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Housing purchase or renting

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windsurfer
  7/9/2021 09:13 EST

Researching 3 locations and just wondering what the general thoughts are on services in those areas,
Also what are the possibilities between buying and renting.
If a person wants to buy a free standing house how would one handle the land issue.
Areas of interest are Tagaytay, Dumaguete and San Remingo.

JimmyLewis
  7/9/2021 11:32 EST

Windsurfer- My understanding is you can not own land here but you can buy a house on the land but then have to pay rent on the land or a lease to the owner of the land. If you have a Pinay wife then that problem is solved if she already owns the land.. Just remember that if you have a Pinay wife and she dies the house or land or both goes to her family. You get zero unless the family will let you keep the house and just pay rent to them(lease the land) Foreigners can't own land in the Philippines unless they are born here. That's the law as far as I understand it.Better to rent. If you don't like your next-door neighbor's all-night parties or barking dogs or cock doddle dos you can always move and rent another place, Be sure to check out any place you rent first to see what the neighbors are like.

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windsurfer
  7/9/2021 17:18 EST

Hi Jimmy
Much appreciated.

windsurfer
  7/9/2021 17:20 EST

Hi Jimmy
If purchasing a house and the land is put into a trust at the lawyer and pay 1 dollar rent/year until the house is sold, would that not be an option ?

JimmyLewis
  7/9/2021 22:50 EST

I dont know how that works. Surf has a great knowledge of how things here in Philippines work. Check with him.What it comes down to is a foreigner can NOT own land here. You can own the house on the land or build a house on the land but someone else owns the land here and you have to lease it from them. If its your wife that owns the land that's good but if she dies then the land goes to her family and not you. You have to lease the land from them. Either way, you are renting.(paying rent aka lease) That's why I have rented here and will never buy or build a home here. I have been in the same apartment 9 years(8) and rent hasn't been raised(owned by Kano and Pinay wife) If I get tired of possible all-night parties next door or 24-7 barking dogs or cocka doodle doos I can always rent somewhere else. Right now there's a labrador dog across the street barks all the time so I just wear earplugs at night to sleep. This Pinoy had a different yelper before and it's gone and I am hoping this one will be too. The owner is about 76 and maybe he will get tired of taking his dog for walks. I don't know. I hope so. It's becoming annoying to hear the Lab barking all the time kept on a 5ft chain upstairs his apartment walking in circles with nothing to do but bark at people that walk by.

draks
  7/9/2021 23:17 EST

As a foreigner you cannot own land, if your lawyer bought the land in his name, you build a very nice house. That lawyer now owns a nice piece of real estate, he can sell it from underneath you, then what? You just don't own the land at all. Dont blindly trust people here not even lawyers, why would he even think of accepting $1 a year rent, 50 pesos is peanuts. Come here and just rent, it's cheap, and you can move whenever you want.
Leasing land for 25 years is an option, but you really need GOOD legal advice and very thorough search done on who owns the land, will access to your plot go through other people's land? Too many problems. Just rent its way way simpler.

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JimmyLewis
  7/10/2021 00:04 EST

Draks gives good advice. I have been renting the same place in Baguio for 7 years no rent increase. If I get tired of the barking dogs across the street 24-7 and the street noise next to my pad I can always look for another place. or just keep wearing earplugs to drown out the noise. Great advice Draks!

windsurfer
  7/10/2021 07:51 EST

Hi Draks and Jimmy
Thank you for the advice, much appreciated. I applied for a SRRV so planning on taking a vacation to Cebu and look around some areas to see what is available. I would just want a safe and quiet area and live in peace :)
Any suggestions would be welcome. Also what is the typical rent for say a 2 bedroom condo or apartment ?

billsmith
  7/10/2021 08:01 EST

draks is giving you good advice. I would say don't trust everyone, ESPECIALLY lawyers. Sorry lawyers, consider it a bad lawyer joke.

tombalita1
  7/10/2021 10:13 EST

What do you call 100 lawyers at the bottom of the ocean? …………….,,,,, A start!

surfingcebu
  7/10/2021 11:51 EST

Bill, you have a point here . Its not spoken about much , but many lawyers disappear or get shot in the Philippines regularly . When a lawyer gets shot or disappears , most of the time its not news worthy in the RP .

