Properties For Sale by HLC Arlene RD

Properties For Sale by HLC Arlene RD Selling House and Lot and Lot Only plus Condo units

🏡 Ano Ba Talaga ang Kaibahan ng Zonal Value at Market Value? 💰Isa ito sa pinaka-common na nalilito ang buyers at sellers...
09/06/2026

🏡 Ano Ba Talaga ang Kaibahan ng Zonal Value at Market Value? 💰

Isa ito sa pinaka-common na nalilito ang buyers at sellers:

👉 “Bakit mas mataas ang bentahan kaysa zonal value?”
👉 “Alin ba ang totoong value ng property?”
👉 “Bakit magkaiba ang figures?”

⸻

📌 Zonal Value

Ang zonal value ay value na itinakda ng Bureau of Internal Revenue para sa isang area o zone.

Ginagamit ito bilang basis sa:

✔ computation ng taxes
✔ Capital Gains Tax
✔ Documentary Stamp Tax
✔ estate and donor’s taxes

Real talk:

Hindi ito automatic na selling price ng property.

⸻

📌 Market Value

Ang market value ay ang presyo na handang bayaran ng buyer at handang tanggapin ng seller sa kasalukuyang market.

Nakadepende ito sa:

✔ location
✔ accessibility
✔ demand and supply
✔ improvements sa property
✔ nearby developments

⸻

💡 Example

Sabihin nating:

🏡 Lot sa Butuan City

✔ Zonal Value = ₱3,000/sqm
✔ Market Value = ₱8,000/sqm

Possible ito dahil:

👉 tumaas na ang demand
👉 may bagong roads, malls, o developments
👉 hindi pa updated ang zonal value

⸻

⚠️ Important Reality

Hindi dahil mababa ang zonal value…

ibig sabihin mabibili mo rin sa ganoong presyo.

At hindi rin dahil mataas ang market value…

automatic na iyon ang tax basis.

⸻

🏦 Paano ang Bank Appraisal Value?

May isa pang value na dapat malaman:

✔ Zonal Value (BIR)
✔ Market Value (actual market)
✔ Appraisal Value (bank assessment)

Minsan magkaiba pa ang tatlong ito.

⸻

📈 Bakit Mahalaga Ito sa Buyers?

Kapag bumibili ka ng property:

✔ market value = basis ng negotiation
✔ zonal value = may epekto sa taxes
✔ appraisal value = may epekto sa loan amount

⸻

❤️ Real Estate Reality

Maraming buyers ang nakatingin lang sa zonal value at iniisip:

“Ito lang pala dapat presyo.”

Pero ang market ang kadalasang nagdidikta ng actual selling price.

⸻

🔥 Bottom line:

Zonal Value = tax value set by the BIR.

Market Value = actual value based on supply, demand, and buyer willingness to pay.

Magkaiba sila ng purpose, at pareho silang mahalagang maintindihan bago bumili o magbenta ng property.

💬 Kung may lot na ang zonal value ay ₱3,000/sqm pero binebenta sa ₱8,000/sqm, bibili ka pa rin ba kung maganda ang location? 🏡📍

🏗️ May “Construction Bond” sa Subdivision?Bakit Kailangan Ito at Legit Ba? 🏡Maraming homeowners ang nagugulat:👉 “Bakit m...
24/05/2026

🏗️ May “Construction Bond” sa Subdivision?

Bakit Kailangan Ito at Legit Ba? 🏡

Maraming homeowners ang nagugulat:

👉 “Bakit may kailangan pang construction bond?”
👉 “Additional bayad na naman ba ito?”
👉 “Legit ba talaga ito?”

⸻

Real talk:

YES — legit ang construction bond sa maraming subdivisions.

Pero hindi ito “extra bayad lang” na walang purpose.

⸻

📌 Ano ang Construction Bond?

Ang construction bond ay:

✔ refundable deposit (in most cases)
✔ security money sa subdivision developer/HOA

👉 para masigurong susunod ka sa rules habang nagco-construct.

⸻

🧱 Bakit kailangan ito?

