Steve Stavri - Real Estate Broker

21/07/2026

🔥 PRIME COMMERCIAL SPACE FOR RENT! 🔥

Looking for the perfect spot for your business? Get high foot traffic right beside SWU-Phinma West (SWU Coliseum)! Perfect for food stalls, study hubs, print shops, cafes, or retail stores.

📍 Location: Beside SWU-Phinma West / Coliseum, Sambag 2, Cebu City

👥 Foot Traffic: High volume of students, faculty, and event-goers daily.

✨ Key Features:
• Highly visible location
• Easily accessible via public transport
• Ready for occupancy

Rental (Price), Deposit, Advance:
• ₱15,000 (Monthly)
• Deposit is 3 months equivalent of the rent
• Advance rental is 3 months equivalent of the rent

📩 PM us now for floor area details, and viewing schedules!

📞 Contact: 09458817291

18/07/2026

Issuing an Electronic Certificate Authorizing Registration (eCAR) is mandatory for the taxpayer involved in a property transfer even when there is no proof yet that VAT on the sale has been paid.

Once an eCAR is processed, the issuing office must notify the Revenue District Office (RDO) that oversees the seller so the RDO can verify, evaluate, and assess any VAT liability, following proper procedures required for tax assessments.
(Based on BIR RMC 75‑2026)

About eCAR:
An Electronic Certificate Authorizing Registration (eCAR) is a document issued by the Bureau of Internal Revenue (BIR) confirming that a property transfer—whether real or personal—has been formally reported and that all taxes related to the transfer have been settled.
These taxes may include:

• Capital Gains Tax (CGT)
• Estate Tax
• Donor’s Tax
• Documentary Stamp Tax (DST)

The BIR’s eCAR system is used to generate and validate these certificates.

13/07/2026

Your Deed of Sale Works — So Why Won’t the BIR Accept It?

Many buyers and sellers hear the same comforting line: “A Deed of Sale is valid even without notarization.”
That statement is partly true — and exactly why people get blindsided later.

✒️ What Notarization Really Does ...
A notary doesn’t just stamp paper. When a document is notarized, the notary confirms your identity, your personal appearance, and your voluntary signature.
Once notarized, the deed becomes a public instrument — something courts, banks, and government offices can rely on without needing extra proof.

⚖️ Valid Between Buyer and Seller — But Not Yet ‘Public’
Philippine jurisprudence recognizes that a sale can still bind the parties even if the deed isn’t notarized.
The Civil Code prefers real‑property contracts to be in a public document, but the Supreme Court has repeatedly said this formality is for convenience, not validity.
So yes — an unnotarized deed can prove a sale happened between the two of you.

But that’s where its usefulness ends.

🏦 Why BIR, Banks, and the Registry of Deeds Reject It
Government agencies and financial institutions require notarization because:

The Registry of Deeds cannot transfer the title without a notarized deed.

The BIR will not process CGT or DST payments unless the deed is notarized.

Banks will not accept an unnotarized deed as proof of ownership or collateral.

In short:
A private deed may show a sale occurred — but it cannot transfer ownership, settle taxes, or protect you from third parties.

🕵️ The Real Reason Notarization Is Non‑Negotiable
Notarization is a safeguard against fraud.
Because the notary must verify identity and personal appearance, it helps prevent:

Double selling

Forged signatures

Impersonation

Fake or back‑dated deeds

Many land disputes start with a deed that was never properly notarized — or notarized without the seller ever appearing. Fixing that mess years later is far harder than doing the process correctly from the start.

🔑 Bottom Line
Notarization isn’t “extra paperwork.”
It’s the step that turns a private promise into a document the government, banks, and courts can trust.
If you’re buying or selling property, treat notarization as protection, not an optional chore.

References:

• 2004 Rules on Notarial Practice
• Civil Code of the Philippines, Arts. 1356–1358
• Tigno v. Aquino (2004)
• Gallardo v. IAC (1987)
• Cenido v. Apacionado (1999)

Follow my page for more real‑estate in the Philippines insights, send me a message, if you need assistance in any of your real estate transactions, our team would be happy to assist.

