About Me
Jyroh C. Sumajit
Real Estate Broker (REB)
Selling your property in the Philippines involves navigating a unique market shaped by global trends and local regulations. As your dedicated real estate broker, I am here to guide you through every step. I specialize in simplifying even the most complicated procedures, always within the boundaries of the law. Every transaction will be legally sound, fully documented, and designed to give you confidence and peace of mind. Through my experience dealing with property matters both in the U.S. and the Philippines, I’ve seen firsthand the growing need for land and space among families. I represent landowners who are willing to make their properties available—fairly and responsibly—by granting proper authorization at a just value.
If you have land you’d like to offer, I invite you to become part of our membership community. Visit our 👉👉membership page to join us today. I’ll take care of everything for you.
Below is an interactive guide that breaks down the complexities of the selling process, helping you understand how we can work together to achieve your goals, maximize your profit, and ensure a smooth, legally binding transaction.
Understanding the Market & Legal Framework
The Philippine real estate market is dynamic, with emerging sub-markets and evolving buyer preferences due to factors like remote work. Challenges such as inflation and interest rates also play a role, particularly in segments like mid-end residential. Understanding these nuances is key to effective pricing and marketing.
Legally, the Real Estate Service Act (RESA Law) governs our profession, with bodies like PRBRES, LGUs, and DHSUD overseeing various aspects. Foreign ownership has restrictions, but options exist, especially for condominium units. While sometimes perceived as less regulated by foreign buyers, the framework for professionals is robust, making licensed expertise crucial for your protection.
Familiarity with terms like TCT, CCT, CGT, DST, RPT, ZV, and SPA is essential for a clear understanding of the process.
Initial Preparations – Setting the Stage for a Successful Sale
Effective preparation is the cornerstone of a successful real estate sale in the Philippines. This phase involves our strategic engagement, meticulous documentation, and enhancing your property’s market appeal. As your trusted partner-broker, I ensure we lay a strong foundation for the journey ahead.
Engaging Your Real Estate Partner
As your licensed broker, my duties are fiduciary – I am legally bound to act in your best interest. We’ll formalize our partnership through an “Authority to Sell” (ATS) and a “Real Estate Broker Commission Agreement.” The ATS is legally mandated and defines the scope of my work, commission, and whether it’s an Exclusive or Non-Exclusive authority. An Exclusive ATS often leads to a more focused and quicker sale due to incentivized marketing investment.
Commissions typically range from 3% to 6% of the selling price, paid by the seller upon successful sale. This is negotiable and serves as my incentive to achieve your best outcome.
Table 1: Key Terms in a Listing Agreement/Authority to Sell
|
Term |
Description |
Details |
|
Type of Authority |
Exclusivity of the broker’s right to sell. |
Exclusive vs. Non-Exclusive |
|
Commission Rate |
Broker’s fee, paid by seller. |
3%-6% of the selling price |
|
Duration |
Period broker markets property. |
3-6 months (negotiable) |
|
Protection Period |
Ensures commission for buyers introduced during the term. |
Typically, 6 months post-expiry |
|
Notarization |
Required for real property ATS. |
Mandatory |
Property Valuation and Essential Documentation
Determining the optimal selling price involves market analysis (CMA), property condition, location, and professional appraisal. In the Philippines, BIR Zonal Values (ZV) and Fair Market Value (FMV) are critical as taxes (CGT, DST) are based on the highest of the selling price, ZV, or FMV per Tax Declaration. Understanding these valuations is key to a tax-optimized pricing strategy.
Table 2: Essential Documents from Seller
|
Document |
Purpose |
|
Original TCT/CCT |
Proof of ownership. |
|
Latest Tax Declaration |
Property’s assessed value/classification. |
|
Latest RPT Receipts/Clearance |
Proof of paid property taxes. |
|
Certified True Copy of Title |
Verifies ownership, checks encumbrances. |
|
Authority Letter to Transact |
Authorizes broker to get documents. |
|
Seller Disclosure Forms |
Details known property issues. |
Proactive document gathering is crucial for a smooth transaction and builds buyer confidence.
Enhancing Property Appeal and Disclosure
Strategic property preparation significantly impacts buyer perception. This includes addressing repairs, decluttering, deep cleaning, depersonalization, professional staging, enhancing curb appeal, and maximizing natural light. A pre-listing inspection can identify issues proactively.
Full disclosure of all known material facts and latent defects is a legal obligation and a critical shield against future liability. This includes structural issues, legal encumbrances, zoning restrictions, environmental hazards, and HOA details. Transparency builds trust and facilitates a smoother sale.
Marketing and Buyer Engagement: Attracting the Right Offers
With preparations complete, we will launch a targeted marketing campaign to attract qualified buyers. This involves a strategic mix of online and offline methods, followed by expert management of offers and negotiations to secure the best possible outcome for you.
Strategic Property Marketing in the Philippines
A strong marketing strategy increases exposure, attracts the right audience, accelerates sales, and maximizes value. With over 90% of buyers searching online, a digital presence is key.
