When buying a property in the Philippines, transferring the land title into your name is a mandatory legal process involving the BIR, LGU, Registry of Deeds, and—if applicable—the Department of Agrarian Reform.
In 2026, compliance is stricter, deadlines are closely monitored, and errors can delay or block title issuance. This guide explains how buyers can properly transfer a land title, including special rules for agricultural land and CLOA properties.
STEP 1: Execute and Notarize the Deed of Sale
The title transfer process starts with a notarized Deed of Absolute Sale.
Documents Required (Buyer & Seller)
From Seller:
- Owner’s Duplicate Certificate of Title (TCT/OCT – all pages)
- Valid government-issued IDs
- TIN number
- Latest Tax Declaration (Land & Improvements, if any)
- Latest Real Property Tax Official Receipts
- Certificate of No Improvement (if applicable)
- Special Power of Attorney (if seller is represented)
From Buyer:
- Valid government-issued IDs
- TIN number
- Proof of address
- SPA (if buyer is represented)
BIR Forms Required (Prepared After Notarization)
These are required for tax payment and CAR processing:
- BIR Form 1706 – Capital Gains Tax
- BIR Form 2000-OT – Documentary Stamp Tax
STEP 2: Pay Capital Gains Tax (CGT) AND Documentary Stamp Tax (DST)
Although CGT is a seller’s tax and DST is a buyer’s tax, buyers must ensure BOTH are paid, because no payment = no title transfer.
Taxes and Deadlines
- Capital Gains Tax (CGT):
6% of the selling price or zonal value (whichever is higher)
Deadline: Within 30 days from notarization - Documentary Stamp Tax (DST):
1.5% of the selling price or zonal value
Deadline: On or before the 5th day of the following month after notarization
Where to Pay
Taxes are paid at the Bureau of Internal Revenue:
- Authorized Agent Banks (AABs), or
- Revenue District Office (RDO) with jurisdiction over the property
Unpaid or late DST/CGT will block the issuance of the eCAR.
STEP 3: Secure the BIR Electronic Certificate Authorizing Registration (eCAR)
After taxes are paid, apply for the BIR Electronic Certificate Authorizing Registration (eCAR).
The eCAR confirms:
- All required taxes are fully paid
- The transaction is cleared for registration
STEP 4: Pay Transfer Tax (LGU)
Once the CAR is issued, pay the Transfer Tax at the Local Government Unit (LGU) where the property is located.
- Rate: usually 0.5%–0.75%
- Payment must be completed before the Registry of Deeds filing
STEP 5: Register the Title at the Registry of Deeds
Submit documents to the Registry of Deeds for cancellation of the seller’s title and issuance of a new one.
Documents Submitted
- Owner’s Duplicate Title
- Notarized Deed of Sale
- BIR CAR
- CGT & DST receipts
- Transfer Tax Clearance
A new Transfer Certificate of Title (TCT) will be issued in the buyer’s name.
STEP 6: Update the Tax Declaration (BUYER’S FINAL STEP)
Update the Tax Declaration at the City or Municipal Assessor’s Office.
This ensures:
- Correct ownership records
- Proper real property tax billing
ADDITIONAL STEPS IF AGRICULTURAL LAND OR CLOA
If the property is agricultural land or covered by a CLOA, additional legal steps apply.
A. Verify CARP / CLOA Coverage
Confirm with the Department of Agrarian Reform whether the land is:
- CLOA-covered
- Within the 10-year prohibition period
- Eligible for transfer
B. Observe the 10-Year Prohibition Rule
CLOA land cannot be sold within 10 years from issuance, except in limited cases allowed by law.
Sale during the prohibition period is void, even if taxes are paid.
C. Secure DAR Clearance (Mandatory)
A DAR Clearance / Authority to Transfer is required before the Registry of Deeds will register the title.
No DAR clearance = no title transfer.
D. DAR Conversion Clearance (If Buyer Will Change Use)
Required if the buyer intends to use the land for:
- Residential
- Commercial
- Industrial
- Subdivision or development
This is separate from zoning approval.
How Long Does Title Transfer Take When Buying (2026)?
- BIR + CAR: 3–8 weeks
- Registry of Deeds: 2–4 weeks
- Tax Declaration update: 1–2 weeks
Average: 2–4 months
(Agricultural/CLOA properties often take longer)
Final Takeaway for Buyers
When buying property in the Philippines in 2026:
- Taxes must be paid on time
- DST deadline is on or before the 5th of the following month
- DAR compliance is non-negotiable for agricultural land
- Title transfer is incomplete without a tax declaration update
Understanding how to transfer title when buying property in the Philippines protects your investment and prevents costly delays.
Need Help Buying or Selling Property in Palawan?
If you are looking to buy, planning to sell, or need professional property assistance in Palawan, don’t hesitate to contact Homz Realty Corporation.
Our team provides end-to-end support—from due diligence, title verification, tax computation, and title transfer, to DAR and CLOA-related compliance—so you can transact with confidence and peace of mind.
📍 Office Address:
Goland Plaza Building, Puerto Princesa City, Palawan
Contact number: 09178357852
Email: homzrealtyph@gmail.com
Whether you’re a first-time buyer, an investor, or a property owner, professional guidance makes all the difference—especially in Palawan’s unique real estate landscape.
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