looking to buy land in Philippines and build my house

Dreal1 wrote:

istvan555 wrote:

Investor in the Philippines?No thanks.

Can you tell me more on why you wouldn't .I have been here three times now and will be returning this coming October  to stay for another 7 months .
I am starting to also think that investing in real-estate in the Philippines is not a good idea.I actually think that it will take a nose dive in about 5 years.

Réal D

Assuming you are a non-Phil expat, please do a search on TCT vs CCT.  If you want another person to hold official title to your land and possible house you build on it, and you don't care about tax deductions and inheritance laws, no problem go with a TCT. 

Otherwise be aware of condo/town homes with big pushes to sell to you but hidden in the details are TCT and not the CCT.  Also be aware of tax deductions and inheritance laws (which will change based on your country of origin).

However, if your investment includes doing so as a corporation, that corporation, that you maintain up to 40% of, can hold title to the land and lease it back to you with 100% ownership of any house you build on the land (with house in your name).

gracem wrote:

""Sorry to be the bearer of bad news, but unless you are a Filipino or a Philippine citizen, you cannot own land in the Philippines.

To make it worse, the property market here is so full of scammers, crooks and straight dishonest dealers, owning a condominium is even a high risk venture.

Been living here over 5 years, I rent, could not find one condo development that would answer even the most basic of questions.

They all demand your written promise to buy first, then they will hand over what you seek, but then you will find, all the problems are just beginning. No construction details, no handover of titles, missing documents, certifications.

It is very simply, not a good look from a foreigners perspective.

And worse still the Attorneys here are in the game, they will stall, make excuses, delay, hum haa, until you give up then you have the war of getting your deposit back.""



just given you a good information... sorry to hear that, you just maybe a victim of a not stable and not good reputable developer... Why dont try DMCI HOMES... im not going to explain further, because of that developer it will answer all ur questions and doubt.... they developed not for money but for the sake of the people...

As I have said time and time again: "PESO IS KING"!!!

Even at the expense of human suffering, deprivation, etc. This is why the Philippines has gone from a 2nd World Nation to a DISGRACEFUL 3rd World...The Philippine people deserve more than being brain washed to believing a million pesos is rich when it barely buys a new car...The government needs to start releasing funds for better schools, hospitals for the poor and rebuilding the countries infrastructure which in turn would attract industry investments from other countries who would see a lessor risk of putting capitol on the line with a better educated people, a more organized and less corrupt mainstream than what is seen today...

Until that happens any foreigner who invests his hard earned $$$'s in a country where he has no assurances whatsoever as to the safety of his investment has to have his head examined...All you need to do is ask and look around and you will find nightmare after nightmare of those investments being plundered and leaving so many foreigners bankrupt or in a state of shock when they find all those documents which they thought were their safety net were nothing more than kindling for a fire....

gracem wrote:

"
just given you a good information... sorry to hear that, you just maybe a victim of a not stable and not good reputable developer... Why dont try DMCI HOMES... im not going to explain further, because of that developer it will answer all ur questions and doubt.... they developed not for money but for the sake of the people...

Please, before any trusting of or deposits within any DMCI organization, do a search on them or go to 'http://www.complaintsboard.com' and review their actual 'scam related' reported practices.   I am not able to see any 'for the sake of people' in their dealings relating to buyers. 

One person posted in the complaints board forum the following warning:

'DMCI Homes are very good at getting you to buy a condo. After that there is no after sales service. They do not answer phones or e-mails, make mistakes on your account and then add massive penalties to your balance. After you have penalties they stop depositing your cheques and cause you even more penalties. The interest is exhorbitant and if they mess up your account they refuse to discuss this with their clients, they just give you a complete blank and keep adding penalties. This is just a money lending scam. They do not want you to become a homeowner. They want you to fail and get back your keys'

gracem wrote:

@ mr. calif-native

i bring your comments to the head office of DMCI Homes, as a staff working with them, i need to be aware of those bad news...

according to the the real compliant list in the head office there's none, no records, of SCAM as you stated.... most common problems who encounters difficulty in owning a title units were clients dont comply with the required documents... others, back out after paying a half price because of thier trouble financially and with thier local wife's misunderstanding that lead them to leave the country & other's are minor....

i strongly believe that person whom posted that compliants is only doing SOUR GRAPPING he cant accept his fault or his EGO, or he have a personal hatred with some staff of DMCI or from competitor..

to answer your doubts, just visit the head office of DMCI in makati and check it's record. Only DMCI have a certificate of "triple A". and that will not be granted if they used to do SCAM or fooling CLIENTS or everybody...

discover it by yourself rather than listening or believing in HEARSAYS!

