Do you really have to live in a sub division?

[subseastu]

Morning all

I was just sitting here contemplating the fluff in my naval thinking about when we're due to emigrate to the phils hopefully next year. After looking at various properties on sulit.com and the mad prices that seem to be asked for now especailly for houses around the laguna / tagaytay area. It seems alot of these are built in sub divisions, so is it advisable / possible to buy a plot of land outside somewhere and get a builder in to construct your house without the fear of getting robbed as soon as they find out there is a foriegner living in it? Home security is obviously high on the list but the idea of living in suberbia really winds me up. I like to have space.

I've just been looking at the houses in portofino, alabang and have my heart set on a Michelangelo model house. Just google it, its amazing.

[pennybarry]

Morning all

I was just sitting here contemplating the fluff in my naval thinking about when we're due to emigrate to the phils hopefully next year. After looking at various properties on sulit.com and the mad prices that seem to be asked for now especailly for houses around the laguna / tagaytay area. It seems alot of these are built in sub divisions, so is it advisable / possible to buy a plot of land outside somewhere and get a builder in to construct your house without the fear of getting robbed as soon as they find out there is a foriegner living in it? Home security is obviously high on the list but the idea of living in suberbia really winds me up. I like to have space.

I've just been looking at the houses in portofino, alabang and have my heart set on a Michelangelo model house. Just google it, its amazing.

IMHO, I prefered to buy in a subdivision because it's peaceful and quiet with more security and not much polluted.

My Nanay house is along the road in the hi-way and I grew up there. I have also experienced to live inside second class subdivision and I like there.

http://www.cityofsantarosainformation.com/

[RickyR]

Would highly recommend you find a good impartial real estate advisor, property in the Philippines is like a black art, and prices aren't always what they seem. Also if you bought in the newest subdivision, you could find yourself with a depreciating asset, and living in a neglected half built sub division 10 years later.

You do see very nice houses outside subdivisions, particularly in the country or by the sea. You do lose your supposed security that you have in the subdivision.

[subseastu]

THanks both of you. I'll have a look later at your website pennybarry. RickyR, do you own property out in the phils? I know what you mean about these half developed sub divisions. I can remember going through the malls in manila a few years ago being offered houses on these new divisions. Go back a few years later and theres two houses on them and naff all else. I'm just worried about it cos after looking at sulit website for the type of house I would have in the area I'm thinking about its the same if not more than UK prices. Obviously there is negotiation room etc but it all seems a bit expensive. Obviously it doesn't help with the poor exchange rate.

By the way am I right in remembering you go to sea for a living?

[pennybarry]

Would highly recommend you find a good impartial real estate advisor, property in the Philippines is like a black art, and prices aren't always what they seem. Also if you bought in the newest subdivision, you could find yourself with a depreciating asset, and living in a neglected half built sub division 10 years later.

You do see very nice houses outside subdivisions, particularly in the country or by the sea. You do lose your supposed security that you have in the subdivision.

I will give advices as a freelance agent.

If you want to be the first buyer, then you can purchase a property from Developer.
All payments should be direct into Developer's name.
Most Developers do the filing of Land Transfer or they may ask you if you want the one to do this.
This is easier for me and I can save from lawyers fee.
You only need to go to local municipality for Tax Declaration payment, BIR(Bureau of Internal Revenue) to pay Capital Gains Tax, VAT, etc. and Registry of Deeds to be officially recorded.

If you want to purchase from individual, and the property is under mortgaged from PAG-IBIG Fund, Bank Loan, In-House Financing and other financing Institution, you need to sign in a Conditional Sale agreement if you want to continue mortgaged payments until the end of contract period. But if you want to pay cash to the property, you'll sign in a Deed of Absolute Sale Agreement.
But before you buy it, check how much is the arears and interest.
You can do the checking by enquiry from where it mortgaged.
Ask for a copy of the Title and apply for a Certified True Copy at Registry of Deeds.
This will show that title is genuine, under mortgaged, and history of the Title.
It cost only £2 and you'll get it on same day.
You need to be very careful as some sellers are not in good faith in selling their property.
Venue of Payment should be infront of Lawyer and everybody must be present.
The Buyer, Seller and at least 2 witnesses.

If the property is purchase through Realtor/Realty.
They may ask you Reservation fees to put your property on hold for usually 30 days.
Don't pay until you have fully realised it is the property you really really want because once you cancel it, you'll get no refund.
You can pay directly to Developer's Office and not at Realty office. This is much better.
Check if the property is convinient for you, free from flood with nice environment.

