5-Step Guide on Title Transfer in the Philippines (Update 2026)
Cebu remains one of the most attractive real estate markets in the Philippines. With high-rise residential and tourism & hospitality infrastructure developments, growing business districts, and sustained local and foreign investments, real property deals remain strong in 2026.
However, full ownership of real property purchased does not stop with full payment or the signing of a Deed of Absolute Sale. Full ownership is legally transferred only after the land title is transferred and a new Tax Declaration is issued in the buyer’s name.
This guide walks you through the 5-Step Title Transfer Process in the Philippines, based on actual transactions handled by MC dela Fuente Realty in Cebu, Philippines.
Step 1: Notarization of the Deed of Absolute Sale
Notarization establishes the legal sale date and effectivity period for all tax sale deadlines.
Required Documents
- Six (6) original copies of the Deed of Absolute Sale
- Valid government IDs of the buyer and seller
Important 2026 Reminders
- A lawyer requires the personal appearance of both the seller(s) and the buyer(s) during the notarization of the Deed of Absolute Sale.
- Capital Gains Tax (CGT): payable within 30 days from notarization
- Documentary Stamp Tax (DST): payable on or before the 5th day of the following month
- The notarial fee must be at least 1,000 pesos (Php 1,000).
Step 2: BIR Processing and Issuance of eCAR
The Certificate Authorizing Registration (eCAR) confirms that all transfer taxes have been paid.
Filed at: BIR RDO where the property is located
Complete Requirements
- Notarized Deed of Absolute Sale and Official Receipt from the notary public
- Acknowledgement receipt of proceeds of sale
- Certified True Copy of Title with receipt
- Latest Tax Declarations (Land and Building)
- Tax Clearance
- Certificate of No Improvement (if vacant land)
- Vicinity Map
- BIR Forms 1706, 2000-OT, 0605 (validated)
- Photocopies, (2) government-issued IDs of the Seller, Buyer, & Authorized Representative with three specimen signatures.
- TIN verification slips, Buyer/s & Seller/s
- A duly notarized Secretary’s Certificate or Board Resolution authorising the sale or purchase of the real property and indicating the full name, official position of the authorised signatory to the Deed of Sale, if the seller or buyer is a corporation:
- Property Management Certificate if the property is within a subdivision or condominium building.
- If the Buyer is not personally processing the transaction, a notarized Original Special Power of Attorney (SPA) issued by the Buyer, authorizing the designated representative to process the transfer of title with the Bureau of Internal Revenue (BIR), Registry of Deeds (RD), and the City or Municipal Assessor’s Office.
eCAR Timeline:
Under BIR Memorandum Order No. 15-03, eCARs should be released within 5 working days upon complete submission. In actual reality takes 10-15 days upon complete submission of documents.
Step 3: Payment of Transfer Tax (City Treasurer)
Transfer Tax is a local government requirement before title registration.
Documents Required:
- Notarized Deed of Sale
- Latest Tax Declaration
- Real Property Tax receipts
- Tax Clearance
- eCAR (if released)
Tip Transfer Tax deadlines: 60 days after notarial. Rates may vary by city; LGU ordinances in 2026.
Step 4: Registration with the Register of Deeds
This step cancels the seller’s land title and results in the issuance of the buyer’s new Transfer Certificate of Title (TCT).
Documents to submit
- Owner’s Duplicate Title
- Transfer Tax Official Receipt
- eCAR and BIR-stamped documents
- Corporate authorizations (if applicable)
Timeline (2026)
- Citizen’s Charter: 30 working days. The status update can be viewed from the LRA website.
- Actual processing: 3–6 months, with follow-ups
Important Reminders:
- Before proceeding to Step 5, request:
- Certified True Copy of the New Title
- Certified True Copy of the Deed of Absolute Sale
- Certified Copy of the eCAR
Step 5: Issuance of New Tax Declaration
The Tax Declaration establishes the buyer as the taxpayer of record.
Documents
- Certified True Copy of New Title
- Certified Deed of Sale
- Certified eCAR
- Transfer Tax receipt
- Lot Plan, property photos
- Certificate of No Improvement (if applicable)
Cebu Experience
Release typically within 5-10 working days once complete.
Common Mistakes to Avoid in Title Transfer (2026 Update)
- Missing tax deadlines results in penalties & surcharges.
- Incomplete or inconsistent documents
- Invalid SPAs
- Relying on unlicensed fixers or “bribery”:
- Missed tax deadlines
- Avoids costly errors and delays
- Frequent follow-ups in the Government Offices
Avoid the possibility of costly mistakes.
MC dela Fuente Realty processes FREE title transfer for buyers who purchase through us—requesting only reimbursement of government fees.
Or if you are a buyer about to purchase a property in Cebu, you may avail of our Land Title Transfer Services. We provide step-by-step guidance on the exact documents you must secure from the seller before releasing full payment, making sure the title can be transferred to the new owner immediately.
MC Dela Fuente Realty has been in the real estate business since 1997 and offers other real estate-related services.
Other Real Estate Services we offer in Cebu
- Land Title Transfer
- Estate Tax: Extrajudicial Settlement among Heirs
- Real Estate Property Appraisal
- Yearly Real Property Tax Payment
- Reissuance of Lost Owner’s Duplicate Copy of the Title
- Registration and Cancellation of Mortgage Annotation
- Land Title Due Diligence (Verification of Title, Tracing back of Ownership; Technical Description of the Title)
- Property Land Survey
- Project Selling (House & Lot, Vacant Land, Condominiums, Townhouses, and Memorial Lots)
Ma. Corazon A. dela Fuente
Licensed Real Estate Broker in Cebu, Philippines since 1997
REB License #: 0006953
PTR #: 3595138
DHSUD #: CVRFO-B-12/18-0673
Estate Tax Processing Service In Cebu
Need a Professional Real Estate Service Provider to process your Estate Tax Settlement anywhere in Cebu? Worry no…
How Quick Can a Property Be Sold, within 1 Month, a Year, or More?
When selling a property, several factors can influence how quickly it sells in the market. Reasonable Price One…