08/07/2026

🚨 BIGGEST PAG-IBIG HOUSING LOAN PROMO RATES ARE HERE! 🚨

​Thinking of buying your dream home or investing in a condo? Now is the absolute best time to make your move! Take advantage of Pag-IBIG Fund's special promo rates fixed for the first 3 years of your loan term.
​Look at these incredible savings compared to regular commercial bank rates:

​📉 For Properties up to ₱4.9 Million:
​Promo Rate: 4.5% (First 3 Years)
​Monthly Amortization: As low as ₱12,667/month (vs. regular ₱20,140/month!)
​Applicable for: House & Lot over ₱950K | Condos over ₱1.8M
​📉 For Properties over ₱4.9 Million to ₱10 Million:
​Promo Rate: 5.75% (First 3 Years)
​Monthly Amortization: As low as ₱29,179/month (vs. regular ₱40,280/month!)

​⏳ Promo runs until December 31, 2026 only!

​Don't let this opportunity pass you by. Let’s check your eligibility and find the perfect property for you today!

​📲 Message us directly to get started!

01/07/2026

𝐍𝐎𝐓𝐈𝐂𝐄:
𝘈𝘯𝘯𝘶𝘢𝘭 𝘙𝘦𝘯𝘦𝘸𝘢𝘭 𝘩𝘢𝘴 𝘣𝘦𝘦𝘯 𝘤𝘰𝘮𝘱𝘭𝘦𝘵𝘦𝘥.

04/06/2026

27/05/2026

In the Philippines, it’s incredibly common to hear people use "title" and "certificate of title" as if they mean the exact same thing. However, according to Philippine law, they are completely separate concepts—and mistaking one for the other can lead to massive financial headaches.

Title: Your Actual Right to the Property
​The Supreme Court has repeatedly emphasized that a title is the legal foundation of ownership. It is the lawful justification that grants you the right to possess a piece of land and claim it as your own. In short: it is the intangible right itself, not the physical sheet of paper.
​Under our Civil Code, you can obtain a title through various legal means, such as buying the property, inheriting it, receiving it as a donation, or through long-term open possession (prescription).

Certificate of Title: The Proof of Your Right

​On the flip side, a certificate of title—such as an OCT (Original Certificate of Title) or a TCT (Transfer Certificate of Title) is simply the evidence of that ownership.

​Regulated by the Torrens system under Presidential Decree No. 1529, this certificate serves as the state's official confirmation that your ownership has been recorded. While it is undeniably the strongest proof of ownership you can have, it does not actually generate or create ownership. The lawful right must exist first.

Why Distinguishing the Two is Crucial

​Because registering land under the Torrens system does not create ownership—it merely documents it—several critical rules apply:

• ​Fraud voids the right: A Certificate of Title obtained through scams or forgery does not grant the holder true, lawful title.

• ​Paper vs. Reality: A person might hold the physical certificate of title, but if the transaction that got them there was legally void, they still lack valid ownership.

• Unregistered Rights: A legitimate sale can successfully transfer the title (the right) to a buyer even before it is registered, though registration is still required to protect that right against third parties.

The Takeaway:

​Think of the title as your actual right, and the certificate of title as the receipt proving you have it.

​Holding the paperwork doesn't automatically mean your ownership is bulletproof. This is exactly why thorough due diligence is a non-negotiable step in any real estate deal—it's your ultimate safeguard.

Legal References for Deep Dives

• ​Castillo v. Escutin (G.R. No. 171056, March 13, 2009): The landmark Supreme Court ruling defining the clear line between a title and its certificate.

• ​Presidential Decree No. 1529: The Property Registration Decree of the Philippines.

• ​Grey Alba v. De la Cruz: Establishes the doctrine that Torrens registration merely confirms pre-existing ownership rather than granting a new one.

