Foreign Ownership & Property · June 11, 2026
The Supreme Court's February 2025 ruling in G.R. No. 260983 (Klaus Peter Neunzig v. Hon. Court of Appeals and Rossana Balcom-Doring) declared simulated land contracts void ab initio, applied the in pari delicto doctrine to deny both parties any legal recourse, referred the case to the Solicitor General for possible escheat or forfeiture of the land, and referred the foreign investor, his Filipino nominee, and the notary to the Department of Justice for possible prosecution. This article analyzes the decision, the constitutional framework it applied, and the legitimate legal structures available to foreign nationals seeking Philippine real property in 2026.
Jose Ben Campos
Foreign Ownership & Property · June 9, 2026
Executive Order No. 113, Series of 2026, promulgates the Thirteenth Regular Foreign Investment Negative List. Signed on April 13, 2026, published on April 17, and effective May 2, 2026, it replaces the 12th list issued in 2022 and changes the rules for retail trade, telecommunications, renewable energy and defense materiel. This guide explains how the Negative List works, what changed, what stays restricted, how the Anti-Dummy Law and the SEC's HARBOR beneficial ownership registry apply alongside it, how BIR RMC No. 24-2026 treats cross-border service fees, and the practical steps for structuring an investment under the new rules.
Daniel John Fordan
Foreign Ownership & Property · June 2, 2026
The SEC's January 2026 revisions to the REIT Rules — SEC Memorandum Circular No. 1, Series of 2026 — are the latest revision of the Philippine REIT rules. For foreign investors seeking exposure to Philippine income-generating real estate, the new rules expressly list infrastructure and logistics assets as sources of REIT income, let REITs hold assets through unlisted special purpose vehicles and joint ventures, and give sponsors two years to reinvest. This article explains how foreign nationals and foreign-incorporated entities can legally invest in, sponsor, or structure a Philippine REIT in 2026 — covering the expanded qualifying assets, the 60/40 Filipino ownership rule and leasehold-only structures under RA 9856, beneficial ownership reporting under the separate HARBOR registry, tax treatment of REIT dividends and gains, the PSE brokerage account opening process, and a compliance checklist.
Garreth-Daniel Tungol
Foreign Ownership & Property · May 4, 2026
Commonwealth Act No. 108 — the Anti-Dummy Law — remains one of the most consequential and least understood statutes governing foreign business activity in the Philippines. Against the backdrop of the Philippines' liberalized investment climate and the Securities and Exchange Commission's Memorandum Circular No. 15, Series of 2025 establishing the Beneficial Ownership Disclosure Rules of 2026, beneficial ownership is now on the record with the SEC. This article explains the Anti-Dummy Law's statutory framework, the sectors it continues to affect despite recent reforms, the mechanics of beneficial ownership reporting under the new SEC rules, the criminal and civil consequences of violations, and a practical compliance roadmap for foreign investors seeking to establish or maintain a lawful presence in the Philippine market.
Joren Lex Tan
Foreign Ownership & Property · April 16, 2026
From 100% ownership in export enterprises to zero equity in mass media, Philippine foreign ownership rules are a patchwork of constitutional provisions, statutes, and administrative orders that have evolved significantly since RA 11647 and RA 11595. This guide breaks down exactly what foreign investors can own, in what percentage, and under what conditions — with detailed analysis of the Foreign Investment Negative List, public utility restrictions, retail trade thresholds, land ownership rules, and the sector-specific nuances that every foreign investor must understand before committing capital.
Jennifer Denise Gueco
Foreign Ownership & Property · March 8, 2026
The Philippines now allows foreign investors to lease private land for up to 99 years under Republic Act No. 12252. Here's what changed, who qualifies, and what foreign businesses need to know.
Jennifer Denise Gueco
Foreign Ownership & Property · March 3, 2026
A practical checklist for foreign investors, expats, and business owners on how the Anti-Dummy Law (Commonwealth Act No. 108) restricts foreign participation in certain Philippine industries — and how to structure your investment legally.
Garreth-Daniel Tungol
Foreign Ownership & Property · February 27, 2026
A legal guide to foreign ownership in Philippine retail trade — covering Republic Act No. 11595, the amended Retail Trade Liberalization Act, minimum paid-up capital requirements, reciprocity conditions, DTI and SEC registration, the IRR, penalties for non-compliance, and practical strategies for foreign retailers entering the Philippine market.
Joren Lex Tan
Foreign Ownership & Property · February 14, 2026
A legal guide to property ownership restrictions for foreign nationals in the Philippines, covering land prohibitions, condominium ownership under RA 4726, long-term leasing under RA 7652, and special rules for former Filipino citizens.
Daniel John Fordan
Regulated Sectors · April 2, 2026
The Philippines now allows 100% foreign ownership in solar, wind, hydro, and ocean energy projects. This guide covers the legal basis under DOJ Opinion No. 21, DOE Circular No. DC2022-11-0034, the Revised Omnibus Guidelines, RA 9513 fiscal incentives, service contract requirements, and step-by-step entry strategies for foreign renewable energy investors.
Joren Lex Tan
Setting Up & Structuring · March 28, 2026
From ownership rules to the new DTI Trustmark, here are the most common questions foreigners ask about launching an online business in the Philippines.
Jennifer Denise Gueco
Setting Up & Structuring · March 25, 2026
Acquiring an established Philippine company can be faster than building from scratch — but the legal process involves nationality checks, tax clearances, and regulatory filings most foreigners don't expect. Here's a step-by-step checklist.
Joren Lex Tan
Family & Estates · March 23, 2026
Philippine law generally bans foreign land ownership — but inheritance is the one constitutional exception. Here are the five questions foreign heirs ask most, answered plainly.
Garreth-Daniel Tungol
Corporate Compliance · March 22, 2026
Yes — but with limits. Here's a quick breakdown of which corporate roles foreigners can hold, which are reserved for Filipinos, and how nationality caps affect board composition.
Jennifer Denise Gueco
Setting Up & Structuring · March 20, 2026
Yes — but the legal path depends on how much you plan to invest. Here's a concise breakdown of the ownership rules, capital requirements, and registration steps for foreign-owned restaurants in the Philippines.
Jose Ben Campos
Setting Up & Structuring · February 20, 2026
A detailed legal guide to structuring joint ventures and partnerships in the Philippines as a foreign investor — covering the Civil Code partnership framework, the Revised Corporation Code (RA 11232), Foreign Investments Act (RA 7042 as amended by RA 11647), Anti-Dummy Law (CA 108), equity restrictions, corporate governance, and practical structuring strategies for foreign-Filipino business collaborations.
Joren Lex Tan
Setting Up & Structuring · December 5, 2025
A guide for foreign investors on setting up a business in the Philippines, covering investment vehicles, capital requirements, retail trade regulations, and tax implications under Philippine law.
Garreth-Daniel Tungol
