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How to Transfer a Land Title in the Philippines? (Most Detailed and Updated)

For many, the joys of acquiring a new property can easily be spoiled by the hassles of title transfer.
What does one do when the title of the property newly acquired is still under the previous owner's name?

How to transfer a land title or condominium title from the seller's name to the buyer's name?

Here's the most comprehensive, detailed and updated step-by-step instruction.
Land Title Transfer in Philippines
So, basically there are five steps:

1.) Gather all requirements (documents)

You have to secure all the documents from the Register of Deeds, Municipal or Provincial Assessor Office, and BIR (Bureau of Internal Revenue). What are these documents?
  • Original copy of the notarized Deed of Absolute Sale (DAS), with two photocopies
  • Owner's duplicate copy of Transfer Certificate of Title (TCT) or the Condominium Certificate of Title or (CCT) in case of sale of condominium, with two photocopies
  • Certified True copy of the latest Tax Declaration (TD), with two photocopies
  • Official receipt of the payment of Real Property Tax of the current year (at City or Municipality Treasury Office)
  • Tax Identification Numbers (TIN) of seller and buyer
In some cases, additional documents are required such as:
  • Special Power to Attorney (SPA), if the person signing on the Deed of Absolute Sale is not the owner of the property
  • Certification of the Philippine Consulate if the SPA is executed abroad
  • Sketch plan or vicinity map if zonal value cannot readily be determined from the documents submitted

2.) Assess and Pay Taxes

After gathering all the requirements, you have to secure the computation of the following taxes:
  • Capital Gain Taxes (from the BIR)
  • Documentary Stamp Taxes (from the BIR)
  • Transfer Tax (from the Municipal or Provincial Assessor's Office)
After you get the computation of the taxes, you have to pay it through the banks for Capital Gain Tax and Documentary Tax.
For the Transfer Tax, you have to pay it to the Municipal or Provincial Assessor.

3.) Process and Get the BIR Clearance

After payment of taxes, you have to go back to the BIR. You have to submit the requirements (documents listed above in Step 1) and file for the issuance of Certificate Authorizing Registration (CAR) or BIR Clearance.

You will receive a claim slip with the claim (releasing) date of this CAR. Along with this CAR, you will also received the following documents on the releasing date:
  • Original copy of the Deed of Absolute Sale with BIR stamp.
  • Owner's Duplicate Copy of the Transfer Certificate of Title (TCT) or the Condominium Certificate of Title (CCT) in case of sale of condominium
  • BIR Form 1706 (CGT) and Form 2000 (DST) with BIR stamp
  • Copies of the Tax Declaration (TD)

4.) Process the Transfer of Land Title to your Name (new owner or buyer's name)

After you get the CAR from the BIR, you need to file or submit the required documents listed above to the Register of Deeds. You need to get the assessment of the registration fees. After that, you need to pay it. And then you have to wait several months until the transfer of title is processed.

5.) Finally, process the Transfer of Tax Declaration to your Name (new owner or buyer's name)

So after you get the land title with the new owner's name (buyer's name) printed as the owner, you have to go back to the Municipal or Provincial Assessor to file for the application of the transfer of Tax Declaration. Don't forget to bring your new Land Title and other requirements listed in Step 1.

The whole process normally takes around two to three months to complete. They're easy to do if you follow each of them. Don't be afraid to consult a lawyer if you face some obstacles along the way.

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"How to Transfer a Land Title in the Philippines? (Most Detailed and Updated)" was written by under the Real Estate category. It has been read 1520523 times and generated 79 comments. The article was created on and updated on 11 March 2018.
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Total comments : 79
Rommel   (30 May 2018 10:27 AM)
Hi.i bought a piece of land in San Remigio. How can i transfer the title to my name. Any agency whi can do it for me?

Lesiel   (20 November 2017 8:40 AM)
Good Day.
Ask ko lang po sana kung bibili kami ng Lupa pero tax declaration po siya at kami na daw po bahala magpatitulo. Basta magbibigay daw po siya ng Deed of Sale. Ano pong mga paraan ang gagawin namin para magpatitulo?

Maraming Salamat po.

Ronald S. Directo   (08 November 2017 7:34 AM)
Please advise me on How to separate a title to the mother title?

Iijima Myrna   (22 September 2017 1:27 AM)
i am living in japan for 32 years but my citizenship is still filipino how can i get ID in Philippines except my passport or alien card
when i came to cebu i find difficulty for submitting ID when buying tru credit card

a big help for me if i can have one

Vilma Araneta   (31 March 2017 6:52 AM)
I bought a piece of land in Pansol Calamba since last October i fully paid already the lot but the problem is the title i havent received yet...the name of the developer is Sr. Sto Nino de Jesus..and they told me the processing will be a year to release and they told me this after i fully paid the lot while buying it they never told us about the processing of the lot....

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christina patricio   (27 March 2017 12:57 PM)
hi maam/ sir what if your property not already transfer to your name, and the old owner is dead in last 3 years ago?

Antonette Desabayla   (25 March 2017 8:48 PM)
What is the process that I need to do if I'm letting my son use his fathers last name. He was already registered at our province since 2014 and he is using my last name. What are the requirements ? Me and the father is not yet married.

Jessie pascual   (24 March 2017 7:57 AM)
I have a title that is written in spanish how can i get a copy in English

George   (22 March 2017 12:23 PM)
How to transfer lost title of a dead person to son with 5 siblings?

Wilson G. Basong   (04 February 2017 10:18 AM)
How to correct a mispelled name and wrong type of gender in my birth certificate?

