Foreign ownership of real property in the Philippines is one of the most misunderstood areas of Philippine law. Many people know the general rule that foreigners cannot own land in the Philippines, but they often hear that foreigners may own condominium units. That is true, but only within a tightly regulated legal framework. The right of a foreigner to own a condominium unit is not the same as the right to own land, and it is not unlimited. It exists because condominium ownership under Philippine law separates ownership of the unit from direct ownership of the land in the ordinary sense, while still subjecting the entire project to constitutional and statutory nationality restrictions.

This article explains the legal basis, scope, limits, risks, corporate structures, inheritance issues, leasing alternatives, transfer rules, practical documentation, and common misconceptions concerning foreign ownership of condominium units in the Philippines.

1. The basic rule: foreigners cannot own land, but may own condominium units subject to limits

The starting point in Philippine law is the constitutional restriction on land ownership. As a rule, private lands in the Philippines may be owned only by Filipino citizens and by corporations or associations that are at least 60% Filipino-owned.

Because of that rule, a foreigner generally cannot directly own land in the Philippines.

A condominium unit, however, occupies a special legal category. A foreigner may legally own a condominium unit if the project and the transfer comply with the Condominium Act and nationality restrictions, especially the well-known 40% foreign ownership ceiling in the condominium corporation or project.

So the short legal answer is:

foreigners cannot own land directly, but
foreigners may own condominium units, provided the statutory and constitutional limits are observed.

2. Why condominium ownership is treated differently

A condominium is not simply an apartment. It is a legal form of property ownership.

Under Philippine condominium law, a condominium project generally involves two components:

the separate interest in an individual unit, and
an undivided interest in the common areas, or membership/shareholding in the condominium corporation that holds the land and common areas, depending on the project structure.

This is why nationality restrictions remain important. Even if a foreigner may own the unit itself, the land and common areas connected with the project remain tied to the constitutional rule that control of land must remain predominantly Filipino.

That is the reason for the 40% limitation. The law allows foreign participation in condominium ownership, but not to the extent that foreigners effectively gain prohibited control over the landholding structure.

3. The constitutional background

Philippine law protects national control over lands of the public domain and private lands. The Constitution restricts land ownership to:

Filipino citizens, and
corporations or associations at least 60% owned by Filipinos.

This 60-40 framework influences many areas of Philippine property law, including condominium ownership. The condominium system does not repeal the constitutional prohibition. It operates within it.

Thus, when foreigners buy condominium units, the transaction is lawful only because the law structures condominium ownership in a way that preserves the nationality restrictions applicable to the underlying land and to the condominium corporation or project.

4. The legal foundation for foreign ownership of condominium units

Foreign ownership of condominium units in the Philippines is principally allowed under the Condominium Act, subject to the rule that foreign interest in the condominium project must not exceed 40%.

This is often simplified in practice as: foreigners can own up to 40% of the total saleable units in a condominium project. That practical statement reflects the deeper legal requirement that Filipino ownership in the relevant landholding or condominium interest must remain at least 60%.

This means foreign ownership is not analyzed unit by unit in isolation. The entire project’s nationality composition matters.

5. The 40% foreign ownership limit

This is the most important operational rule.

In general, foreign ownership in a condominium project cannot exceed 40%. Put differently, at least 60% must remain Filipino-owned.

This rule is usually monitored through the condominium corporation or project records. In practice, developers and registries are expected to observe this ceiling before allowing transfer to a foreign buyer.

What this means in practical terms

If a project has reached the foreign ownership ceiling:

another foreigner generally cannot validly acquire a unit if that acquisition would push foreign ownership beyond the allowed limit.

If the project is still below the ceiling:

a foreigner may acquire a unit, subject to compliance with other legal and documentary requirements.

Why this matters

A foreign buyer cannot assume that because a unit is advertised for sale, it is legally transferable to a foreigner. The nationality cap must still be checked.

6. What exactly may a foreigner own?

A foreigner may own:

a condominium unit, and
the legally appurtenant rights connected to that unit under the condominium arrangement,

but this does not mean the foreigner acquires unrestricted direct ownership of Philippine land in the same way a Filipino landowner does with a house-and-lot title.

The right of a foreign condominium owner is shaped by the condominium master deed, declaration of restrictions, the condominium corporation structure, house rules, and the nationality limits that govern the project.

