just recently passed the Real Estate Broker’s exam and I was wondering if you can give me some tips on how I can start in this industry..I have heard a lot of people saying that I should start in project selling but that would mean I have to do it in full time. Can I apply for developers as a part time broker? What are the requirements for me to be accredited? I’m a freelance contractor by the way, so is there a way for me to do both things? Thanks in advance!!

  171. FOR SALE: Townhouse in PQUE.5mins drive to airport,10-15mins to Makati & MOA.3 bdrm with 4 T&B,veranda,newly painted.wd swimming pool,clubhouse,basketball/tennis court,24/7 maximum security.4M (neg)(terms)..BEst BUY!!!…for more inquiries contact 0932-4806627..

  172. Hi Sir Jay, your website is very helpful. I am a starter in terms of real estate brokerage and I really like reading/seeing ads regarding this matter. It helps a lot esp    from someone more experienced.  If one of these days you can held seminars/workshops, I really appreciate if i can attend.  More power to you.

  173. Hi Sir Jay, your website is very informative. I am looking for a property in Bacoor Cavite can you help me with this? Can I have your mobile number also? Thank you and God bless

  174. is that ITEM PB34 house and lot in oltama, urdaneta city, pangasinan located near urdaneta city, pls reply to my email.i wana buy if its good for rent purpose.tnx

  175. hi jay, am looking for forclosure res.lot/house and lot around baguio,benguet and pangasinan(along hi-way only)..pls email me.tnx

  176. May I be informed/advised  about a foreclosed house I bought in Narra Homes, Imus, Cavite from Balikatan Property Holdings on March 24, 2011 and it’s almost a year now.I bought the property because the redemption period is already over. However the former owner doesn’t vacate said property because he said Balikatan has not sent him any notice ordering him to vacate the house. When I requested Balikatan thru NHM to send him a letter, their employees would quote what is stipulated in the Deed of Conditional  Sale “As is Where is”. My query is if Balikatan is the owner of the foreclosed house, why can’t it order the occupant who did not do his obligation of paying the house and lot per contract? Why do I have to resort to going to court? Please inform. Thanks.

  177. Hello sir Jay, I am a real estate agent for almost 9 years and haven’t tried selling a foreclosed properties. Right now i am having a hard time looking for a house and lot with at least 500 sqm and 200 sqm lot area for parking purposes of a 13 units jeeps and 3 jeeps somewhere in Dasmarinas city. My client is persistent to find them asap. What to do?  Thanks and god bless.   J.M

  178. good site very informative.

    Sir, how does the foreclosure auction works? if you are the winning bidder do you have to pay additional charges aside from the bid price?


    God bless!

  179. 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
    all roads are cemented,
    near tricycle terminal(easy access to public transport
    corner lot,
    car garage,
    maid’s quarter w/ own T/B,
    Dirty Kitchen,
    side easement,

    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
    near NGI wet and
    dry market.
    formerly owned by showbiz personality.
    Clean title
    Can include

    Call 639195383578

  180. hi jay, i am a real estate broker in california licensed by the de[t of real estate. how can i be a broker in the philippines? do i need to take the test? pls advise. ty

  181. Hi Jay. I would like to solicit your advise for a good real estate broker who maybe given the authority to sell a good location house and lot in Paranaque.. Thank you

  182. Hi! Jay,

    I just wanna know if there is another set of schedule for broker license exam aside from march 27, 2012?

    God bless, 


  183. Dear Jay Castillo and wife:

    You are to all appearances persons who are knowledgeable about fund management, I need people like you; do you accept questions in private from people like myself on matters that have to do with fund management?

    Pancake Croissant aka Gerry

  184. Hope you get to read this comment.

    Dear Jay Castillo and wife, if are interested, or you have any ideas what you can do with them, two house/lots in Provident Village, please contact me: we can just help each other to our mutual benefit.

    My email: pachomius2000(@) ( I am in the Philippines and living in Diliman QC ) — please just remove the parenthesis marks ( ) and you have my email address ready to use to send me your reply. 

    Pancake Croissant

    Two (2) units house/lot
    In Provident Village Marikina City
    145 Harvard concrete 2 floors
    Location not floodable except for Ondoy
    Lot area 336 sms
    3 cars can park inside and enter/exit
    without moving other cars
    Price net 4 millions pesos
    4 St. Anne near corner St. Rita
    Concrete 2 floors
    One (1) meter elevation from street level
    Lot area 409 sms
    6 cars can park inside, 3 can enter/exit
    without moving other cars
    Price net 2.5 millions pesos
    Call Gerry 351-8168 973-0753.
    Aka Pancake Croissant 

  185. 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 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

  186. 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!

  187. 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. 🙂

  188. 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

  189. 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!

  190. 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 .

  191. HI JAY,


  192. HI JAY,


  193. 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 slamat po

  194. 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?

  195. 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.  

  196. Good day Jay.  
    I’m interested in real property but i don’t know where and how to start.i’m reading all blog about foreclosure real property. I attended the last TRP last Dec3 at Philamlife.
    Paano po kung hindi naman ako Licensed Real Estate Broker, pwede pa rin ba ako maghanap ng foreclosed properties and have it rent-to-own or atleast ipa-rent?
    I hope you can help me.

  197. Hi Jay. I have found your site very helpful. I have been reading your posts since last year.

    I have a situation here. And I thought you would be able to help clear this. 🙂

    The facts are:  

    1. In February 2009, I moved in a condo in Quezon City. 

    2. In June 2010, my developer got the loan take out from Pag-IBIG. Then, I started paying the 5-year Pag-IBIG loan amortizations. 

    3. In December 2011, I asked my condo developer concerning real property tax. My condo developer told me that I have to pay the tax to them.

    My queries are:

    1. Am I required to pay the real property tax even before I get the title to the property?

    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)?

    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?

    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?

    Many thanks in anticipation of your response.

    More power and best regards.


    • 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 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.

  198. 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


  199. hi sir jay.. itatanong ko lang po sana kung ano na mangyayari sa commission ng ahente sa GA SKY SUITE? may pag asa pa po ba itong makuha gayung foreclosure na pala ang SKY SUITE? maari po bang maibigay na ng buo ang natitirang commission ng mga ahente?

    salamat po!

  200. Hi Jay

    Your website is very informative and this will help a lot of our fellow Filipinos who are new in real estate. I learned a lot from it. Can you recomend a real estate agent for me? I have a property near the Masinag Market that I wanted to sell. It is in a gated community

  201. 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.


  202. 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, my name is Thelma. I just see your site and I am wondering if you have forfeited house and lot in Davao city, Philippines. Thank you

  203. 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.

  204. 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

  205. 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.


  206. 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 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;

  207. 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! 🙂

    • 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. 🙂

  208. 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 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!

  209. 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 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!

  210. 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.


    Erwin S. Francisco

    • 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.

  211. 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.

    • 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.).

  212. 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.

  213. Hi Jay,

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



    • 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!

  214. 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 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!

  215. 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?

  216. …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 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 sir,
        pde po bang malaman if may chance na makarefund ako kahit equity lang ang binayad ko?ng inalam ko un status knina sabe cancelled na daw un unit ko at sabe po mag request daw po ako ng ng refund at transfer but subject for approval daw ng management. eh may nakausap na po ako na pde ko transferan kso po un unit ko naibigay na daw sa iba kc po matagal na cancelled. at kun transfer daw po dapat bayaran un arrears ko. d prang balewala lang po un payment ko sa equity at ang malala manegative pa ako.may iba pa po ba options sa case ko.sana po mareplyan nyo po ako.thanks.


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