Rizza Perdigon Properties and Services

04/09/2026

More room for play, more space for family time. Nuvali Lakeside is getting a much-awaited refresh, with a new playground for children and families to enjoy. 🌳

With dedicated play areas, comfortable seating, and plenty of greenery around, the park will soon welcome children to explore while parents catch up and enjoy the outdoors.

Nuvali Lakeside reopens this October. Stay tuned!

14/08/2026

Learning today Rom Prevail Lacsamana 🫶🏼📝🙌🏼

02/08/2026

𝗬𝗼𝘂 𝗖𝗮𝗻 𝗨𝘀𝗲 𝗜𝘁, 𝗘𝗻𝗷𝗼𝘆 𝗜𝘁, 𝗘𝘃𝗲𝗻 𝗘𝗮𝗿𝗻 𝗙𝗿𝗼𝗺 𝗜𝘁 — 𝗕𝘂𝘁 𝗜𝘁'𝘀 𝗡𝗼𝘁 𝗬𝗼𝘂𝗿𝘀

Picture this: a piece of land you can live in, rent out, or even plant crops on — but you can never sell it, and one day you have to give it back. Sounds strange? It's actually a real legal setup used by many Filipino families. It's called usufruct.

🏠 𝗪𝗵𝗮𝘁 𝗨𝘀𝘂𝗳𝗿𝘂𝗰𝘁 𝗔𝗰𝘁𝘂𝗮𝗹𝗹𝘆 𝗠𝗲𝗮𝗻𝘀

Usufruct is a real right under Philippine law. It splits property into two layers. One person, the owner, keeps the title. This is called "naked ownership." Another person, the usufructuary, gets to use the property and enjoy everything it produces.

That means the usufructuary can live in the property, rent it out, farm the land, or collect the harvest. But they must take care of it and return it in good condition when the usufruct ends.

👴👵 𝗪𝗵𝘆 𝗙𝗶𝗹𝗶𝗽𝗶𝗻𝗼 𝗙𝗮𝗺𝗶𝗹𝗶𝗲𝘀 𝗨𝘀𝗲 𝗧𝗵𝗶𝘀

This setup is common in Filipino estate planning. Aging parents sometimes donate or transfer a house to their children early, but reserve usufruct for themselves. This means the children now legally own the property, but the parents keep the right to live there and enjoy it for the rest of their lives.

It is also used between relatives. In one Supreme Court case, a landowner allowed her niece's family to build a house and live on her land "for as long as they like," as long as the family stayed peaceful and cooperative with each other.

✅ 𝗪𝗵𝗮𝘁 𝗧𝗵𝗲 𝗨𝘀𝘂𝗳𝗿𝘂𝗰𝘁𝘂𝗮𝗿𝘆 𝗖𝗮𝗻 𝗗𝗼

The usufructuary can personally use the property, lease it to someone else, or even sell their right to enjoy it, unless the agreement says otherwise. They are entitled to all the fruits it produces, whether natural, like crops, industrial, like farm produce sold for profit, or civil, like rental income.

🚫 𝗪𝗵𝗮𝘁 𝗧𝗵𝗲 𝗨𝘀𝘂𝗳𝗿𝘂𝗰𝘁𝘂𝗮𝗿𝘆 𝗖𝗮𝗻𝗻𝗼𝘁 𝗗𝗼

The usufructuary is not the owner. They cannot sell, mortgage, or donate the property itself. They also cannot change its form or purpose, like tearing down a residential house to build a commercial building, unless the owner agrees. And if they make improvements just to make the property nicer, they usually cannot ask the owner to pay them back for it.

⚖️ 𝗛𝗼𝘄 𝗜𝘁 𝗘𝗻𝗱𝘀

Usufruct is not forever. It ends upon the death of the usufructuary, when the agreed period lapses, or when a condition set in the agreement is violated.

In one Supreme Court case, a usufruct granted to relatives was cut short after their relationship with the landowner turned hostile. The Court ruled that losing the harmony required by the agreement was enough to end the arrangement and allow the owner to reclaim the property.

So the next time someone tells you they don't technically "own" the house they're living in, they might not be lying. They could simply be a usufructuary, enjoying a right the law protects, just not one that lasts forever.

𝗦𝗼𝘂𝗿𝗰𝗲𝘀:

- Civil Code of the Philippines, Articles 562 to 612
- Moralidad v. Spouses Pernes, G.R. No. 152809, August 3, 2006
- Fernandez, et al. v. Fernandez, 2024

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02/08/2026

Nuvali Locals is a celebration of the people who make our community special. A gathering of neighbors, creators, foodies, artisans, and small business owners who call the Nuvali Estate home.

Behind every booth is a passion, a dream, and a story waiting to be shared. From handcrafted goods to homegrown flavors, discover the creativity and talent thriving right here in our own neighborhood.