Thus, the foreigner’s ownership is real and legally recognized, but it exists inside a specialized statutory framework.

7. Condominium unit ownership versus land ownership

This distinction must be kept sharp.

A. Ownership of land

As a rule, foreigners cannot own land in the Philippines.

B. Ownership of a condominium unit

Foreigners may own a condominium unit, if the law’s requirements are met.

This is why a foreigner may be able to buy a unit in a condominium tower but may not legally buy:

a vacant residential lot,
a house-and-lot in fee simple,
or ordinary land outside the recognized exceptions.

A foreigner who buys a condominium is not acquiring a general exemption from the constitutional prohibition on land ownership.

8. Can a foreigner own a house in the Philippines?

This is often asked together with condominiums.

The better answer is:

a foreigner may, in some settings, own the building or improvements separate from the land,
but cannot own the land itself except where Philippine law allows,
and cannot use private agreements to disguise prohibited land ownership.

A condominium works because the legal structure is expressly authorized by law. A simple house-and-lot purchase in a foreigner’s name generally does not.

9. Who counts as a foreigner?

A foreigner is generally a person who is not a Filipino citizen.

This becomes more complicated for:

dual citizens,
former natural-born Filipinos,
permanent residents,
foreign spouses of Filipinos,
foreign-owned corporations,
and children with mixed parentage.

Nationality questions matter because eligibility to own land or condominium interests may change depending on citizenship status, not mere residence.

For example:

being married to a Filipino does not, by itself, convert a foreigner into a Filipino citizen for land ownership purposes.
permanent residency does not itself create a right to own land.
dual citizenship may materially change the analysis if the person is recognized as a Filipino citizen.

10. Foreign spouse of a Filipino: what rights exist?

Marriage to a Filipino citizen does not allow a foreign spouse to evade nationality restrictions.

A foreign spouse may legally reside in the Philippines and may, if the project allows and the 40% cap is respected, buy a condominium unit in his or her own name. But the foreign spouse cannot rely on marriage alone to acquire prohibited land rights.

In mixed-nationality marriages, property issues become delicate because:

land registered in the Filipino spouse’s name may still be subject to constitutional restrictions,
the foreign spouse cannot be placed in a position that would defeat the prohibition on foreign land ownership,
and succession or liquidation questions can become complex upon death, separation, or sale.

As to condominium units, the foreign spouse may be an eligible buyer in the same way as any other foreigner, subject to the project cap.

11. Dual citizens and former Filipinos

This is a crucial distinction.

A person who is legally recognized as a Filipino citizen, including a dual citizen recognized under Philippine law, is not treated the same as an ordinary foreigner for nationality-restriction purposes.

Similarly, a former natural-born Filipino may enjoy special rights under Philippine law to acquire certain real property in the Philippines, subject to statutory conditions and limits.

This means that some buyers loosely described as “foreigners” may in fact have broader rights than ordinary non-Filipino aliens. In actual transactions, proof of citizenship status is essential.

12. Can a foreign corporation own condominium units?

This issue must be handled carefully.

A corporation is subject to Philippine nationality rules. Since land-related ownership structures are governed by the 60-40 constitutional rule, the ability of a corporation to own condominium units depends on whether it qualifies under Philippine law and whether the transfer complies with condominium nationality limits.

A corporation that is more than 40% foreign-owned may encounter the same constitutional restrictions applicable to landholding structures. The fact that the property is a condominium does not automatically free a corporation from nationality analysis.

In practice, corporate acquisition of condominium units demands careful review of:

the corporation’s Filipino-foreign equity composition,
the project’s foreign ownership percentage,
the purpose of acquisition,
the condominium corporation structure,
and registry and developer requirements.

A foreign corporation should never assume it has the same purchasing freedom as an individual foreign buyer.

13. The condominium corporation and why it matters

Many condominium projects are organized so that the land and common areas are held by a condominium corporation. Unit owners may hold shares or memberships tied to their ownership of units.

This matters because the corporation holding title to the land must comply with nationality restrictions. Since at least 60% Filipino ownership must be maintained in the relevant structure, foreign acquisition of units cannot be viewed in isolation from corporate nationality compliance.

That is why the foreign ownership cap is often computed and monitored at the level of the project or condominium corporation.

A foreign buyer should therefore review not only the unit title, but also the project’s corporate and master deed structure.