@ Ms. gracem
1.  My words were, 'review their actual 'scam related' reported practices.'  Note I stated 'reported'.  However, I see your late full disclosure as an employee of DMCI does add a twist to the 'hearsay rule' you quote. 

2.  Since you report your status 'as a staff working with them' I am sure you are a properly credentialed person that is eagerly wanting to help Expats, you agree with the Professional Regulation Commission (PRC) regarding violation of RA 9646 and PD 957. 

3.  The URL I mentioned has at least 5 pages with over 100 persons listing DMCI specific issues.  To your suggestion to 'just visit the head office of DMCI in makati and check it's record.', my suggestion to you 'as a staff working with them' is:  Make contact with at least 32 of the 100+ posting their negative heart-breaking experiences with DMCI.  Obtain copies of their docs and records, confirm if their issues match your official office list, get those details and HELP them, then come back here and report those findings as statistics to us all.  Take the top complaints and results and place them in a spreadsheet with a few categories such as:  True, False, buyer SOUR GRAPPING, buyer EGO, buyer personal hatred with some staff of DMCI or competitor plant to give bad name.

4.  To your, 'i bring your comments to the head office of DMCI Homes, as a staff working with them, i need to be aware of those bad news':  I agree 100% you need to be aware and hope you will take the same energy in this post to help the buyers who have reported to otherwise hit a brick wall at DMCI.

5.  To the 'the real compliant list in the head office', can you not see the classic irony in such a self-serving list?  Your words clearly place all other complaints or lists of complaints from sources outside of DMCI as 'not real'.  Have you ever had a complaint against a company or organization to be told your complaint is 'not real' because it is not entered in their records (that they control)???   

You sound like a loyal employee that could make a real difference, lets hope so!

PS - Regarding 'Only DMCI have a certificate of "triple A". and that will not be granted if they used to do SCAM or fooling CLIENTS or everybody'. 

If honor and integrity is your point,  please review 'SC issues writ of kalikasan vs DMCI mining
January 14, 2014' where the 'Philstar' reports:

'The Supreme Court on Tuesday issued a writ of kalikasan against the Zambales mining operations of DMCI Holdings Inc. and DMCI Mining Corp.

The decision stemmed from a plea by Agham Party-list Rep. Angelo Palmones against the firms, both owned by construction magnate David Consunji, against mining metallic ore and destroying the land formation in Sta. Cruz town.

The writ of kalikasan is a legal remedy based on the constitutional provision Article II, Section 16, which states the people's right to "a balanced and healthful ecology in accord with the rhythm and harmony of nature."   

Wow, a 'Triple A' company that receives a Supreme Court 'Writ of kalakasan', how can such a thing happen to DMCI?

Calif-Native wrote:

gracem wrote:

"
just given you a good information... sorry to hear that, you just maybe a victim of a not stable and not good reputable developer... Why dont try DMCI HOMES... im not going to explain further, because of that developer it will answer all ur questions and doubt.... they developed not for money but for the sake of the people...

Please, before any trusting of or deposits within any DMCI organization, do a search on them or go to 'http://www.complaintsboard.com' and review their actual 'scam related' reported practices.   I am not able to see any 'for the sake of people' in their dealings relating to buyers. 

One person posted in the complaints board forum the following warning:

'DMCI Homes are very good at getting you to buy a condo. After that there is no after sales service. They do not answer phones or e-mails, make mistakes on your account and then add massive penalties to your balance. After you have penalties they stop depositing your cheques and cause you even more penalties. The interest is exhorbitant and if they mess up your account they refuse to discuss this with their clients, they just give you a complete blank and keep adding penalties. This is just a money lending scam. They do not want you to become a homeowner. They want you to fail and get back your keys'

Hi Calif-Native, I am in the USA at present and I tried the complaint list you quoted and I am unable to locate the web page...Do you have an alternative for me??..If those complaints are true against DMCI then it should be reported and if at all possible bring Criminal Prosecution against them and at the very least a Class Action litigation Law Suit on behalf of all those who had been victimized...I have heard of similar incidents and tactics from others who have bought condos in the Manila area...In the Philippines, PESO IS KING no matter if its at the expense of human suffering...Doesn't matter if foreigners or locals...

vetretreat wrote:

Calif-Native wrote:

gracem wrote:

"
just given you a good information... sorry to hear that, you just maybe a victim of a not stable and not good reputable developer... Why dont try DMCI HOMES... im not going to explain further, because of that developer it will answer all ur questions and doubt.... they developed not for money but for the sake of the people...