🚧 1️⃣ Protection sa common areas

✔ kalsada
✔ drainage
✔ sidewalks
✔ utilities

👉 para hindi masira during construction

⸻

🏘️ 2️⃣ Compliance sa subdivision rules

✔ setbacks
✔ height restrictions
✔ working hours
✔ waste disposal

👉 para ma-maintain ang order sa community

⸻

🧹 3️⃣ Clean-up assurance

Kung:

❌ hindi nilinis ang debris
❌ nasira ang public area
❌ may violation

👉 pwede bawasan o gamitin ang bond for repairs

⸻

💰 4️⃣ Guarantee system

Real talk:

Kung maayos ang construction mo:

👉 usually refundable ang bond after completion & inspection

⸻

⚠️ Legit ba ito?

YES — kung:

✔ part ito ng HOA/developer rules
✔ documented sa contract or guidelines
✔ may official receipt
✔ clear ang refund policy

⸻

🚨 Red flags to watch out for:

❌ walang official receipt
❌ unclear kung refundable ba
❌ hindi maipaliwanag ang purpose
❌ walang written policy

⸻

🪜 What you should do:

✅ 1️⃣ Ask for written policy

✔ rules and guidelines
✔ refund conditions

⸻

✅ 2️⃣ Clarify refund process

✔ kailan ibabalik
✔ magkano deduction (if any)

⸻

✅ 3️⃣ Keep receipts & documents

✔ proof of payment
✔ inspection reports

⸻

💡 Real Estate Reality:

Ang construction bond is not an extra cost…

it’s a protection system for the whole community.

⸻

🔥 Bottom line:

Legit ang construction bond — pero dapat malinaw ang rules, refundable terms, at documentation.

⸻

📩 Before mag-start ng construction, always ask for HOA/developer guidelines para iwas surprise fees.

💬 Ikaw — sa tingin mo reasonable ba ang construction bond or dagdag hassle lang?

Mapupunta ang kalahati ng ariarian ng spouse na namatay kung ito ay isang EXCLUSIVE property ng namatay.Kabilang sa excl...
21/04/2026

Mapupunta ang kalahati ng ariarian ng spouse na namatay kung ito ay isang EXCLUSIVE property ng namatay.

Kabilang sa exclusive property ay ang namana binigay sa panahong kasal na ang namatay kung ikinasal ito ng Aug. 3, 1988 onwards at walang prenuptial agreement.

💰 You just bought a property. Now BIR wants their cut. Here's EVERYTHING to be paid before that title lands in your name...
20/04/2026

💰 You just bought a property. Now BIR wants their cut. Here's EVERYTHING to be paid before that title lands in your name. 🧵

Many Pinoys don't realize this until it's too late: buying property isn't just about the purchase price. There's a whole stack of taxes and fees between "SOLD" and "title transferred" — and if even ONE is missed, the transfer gets stuck.

Here's the full breakdown for sale of real property classified as a **capital asset:**

1️⃣ Capital Gains Tax (CGT) — 6%
Based on the gross selling price, BIR zonal value, OR assessed value — whichever is HIGHEST. Yes, kahit lugi si seller. It's not a tax on profit — it's on the entire value. Filed via BIR Form 1706 within **30 days** from notarization of the Deed of Sale. Legally, this is the **seller's** obligation.

2️⃣ Documentary Stamp Tax (DST) — 1.5%
Same tax base — selling price, zonal value, or assessed value, whichever is highest. Due on or before the **5th day of the month following** notarization. Required before BIR will issue a CAR. Usually shouldered by the **buyer**, but negotiable.

3️⃣ Local Transfer Tax — 0.5% to 0.75%
Paid to the city or municipal Treasurer's Office where the property is located. Metro Manila cities tend to charge the higher rate. Must be paid within **60 days** from the deed's ex*****on. Usually the **buyer's** responsibility.

4️⃣ Registration Fee — ~0.25% (varies)
Paid to the Registry of Deeds for the issuance of a new title under your name. Based on a schedule from the Land Registration Authority. This is always on the **buyer**.