14. What happens if the foreign cap is exceeded?

If foreign ownership in a project exceeds the lawful ceiling, the consequences can be serious.

Potential issues include:

refusal of the developer or condominium corporation to approve transfer,
refusal of registration,
invalidity or vulnerability of the transfer,
inability of the buyer to secure clean documentation,
later disputes involving the validity of ownership,
and complications upon resale, mortgage, inheritance, or enforcement.

A foreign buyer should not treat the cap as a mere developer policy. It is rooted in constitutional and statutory restrictions.

15. Can a foreigner buy pre-selling condominium units?

Yes, in principle, a foreigner may buy a pre-selling condominium unit, subject to the same nationality restrictions.

But pre-selling transactions raise additional practical issues:

the final foreign ownership ratio of the project must still remain compliant,
the contract to sell may contain provisions conditioning transfer on legal eligibility,
turnover may be delayed,
titles may not yet be individually issued,
and the buyer must ensure the project is duly licensed and documented.

A pre-selling purchase is not exempt from the 40% foreign ownership rule. The restriction still applies.

16. Can a foreigner own more than one condominium unit?

Yes, there is no universal rule limiting a foreigner to only one condominium unit. A foreigner may own multiple units so long as:

each acquisition is otherwise lawful,
the project’s total foreign ownership does not exceed the cap,
and the transaction complies with all relevant requirements.

However, if multiple acquisitions by foreigners would push the project beyond the 40% foreign ceiling, the later acquisitions cannot be validly completed in the ordinary way.

So the practical limit is not necessarily the number of units per foreigner, but the aggregate foreign ownership in the project.

17. Can foreigners own an entire floor or majority of a tower?

Only if doing so does not violate the 40% cap.

In many projects, a foreign buyer or group of foreign buyers might acquire numerous units. But once foreign ownership reaches the legal ceiling, no further foreign transfers should be allowed.

Therefore, foreigners generally cannot lawfully control a condominium project in a way that defeats the 60-40 nationality balance.

18. Can a foreigner own commercial condominium units?

Condominium restrictions generally apply to condominium projects whether residential or commercial, but the exact treatment depends on the project structure, governing documents, zoning, and nationality-sensitive corporate arrangements.

A foreigner may, in principle, acquire a commercial condominium unit subject to the same nationality limits, but practical issues may also arise involving:

the use restrictions in the master deed,
licensing and business regulations,
leasing to business operators,
and condominium corporation rules.

The fact that a unit is commercial does not eliminate the nationality restrictions if the property remains within the condominium framework governed by Philippine constitutional and statutory rules.

19. Can a foreigner lease instead of buy?

Yes, and leasing is often the most legally straightforward alternative where ownership is restricted or impractical.

A foreigner may generally lease private land or real property in the Philippines, subject to law, contract, and special regulatory limitations. A lease does not transfer ownership. Because of that, leasing is often used where direct land ownership is constitutionally barred.

For condominium units, leasing is also common. A foreigner may:

lease a condominium unit instead of buying one,
or buy a condominium unit and lease it out to others, subject to project rules and local regulations.

Leasing is distinct from ownership and should not be used as a sham to conceal prohibited land control.

20. Long-term leases as an alternative to ownership

A foreigner who wants long-term use of Philippine property but cannot own land may consider leasing. In practice, long-term lease structures are commonly used for houses, resort property, or commercial space.

This is not the same as condominium ownership, but it is often the lawful substitute where direct land ownership is unavailable.

However, the lease must be genuine. Philippine law does not permit private contracts designed merely to disguise prohibited foreign ownership of land.

21. Can a foreigner inherit a condominium unit?

Yes, generally a foreigner may inherit a condominium unit, subject to the same nature of condominium ownership and applicable nationality limits.

Inheritance issues are often easier with condominium units than with ordinary land because the law already permits foreign ownership of condominium units within the allowed framework.

However, if the inherited property is land, different constitutional rules apply. A foreigner may in some situations acquire land by hereditary succession, but that is a separate subject and must not be confused with ordinary voluntary purchase.

With condominium units, succession is still subject to the project’s legal structure, documentary requirements, settlement of estate, and registry procedures.

22. Can a foreigner inherit land in the Philippines?

This question is related but separate.

Philippine law recognizes that foreigners may, in certain cases, acquire land by hereditary succession. But this is an exception-based area and should not be casually generalized. It does not mean a foreigner may simply buy land during the owner’s lifetime through disguised succession plans.