Please, before any trusting of or deposits within any DMCI organization, do a search on them or go to 'http://www.complaintsboard.com' and review their actual 'scam related' reported practices.   I am not able to see any 'for the sake of people' in their dealings relating to buyers. 

One person posted in the complaints board forum the following warning:

'DMCI Homes are very good at getting you to buy a condo. After that there is no after sales service. They do not answer phones or e-mails, make mistakes on your account and then add massive penalties to your balance. After you have penalties they stop depositing your cheques and cause you even more penalties. The interest is exhorbitant and if they mess up your account they refuse to discuss this with their clients, they just give you a complete blank and keep adding penalties. This is just a money lending scam. They do not want you to become a homeowner. They want you to fail and get back your keys'

Hi Calif-Native, I am in the USA at present and I tried the complaint list you quoted and I am unable to locate the web page...Do you have an alternative for me??..If those complaints are true against DMCI then it should be reported and if at all possible bring Criminal Prosecution against them and at the very least a Class Action litigation Law Suit on behalf of all those who had been victimized...I have heard of similar incidents and tactics from others who have bought condos in the Manila area...In the Philippines, PESO IS KING no matter if its at the expense of human suffering...Doesn't matter if foreigners or locals...

Hi vet retreat, I agree and post, in part, from frustration of each day I'm at a mall or shopping center being asked to buy a condo from persons that are 99% attempting to sell TCT based units (to me/other expats) without a proper lic.  Of course, the URL is:  http://www.complaintsboard.com   just go there and do a search in company or product name with the letters 'DMCI'

Dreal1 wrote:

istvan555 wrote:

Investor in the Philippines?No thanks.

Can you tell me more on why you wouldn't .I have been here three times now and will be returning this coming October  to stay for another 7 months .
I am starting to also think that investing in real-estate in the Philippines is not a good idea.I actually think that it will take a nose dive in about 5 years.

Réal D

I believe you're correct in your assessment the market will take a nose dive within the next 5 years do to overpricing and shoddy construction and especially when you have companies such as DMCI who undoubtedly have open-season on any EXPAT stupid enough to invest in property with them and most other companies...Take heed to all the promises and BS they feed you...I have already checked out condos in the past and you can never get straight answers from any of the developers...Bottom line its all about their corporate profits and not the consumers welfare...PESO IS KING!!!

vetretreat wrote:

Dreal1 wrote:

istvan555 wrote:

Investor in the Philippines?No thanks.

Can you tell me more on why you wouldn't .I have been here three times now and will be returning this coming October  to stay for another 7 months .
I am starting to also think that investing in real-estate in the Philippines is not a good idea.I actually think that it will take a nose dive in about 5 years.

Réal D

I believe you're correct in your assessment the market will take a nose dive within the next 5 years do to overpricing and shoddy construction and especially when you have companies such as DMCI who undoubtedly have open-season on any EXPAT stupid enough to invest in property with them and most other companies...Take heed to all the promises and BS they feed you...I have already checked out condos in the past and you can never get straight answers from any of the developers...Bottom line its all about their corporate profits and not the consumers welfare...PESO IS KING!!!

'Truth never damages a cause that is just.'
- Mohandas K. Gandhi

I do feel that expats are 'targets galore' here and this is why some get upset when their 'work and or commission connections' are exposed here or in like forums.  Each time I am stopped and asked to buy a condo, I ask what is the unit's seismic rating and certificate from the engineer that the units are built to said standards?  This question is equal to me attempting to speak Chinese at a Southern Baptist conference (not that either is bad or negative). 

I am aware of a 2004 study done here locally (in the PI) by the Philippine Institute of Volcanology and Seismology (Phivolcs) that said:

'one strong earthquakewith a magnitude ranging from 6.5 to 7.9 on the Richter scalecan devastate Metro Manila and create complete chaos, even without the aggravating circumstances of a nuclear disaster as had happened in Japan.'

Kathleen Papiona, senior science research specialist at Phivolcs' Geology Division has also said, 'Studies show that the metropolis is likely to experience an intensity 8 earthquake if the West Valley Fault generates a magnitude 7.2 event, considered the maximum based on models used by Phivolcs.'

So where are the 'structural engineering reports' for all of these units being sold/offered to us all?  Perhaps a member here has the DMCI issued/signed seismic reports on their unit(s)?