Come meet the makers, support local, and celebrate the community we’ve built together.

See you at Nuvali Locals! 💚

Made by Locals. Shared with Everyone.

02/08/2026

🚨 𝗧𝗮𝗹𝗮𝗴𝗮 𝗕𝗮𝗻𝗴 𝗕𝗮𝘄𝗮𝗹 𝗠𝗮𝗴𝗶𝗻𝗴 𝗠𝗮𝘆-𝗔𝗿𝗶 𝗡𝗴 𝗟𝘂𝗽𝗮 𝗗𝗶𝘁𝗼 𝗦𝗮 𝗣𝗶𝗻𝗮𝘀 𝗔𝗻𝗴 𝗙𝗼𝗿𝗲𝗶𝗴𝗻𝗲𝗿𝘀?

Kapag ang isang dayuhan ay naitala bilang tagapagmana ng lupa sa Pilipinas, ang akala kaagad natin ay bawal ito dahil sa mahigpit na batas sa property ownership.

Bagama't pangkalahatang ipinagbabawal sa mga dayuhan ang magmay-ari ng lupa sa bansa, mayroong napakahalagang exception ang ating batas para sa usapin ng pamana sa pamilya.

🏠 𝗔𝗻𝗴 𝗣𝗮𝗻𝗴𝗸𝗮𝗹𝗮𝗵𝗮𝘁𝗮𝗻𝗴 𝗕𝗮𝘁𝗮𝘀 𝗦𝗮 𝗙𝗼𝗿𝗲𝗶𝗴𝗻 𝗟𝗮𝗻𝗱 𝗢𝘄𝗻𝗲𝗿𝘀𝗵𝗶𝗽

Sa ilalim ng batas ng Pilipinas, ipinagbabawal sa mga foreign national ang pagbili o pagtanggap ng pribadong lupa.

Hindi pwede ang pagbili, pagtanggap bilang regalo, o paggamit ng mga nominee agreement. Ginawa ito upang protektahan ang pambansang ari-arian at masigurong mananatili sa mga Pilipino ang pagmamay-ari ng lupa.

⚖️ 𝗔𝗻𝗴 𝗘𝘅𝗰𝗲𝗽𝘁𝗶𝗼𝗻 𝗦𝗮 𝗖𝗼𝗻𝘀𝘁𝗶𝘁𝘂𝘁𝗶𝗼𝗻

Sa kabila ng pagbabawal na ito, malinaw na pinapayagan ng Saligang Batas ang mga dayuhan na magmay-ari ng lupa sa pamamagitan ng isang partikular na paraan: ang hereditary succession.

Ibig sabihin, kung ang isang dayuhan ay isang legal na tagapagmana sa ilalim ng batas—tulad ng anak o asawa na nagmana nung namatay ang may-ari ng lupa nang walang huling habilin — valid at legal ang paglipat ng titulo sa kanya.

📜 𝗜𝗻𝘁𝗲𝘀𝘁𝗮𝘁𝗲 𝘃𝘀. 𝗧𝗲𝘀𝘁𝗮𝗺𝗲𝗻𝘁𝗮𝗿𝘆 𝗜𝗻𝗵𝗲𝗿𝗶𝘁𝗮𝗻𝗰𝗲

May mahalagang pagkakaiba sa batas na dapat intindihin ng bawat pamilya tungkol sa kung paano naipapamana ang lupa.

Ang exception para sa hereditary succession ay nag-a-apply lamang sa intestate succession (pamamana ayon sa batas kapag walang last will) o para sa mga compulsory heir na tumatanggap ng kanilang legal na mana.

Hindi pwedeng basta na lang ipamana ang lupa sa isang dayuhan sa pamamagitan ng huling habilin o last will kung hindi naman siya legal na compulsory heir. Iniiwasan ng batas na gamitin ang huling habilin para palusutin ang paglilipat ng lupa sa mga dayuhan.

🔑 𝗔𝗻𝗼 𝗔𝗻𝗴 𝗜𝗯𝗶𝗴 𝗦𝗮𝗯𝗶𝗵𝗶𝗻 𝗡𝗶𝘁𝗼 𝗦𝗮 𝗠𝗴𝗮 𝗠𝗶𝘅𝗲𝗱-𝗖𝗶𝘁𝗶𝘇𝗲𝗻𝘀𝗵𝗶𝗽 𝗡𝗮 𝗣𝗮𝗺𝗶𝗹𝘆𝗮

Ang mga dayuhang asawa o anak na may hawak na ibang passport ay legal na pwedeng magmay-ari ng namanang lupa sa pamamagitan ng intestate settlement.

Ang pag-unawa sa mga limitasyong ito ay nagbibigay ng kasiguruhan na maayos na mai-settle ang ari-arian ng pamilya nang hindi lumalabag sa batas.

