Selling Property in the Philippines From Abroad: Step by Step

Here’s how the sale usually dies. The family finally agrees in the group chat — after two years of “next year na lang” — to sell Lola’s house in Batangas. A buyer appears fast, faster than anyone expected, with a bank pre-approval and a deadline. And then it all stops: the title is still in Lola’s name, the estate was never settled, and the sibling in New Jersey who everyone assumed could sign never executed an SPA. The buyer waits five weeks, then buys the house two streets over. The listing goes stale. Another “next year.”

Thousands of overseas Filipinos sell property every year without a single trip home — the process genuinely works. What kills deals isn’t distance; it’s doing the steps in the wrong order. So here they are in the right one, start to finish.

Step 0: Confirm what you actually own

Before listing anything, get a certified true copy of the title from the Registry of Deeds (condos: Condominium Certificate of Title, CCT; land/house: Transfer Certificate of Title, TCT). You’re checking three things:

1. The title is clean — no liens, annotations, or adverse claims you forgot about.
2. The title is in your name (or the estate is settled — see below).
3. Taxes are current — real property tax (amilyar) receipts, and for condos, a statement of account from the association showing dues are paid.

If the property is inherited and the title is still in a deceased parent’s name, stop. You cannot sell until the estate is settled (extrajudicial settlement + estate tax). This is its own process and its own article.

Step 1: The Special Power of Attorney — your body double

Since you won’t be there, someone in the Philippines signs for you: a sibling, a trusted relative, or your lawyer. That requires a Special Power of Attorney (SPA) that specifically authorizes selling that property — generic SPAs get rejected by registries and buyers’ banks.

Signing it from the US:

• Sign before a notary, then have it apostilled by your state’s Secretary of State, or
• Sign at the Philippine consulate (consularized acknowledgment).

Either path produces an SPA valid in the Philippines. Send the original, not a scan — the Registry of Deeds will want it. Budget 2–6 weeks for this step; it gates everything else.

Step 2: Price it and market it

• Get a broker’s opinion of value from a licensed broker who works your specific area — not a relative’s guess, not the developer’s price list. Overseas sellers systematically overprice (they remember 2019, or they anchor on dollar terms) and stale listings rot.
• Standard broker commission runs 3–5%. To put figures on all of this for your own property, use the property transfer cost calculator — it applies the zonal-value rule the way the BIR does. A good broker earns it by producing documented, bank-qualified buyers and shepherding the BIR process. Ask specifically how many sales they closed in your building or barangay in the last year.

Step 3: The deal documents

The typical sequence a buyer will expect:

1. Letter of Intent / reservation (sometimes skipped)
2. Contract to Sell — if there’s a staged payment or the buyer needs bank financing
3. Deed of Absolute Sale (DOAS) — the operative document, signed by your attorney-in-fact under the SPA, notarized in the Philippines

Never sign a DOAS (through your SPA) before the money is secured — manager’s check cleared or funds escrowed. The deed is what transfers ownership; treat it like the money it represents.

Step 4: Taxes and transfer — where timelines live or die

After notarization of the DOAS, the clock starts:

• Capital Gains Tax: 6% of the higher of selling price or BIR zonal value — filed and paid within 30 days of notarization. Customarily the seller pays CGT. (Rate and deadline verified current as of August 2026; if the property was used in a business, a different withholding regime can apply — ask the BIR or a tax professional for that case.)
• Documentary Stamp Tax: 1.5% — customarily buyer, but everything is negotiable and must be written in the deed.
• Then the BIR issues a Certificate Authorizing Registration (eCAR) — the document that lets the Registry of Deeds transfer the title. This is the famous bottleneck: weeks if the file is perfect, months if anything’s off.
• Finally: transfer tax at the LGU, new title issued to the buyer, new tax declaration.

Your attorney-in-fact or broker does this physically. Your job is to keep every receipt and scan everything as it happens.

Step 5: Getting the money to the US

Sale proceeds land in a Philippine account (often the attorney-in-fact’s, or ideally your own PH account). Moving six or seven figures of pesos to the US is a normal, legal transfer — but do it through banking channels with the sale documents on file, and expect your US bank to ask the source of funds. Wire from your own PH bank account where possible; it keeps the paper trail clean for both countries.

The scams that target overseas sellers

• The fake buyer with the “processing fee” — real buyers pay you; anyone asking you to send money to unlock a sale is a scam, full stop.
• The relative who sells to themselves cheap — price transparency (a broker’s listing, real viewings) is your protection when you can’t be there.
• Double SPAs / revoked SPAs — issue one SPA, to one person, and revoke it in writing when the deal completes.

Done right, the whole journey — SPA to money in your US account — commonly takes 3–6 months. The families who hit the short end of that range are the ones who had the title clean and the SPA apostilled before the first buyer ever appeared.

Official resources

• Bureau of Internal Revenue — capital gains tax, DST, eCAR
• Land Registration Authority — Registry of Deeds
• Supreme Court — an SPA ends at the principal’s death (2025)
• Philippine Embassy/Consulate — notarial and SPA services