Philippines Extends Foreign Land Leases to 99 Years in 2026 — New Rules for Overseas Investors
Philippines extends foreign land leases to 99 years in 2026 while maintaining 40% condo ownership cap.
Effective January 2026, the Philippines has formally extended foreign land lease terms from a maximum of 50 years to 99 years, while maintaining the 40% foreign ownership cap on condominium units. This policy change, part of an update to the Investors' Lease Act, aims to attract more foreign capital into the Philippine real estate market and economic development.
The amended Investors' Lease Act extends lease terms from 25+25 years to 99 years, aiming to provide long-term stability for foreign investors while encouraging capital investment in the Philippine economy.
Impact on Overseas Chinese Investors
The Philippines' 2026 land lease reform carries significant implications: the 99-year lease term elevates the Philippines alongside Thailand and Malaysia as competitive destinations. However, investors should note the 40% foreign cap per project and evaluate potential oversupply risks in certain Metro Manila segments.