Steve Stavri - Real Estate Broker

26/03/2026

10/03/2026

09/03/2026

Join us, lets fix our government, lets fix the Philippines 🇵🇭

Cooperative Block voting, for the betterment of our nation.

08/03/2026

Lesson for clients, always and only deal with fully licensed, real estate brokers or salespersons, it is your right to ask for a copy of there license, which you can verify if legitimate thru the PRC website and the QR provided, protect your hard-earned money from scams, only deal with licensed individuals, refuse the transaction if you are dealing with colurum agents.

NBI BUSTS ILLEGAL REAL ESTATE SELLING SCHEME IN KORONADAL CITY

The National Bureau of Investigation (NBI), through its Central Mindanao Regional Office (CEMRO), arrested a real estate personnel during an entrapment operation conducted on 5 March 2026 in Koronadal City, South Cotabato, for the unauthorized sale of a subdivision lot.

The operation stemmed from a complaint filed by Sahar Carumba Kaddoura, who alleged that portions of a parcel of land located at Purok Everlasting, Barangay New Pangasinan, Koronadal City, covered by TCT No. 145-2022004615, were being marketed and sold without the authority of the legitimate heirs of the registered owner, Teodorico Paraico.

Investigation revealed that the property was being offered for sale using a Special Power of Attorney (SPA) purportedly executed by Paraico in 2022. However, records show that the registered owner died in 1979, casting serious doubt on the authenticity of the document used in the transaction.

Further verification with the Professional Regulation Commission (PRC) showed that the individual involved was not a licensed real estate practitioner, in violation of Republic Act No. 9646 (Real Estate Service Act). The property was likewise being marketed through P&N Real Estate Services without the required authority from the Department of Human Settlements and Urban Development (DHSUD), in violation of Presidential Decree No. 957.

Prior to the operation, NBI agents conducted test-buy operations, confirming that the office was actively offering subdivision lots for sale.

At around 10:00 AM on 5 March 2026, NBI operatives proceeded to the office of P&N Real Estate Services in Koronadal City. Upon the pre-arranged signal, agents entered the premises and caught Lilah May Villaruel y Tayo in the act of counting the marked money used as down payment for the purchase of a subdivision lot.

The suspect was informed of the reason for her arrest and apprised of her constitutional rights.

She now faces charges for violations of:

• Republic Act No. 9646 (Real Estate Service Act)
• Presidential Decree No. 957
• Article 315 (2) of the Revised Penal Code (Estafa)

The suspect was brought to the NBI Central Mindanao Regional Office in Koronadal City for documentation and booking. The subject has already been inquested before the Office of the City Prosecutor of Koronadal City.

NBI Director Atty. Melvin Matibag emphasized the Bureau’s commitment to protecting the public from fraudulent real estate transactions.

“We urge the public to exercise due diligence when purchasing real estate properties. Always verify the legitimacy of brokers, agents, and supporting documents through the proper government agencies before entering into any transaction. The NBI will continue to pursue individuals who engage in fraudulent schemes that victimize unsuspecting property buyers,” the NBI Director said.

06/03/2026

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Tuklasin ang iba't ibang atraksyon sa pag-island hopping sa Camotes Islands!

Abangan sa State of the Nation, 11:05 PM, pagkatapos ng Never Say Die.

25/02/2026

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21/02/2026

Client Guide: The New 99-Year Leasehold Law ​Republic Act No. 12252 (The Amended Investors' Lease Act)

Effective Date: January 4, 2026

​1. The Core Update: 99-Year Stability
​The Philippines has officially extended the maximum lease period for foreign investors from 75 years (50 + 25) to a single, aggregate term of 99 years.

• This aligns the Philippines with regional neighbors like Singapore and Malaysia, providing "near-freehold" security for long-term projects.

​2. Who Qualifies?
​The 99-year term is available to Foreign Investors with projects registered under: ​BOI / IPA: Board of Investments or other Investment Promotion Agencies.