📋 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀

• 1987 Constitution of the Philippines, Article XII, Section 7
• Civil Code of the Philippines, Republic Act No. 386 (Articles 774 and 960)
• Ramirez v. Vda. de Ramirez, G.R. No. L-27952 (1982)
• Matthews v. Taylor, G.R. No. 164584 (2008)

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30/07/2026

𝗕𝗲𝗳𝗼𝗿𝗲 𝗬𝗼𝘂 𝗙𝗼𝗿𝗳𝗲𝗶𝘁 𝗬𝗼𝘂𝗿 𝗛𝗼𝗺𝗲 𝗣𝗮𝘆𝗺𝗲𝗻𝘁𝘀, 𝗥𝗲𝗮𝗱 𝗧𝗵𝗶𝘀

You save up for years, sign a contract, and start paying monthly installments for your dream residential lot, condo, or house. Then life happens. A sudden emergency strikes, income drops, and you miss a few payments.

Many developers will immediately tell you that your contract is canceled and every single peso you paid is forfeited. But before you panic and accept defeat, you need to know about Republic Act No. 6552.

🏠 𝗪𝗵𝗮𝘁 𝗜𝘀 𝗧𝗵𝗲 𝗠𝗮𝗰𝗲𝗱𝗮 𝗟𝗮𝘄?

Enacted to protect buyers of real estate on installment payments, this law prevents developers from enforcing one-sided penalties. It covers residential property transactions including condo units, subdivision lots, and housing units. However, it explicitly excludes commercial buildings, industrial lots, and sales to tenants.

If you defaulted on your monthly amortizations, your exact rights depend on how much you have paid so far.

⏳ 𝗜𝗳 𝗬𝗼𝘂 𝗣𝗮𝗶𝗱 𝗟𝗲𝘀𝘀 𝗧𝗵𝗮𝗻 𝟮 𝗬𝗲𝗮𝗿𝘀 𝗢𝗳 𝗜𝗻𝘀𝘁𝗮𝗹𝗹𝗺𝗲𝗻𝘁𝘀

If your total payments fall short of two full years' worth of installments, you are entitled to a mandatory grace period of at least 60 days from the date the installment became due. During this period, you can pay your unpaid balances without extra interest charges.

If you still fail to pay within the grace period, the seller cannot just verbally cancel the deal. They can only cancel the contract after 30 days from the time you receive a formal notice of cancellation or demand for rescission done through a valid notarial act.

💰 𝗜𝗳 𝗬𝗼𝘂 𝗣𝗮𝗶𝗱 𝗔𝘁 𝗟𝗲𝗮𝘀𝘁 𝟮 𝗬𝗲𝗮𝗿𝘀 𝗢𝗳 𝗜𝗻𝘀𝘁𝗮𝗹𝗹𝗺𝗲𝗻𝘁𝘀

This is where the law gives you substantial financial protection. If you have paid at least two years' worth of stipulated installments, you get a grace period of one month for every single year of installment payments made. You can only use this grace period once every five years.

More importantly, if the developer decides to cancel the contract, they are required by law to give you a cash surrender value refund:

• 50% of total payments made (including down payments, deposits, and option fees) for the first five years.
• An additional 5% every year after five years of installments.
• The total refund can reach up to a maximum cap of 90% of all payments made.

🔑 𝗧𝗵𝗲 𝗖𝗿𝘂𝗰𝗶𝗮𝗹 𝗖𝗮𝘁𝗰𝗵 Most Buyers Miss

Here is the most critical detail: a cancellation is completely ineffectual unless TWO conditions are met together. First, the seller must issue a notarized notice of cancellation. Second, the seller must FULLY pay you the exact cash surrender value refund.

A mere promise by the developer to pay the refund later is not enough. Until you actually receive your full refund money, the contract remains legally alive, and you cannot be evicted from the property through an ejectment suit.

⚖️ 𝗦𝗼𝘂𝗿𝗰𝗲 / 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀:
• Republic Act No. 6552 (Realty Installment Buyer Protection Act)
• Priscilla Zafra Orbe vs. Filinvest Land, Inc. (G.R. No. 208185)
• Pagtalunan vs. Vda. de Manzano (G.R. No. 160895)
• Pryce Properties Corp. vs. Narciso R. Nolasco, Jr. (G.R. No. 203990)

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28/07/2026

Every rainy season reminds us how important it is to live in a community designed to be flood-resilient.

Through ClimAdapt, Avida integrates flood-mitigation measures, enhanced drainage systems, and thoughtful site planning to help communities better manage heavy rainfall and provide greater peace of mind when the weather takes a turn.

Read more about it here: https://www.avidaland.com/how-avida-land-s-climadapt-redefines-future-ready-homes-in-the-philippines

28/07/2026