Appraiser Carmelo Cortes, Palawan

03/02/2025

14/01/2023

Your friendly solution to real property appraisal.

13/07/2021

Considerations in the process of finding out THE MARKET VALUE OF YOUR PROPERTY.

#51 The factors that an appraiser use in adjusting the market value.

1. A positive adjustment (+) is made to the value of the comparable if subject lot is superior as compared with comparable. If otherwise, a negative adjustment (-).
2. Historical data are inferior to current data.
3. Generally, a rectangular shape is superior to any other shapes.
4. Generally, a small area is superior to big area.
5. Flat terrain is superior to any other type of terrain.
6. Main road is superior to secondary road.
7. To consider comparables, adjustment on each factor must not be more than 20%.
8. A comparable sale is superior to a comparable listing, hence a discount from 5-20%.
9. The market value must be within the range the range of the compute values, otherwise, the comparative becomes moot and academic.

03/06/2021

Have you had a need for appraiser service. Kindly. Let me know by phone. I may be able to help. :)

02/04/2021

Road right of way.

05/09/2020

YUTA DATA-DATA PROCESS
(Yuta data-data=Lot on installment)
Some yuta data-data are TAX DECLARATIONS ONLY.

Hence, they must first have their properties go the process of TITLING as a whole.

Checklist of Requirements in FREE PATENT APPLICATION (DENR)

1. Copy of approved survey plan or copy of Cadastral Map

2. Copy of the technical description of the land.

3. Sketch Plan of the land showing its adjoining properties.

4. Affidavit of two (2) disinterested persons attesting that the applicant, either by himself or through his predecessor-in-interest, had actually resided and continuously possessed and occupied the land for at least ten (10) years.

5. Certification from RTC Clerk of Court of NO pending land registration case.

Then, if a FREE PATENT is issued, they must have it SUBDIVIDED as per subdivision plan (under BP 220 or PD 957) and AGAIN HAVE TO BE APPROVED by DENR , LGU & DHSUD(HLURB).

If TITLED already, it needs ONLY the approval of the subdivision of lots as per subdivision plan (under BP 220 or PD 957) to BE APPROVED by DENR, LGU & DHSUD(HLURB).

NOTE: LAND CONVERSION IS NEEDED IF LAND IS CLASSIFIED AS AGRICULTURAL BY ZONING CERTIFICATE ISSUED BY MPDC OF THE LGU based on the last approved CLUP.

If SITE is not yet classified as RESIDENTIAL ZONE, the developer will apply for variance with the Sangguinang Bayan and such reclassification ordinance is the supporting document for LAND CONVERSION at DAR.

Oops... All subdivision must secure ECC

But, again, some developers are skirting the process to avoid taxes, hassles in processing and costs.

03/09/2020

Perhaps we can talk...
09124720143

24/08/2020

PURPOSE OF APPRAISAL
1. Possible Sale
2. Possible Purchase
3. Financing (Real & Chattel Mortgage)
4. Accounting (Taxation/ Revaluation)
5. SEC Registration
6. Visa Application (Bonds)
7. Insurance
8. Property Records/Management Information

If you're interested or have questions regarding the Real Estate appraisal,
appointment. Please feel free to contact me at: Carmelo A. Cortes REA Lic. No. 8589
Cell No. 09124720143

11/08/2020

Exempted to sell without PRC license:

O--wner
T--rustee
A--IF
P--ublic officer
CTTO: Nathaniel Chua