​CREATE Act / Foreign Investments Act: Projects that contribute to the Philippine economy.

Tourism Threshold: For resort or hospitality-related residential projects, a minimum investment of $5 million is required (with 70% infused within the first 3 years).

3. Permissible Uses
The land must be used exclusively for the approved investment purpose, including: Tourism & Hospitality: Resorts, hotels, and destination infrastructure.

• Industrial: Factories, industrial estates, and processing plants.

• Agro-Industrial: Agriculture, forestry, and ecological conservation.

• Commercial Development: Strategic infrastructure and land development.

Key Protections & Bankability Title Annotation: To be binding against third parties, the lease must be annotated on the Transfer Certificate of Title (TCT) at the Registry of Deeds.

Transferability: Leasehold rights can be legally sold, assigned, or used as collateral for bank loans, significantly increasing the "bankability" of the asset.

Legal Stability: Once registered, the lease cannot be challenged collaterally and can only be modified through a direct legal proceeding.

Important Compliance (Use it or Lose it)

• 3-Year Kickoff: Construction or project operations must commence within 3 years of signing. Failure to do so allows the government to terminate the lease.

• Strict Use: Using the land for unauthorized purposes (e.g., turning a registered industrial lease into a purely private residential estate) can lead to automatic termination.

• Penalties: Violations carry fines between ₱1 million and ₱10 million, with potential imprisonment for responsible officers.

Broker’s Note for Foreign Clients:
"If you are looking for a personal home, the traditional 50-year lease (25+25) under PD 471 still applies.

However, if your residence is part of a registered $5M+ tourism or commercial investment, we can now secure your legacy with a 99-year contract, providing peace of mind for you and your heirs."

17/02/2026

Please message Papa Tasi Property Development and Leasing for viewings of this beautiful unit for rent.

05/02/2026

🏠 DON'T RISK YOUR INVESTMENT: The Professional Guide to Title Transfer

A single missing document or a wrong step can lead to months of delays and unwanted penalties. To ensure a seamless and secure transaction, follow this professional checklist:

✅ THE ESSENTIALS
Notarized Deed of Sale (DOS): Accuracy is key. The Registry of Deeds (RD) has a zero-tolerance policy for erasures.

Original Owner’s Duplicate Title: Never close a deal without holding the actual physical TCT or CCT.

Latest Tax Declarations: Ensure both the land and any improvements (buildings) are updated and under the seller’s name.

💰 TAXES & CLEARANCES
Certificate Authorizing Registration (CAR): This is your "Golden Ticket" from the BIR proving all taxes (CGT/DST) are paid.

Transfer Tax & Registration Fees: Settled at the Local Treasurer’s Office.

Real Property Tax (RPT) Clearance: Proof that the "amilyar" is fully paid up to date.

💡 PRO-TIP
Most delays happen before you reach the RD. Common bottlenecks include signature mismatches on IDs, missing receipts, or technical description errors in the Deed of Sale.

📍 Need expert assistance with your property transaction? Drop a comment below or send us a message, my dedicated and professional team can help.

05/02/2026

Debunking the "50-Year Rule" in Philippine Condominium Ownership
One of the biggest misconceptions in local real estate is that condo ownership "expires" after 50 years.

This myth often prevents potential investors from securing valuable assets.

To clarify: The 50-year period mentioned in the Condominium Act (RA 4726) refers to the lifespan of the Condominium Corporation, not your ownership rights. Your Condominium Certificate of Title (CCT) represents perpetual ownership.

Key Facts to Remember:

Ownership is Perpetual: Your title does not have an expiration date.

Collective Decision-Making: After 50 years, unit owners (as shareholders of the corporation) vote on whether to renew the corporation, rehabilitate the building, or sell the property.

Asset Protection: Should the building be sold or redeveloped, you are entitled to your share of the proceeds or a unit in the new development.

Real estate should be driven by data, not doubt. Invest with confidence.