Do not buy ancestral property as much as possible. If the name of the Title is under the name of ancestors and if died for ages, you'll discover how much you'll pay for Inheritance Tax. And if they died without Will of testament, all children will be the heirs and usually this is the cause of being complicated.

Foreigners can only own 49% and 51% for your wife.
But then owning of houses or buildings is possible as long as the foreigner does not own the land on which the house is build.
Foreigners may enter into a lease agreement with Filipino landowners for an initial period of up to 50 years, and renewable for another 25 years. This is good if you have girlfriend and if you want to buy under her name and enter into an agreement.

Properties? Click here

[subseastu]

I will give advices as a freelance agent.

If you want to be the first buyer, then you can purchase a property from Developer.
All payments should be direct into Developer's name.
Most Developers do the filing of Land Transfer or they may ask you if you want the one to do this.
This is easier for me and I can save from lawyers fee.
You only need to go to local municipality for Tax Declaration payment, BIR(Bureau of Internal Revenue) to pay Capital Gains Tax, VAT, etc. and Registry of Deeds to be officially recorded.

If you want to purchase from individual, and the property is under mortgaged from PAG-IBIG Fund, Bank Loan, In-House Financing and other financing Institution, you need to sign in a Conditional Sale agreement if you want to continue mortgaged payments until the end of contract period. But if you want to pay cash to the property, you'll sign in a Deed of Absolute Sale Agreement.
But before you buy it, check how much is the arears and interest.
You can do the checking by enquiry from where it mortgaged.
Ask for a copy of the Title and apply for a Certified True Copy at Registry of Deeds.
This will show that title is genuine, under mortgaged, and history of the Title.
It cost only £2 and you'll get it on same day.
You need to be very careful as some sellers are not in good faith in selling their property.
Venue of Payment should be infront of Lawyer and everybody must be present.
The Buyer, Seller and at least 2 witnesses.

If the property is purchase through Realtor/Realty.
They may ask you Reservation fees to put your property on hold for usually 30 days.
Don't pay until you have fully realised it is the property you really really want because once you cancel it, you'll get no refund.
You can pay directly to Developer's Office and not at Realty office. This is much better.
Check if the property is convinient for you, free from flood with nice environment.

Do not buy ancestral property as much as possible. If the name of the Title is under the name of ancestors and if died for ages, you'll discover how much you'll pay for Inheritance Tax. And if they died without Will of testament, all children will be the heirs and usually this is the cause of being complicated.

Foreigners can only own 49% and 51% for your wife.
But then owning of houses or buildings is possible as long as the foreigner does not own the land on which the house is build.
Foreigners may enter into a lease agreement with Filipino landowners for an initial period of up to 50 years, and renewable for another 25 years. This is good if you have girlfriend and if you want to buy under her name and enter into an agreement.

Properties? Click here

Excellant advice Penny, thanks

[stevewool]

hi there i too am looking at buying one day out there a lot of house but need to save some more first, where in the east mids are you

[subseastu]

Steve

I'm in the centre of the universe for all things grand and beer like........................Ashby de la Zouch. (The beer thing is cos the family is from Burton on trent). Bass and Pedi, you can't beat it!

Where are you?

[stevewool]

not to far from you really, derby itself, beer and marmite then both from burton

[subseastu]

I'll take the beer you can keep the marmite!!! Go into derby quite alot to the westfields centre, two 4 one wednesdays at the flicks!

[stevewool]

hahah na keep it there the smell driffs over here and boy that stinks, so when are you planning the move and what part too

[Englishman2010]

I'm just down the road from you guys in Leicester

[subseastu]

hahah na keep it there the smell driffs over here and boy that stinks, so when are you planning the move and what part too

Think I hit the wrong reply button on my first reply. I'm at the computer on weekend night cos I'm working on a dive support vessel out in egypt, but I'm off in 2 weeks so it'll be straight down the local.

Regards to moving out there, its all dependant on when I finish renovating the house here in the uk and if the exchange rate ever improves. But basically I've told the missus april / may next year.

[subseastu]

hahah na keep it there the smell driffs over here and boy that stinks, so when are you planning the move and what part too

Forgot to say where we're going to look, haven't got my head on right today. Too busy moving the boat round oil platforms!!

