Can a former Filipino own land in the Philippines?

Estate Settlement Transferring of Land 3 min read , June 23, 2022

Can a former Filipino still own land or real properties in the Philippines?

We all know that our Constitution currently prohibits foreigners to own land in the Philippines. But does this apply to Filipinos, who became citizens of another country?

A lot of our countrymen who worked abroad for many years want to eventually retire back here in the motherland. But what if theyโ€™ve already gained citizenship in that other country? Can they still come back to the Philippines and own property?

This is the question of one of our viewers, Bobby E and he writes:

โ€œMaraming former natural-born Filipino ang gusto umuwi na at mag retire sa Pilipinas. Naghahanap po sila ng land for residential at land for small business / agricultural for them to have income just for their daily need.
Nag research po ako.
Former natural-born Filipinos can own property in the Philippines, subject to limitations prescribed by Philippine Republic Act 8179.
This "residential property up to 1000 square meters of urban land or one hectare of rural land. May limit po ba itong number of property?โ€

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Now, let's get on with the show.

If youโ€™re having issues transferring your land or have issues transferring the properties of a loved one who passed away, we have something that can help. We recorded an FAQ session where we answered the most common questions related to real property transfers and estate settlement. You can access the recording by going to and choosing the 1) transferring land or the 2) estate settlement topics there.

Welcome to Legal Guide Philippines where we simplify the law to help you make better choices. I'm Atty. Erwin Zagala and I'm with my partner, Atty. Ramon Ramirez.

So, what are we going to discuss about the topic: Can a former Filipino own land in the Philippines?

Which is a concern for many Filipino immigrants: Can they still own real properties in the Philippines?

  • Constitutional Prohibition on Aliens Owning Lands in the Philippines
  • BP 185 and Foreign Investment Act
  • Dual Citizens


For most of you, this lesson was more than enough, and if it makes your life easier, then you're welcome. But there are some of you who will watch this episode and end up asking more questions, such as Attorney, what if we only inherited the property but we are not sure how to transfer the property in our names? Or Attorney, whatโ€™s the process of transferring the properties? Or, Attorney, do we need to pay any taxes?

If that's you, then we invite you to check out the "Estate Settlement Guide" Workshop (NOT A BOOK) where in as little as 1 hour, we give you a CRASH COURSE ON SUCCESSION LAW and a GENERAL ROADMAP OF THE ENTIRE ESTATE SETTLEMENT FRAMEWORK.

Estate Settlement Guide Workshop

With this guide, you will know exactly where you are in the process regardless of whether you are doing it on your own or if you have hired someone to assist you. You can access this workshop at today.

One last thing..... a lot of our countrymen have decided to live their lives abroad in search of a better life. In doing so, they may have given their allegiance to that foreign country, renouncing their Pinoy citizenship.

But for those who want to come back to the motherland simply to repatriate or invest or even retire, the law has made it easier for them to be welcomed back with open arms. The Philippines still loves you. Come back and together letโ€™s make our country a better place to live in.

So wasn't that simple? Now go make better choices.

Estate Settlement Transferring of Land