Online Platforms I Utilize: Lamudi, Property24, ZipMatch, Dot Property, and others like Zillow (via aggregated listings), Redfin, OnePropertee, MyProperty.ph.
Effective Digital Techniques: Professional high-quality photos/videos, Matterport 3D scans, virtual tours, compelling property descriptions, and social media promotion (Facebook, Instagram, LinkedIn). Live vlogs and drone shots can also be employed.
Offline Strategies: “For Sale” signs, flyers, and word-of-mouth networking.
During viewings, strict protocols are followed to protect your property and privacy, ensuring a professional experience.
Managing Offers and Negotiation
Once offers are received, I present them promptly and guide you through responses: reject, ignore, accept, or counteroffer. An accepted offer/counteroffer becomes a binding contract.
My Negotiation Strategies Include:
- Deep market knowledge and data-backed claims.
- Active listening to understand buyer motivations.
- Strategic use of contingencies.
- Preparedness to compromise while prioritizing your “must-haves.”
- Leveraging inspection results effectively.
- Expertly handling multiple offer scenarios to maximize terms and minimize risk.
Due Diligence, Appraisal, and Inspection Phases
Buyer’s Due Diligence: This is crucial for title security, regulatory compliance, and financial viability. It involves site visits, surveys, structural assessments, and contract reviews (Contract to Sell vs. Deed of Absolute Sale). Notarization and registration of the Deed of Sale are key.
Home Inspection: I coordinate this process, provide documentation, set your expectations, attend if needed, review the report with you, and advise on negotiations or repairs.
Appraisal: This determines fair market value for lenders. I facilitate access, provide comparables, and help address low appraisals. My goal is to ensure an objective valuation that supports our agreed price.
Closing the Sale and Post-Sale Responsibilities
The final phase involves the legal and financial culmination of the sale. As your broker, I will ensure a smooth, compliant, and secure closing, guiding you through the necessary steps and your post-sale obligations.
The Closing Process: From Agreement to Title Transfer
Closing (or escrow) is intricate. An escrow account with a neutral third party may be used to hold funds and documents until all conditions are met. Title search and insurance are vital for legal protection. Hiring an attorney is highly recommended for reviewing documents and ensuring legal soundness.
Key Steps to Transfer Title in the Philippines:
- Preparation & Execution of Deed of Sale: Agreement on terms, lawyer prepares Deed, signed by parties.
- Notarization: Deed of Sale MUST be notarized to be a public document.
- Payment of Taxes & Fees:
- Capital Gains Tax (CGT): 6% (typically seller).
- Documentary Stamp Tax (DST): 1.5% (negotiable, often buyer/shared).
- Transfer Tax (LGU): 0.50%-0.75% (typically buyer).
- Registration Fees (Registry of Deeds): Varies (typically buyer).
- Notarial Fees: 0.5%-1% (negotiable).
- Real Property Tax (RPT): Seller pays up to sale date.
- BIR Clearance (CAR/eCAR): Certifies taxes are paid, required for title transfer.
- Register with Register of Deeds (ROD): Submit all documents; ROD issues new TCT in buyer’s name.
- Obtain Updated Tax Declaration: Buyer updates with Assessor’s Office.
Post-Sale Responsibilities for Sellers
Your main post-sale tasks include settling outstanding tax obligations (like RPT) up to the sale date, coordinating utility disconnections and final bills, and ensuring the property is vacated as agreed. In case of contract cancellation, specific laws like the Maceda Law may apply. Maintaining meticulous records of the entire transaction is crucial for any future reference.
My Commitment: The Indispensable Value of a Seller’s Broker
Selling real estate in the Philippines demands a strategic, informed, and legally compliant approach. My comprehensive service ensures you are well-equipped to navigate these complexities, from understanding market dynamics and regulatory frameworks to strategic pricing, effective marketing, skilled negotiation, and meticulous handling of the closing process.
Table 3: My Responsibilities as Your Seller’s Agent
| Phase | Key Broker Responsibilities |
| Initial Engagement & Strategic Preparation | Personalized consultations; CMA for optimal pricing; Advice on property prep (repairs, staging); Guide document gathering. |
| Formalizing Partnership & Launching Listing | Explain/facilitate listing agreement; Gather disclosures; Craft compelling listings; Implement advanced marketing; Schedule showings. |
| Managing Offers & Strategic Negotiation | Facilitate showings; Receive/evaluate offers; Counsel on responses; Employ expert negotiation strategies; Manage multiple offers. |
| Due Diligence & Valuation Confirmation | Coordinate/oversee inspection; Review report/advise; Facilitate appraisal; Guide through due diligence. |
| Escrow & Seamless Closing | Guide through escrow; Oversee title search/insurance; Monitor buyer’s loan; Represent at walk-through; Attend closing. |
By adhering to these principles, I empower you to navigate complexities, maximize returns, and ensure a legally binding and efficient transaction. Contact me now, your trusted partner-broker here in the Philippines.