This doctrine is often mentioned in discussions of condominiums, but it should not be used to blur the distinction between:

permitted inheritance-based acquisition in specific legal settings, and
prohibited voluntary land purchase by a foreigner.

23. Can a foreigner resell a condominium unit?

Yes. A foreigner who lawfully owns a condominium unit may generally sell it.

But the resale must still comply with the law. In practice:

if the buyer is Filipino, nationality issues are usually simpler;
if the buyer is another foreigner, the project’s foreign ownership ceiling must again be checked.

So a foreign-owned condominium unit is marketable, but not every prospective buyer will be legally eligible.

24. Can a foreigner mortgage a condominium unit?

A lawfully owned condominium unit may generally be mortgaged, subject to bank, regulatory, and documentary requirements.

However, lenders will examine:

validity of title,
project compliance,
nationality-related transfer issues,
condominium corporation records,
unpaid dues and assessments,
tax compliance,
and restrictions in the project documents.

A mortgage over a condominium unit does not erase or bypass nationality rules applicable to ownership and transfer.

25. Can a foreigner rent out the condominium unit?

Yes, in general, a foreign owner of a condominium unit may lease it out, subject to:

condominium corporation rules,
local government requirements,
tax obligations,
zoning and licensing rules,
and restrictions on transient or short-term accommodation.

This is especially relevant in projects where owners wish to use units for long-term rental, serviced accommodation, or short-stay arrangements. Project rules may limit or regulate such uses.

So while ownership may be lawful, use of the unit for income-generating activities must still comply with applicable law and project restrictions.

26. Short-term rentals and project restrictions

Many condominium owners assume they may freely use units for short-term rentals. That is not always true.

Even a lawful foreign owner may be restricted by:

the condominium declaration of restrictions,
house rules,
local ordinances,
fire and safety regulations,
building management policies,
and licensing requirements for hospitality-style operations.

Ownership gives property rights, but not unlimited immunity from regulation.

27. Taxes applicable to foreign condominium buyers

A foreigner buying a condominium unit in the Philippines should expect tax consequences similar in many respects to those affecting other real property transactions, depending on the nature of the sale.

Possible taxes and charges may include:

documentary stamp tax,
transfer-related taxes and fees,
registration fees,
local taxes where applicable,
value-added tax in certain developer sales,
capital gains-related consequences depending on the transaction structure,
and real property tax on ownership.

The exact tax burden varies depending on whether the seller is the developer, an individual, a corporation, or a secondary seller, and on how the contract allocates tax obligations.

Nationality does not exempt a foreign buyer from transaction taxes.

28. Due diligence before purchase

This is where many foreign buyers fail.

A foreign buyer should not rely solely on a broker’s statement that “foreigners can own condos.” Proper due diligence should include at least the following:

confirmation that the project is a legitimate condominium project,
verification that the unit is titled or properly documented,
review of the master deed and declaration of restrictions,
confirmation of the project’s current foreign ownership percentage,
review of the condominium corporation structure,
check for liens, encumbrances, unpaid dues, and taxes,
verification of the seller’s authority,
and confirmation that the intended use is allowed.

The legal right to own a condo does not protect the buyer from bad title, fraud, double sale, unauthorized agents, or project-level compliance defects.

29. Essential documents a foreign buyer should review

In a serious transaction, the buyer should examine documents such as:

the condominium certificate of title, if already issued,
the deed of sale or contract to sell,
the master deed,
declaration of restrictions,
condominium corporation documents,
tax declarations and real property tax records,
certificates or confirmations relating to foreign ownership cap,
proof of seller identity and authority,
proof of payment of association dues,
occupancy permit and project licenses where relevant,
and any developer clearances required for transfer.

Because condominium law operates through title, project documents, and corporate structure, document review is indispensable.

30. Risks of nominee arrangements

One of the most dangerous practices is the use of a Filipino “nominee” to hold property for a foreigner in order to defeat nationality restrictions.

This is especially risky with land, but the warning extends to condominium transactions where structures are used to conceal unlawful control or beneficial ownership inconsistent with law.

Problems with nominee arrangements include:

unenforceability,
fraud,
loss of the property to the nominee,
inability to sue effectively because the arrangement itself may be unlawful,
tax and criminal exposure in extreme cases,
and family disputes upon death or separation.