I'm thinking of somewhere south of Manila, mainly because of being fairly close to the airport for work and on the south side it looks like the property is better. Also the wife has some family in cavite but we'll be far enough away to prevent the "just pop round for a couple of days, do you mind if we move into your back bedroom" situation. A niece in theory will stay when I go to work for 5 weeks then disappear when I come home.

She's from Samar originally, about 45min from tacloban but theres not really enough there to interest me.

[fred]

Personally I would not buy a house that was designed by a Filipino in a sub division (anywhere)..Not only are they usually poorly designed,they have incredibly bad plumbing and are electrical death traps!! They are also poorly insulated and cost a fortune to keep cool..
Far better to buy a titled lot within a sub division and build your own IMO.. Lots of planning and as much local construction knowledge as possible required.
Construction material`s are going up up up on sometimes a weekly basis and in certain areas...So is land...
Also never forget the fact that we as foreigners cannot own land here in the P.I. and at the end of the build it will NOT be yours!!
Cheers,
Fred.

[David House]

Of course we all have a view but this is not mine.
I have bought from a developer of a high end sub division. They have a great reputation which they need to protect. The builder they used to actually do the work wants more contracts so was not going to mess about. I asked an expat friend, who has built places all over SE Asia to make unscheduled visits to check everything. All was perfect. Much better than risk trying to do things yourself, unless you are very experienced and onsite all the time. Builders can short you on the cement in the concrete, the steel in the rebars etc. Everything was specified, including the electricals and plumbing, all to a good standard and all specs were met.
In my opinion this is a much safer way to deal with buying than trying to do it yourself. It's probably more expensive but the rip off potential is much less. The Philippines just does not work as we are used to and only the locals know where the mines are. It is true that as foreigners we cannot own land but I have arranged for the developer to retain it and I will lease it from them. I will own the house. I have an irrevocable agreement that once the law changes and we can own land that it will be transferred to me without further cost. Until then I pay 1 peso per annum.

Personally I would not buy a house that was designed by a Filipino in a sub division (anywhere)..Not only are they usually poorly designed,they have incredibly bad plumbing and are electrical death traps!! They are also poorly insulated and cost a fortune to keep cool..
Far better to buy a titled lot within a sub division and build your own IMO.. Lots of planning and as much local construction knowledge as possible required.
Construction material`s are going up up up on sometimes a weekly basis and in certain areas...So is land...
Also never forget the fact that we as foreigners cannot own land here in the P.I. and at the end of the build it will NOT be yours!!
Cheers,
Fred.

[fred]

Well that was a good idea to lease your property from the contractor David ! At least thats something you can own for the next 50 years and Im sure that you employed your own brief to prepare the lease and not the attorney of the contractor!.
I must point out though (for members info) that leasing directly from a spouse is not to be recommended as any such lease can and will be rendered null and void in the event of a separation in a Filipino court.
Im glad that you are happy with your build David..Couple of questions if you dont mind though in regards building specs?
1st.. loft/roof insulation..If any.
2nd, Wall insulation,including cavity wall. If any.
3rd, Are your consumer units and electrical outlets properly earthed? Did they fit an earth leakage device?
Cheers,
Fred.

[stevewool]

hi there a small world we and why are we blokes all in on a friday night how things change

[Englishman2010]

hi there a small world we and why are we blokes all in on a friday night how things change

Yes it's very sad staying in on a Friday night. TBH I hardly ever go out anymore, I'd rather save the money I would waste in the pub and put it towards my travelling costs and make sure I have a great time when I see my g/f.

[subseastu]

My excuse is I'm at work on a dive support ship out in egypt. Another 2 weeks here then I'll be down the local.

When I used to get off the train in burton it always depended on which way the wind was blowing. From the marmite factory - minging, from Bass brewery - lovely!!

[David House]

We have bought a new house within a sub division in Minglanilla, Cebu after taking a long look at all the options, including buying a lot and building ourselves. We have spent 9 months in Cebu in the last 2 years so have a deal of experience now. Everyone and his uncle has a lot to sell but I don't trust anyone completely, not even the closest family member. It appears that ripping off the foreigner is considered perfectly acceptable behaviour as all they feel they are doing is getting you to share your "blessings" and cannot understand why you are reluctant when asked.
We thought of building our own place, behind a high wall and with onsite permanent security in place but rejected it for the certainty of the sub division we found. It offers not only security but peace. No chickens, goats, cattle or pigs. A tidy and finished environment.
Our place was ready last October but due to my health problems we have not yet seen it. We hope to by this October.
Please remember that whilst getting money into the Phil is quite easy, getting it out again is almost impossible. Therefore be very careful before you actually send money out there and if you have the slightest doubt that you will really get all the value out of the place then rent first. There are plenty of nice places to rent and with availability high and demand low you can pretty well name your own price.
If you want to take a look at the sub division we have chosen go to www.paramount.ph