Many Lawyers , by the nature , swindle and "wheel and deal ' . Its a sad commentary on the majority that do a fine job and the profession... In the RP double the amount that "swindle" . Its very important to have a lawyer be double checked by another Layer audit team in complicated cases . The oversight of lawyers in the RP is loose - people usually look after the bad eggs by themselves . Truly its the "Wild West " . thats what makes life so interesting here !

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surfingcebu
  7/10/2021 12:18 EST

Wind Surfer - I would stay out of the core of Cebu - always seemed way to busy to me and noisy . Some corners of Mactan Island isn't that bad and has some nice neighbourhoods BUT your still in a high noise area . If Cebu is your thing , I would check out soem of the areas North of the Marco Polo Hotel - there is some quiet areas on top of that mountain and a nice climate ( but a long drive up ) . Also check out Talisay area ( south ?) of the city by about 30-40 minute drive . seemed to me there was soem nice spots out there and also a new large mall out there for shopping . Rentals vary a lot in price and feature 8000-18,000 seems to be in the ball park depending on whats thrown in ( electrics, TV, furniture, etc ) . Talk to a local Cab guy in areas around Cebu - they usually know all the areas and even know where some nice rentals are too at times . Nothing like a good trike driver for street knowledge .
Hope this helps somewhat . Best of luck .

surf .

billsmith
  7/10/2021 19:36 EST

Good point Surf. I would point out that Mr. Motorcycle doesn't just show up for lawyers, and is rarely reported at all. If you report corrupt extorting cops to corrupt extorting cops you can rest assured that Mr. Motorcycle will be paying you a visit and you will end up 6 feet under and belly up.

Snowy29
  7/10/2021 21:53 EST

The first rule that everyone should abide by is rent in the area you think you will live for at least one year. Think of it like women with makeup. They look great on the date but when you wake up in the morning sometimes you get a shock.

I've fallen in love with a couple of areas on short visits and lived in both of them renting. Great beaches, access to decent food and some nice ex pats. A few months down the line the reality of brown outs, poor wifi, lack of water in the dry season and general bitching from friends partners and the locals soon takes the shine off the place. Throw in cockerels and videoke, white nose tax and everyone out to screw to over.

On to the legalities of the land situation. You would need to put any land in your wife's name and no you can't lease off her as it is against the Anti Dummy Law. Basically anything you try to do to control the land leaves you open to the law. You can own the house but it will be joint due to inheritance law but you can get a clause written in to allow you to live in the house until your dying day if she passes first. That might be soon after your wife passes away if the relatives want you out so they can sell up ;-)

Another issue if you buy land and build a house then decide after all the area isn't for you houses are notoriously slow to sell. I've been here almost 6 yrs and see the same houses still for sale that were for sale before I arrived.

TeeJay4103
  7/10/2021 23:04 EST

Good post Snowy.

We enjoy the area in which we live and have built a house for my wife who lets me live there. Knowing her family well, who are successful in their own right in the RP and have asked for nothing from us. I felt comfortable in doing so. The majority of her family and relatives are in the U.S. and Canada.

Where you rent and what you pay depends greatly on you. How big a home do you want, in what type of community. If you do not trust your wifes family for good reason then I would be hesitant to build a home, knowing that if something happened to her they may be coming after the home, regardless of what legal document is written up to protect you if she passes away. If the family wants you out, they'll find a way.

Leasing land to build on vs renting.. If you lease a piece of land in an area in which you have lived long enough to want it to be permanent. You can then build a house in your name and have the option written into the lease to be able to sell the home with the option of transferring the lease to the new owner. You have a 25 year lease, with the option to renew for another 25 years.

Or you rent and find a place that suits your needs for say $500 dollars a month. It is not uncommon for your landlord to decide that he or she no longer wishes to rent to you and they do not renew your 1 year lease for whatever reason. Now you need to find a new place.
There are also a lot of landlords who do little to no maintenance on their rental property and that cost is now yours, like it or not.

25 year lease vs rent.
Your rent of $500 a month for 25 years, that comes out to $150.000 U.S. dollars (if you live that long).
Your lease costs you, say $100 dollars a month for 25 years, that comes to $30,000 U.S. dollars.
We built our very comfortable home of approximately 1000 square feet. for about $40,000 U.S. dollars. That would make the cost of your home, including the lease $70,000 U.S. dollars or $233 U.S. dollars per month.

