Step-by-Step Guide to Transferring a Land Title in the Philippines

Buying or selling property in the Philippines is exciting — but let’s be honest, it can also feel overwhelming once you dive into the paperwork. One of the most important (and time-consuming) parts of the process is the transfer of the land title.

So today, let’s make it simple. Here’s a clear, step-by-step guide to transferring a land title from the seller to the new owner — whether you’re doing it yourself or just want to understand what your broker or lawyer is handling for you.

Step 1: Prepare the Basic Documents

Before anything else, gather all the required documents. Missing even one can delay the process, so double-check everything.

From the Seller:

• Original Owner’s Duplicate Copy of the Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT)

• Deed of Absolute Sale (notarized)

• Latest Real Property Tax (RPT) Receipts

• Tax Clearance Certificate from the Treasurer’s Office

• Updated Tax Declaration (land and improvements)

From the Buyer:

• Valid government-issued IDs (with TIN)

• Proof of payment for the property (if applicable)

• Special Power of Attorney (SPA) if someone else is processing the transfer on their behalf.

Step 2: Pay the Required Taxes

There are several taxes to settle before the title can be transferred. Here’s who usually pays what:

Tax Type	Who Pays	Rate	Where to Pay
Capital Gains Tax (CGT)	Seller	6%	BIR
Documentary Stamp Tax (DST)	Buyer	1.5%	BIR
Transfer Tax	Buyer	0.5% – 0.75%	City/Municipality Treasurer
Registration Fee	Buyer	Based on schedule	Register of Deeds

Make sure all taxes are paid within 30 days from the notarization of the Deed of Sale to avoid penalties.

Step 3: Secure the Certificate Authorizing Registration (CAR)

After paying the taxes, you’ll need to get the Certificate Authorizing Registration (CAR) from the Bureau of Internal Revenue (BIR).

This is proof that all taxes due on the property sale have been settled — and without it, the Register of Deeds won’t process the transfer.

Requirements for CAR:

• Deed of Absolute Sale (notarized, with TINs of both parties)

• Tax Declaration (land and improvements)

• Copies of the title (TCT/CCT)

• Receipts of CGT and DST payments

• Transfer Tax receipt

• IDs of buyer and seller

Processing time: Usually 2–3 weeks, depending on the BIR office’s workload.

Step 4: Pay the Transfer Tax at the City or Municipal Treasurer’s Office

Once you have the CAR, head to the City or Municipal Treasurer’s Office where the property is located.

Bring the following:

• CAR (original and photocopy)

• Deed of Absolute Sale

• Tax Declaration

• Official receipts of all tax payments

Pay the Transfer Tax (0.5% to 0.75% of the property’s value), and keep the official receipt for submission to the Register of Deeds.

Step 5: Submit to the Register of Deeds

Now it’s time for the final step — transferring the title into the buyer’s name.

Proceed to the Register of Deeds where the property is registered and submit:

• Original Title (TCT/CCT)

• Deed of Absolute Sale (notarized)

• CAR (BIR)

• Tax Clearance Certificate

• Transfer Tax Receipt

• IDs of both parties

You’ll pay the registration fee (based on the property value) and receive a claim stub for when the new title is ready.

Processing time: Around 3–6 weeks, depending on the location.

Step 6: Update the Tax Declaration

Once the buyer receives the new title, they must update the Tax Declaration under their name at the Municipal or City Assessor’s Office.

Bring:

• Certified true copy of the new title

• CAR

• Deed of Absolute Sale

• Latest Tax Clearance and RPT receipts

This step ensures that all future real property taxes are billed under the new owner’s name.

Quick Summary: Title Transfer Timeline

Step	Office Involved	Estimated Time
1. Tax Payments	BIR / Treasurer	2–4 weeks
2. CAR Release	BIR	2–3 weeks
3. Title Transfer	Register of Deeds	3–6 weeks
4. Tax Declaration Update	City/Municipal Assessor	1 week

Total Estimated Duration: 6–10 weeks (realistically)

Final Thoughts

The land title transfer process in the Philippines can be a test of patience, but it’s straightforward once you know the order of steps.

Remember: “Taxes first, title next, declaration last.”

If you stay organized and keep photocopies of every receipt and document, you’ll save yourself weeks of back-and-forth.

Author’s Note

Written by Cris Rosales Jr., founder of A Little Bit of Everything in Life — your friendly guide to real estate, financial freedom, and practical living in the Philippines.