[stevewool]

its good to hear news from others about buying or renting david house, its true what you say rent first, it gets so much keep on looking does my head in sometimes so many places and the prices too

[Englishman2010]

Out of interest what would it cost to rent say a small newly built furnished 2 bed place in a sub division in one of the provinces? or south of Manila and Makati?

[David House]

I have no experience of the Manila area only of Cebu. There I think you could expect to pay around 15,000 to 20,000 per month, exclusive of bills, for a 2 bed place in a upmarket sub division, but much less if you come down market a little. Depends what you want and how hard you negotiate.

[subseastu]

We have bought a new house within a sub division in Minglanilla, Cebu after taking a long look at all the options, including buying a lot and building ourselves. We have spent 9 months in Cebu in the last 2 years so have a deal of experience now. Everyone and his uncle has a lot to sell but I don't trust anyone completely, not even the closest family member. It appears that ripping off the foreigner is considered perfectly acceptable behaviour as all they feel they are doing is getting you to share your "blessings" and cannot understand why you are reluctant when asked.
We thought of building our own place, behind a high wall and with onsite permanent security in place but rejected it for the certainty of the sub division we found. It offers not only security but peace. No chickens, goats, cattle or pigs. A tidy and finished environment.
Our place was ready last October but due to my health problems we have not yet seen it. We hope to by this October.
Please remember that whilst getting money into the Phil is quite easy, getting it out again is almost impossible. Therefore be very careful before you actually send money out there and if you have the slightest doubt that you will really get all the value out of the place then rent first. There are plenty of nice places to rent and with availability high and demand low you can pretty well name your own price.
If you want to take a look at the sub division we have chosen go to www.paramount.ph

David
Thanks for the advice. Renting is definately the way to go at the start then you can see all areas through both wet and dry season, so you can check for flooding and traffic etc. I now think I'm leaning towards a lot on a sub division as like you say atleast there is permenant security so there is piece of mind when I go to work and leave the missus.

[pennybarry]

We have bought a new house within a sub division in Minglanilla, Cebu after taking a long look at all the options, including buying a lot and building ourselves. We have spent 9 months in Cebu in the last 2 years so have a deal of experience now. Everyone and his uncle has a lot to sell but I don't trust anyone completely, not even the closest family member. It appears that ripping off the foreigner is considered perfectly acceptable behaviour as all they feel they are doing is getting you to share your "blessings" and cannot understand why you are reluctant when asked.
We thought of building our own place, behind a high wall and with onsite permanent security in place but rejected it for the certainty of the sub division we found. It offers not only security but peace. No chickens, goats, cattle or pigs. A tidy and finished environment.
Our place was ready last October but due to my health problems we have not yet seen it. We hope to by this October.
Please remember that whilst getting money into the Phil is quite easy, getting it out again is almost impossible. Therefore be very careful before you actually send money out there and if you have the slightest doubt that you will really get all the value out of the place then rent first. There are plenty of nice places to rent and with availability high and demand low you can pretty well name your own price.
If you want to take a look at the sub division we have chosen go to www.paramount.ph

Sorry to hear that David.
I have also a friend who bought lot but her white husband trusted her wife to be assigned in all materials needed and they both made a house plan. But they hired contractor to build their house so no much problems about family members.
The house and materials are all classy inside.
Beautiful!

[stevewool]

thanks penny for all your advice, lots there to think about , one more question, buying a lot near tagatay what are the pricing like big enough for a good garden too, i could buy the plot now then wait a few more years to build our place

[pennybarry]

thanks penny for all your advice, lots there to think about , one more question, buying a lot near tagatay what are the pricing like big enough for a good garden too, i could buy the plot now then wait a few more years to build our place

Links:
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[jimeve]

If I had my way again, would not have bought land in Philippines again.

Better buying a condominium, much easier and safer.

[stevewool]

same here englishman save save save done all the out stuff long ago, its not the drink this week or month i am intrested in but that drink on the deck with the view in a few years time i am intrested in