If you love traveling and living in new places, rent.

windsurfer
  7/11/2021 09:12 EST

Teejay
Great information. Purchasing a house is not an option anymore but a condo would be no problem. I am planning on coming to the Cebu city area for a vacation and look around for a couple of months to see what is what before i decide.

justafool
  7/11/2021 10:14 EST

https://youtu.be/HUnCKoayQiY
Dangers of buying real estate in the Philippines.
Best advice given to me was don't put your savings on something you can't simply walk away. Good luck!

JimmyLewis
  7/12/2021 00:15 EST

Rent-DONT buy!

JimmyLewis
  7/12/2021 00:17 EST

A START!

draks
  7/12/2021 22:20 EST

Leasing land can be successful, but you need a really good lawyer who does a proper and thorough search
So many times I have seen people buy a plot of land, build a nice house then all of a sudden the real owners of the land want it back. Leasing can be the same, does the person leasing you the land really own it? Does access to it go through other people's land? What happens if they sell the land and the new owner does not want you on it? I know you can get legal documents to protect yourself, but do you really want to go to court several times pay court and lawyer costs. Honestly it's not worth the bother. Just rent, if you get tired of the area easy to just move and rent another house, it's not expensive, especially now you can haggle the rent down. Save yourself the hassle, just rent and enjoy the Philippines for what it is.
All this big rush to own property here I really don't understand it's never yours anyway, ok if you have kids it's something to leave them when you pop your clogs.
Just enjoy yourself here don't lumber yourself with problems and hassle.

TeeJay4103
  7/13/2021 00:40 EST

If you lease the land, just as with a purchase, ask for a copy of the title and check it out with the register of deeds office for encumbrances, etc. The cover page will tell you how many pages you should be seeing. Encumbrances will be noted on the last page of the title.
The same steps should be taken if buying a condo, check out the title.

Your lease is a legally binding document and the owner cannot simply sell the land out from under you. If he wishes to sell it, the new owner is bound by the terms of the lease. The only affect on you is to whom you will be paying your lease payments.

There are potential problems with renting or leasing and if you are renting a place and as another already stated, the owner sells the house or building, that does not mean you are going to be homeless when the new owner kicks you out. Your lease on the home or apartment is a legally binding document, just as it is when you lease a piece of land.

If you are looking at a condo in a nice area, then there are most likely a lot of rentals. Some of those could be weekend rentals and your otherwise peaceful condo might be overrun on the weekends with plenty of people and kids running up and down the halls. Check the place out on a Saturday evening and see if it's as peaceful as portrayed.
Ask others living there if they have good internet and cable TV. Are there power issues and a backup 24/7 generator for other than elevators and lights.. Is there good water pressure anywhere above the ground floor.
A friend who recently spent five years in an SM condo in Tagaytay shared a few of these experiences as well as having to do his own maintenance and then fighting with the landlord to be able to deduct the legitimate expenses (AC repair and a new water heater) from his rent payment.
A corner unit at the end of the hall might provide you a little more peace and quiet and sometimes a little more space.
Does the condo provide parking or do they charge some ridiculous fee to park in a field 500 yards from the building.

Whether you buy land in your Filipina wife's name and build , or lease land to build, or lease an existing home/condo/apt. You need to ask a lot of questions and receive the right answers.

To begin your stay, rent, then decide on future plans.

mistaeric
  9/5/2021 19:54 EST

Me and my GF in Cebu City just purchased a lot in a subdivision to the south. I know I can lease the land from here for 25yrs and then build the house in my name. So what paperwork will be in my name? The building permit? The house title?

lancelotlinc
  9/5/2021 20:15 EST

Foreigners have zero rights to ownership in the Philippines. It does not matter if your name is on a piece of paper or not. Zero.

In the West, we have a concept called Title Insurance. This is where a land title company issues an insurance policy to cover any loss or remediation cost in the event that a challenge to ownership is levied against you after you have assumed ownership of the policy. The Philippines has no such provision. Therefore, if someone comes after you and forces you to vacate a property you have made improvements on, you have no recourse.

You will find that a plot of land in the Philippines may have several owners because clear title to the plot was never transferred properly or established. So, you could think you are buying some land, when in actuality the person selling the land is not the rightful owner to begin with and the people that do own the land want their land back, after you have spent millions of pesos improving the property by building a house.

In any event, foreigners have no standing in property ownership, it is not possible to own land in any way shape or form. Your Filipina may sweet talk you into some lease arrangement but just wait till you don't pay the weekly or monthly family vigorish dues , then she kicks you out.