A foreign buyer should not rely on side agreements that attempt to accomplish indirectly what the law restricts directly.

31. Can a foreigner put the condo in the name of a Filipino girlfriend, boyfriend, or friend?

That is legally dangerous.

If the title is in another person’s name, that person is, in law and in practice, often treated as the owner unless strong lawful grounds exist to prove otherwise. A foreigner who funds the purchase but places title in another’s name may later discover that the arrangement is difficult or impossible to enforce.

This becomes catastrophic when:

the relationship ends,
the titled person dies,
the titled person sells to someone else,
the family of the titled person intervenes,
or the foreigner tries to recover the unit years later.

A foreigner should not confuse personal trust with legal security.

32. Foreign ownership through a Philippine corporation

Some assume a foreigner can avoid restrictions by setting up a Philippine corporation. This must be treated very carefully.

If the corporation is not at least 60% Filipino-owned where land-related constitutional restrictions apply, the corporate structure may not solve the problem. A corporation cannot be used as a simple shell to bypass nationality limits.

For condominium acquisitions, corporate ownership still requires examination of:

the corporation’s nationality,
beneficial ownership,
project-level foreign cap,
and compliance with constitutional and statutory requirements.

Improper structuring may create a paper appearance of compliance without real legal validity.

33. Can a foreigner be a shareholder in the condominium corporation?

This may occur as part of lawful condominium ownership, but only within the nationality restrictions that preserve the required Filipino majority.

The foreigner’s participation through ownership of a unit and appurtenant corporate share or membership interest is exactly why the aggregate foreign ceiling matters. Once foreign participation would exceed the allowed threshold, additional transfers become problematic.

So yes, foreign participation may exist, but only within the legal ceiling.

34. What if the project is mixed-use or part hotel, part residential?

Mixed-use projects require closer analysis.

The label “condotel,” “serviced residence,” “hotel residence,” or “mixed-use condominium” does not by itself answer the nationality question. The buyer must examine:

whether the property is legally organized as a condominium project,
the nature of the title to be issued,
the ownership and rental pool arrangements,
the restrictions on personal occupancy,
the corporate and operational structure,
and whether the unit is truly a transferable condominium interest.

A foreigner should not assume every branded vertical project is equivalent to a standard condominium unit with ordinary ownership rights.

35. Condotel and rental pool complications

A “condotel” arrangement may involve more than ordinary ownership. The buyer may be required to place the unit in a rental pool, comply with hospitality rules, or accept limits on personal use.

For foreigners, these projects raise additional caution because:

the true nature of the interest may be misunderstood,
resale may be more specialized,
operational control may be centralized,
and projected returns may not match legal reality.

Ownership may still be possible, but the buyer must understand exactly what is being purchased.

36. The role of developers, brokers, and sales agents

Foreign buyers often rely heavily on developers or brokers. That is understandable but risky.

A lawful transaction still requires independent verification of:

the project’s foreign ownership capacity,
the legitimacy of the seller,
the project licenses and approvals,
and the exact nature of the title.

A broker’s assurance is not a substitute for legal due diligence. Even if the developer is reputable, the buyer should verify the legal position personally or through counsel.

37. Registration and title transfer

A foreign buyer must ensure that the transaction is properly documented and registrable.

Key practical steps usually include:

execution of the appropriate deed,
payment of taxes and fees,
clearances from the developer or condominium corporation where required,
confirmation that the foreign cap allows the transfer,
and registration with the Registry of Deeds.

Without proper registration, the buyer’s position may remain incomplete or vulnerable.

38. What happens upon death of the foreign owner?

When a foreign condominium owner dies, the unit forms part of the owner’s estate, subject to Philippine succession, conflict-of-laws issues where relevant, estate settlement procedures, and title transfer requirements.

Possible issues include:

whether there is a will,
who the heirs are,
whether foreign probate documents must be recognized,
whether estate taxes and local documentary requirements are satisfied,
and whether the heirs are legally capable of holding the unit.

If the heirs are also foreigners, condominium ownership is generally more manageable than land ownership, since foreigners may lawfully own condominium units within the statutory framework.

39. What happens upon death of a Filipino spouse where the foreign spouse is involved?

If a Filipino spouse dies and the couple’s property includes a condominium unit, the foreign spouse’s rights depend on:

citizenship status,
property regime of the marriage,
whose name appears on title,
succession rules,
and whether the unit is a condominium interest or land.