5️⃣ Notarial Fee — ~1% to 2%
For notarizing the Deed of Absolute Sale. Varies depending on the notary public and the property value. Can sometimes be negotiated. Typically shared or shouldered by the **buyer**.

6️⃣ Real Property Tax Clearance (Amilyar)
Not a transfer tax per se, but ALL unpaid real property taxes must be settled BEFORE the title can be transferred. If the seller has years of unpaid amilyar — guess who gets stuck waiting? The **buyer**.

🔑 The real kicker?
None of this moves forward without BIR issuing a **CAR (Certificate Authorizing Registration)**. No CGT and DST paid = no CAR = no title transfer. Period.

And here's the part nobody tells you: **kahit obligation ng seller ang CGT, in practice, mas problema ito ng buyer.** If you don't bring up who pays what BEFORE closing, you could end up fully paid but with zero title to show for it.

**Pro tips for buyers:**

→ Clarify ALL tax responsibilities in writing inside the Deed of Sale — who pays CGT, DST, transfer tax, etc.
→ Consider an escrow arrangement — don't release full payment until taxes are filed
→ Budget an additional **~10% on top of the purchase price** for all taxes and fees combined
→ Verify that the seller has no unpaid amilyar BEFORE you close

Quick example: On a ₱5,000,000 property, expect roughly:
— CGT: ₱300,000
— DST: ₱75,000
— Transfer Tax: ₱25,000–₱37,500
— Registration + Notarial: ₱12,500–₱100,000+

**That's potentially ₱400,000–₱500,000+ in taxes and fees on top of the purchase price.**

Save this. Screenshot it. Send it to a friend buying or selling property right now. 👇

Kahit mura ang bili ng lupa/property, puwedeng mataas pa rin ang transfer cost. Bakit?👉 Heto ang malinaw na dahilan:🧾 1....
20/04/2026

Kahit mura ang bili ng lupa/property, puwedeng mataas pa rin ang transfer cost. Bakit?
👉 Heto ang malinaw na dahilan:
🧾 1. Hindi sa Presyo ng Bilihan naka-base ang tax
👉 Sa Pilipinas, ang basehan ng buwis ay kung alin ang MAS MATAAS sa:
Selling price (presyo ng bili)
Zonal Value (BIR)
Fair Market Value (LGU / assessor)
📌 Kahit nabili mo ng mura, kung mataas ang zonal value → doon sila magbabase.
💸 2. Maraming klase ng buwis at bayarin
Hindi lang isang bayad—maraming kasamang gastos:
Capital Gains Tax (6%)
Documentary Stamp Tax (1.5%)
Transfer Tax (~0.5%–0.75%)
Registration Fee (Registry of Deeds)
Notarial Fee
📌 Pinagsama-sama → lumalaki talaga ang total.
🧮 3. May Minimum Values / Standard Rates
👉 Kahit sobrang baba ng bilihan (halimbawa: “family price” o rush sale),
may sinusunod pa ring standard ang gobyerno.
📌 Hindi puwedeng ibase lang sa “napag-usapang presyo.”
⚖️ 4. Para maiwasan ang tax evasion
👉 Ginawa ito para hindi dayain ang buwis.
Halimbawa:
Kung papayagan ang sobrang baba na declared price,
Lahat maglalagay ng mababang presyo para lumiit ang tax.
📌 Kaya ginagamit ang zonal/fair market value bilang protection.
🏠 5. Ibang kaso: may penalties pa
👉 Kung late ang transfer (hal. higit 1 year):
May penalty at interest
Lalong tataas ang gastos

🔑 BossRCT Quick Tips 👌
👉 “Hindi mura ang tax kahit mura ang bili—
kasi ang basehan ay hindi lang ang presyo, kundi ang value ng gobyerno.”