If you want to feel like you own something in Philippines, buy a condo. Always count any money you spend in Philippines as non-recoverable, because it is.

hreyestech
  9/5/2021 20:28 EST

Hi mistaeric! I researched this to death. You can own property, but not land. This is why Expats buy condos. For those retiring, they invest in SSRV (Description Below). https://www.philembassy.no/consular-services/visa/special-resident-retirees-visa-srrv
There is a processing fee, and a $20,000 investment . You can transfer your investment into a Filipino bank and eventually invest in a condo using that money. Leasing property the way you did is another process.

If you are curious about the legality of your ownership in the Philippines, the link below also helps put things in perspective. My wife and I agreed on going to an attorney at the Philippine embassy in New York to sort out any weirdness before we retire. I hope this helped.
https://kittelsoncarpo.com/property-ownership/
I would also talk to your bank. Just because there is a CitiBank, Chase and other American banks in the Philippines, they comply to different financial regulations. Not American Standard. Hope this helped. :)

billsmith
  9/5/2021 22:01 EST

Well put lancelotlinc. My understanding is that even with a condo foreigners still don't own the land that the condo is built on. Maybe 60/40 or maybe 100/0.

surfingcebu
  9/5/2021 22:25 EST

Lance - your 100% correct. Why can’t foreigners grasp the concept they can’t own land , NEVER ! It will never change either .Pinoys have too much pride and nationalism to change it otherwise. I’ve seen hundreds of guys kicked to the curb - thinking they had title on the land and house . Hundreds !!!

Guys - don’t go near land in the RP … you will loose everything.
At court , judges tend to not like foreigners either . Some are even repulsed your in the country- you loose their too 80-90% of the time .

Don’t go near housing or courts in the RP - sure loss! Believe me - you won’t beat the odds . Justice means the Pinoy wins .

Rent only guys ! Or buy a condo IF you can navigate the maze of phoney deeds to Condo’s.

SURF .

mistaeric
  9/5/2021 22:45 EST

Are you guys bots here?? All your answer had zero to do with the question I asked. We bought a lot in a SUBDIVISION not a private individual. Theres no problem with 10 different owners of the lot. I have been traveling to the Philippines since 2005 so im well aware foreigners cant own land and thats why I didn ask about that. I have been renting for 4yrs with 4 different CRAZY Filipino landlords and im tired of it. My GF and I have been together for 16yrs so theres trust between us. I just want a little bit of security thats all.

TeeJay4103
  9/5/2021 23:19 EST

mistaeric

In your name:

The lease for the land.
The architectural drawings (blueprints).
A Resident Certificate (cedula). Ask your GF or LGU (barangay office).
The building permit
The tax declaration for the structure only.
The occupancy permit.
The utilities.

You need the lease and the resident certificate (cedula) to show the architect and establish the legal right to build on the property.

You get the ball rolling with the architectural drawings, we needed six copies, along with a copy of the resident certificate.

The architect who will be working with the builder will use your documents to apply for the building permit.

You will use the documents to apply for your utilities, ask your builder if he will take care of the electricity for temporary power while building the home.

Other utilities will likely be your responsibility.

billsmith
  9/5/2021 23:33 EST

EXCELLENT advice Surf!

trappedinhell
  9/5/2021 23:39 EST

As for the building permit. you could put your name and wife's name on it. Although it is uasually the contractor who takes care of this in the city hall with you just paying for the building permit. It could be in the hundreds of thousands pesos, depending on the house being built. You also need to ask your contractor if the building permit fee is already included in the total cost of building your house. Some contractors do and somw don't. Did you buy the property from the subdivision/developer itself or from a previous owner of the property? 'hope this helps...

mistaeric
  9/6/2021 00:07 EST

Thankyou TeeJay!
The Architect is working on our design now and should be finished in 2 weeks.
My only problem is Im still stuck in USA til Phils opens up. I hope its this year

mistaeric
  9/6/2021 10:23 EST

We bought the 170sqm in Vista Grande in Bulacao from a motivated owner and developer Sta Lucia. After the Architect finish the floor plan design we will search bids from four contractors.

Tsmslf
  9/6/2021 10:59 EST

Condo owners, as individuals, never own the land on which the condo is built. They don't own the building either. Everything tangible is owned by the condo association. Condo owners own the right to use the airspace within the unit's walls and decorate the unit's interior.