If the property is a condominium unit, the foreign spouse may have stronger ownership or inheritance pathways than in ordinary land cases. But if the property involves land, nationality restrictions become much sharper.

Thus, condominium ownership is often more succession-friendly for mixed-nationality families than land ownership, though estate settlement is still required.

40. Can a foreigner lose the condo for violating immigration rules?

Generally, immigration status and property ownership are distinct. A foreigner does not automatically lose condominium ownership merely because of visa issues, provided the acquisition itself was lawful.

However:

residence rights,
ability to stay in the Philippines,
tax compliance,
and practical administration of the property

may all be affected by immigration status.

Owning a condominium is not the same as having the right to remain permanently in the Philippines.

41. Owning a condo does not grant residency or citizenship

A common misconception is that buying a condominium creates immigration benefits automatically.

In general:

buying a condo does not make a foreigner a Filipino citizen,
does not automatically grant permanent residence,
and does not eliminate visa requirements.

Separate immigration pathways may exist under other laws or programs, but condominium ownership itself is not a general shortcut to nationality or indefinite stay.

42. Enforcement and litigation issues

Foreign condominium owners have access to Philippine legal remedies, but enforcement can be difficult in practice.

Common disputes include:

defective title,
delayed turnover,
construction defects,
unauthorized leasing restrictions,
association dues disputes,
boundary or area discrepancies,
broker misrepresentation,
void or questionable transfer documentation,
and conflicts with the condominium corporation.

Foreign ownership is lawful within limits, but once litigation begins, the foreign owner is subject to the same procedural burdens as anyone else.

43. Common misconceptions

Misconception 1: “Foreigners can own any condo in the Philippines.”

Not true. Ownership is subject to the project-level foreign ownership ceiling and other legal requirements.

Misconception 2: “If a foreigner can own a condo, then the foreigner also owns the land like any Filipino owner.”

Not in the ordinary unrestricted sense. Condominium ownership exists within a special statutory structure shaped by constitutional land restrictions.

Misconception 3: “Marrying a Filipino allows a foreigner to own land.”

Not by marriage alone.

Misconception 4: “A foreigner can just use a Filipino nominee to hold land or property.”

That is legally dangerous and may be unenforceable or unlawful.

Misconception 5: “The 40% rule applies only to the developer, not to resales.”

Wrong. The nationality cap remains relevant in transfers.

Misconception 6: “Owning a condo grants residency.”

Not automatically.

Misconception 7: “Permanent residence gives the same property rights as citizenship.”

It does not.

44. The safest legal understanding

The safest way to understand the law is this:

A foreigner may lawfully own a condominium unit in the Philippines because the Condominium Act permits it within a structure that preserves the Constitution’s nationality restrictions on land. The transaction is legal only if the project remains compliant with the required Filipino majority and all documentary and registration requirements are met.

That means condominium ownership is a real but limited exception-based pathway, not a general opening of Philippine land ownership to foreigners.

45. Practical checklist for foreign buyers

A foreign buyer should always confirm:

that the project is truly a lawful condominium project,
that foreign ownership in the project has not exceeded 40%,
that the seller has valid title and authority,
that the master deed and restrictions allow the intended use,
that dues, taxes, and assessments are current,
that the transfer can be registered,
and that no nominee or side arrangement is being used to hide a prohibited ownership structure.

If any one of these is ignored, the buyer may end up with a costly legal problem instead of a secure investment.

46. Bottom line

In Philippine law, foreigners may own condominium units, but they still may not freely own land in the ordinary sense. Condominium ownership is lawful only because it operates within a statutory system designed to remain consistent with the Constitution’s nationality restrictions. The controlling practical rule is that foreign ownership in the condominium project must not exceed 40%, so that at least 60% remains Filipino-owned.

A foreign buyer’s right is therefore genuine, but conditional. It is strongest when the transaction is transparent, properly documented, project-compliant, and free from nominee structures or attempts to bypass the law.

The single most important legal principle is this: a condominium is the main recognized form by which a foreigner may directly own a real property interest in the Philippines, but only within carefully enforced constitutional and statutory limits.

I can also turn this into a more formal legal article next in a law-review style with sections on constitutional basis, statutory framework, corporate nationality, succession, tax issues, and transactional risks.