Some may think I am to detailed, to direct or post to long.  No matter, I refuse to be or remain a clueless resident of Metro Manila and or Cavite!

FilAmericanMom wrote:

My company assembles and installs glass and aluminum windows and doors. I would not recommend uPVC (which is the going trend because it's perceived as "high-end"), for windows or imported fully assembled ones, including shower enclosures, from hardware stores. I have had many people go to our shop looking for replacement parts, such as rollers and locks for these windows. We do not carry these parts for PVC or uPVC. But we do carry the standard parts for the most commonly used sections of aluminum windows. And there are many of us who carry these aluminum window parts.

Most of these people who have pre-assembled or uPVC windows often cannot find the original supplier, and would have to contend with a broken window or improvise. These windows you often find at condos. I suggested that they try to contact the developer (good luck) so they can contact the supplier (good luck on that, too).

The advantage of PVC windows, according to their suppliers is that PVC conducts heat less compared to aluminum, thus making the house less hot. I'm not an expert on the physics of heat transference, but I think the problem is not really with the window frame, which is around 10% of the window, but more like the heat conducted by the glass. Maybe consider double pane glass for less heat transference, which is what I'm planning to use on western sun exposure windows of my house.

Very interesting post guys - I agree with your points on uPVC for the PI.  As I looked into this topic about two years ago, I made the decision to go with IGUs (Insulated Glass Units).   When I am blessed to be in a position to build my place, I will do the following:

Glass: I will use double glazing low emissivity (Low-E) glass with a coating of metal oxide on one of the internal panes next to the gap.

Internal Gas:  My plan is to order the units filled with either argon, xenon or krypton gas between the sheets of glass.

Pane spacers: My plan is to order/use a 'TGI-Spacer' or 'no-metal warm edge technology' to obtain the best thermal performance and aesthetics. 

I have focused my research on units in compliance with the following specifications: GB15763.2-2005, AS/NZS 2208: 1996, EN12150/DIN1249D.  Most sources here in the PI just gave me a glassed look when I asked for this.  So, is or will this technology be available in the PI?  I have not found any local source yet  leaving just the imported window unit as the only choice.

vetretreat wrote:

Calif-Native wrote:

gracem wrote:

"
just given you a good information... sorry to hear that, you just maybe a victim of a not stable and not good reputable developer... Why dont try DMCI HOMES... im not going to explain further, because of that developer it will answer all ur questions and doubt.... they developed not for money but for the sake of the people...

Please, before any trusting of or deposits within any DMCI organization, do a search on them or go to 'http://www.complaintsboard.com' and review their actual 'scam related' reported practices.   I am not able to see any 'for the sake of people' in their dealings relating to buyers. 

One person posted in the complaints board forum the following warning:

'DMCI Homes are very good at getting you to buy a condo. After that there is no after sales service. They do not answer phones or e-mails, make mistakes on your account and then add massive penalties to your balance. After you have penalties they stop depositing your cheques and cause you even more penalties. The interest is exhorbitant and if they mess up your account they refuse to discuss this with their clients, they just give you a complete blank and keep adding penalties. This is just a money lending scam. They do not want you to become a homeowner. They want you to fail and get back your keys'

Hi Calif-Native, I am in the USA at present and I tried the complaint list you quoted and I am unable to locate the web page...Do you have an alternative for me??..If those complaints are true against DMCI then it should be reported and if at all possible bring Criminal Prosecution against them and at the very least a Class Action litigation Law Suit on behalf of all those who had been victimized...I have heard of similar incidents and tactics from others who have bought condos in the Manila area...In the Philippines, PESO IS KING no matter if its at the expense of human suffering...Doesn't matter if foreigners or locals...

@vetretreat

Where you able to open the URL I reposted?  I guess the folks at DMCI are busy helping the clients now since there has not been a response from the person identified 'as a staff working with them'.

gracem wrote:

@ mr. calif-native

i bring your comments to the head office of DMCI Homes, as a staff working with them, i need to be aware of those bad news...

according to the the real compliant list in the head office there's none, no records, of SCAM as you stated.... most common problems who encounters difficulty in owning a title units were clients dont comply with the required documents... others, back out after paying a half price because of thier trouble financially and with thier local wife's misunderstanding that lead them to leave the country & other's are minor....

i strongly believe that person whom posted that compliants is only doing SOUR GRAPPING he cant accept his fault or his EGO, or he have a personal hatred with some staff of DMCI or from competitor..

to answer your doubts, just visit the head office of DMCI in makati and check it's record. Only DMCI have a certificate of "triple A". and that will not be granted if they used to do SCAM or fooling CLIENTS or everybody...

discover it by yourself rather than listening or believing in HEARSAYS!