JimmyLewis
  9/6/2021 23:53 EST

Surf gives WISE advice! There are always consequences!

JimmyLewis
  9/7/2021 00:08 EST

Why buy something you cant own?HMMMMM

JimmyLewis
  9/7/2021 00:28 EST

If you try to buy a house or condo you have to pay rent anyway to the owner of the land. Just bypass the ownership and rent a nice place. In case you don't like your neighbors or the area you can leave at any time. `Makes sense to me. I have rented the same place for 8 years at 7k pesos a month. If I wanna go live in another country for periods of time my visa allows me to do that. Just keep the ACR card updated every 5 years. 2-3 month stretches at a time in another country is appealing and just have to pay the 7k pesos a month to my American apartment owner and his Pinay wife while I am away. Waiting for this pandemic to subside. Life is good!

mistaeric
  9/7/2021 09:29 EST

@JimmyLewis...Im happy you found your lifestyle you like. I have rented for 16yrs off and on in Cebu City and I retired there in 2015. I must have spent about $115,000 in total rents and I have nothing to show for it. Why not buy a property for my long time GF to have when I pass away? I need a home base to park my truck and scooters. I like to travel around to different cities and stay weeks at a time. Im not dumb enough to spend my life savings on a property in Philippines, so I will be fine financially if the sh*t hits the fan like a war breaks out and we have to evac.

carlgutierrez
  10/7/2021 01:18 EST

housing purchase po siguro kasi pag rent may mga terms and sometimes hindi pumapayag ang landlord, pag bumili po kayo ng house magagawa niyo po kung ano gusto niyo at yung mga appliances niyo po makakatipid kayo pag mga inverter type lalo na sa heater at ref at tv

https://diyhardware.ph/blogs/good-reads/water-heater-buying-guide-how-to-choose-a-reliable-water-heater-for-your-family

tlallen59
  10/7/2021 08:16 EST

carlgutierrez this is a English only group sir. Thank you as most of us don't speak Tagalog.

surfingcebu
  10/7/2021 08:46 EST

Carl - I use a tankless , electric on demand hot water heater . I bought it off Lazada ( COD) , for about 4500 Pesos , about 6 years ago . I think it has a 'Whale picture on it ' . Cant remember the brand . It works like a charm for me tiled shower area . Efficient too ! Easy to install .

Although the RP is teaming and swimming in Nat Gas .... there is zero impetus to develop it and create jobs . Nor is there any reliable partners( other than China - which I would NOT recommend) to start with Nat Gas piping and extraction efforts .... Therefore use electric H2o Heaters . more reliable . Pity really , Nat Gas would be far cheaper in most areas , but it will be 40 years to never to see this developed .

Surf

Surf !

mistaeric
  10/7/2021 13:16 EST

Whats the difference between a dead dog and a dead lawyer on the street?
The dead dog has brake skid marks in front of it and the lawyer does not!

gelynch52ph
  10/7/2021 14:02 EST

The weather in Malaybalay (Bukidnon) is cool and pleasant and decent houses are available in the area and it is MUCH cheaper to live there than Tagaytay or Dumaguete. My fiancee is from Dumaguate area and she concurs because we lived together for 3 years in Tagaytay after I left Malaybalay due to domestic difficulties with my previous GF.

gelynch52ph
  10/7/2021 16:54 EST

They told you that as a foreigner you cannot own land no matter where it is. Your GF can own land, but YOU cannot. They DID answer your questions.

surfingcebu
  10/7/2021 20:46 EST

RENT ONLY! You’ll never be able to own property in Philipines. Never ever ever. Area and after 5 to 10 years maybe buy a place but realize it’s a donation because he will walk away from it there’s a new girlfriend dispute. Consider it a donation to the woman’s family because you will never get your hands on it.

billsmith
  10/7/2021 21:08 EST

Exactly Surf. I will be building two copies of this, one in Tagatay and one in Zambales for the wife and kids as gifts:


https://youtube.com/watch?v=MFv5Fm1jAMQ&feature=share

mistaeric
  10/8/2021 00:29 EST

My questions were ..So what paperwork will be in my name? The building permit? The house title?..I did NOT ask about foreigners owning land in my original comment. Either put your glasses on or learn how to read properly.

surfingcebu
  10/8/2021 15:35 EST

Bill - very swanky place . I noticed that the house is surrounded by walls. I'm told by CNN that walls don't work. However, it seems like all the lawmakers of them too. Good for you. It looks like a great place. Who is building that place? The designs may come from Many Villar? His family builds some very high end homes too ! I met him a few time . Know him by face, and some of the family . IF , he is the builder ....let me know . Maybe able to contact a few people for you .