26/05/2026

21/05/2026

𝐃𝐞𝐚𝐥𝐢𝐧𝐠 𝐰𝐢𝐭𝐡 𝐚 𝐁𝐥𝐨𝐜𝐤𝐞𝐝 𝐃𝐫𝐢𝐯𝐞𝐰𝐚𝐲 𝐢𝐧 𝐭𝐡𝐞 𝐏𝐡𝐢𝐥𝐢𝐩𝐩𝐢𝐧𝐞𝐬? 𝐇𝐞𝐫𝐞’𝐬 𝐇𝐨𝐰 𝐭𝐨 𝐇𝐚𝐧𝐝𝐥𝐞 𝐈𝐭 𝐋𝐞𝐠𝐚𝐥𝐲

It’s extremely frustrating to find your driveway blocked. Under Republic Act No. 4136, it’s a clear violation to park in front of a private entrance. In Metro Manila, the MMDA enforces this as a distinct traffic offense, so the law is fully supporting you.

How to Solve the Problem in 5 Steps:

1. Document Everything Immediately
Get photographic and video evidence. Make sure the vehicle, license plate, and the blocked entrance are clearly visible with a time stamp.

2. A Calm Approach First (Optional)
If you can, try to find the vehicle owner first. A courteous request is often the simplest and quickest solution.

3. Call In Enforcement
If the owner doesn’t move the vehicle, it's time for professional help.

• In Metro Manila: Call the MMDA or your city’s traffic management. They can ticket, clamp, or tow the offending vehicle.

• Outside Metro Manila: Report the situation to your local PNP station or municipal traffic enforcers. Many local government units operate their own towing services. For example Cebu City, contact Cebu City Transportation Office (CCTO)

4. File a Barangay Complaint
For repeat offenders, go to your Barangay Hall to file a formal complaint. Under RA 7160, this mediation step must happen before you can take the matter to court.

5. Subdivisions and Homeowners Associations
If you live in a registered subdivision, your Homeowners Association (under RA 9904) is required to enforce parking regulations. Coordinate with them for fines or towing.

Important Warning: What NOT to Do

Don't take the law into your own hands. Do not try to move, scratch, or damage the vehicle. If you do, you could be charged under the Revised Penal Code with malicious mischief or coercion.

Know Your Legal Standing
According to the Civil Code of the Philippines, as a property owner, you have the right to prevent interference with your property. A blocking vehicle is a "private nuisance" that can be legally resolved. Let the authorities handle the situation, which will result in fines and towing fees (likely ₱1,500 to ₱3,000) for the violator.

References:
• RA 4136 – Land Transportation and Traffic Code, Sec. 46
• RA 386 – New Civil Code, Art. 429 and 694
• RA 7160 – Local Government Code (Katarungang Pambarangay)
• RA 9904 – Magna Carta for Homeowners
• Revised Penal Code, Art. 286 (Coercion) and 327 (Malicious Mischief)
• MMDA Regulation No. 24-004 – Revised Towing and Impounding

21/05/2026

𝐏𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐟𝐨𝐫 𝐒𝐚𝐥𝐞 (𝐖𝐚𝐥𝐤𝐢𝐧𝐠 𝐃𝐢𝐬𝐭𝐚𝐧𝐜𝐞 𝐭𝐨 𝐭𝐡𝐞 𝐁𝐞𝐚𝐜𝐡)🔥 🔥

Enjoy that beachside lifestyle at the world famous Santiago Bay, Camotes Islands, Cebu, Philippines 🇵🇭

☑️ 400 meters walking distance to the white sands beach
☑️ Payable on Installment up to 72 months to pay
☑️ Zero (0%) Percent Interest on installment payment terms
☑️ Large discounts for Spot Cash or 6 months to pay clients

For Only ₱7,709 (monthly) or ₱350,000 (Total Contract Price for Spot Cash buyers)
• Prices are in Philippine Peso

To request more details or schedule a site visit please contact us through message here or thru WhatsApp!

NOTE:
• International Buyers Welcome! While Philippine law prevents non-Filipino citizens from owning land freehold, you can still secure your dream beach getaway! Foreigners can easily enjoy full, exclusive use of this property through a Long-Term Usufruct (Lease) Agreement for up to 50 years! This gives you the peace of mind to build, live, and enjoy your piece of paradise just like an owner.

For further details, send us a message here or thru any of the WhatsApp numbers below.

𝑾𝒉𝒂𝒕𝒔𝑨pp: https://wa.me/639176302459
𝑾𝒉𝒂𝒕𝒔𝑨pp: https://wa.me/639218149317