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Pie   (26 December 2016 1:58 PM)
About how much does it cost for the transfer of land title?

lou   (13 November 2016 6:09 AM)
I need help. I bought a land and fully paid 3 years ago, but until now the transfer of title is not given to me.

Rowena Bomediano   (12 November 2016 8:57 PM)
Gaano po ba katagal ang transfer of land title? Yung sa akin po kasi inabot na nang 3 years pero hanggang wala parin po ang title ko. Attorney nag aasikaso nung sa akin.
Normal pa bo ba na umabot nang ganyan katagal ang processing nang tito?

Adelito Navarrete   (06 November 2016 2:52 PM)
I am transferring our Lots to our three daughters thru " Deed of Donation ". Is this process still covered by Capital Gain Tax ?

David Tecson   (06 November 2016 2:03 AM)
Na isanla lupa namin sa isang tao sa petsa ng napag usapan hindi naka tupad ang magulang ko na bayaran ang pinaka sanlaan lumaki ang tubo ng halagang 50k, nung i verify namin ang titulo ng lupa namin, inilipat nila ang titulo sa pangalan ng napag sanlaan. Tanung ko po tama po ba na rematahin ang lupa na napag sanlaan at ilipat sa pangalan na napag sanlaan kahit na walang abiso.

Ladesma miguel   (05 November 2016 11:16 AM)
Where can i find the answer on comment section, my question is as the same asked by on that section

Rose vilma gonzaga   (05 November 2016 10:29 AM)
Hello po,
Itanong ko lang bakit subrang mahal mag pa titulo ng kahit maliit na lote po ,thank you please reply me

roxan daogas   (05 November 2016 6:57 AM)
I need to transfer my name the land that i bought pero yung may ari po is patay na,need daw kc perma niya di ko naman alam kung saan yung pamilya niya ngayon..

Nini Sangco   (05 November 2016 3:28 AM)
What happens if after 14 years the buyer still has not transferred the tiltle to his/her name. Does the previous property owner still have rights to it?

son222   (04 November 2016 11:01 PM)
Hello po gusto ko po sanang malaman kung may right po kamisa lupa na almost 40 years na naming tinitirahan. Ang kwento kasi ng tatay ko kung gaano kalaki
ang malinisan mo yon ay iyong pag-aari at biglang may lumitaw na ang sabi sila
daw ang may ari ng lupa at dahil hindi alam ng tatay ko ang tungkol sa karapatan
sa lupa kami pa ang bumili ng kalahati nito. Ngayon yong kalahati nito na
tinataniman namin ng gulay, puno at iba pang halaman gusto ulit nilang ibenta
sa iba dahil kailangan daw nila ng pera. Hindi po namin alam kung may hawak
silang titulo na patunay na sila nga ang may ari nito. Dahil dito na kami
namulat at lumaki kung maaari po sana ay ayaw naming ibigay na lang ng basta
basta ang lupa. May right po ba kaming ipaglaban ang lupa? Please help us,
Thank you.

Jojo Dionisio   (04 November 2016 6:15 PM)
I bought a land in san pablo Laguna with only a tax declaration. How can i have it titled in my name

Ella   (04 November 2016 6:01 PM)
Do I need an Absolute Deed Sale in Transferring the Title? Thanks

ge   (04 November 2016 3:59 PM)
For more comprehensive approach regarding transfers of ownership, please feel free to get in touch. Email: mail4gpq@yahoo.com.

renante canada   (04 November 2016 2:35 PM)
good day, our land title is in the name of my deceased lolo. my mother wanted me to transfer the title under my name.What would be the process to be done? Thank you

Butch Abella   (03 November 2016 12:31 PM)
Can a Land Title of our surviving Mother be transferred to her daughter as a Deed of Donation without any of us five surviving siblings signing any Extra Judicial document stating that we agree with the Deed of Donation?

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jane panes   (03 November 2016 9:36 AM)
Gusto ko po sana ipalipat sa aking pangalan ang titulo ng lupa mula sa yumao kong lolo? Subalit buhay pa po ang tatlong kapatid ng nanay ko.ano po ba ang dapat kong gawin?

jane panes   (03 November 2016 9:30 AM)
Gusto ko po sana malaman kung ang titulo ng yumao kong lolo kung pweede po ba maipatransfer sa pangalan ko? Dahil patay na po pareho ang mga magulang ko. subalit may tatlong kapatid pa ang nanay ko sa kasalukuyan .ano po ang dapat kong gawin?

Lawrence Drilon   (02 November 2016 9:12 PM)
Dear Sir / Madam,

Good day. Ask lang po ako. The lot are 1,000 square meter and land title own by my Sister. She sell to me a partial lot of 350 square meter. My problem is she loan in the the 650 square meter. What I will do get or transfer to my name the 350 square meter?.

Please advice.

Thank you

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elaine mendoza   (02 November 2016 1:58 PM)
tanong ko lang po kung papano po ba mag lagay pa ng isang pangalan sa titulo ng lupa. Sa ngayon ang titulo ay nasa name ng kapatid ko gusto po nyang ilagay ang name ng asawa nya . Paano po ba yun

virginia aquino   (28 August 2016 9:14 PM)
ask ko lang if yung title ay Mother TItle tapos po yung owner o lolo ko ay matagal ng patay..paano po mapapalipat ung title under my name..lahat po ng anak nya ay patay na except po sa isa pero german citizen po siya,ako po ay apo sa tuhod na... Sa akin po iniwan ng lola ko ung title...apat po kami magkakapatid...please reply po para malaman ko ang gagawin step by step...Maraming Salamat..

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