SURF

surfingcebu
  10/8/2021 16:16 EST

Mistaeric - Easy does it my friend ! Calling out members here in your nasty fashion will get you a visit by Mr. Motorcycle and do course, in time , if you live in the Philippines. People on the board here are volunteers and try to help as much as possible, I don't think you get that point. I don't think you get the point they were not paid either. So easy does it with the nasty comments and "put your glasses on or learn how to read..." ,type of stuff. My advice to you if you want the ins and outs of the regional paperwork for building permits, site inspections, and other, go to a real estate lawyer and pay for it. Each region has their own flow of regulations . By your comments, I gather you thought we were paid to provide you with this information? Lordy Lordy.
I've got 1000 pesos he won't last longer than 3 years in the country , if you keep this attitude up ...my friend . . I really don't think you understand the dynamics too deeply within the country. I would suggest you start reading appropriate material and understanding the sociology of the country. I fear you could be in danger.

SURF !

billsmith
  10/8/2021 19:58 EST

Thank you Surf. I'm looking for builders for both houses now. I also know Manny from his Antipolo subdivision. He has a LOT of bodyguards!!!

surfingcebu
  10/8/2021 21:07 EST

Bill , the whole Villar family need the body guards ....this is not Kansas , HA!!! Manny Jr or Sr , Camile, Mark and Cynthia and the rest ....all great people . The Villar foundation has done some spectacular work and some spectacular donations for the poor people in the Philippines. Leave me, they do their part as much as possible. The kids were mostly educated in the west . Luista area near Tarlac I have spoken to a few the family that play the golf course there. I bump into the family at certain event as well. Very normal people, in a different setting outside the RP you wouldn't even know they were super rich. Nice people really.

Surf .

Asawa
  10/10/2021 02:47 EST

BillSmith,

Looking at that video, it is not cooling friendly if you want Air Conditioning.

Vaulted Ceilings and open lofts mean that anything on the top floor will have the cold air spill out and drop down.., and all the heat from the ground will rise up to make the upper floors about 10-12 degrees warmer.

From a cooling perspective, it makes it really hard to set up zones.

Also you can't open those windows in that 2-story vaulted area, so cross breezes (without AC) are going to be hard too.

Just my $0.02,
-Asawa

mistaeric
  10/10/2021 12:53 EST

@Surf....Thanks for the advice but im not a newbie to the Philippines. My first trip was in 2005 and I was visiting 3 times per year til 2015 when I retired there. I have been renting all that time and me and my GF and been together 14yrs and its time to stop paying someone else's mortgage. I have more then enough experience in the Philippines to handle myself. But thanks just the same.

trappedinhell
  10/10/2021 21:59 EST

@billsmith Try to consiider too the size and shape of the property lot to copy those houses on the video link you provided. According to a local contractor I know, 20K pesos/sqr. meters and up (labor & materials) will give you a decent home. 20K pesos per sqe meter budget for the house being built will be a basic home w/ floor tiles, stucco finish, sliding windows, The houses on the YTvideo will probably cost you 30 - 40K / sqr. meter for the floor area of the house being built..

draks
  10/10/2021 22:33 EST

I always say rent first for a good few years, then if your still a happy bunny then buy. Been here 11 years still renting, have moved so many times, and now about to move yet again, I think we will end up buying a place, let's see. I think after living here since 2015 you know how it is here. Hope you find what your looking for.

mootpoint20
  10/17/2021 22:27 EST

Yes

Elevensys
  10/19/2021 03:31 EST

I'd go with Draks advice

Rent first. Buy later.

Your pinay will have to own the land for political reasons.

I would buy a plot and build, because I found that realtors are not transparent with sub-division property prices.

One Realtor gave two completely different prices for the same property because one buyer was foreign.

Also realtors do not give an honest price on a property, they prefer to introduce marketing gimmicks to blur the numbers.

The solution is to have a pinay do the negotiating and keep our foreign faces well away until after the deal is closed. Ditto, negotiation with an architect and builders.

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