Mga karaniwang dokumento na ginagamit depende sa sitwasyon.Mga pinaka-common👇👇 📄 1. Deed of Absolute Sale (DOAS)👉 Ito an...
20/04/2026

Mga karaniwang dokumento na ginagamit depende sa sitwasyon.
Mga pinaka-common👇👇
📄 1. Deed of Absolute Sale (DOAS)
👉 Ito ang pinaka-karaniwan
Ginagamit kapag binili ang property
Nilalagdaan ng buyer at seller
Kailangang notarized
🎁 2. Deed of Donation
👉 Kung ipinapamana o ibinibigay ng libre
Halimbawa: magulang → anak
May donor’s tax na kailangang bayaran
⚖️ 3. Extrajudicial Settlement of Estate (EJS)
👉 Kapag namatay ang may-ari at walang will
Hahatiin ang property sa mga heirs
May kasamang Affidavit of Self-Adjudication kung iisa lang ang tagapagmana
🧾 4. Affidavit of Self-Adjudication
👉 Kung iisa lang ang heir
Siya na ang mag-aangkin ng property
Parte ito ng estate settlement process
📑 5. Deed of Assignment
👉 Para sa rights lang (hindi pa titulo)
Halimbawa: rights sa lupa, CTS, o hulugan pa
⚠️BossRCT Important Reminder:😊
Hindi sapat ang dokumento lang — kailangan din:
✔️ Bayad ang taxes (CGT / Donor’s Tax / Estate Tax)
✔️ Updated ang Real Property Tax
✔️ Dumaan sa Registry of Deeds para mailipat ang titulo

CTTO _

Kung may Deed of Absolute Sale (DOAS) ka sa portion pero wala pang approved subdivision plan👇 👉 huwag mo munang i-assume...
20/04/2026

Kung may Deed of Absolute Sale (DOAS) ka sa portion pero wala pang approved subdivision plan👇
👉 huwag mo munang i-assume na secured na ang ownership. May paraan para maayos ito—pero kailangan sundin ang tamang proseso.
✅ ANO ANG DAPAT GAWIN
1. I-verify ang Mother Title
Kumuha ng Certified True Copy sa Registry of Deeds
Siguraduhin na:
Malinis ang titulo (walang encumbrance)
Tama ang pangalan ng seller
Hindi doble bentahan
2. Magpa-survey sa Licensed Geodetic Engineer
Ipa-identify ang eksaktong location at sukat ng portion mo
Gumawa ng Subdivision Plan (kahit initial pa lang)
👉 Ito ang magiging base para sa approval
3. I-process ang Subdivision Approval
I-submit ang plan sa:
DENR / Land Management Bureau
Local Government (zoning, clearance)
Siguraduhin may:
Road access
Compliance sa minimum lot size
👉 Dito malalaman kung maa-approve talaga
4. Siguraduhin ang compliance sa Presidential Decree No. 957
Kung multiple buyers / parang subdivision:
Kailangan ng License to Sell
Kung wala:
Risk na illegal ang bentahan
5. Gumawa ng Agreement habang wala pang titulo
Habang pending pa:
Gumawa ng Supplemental Agreement na:
Nakasaad na subject to subdivision approval
May timeline ng pagpa-process
May protection/refund clause kung hindi ma-approve
6. Huwag muna bayaran nang buo (kung hindi pa fully paid)
Mag-retain ng balance hanggang:
May approved plan
May malinaw na proseso ng titling
⚠️BossRCT REAL TALK😏
Kung ayaw o hindi kayang iprocess ng seller ang subdivision: 👉 Malaki ang chance na ma-stuck ka sa DOAS lang
👉 At hindi ka magkakaroon ng sariling titulo
💡 BossRCT Quick Tip 👌
DOAS + Approved Subdivision Plan = Safe path to title
DOAS alone = Risky

CTTO _

Process ng transfer title 👉
20/04/2026

Process ng transfer title 👉

Paano mapapacancel at mapatanggal ang isang adverse claim?If makapagfile sana ng petition sa korte within 30 days after ...
20/04/2026

Paano mapapacancel at mapatanggal ang isang adverse claim?

If makapagfile sana ng petition sa korte within 30 days after maannotate ang adverse claim, pwedeng gawin ang speedy trial para mas mabilis ang processo.

Or kausapin ang tao at kung magkasundo, sya na mismo ang magpapacancel nito sa RD at hindi na kailangan dumaan pa sa korte.

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Morong
1960

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