@ gracem,

Are you able to update the forum on your last post and or inform us as to what the DMCI response was?  Any updates on the master complaint list in the Makati office? 

There was an article in the 'Harvard Business Review' (by Jeff Weiss and Jonathan Hughes) some 4 years ago that left me with a memorable imprint.  Regarding strategies in negotiations, it said, in part:

'Understand what's motivating the other party; come up with a variety of possible solutions and invite critiques; use facts to persuade; demonstrate a commitment to a fair and reasonable outcome; build trust over time; and focus on actively shaping the process of the negotiation.'

The article included a few words on 'understanding cultural norms' and when attempting to get clear info on a topic, 'eliciting such information will vary both by culture and by context'.

I am very interested to hear your views on if you feel DMCi or any other developer here in the PI understands this very western view?

Calif-Native wrote:

Very interesting post guys - I agree with your points on uPVC for the PI.  As I looked into this topic about two years ago, I made the decision to go with IGUs (Insulated Glass Units).   When I am blessed to be in a position to build my place, I will do the following:

Glass: I will use double glazing low emissivity (Low-E) glass with a coating of metal oxide on one of the internal panes next to the gap.

Internal Gas:  My plan is to order the units filled with either argon, xenon or krypton gas between the sheets of glass.

Pane spacers: My plan is to order/use a 'TGI-Spacer' or 'no-metal warm edge technology' to obtain the best thermal performance and aesthetics. 

I have focused my research on units in compliance with the following specifications: GB15763.2-2005, AS/NZS 2208: 1996, EN12150/DIN1249D.  Most sources here in the PI just gave me a glassed look when I asked for this.  So, is or will this technology be available in the PI?  I have not found any local source yet  leaving just the imported window unit as the only choice.

Glass with argon gas is available. Or at least it was a year ago (which reminds me that I have to ask the supplier if they still make these.)

I've given a customer price quotes for these around a year ago.  But because the glass is very expensive, he decided on regular single pane glass. We also charge extra for labor because it's just too meticulous to assemble (there should be no error in glass measurements and we have to make note which glass belongs to which window pane -- most windows in the Philippines are customized) and we have to be careful in handling as the argon might leak out. 

Even with care in assembling, the gas could still leak over time and mold can build up in between. When the gas is still sealed inside, these panes do reduce heat.

Calif-Native wrote:

Opo it is not easy, I feel it is both an art and science to make good long-lasting IGUs.  This will be a big price-point decision when the time comes.

An agent of a glass manufacturer / distributor passed by our shop yesterday.  Low-E glass is still available.  And you can also use 2 Low-E glass to make argon IGU's for even greater efficiency in reducing heat and sound.

FilAmericanMom wrote:

Calif-Native wrote:

Opo it is not easy, I feel it is both an art and science to make good long-lasting IGUs.  This will be a big price-point decision when the time comes.

An agent of a glass manufacturer / distributor passed by our shop yesterday.  Low-E glass is still available.  And you can also use 2 Low-E glass to make argon IGU's for even greater efficiency in reducing heat and sound.

Thanks for update.  What are the available Low-E glass thicknesses, spacer and seal materials?

Calif-Native wrote:

Thanks for update.  What are the available Low-E glass thicknesses, spacer and seal materials?

I have not yet contacted the supplier for this info.  But I will post it as soon as I can get an answer from the sales person / technical staff who manages this product.

professor cebu wrote:

within cebu area it would be 15k per sqm. pm me if you're interested

what a rip off...I can buy land cheaper than that that in the US...

vetretreat wrote:

professor cebu wrote:

within cebu area it would be 15k per sqm. pm me if you're interested

what a rip off...I can buy land cheaper than that that in the US...

its not land. its construction cost that includes structural and architectural.. complete construction cost. fyi....

Dennigmt wrote:

I don't believe it is legal for a non Philippino to own land in the Philippines. I am British and I am only allowed to buy a condominium. not land

ownership comes in many form not only from ownership per se.

FilAmericanMom wrote:

Somehow, with the current law that you can buy a land under your spouse's name and you can inherit it as her succeeding heir, I can't help but be reminded of the basic premise of the movie "A Perfect Murder."

I must admit to wondering about that too, and if some people consider it seriously..