PH property sector’s 2026 outlook mixed

Expect a “mix of headwinds and tailwinds“ in the Philippine property sector in 2026, said Joey Roi Bondoc, director and head of research at real estate services and investment management firm Colliers Philippines.

On the upside, the Metro Manila office market is showing signs of recovery and will improve next year, Bondoc pointed out, noting the recovery will be driven by IT-BPM firms and traditional corporate occupiers.

Other forecasts, according to Bondoc:

From 2026 to 2028, about 350,000 sq m of new office space will be delivered — significantly lower than pre-pandemic levels, but ensuring manageable supply.

Prime central business districts (CBDs) such as Makati and Bonifacio Global City will lead rental recovery, while flexible workspaces will expand aggressively in Cebu, Pampanga, and Iloilo, supporting decentralization and business continuity strategies.

Unsold houses

On the downside, as of the third quarter, the Metro Manila residential sector had over 30,000 unsold, ready-for-occupancy units for which real estate developers offered promos such as extended payment terms and rent-to-own schemes to increase mid-income sales amid elevated mortgage rates.

However, the C5 Corridor and Katipunan areas continue to draw buyers, with take-up rates reaching up to 100 percent for select projects.

Industrial estate, hotel markets

Central Luzon is seen to dominate the industrial estate market. Colliers projects 870 hectares of industrial land to be delivered from 2026 to 2028, quadruple the pipeline of Southern Luzon.

Despite low foreign visitors, the country’s hotel market benefits from domestic tourism and various meetings, incentives, conferences, and exhibitions (MICE).

Over 3,000 new hotel rooms are to be completed in 2026 in Makati and the Manila Bay Area, Bondoc said.

The retail property trends remain strong, with Metro Manila vacancy to fall below 10 percent by end-2026. Foreign brands and aggressive mall refurbishments are driving demand, while developers expand outside Metro Manila into Cebu, Bacolod, and Davao.

To achieve growth, developers must embrace diversification, invest in emerging growth corridors, and leverage technology-driven solutions to stay competitive amid shifting demand patterns, Bondoc advised.

“To thrive in this cyclical market, developers must future-proof strategies — diversify portfolios, invest in suburban growth corridors, leverage industrial expansion, and embrace flexible workspace solutions. Capitalizing on retail refurbishments and innovative residential promos will be key to staying competitive in the evolving Philippine real estate market,“ Bondoc said.

Source: Manila Times

Who Is an Innocent Purchaser for Value?

Imagine this: you are the rightful owner of a piece of land. One day, you discover that a distant relative has forged your signature on a deed of absolute sale and managed to secure a new title in their own name. Before you can react, they sell the property to someone else — a third party.

You rush to city hall for advice, only to be told that you can’t recover the land because the new buyer is an innocent purchaser for value.

At first, this sounds absurd. How could you lose your property because of someone else’s forgery? But the answer lies in how the Philippines’ land registration system — the Torrens system — works.

Forgery Transfers No Ownership

Let’s start with a basic principle: a forged deed of sale is void from the very beginning.

Under Philippine law, a contract signed without a person’s real consent has no legal effect. In other words, the forger acquires nothing — and since they have nothing to sell, any sale they make is also void.

So, in theory, you remain the rightful owner.

The Torrens System and the Innocent Buyer

However, the Philippines uses the Torrens system of land registration, which prioritizes the security and reliability of land titles.

Under this system, people are allowed to rely on what appears on the face of the title. If someone buys a property in good faith — believing the title is genuine and clean — the law gives them protection, even if a previous deed was forged.

This type of buyer is called an innocent purchaser for value.

What Makes a Buyer “Innocent”?

A person qualifies as an innocent purchaser for value if they:

• Paid a fair price for the property;

• Checked the title and found it free from any liens, disputes, or defects; and

• Had no knowledge or suspicion that something was wrong with the transaction.

If these conditions are met, the buyer’s title is protected — even if the seller obtained it through fraud or forgery.

That’s why your city hall contact said you might not be able to recover the property. The Torrens system protects the integrity of the buyer’s title, even at the expense of the original owner.

When the Buyer Is Not Innocent

Not all buyers can hide behind the label of “innocent purchaser.”

If the third person knew or should have known that something was wrong — such as a suspiciously low price, a hurried sale, or rumors of family conflict — then they are not considered innocent.

Courts require buyers to act in good faith and with reasonable diligence. If they ignored warning signs, they lose their legal protection, and the true owner can demand the land back through reconveyance or annulment of title.

The Owner’s Remedies

If you find yourself in this situation:

1. Gather all your documents — your original title, tax declarations, tax receipts, and proof that you never sold the land.

2. File a civil case for Annulment of Title and Reconveyance, and a criminal case for Forgery or Falsification against the forger.

3. If the court rules that the buyer was truly innocent, your remedy shifts to claiming compensation from the Assurance Fund under Section 96 of Presidential Decree No. 1529.

An innocent purchaser for value is someone who buys a property in good faith, for fair consideration, and without notice of any defect in the title.

While forgery never transfers ownership, the Torrens system protects innocent buyers to maintain confidence in land transactions.

That means if your property ends up in the hands of such a buyer, you may lose the land itself — but not your right to seek justice and compensation from the real culprit.

Source: Ziggurat Real Estate

Who can seek assistance of PAO?

In the Philippines, the Public Attorney's Office (PAO) provides free legal assistance to individuals who meet specific criteria. PAO services are generally available to indigent persons, or those who cannot afford to hire private lawyers. Here are the key groups who can seek assistance from PAO, along with the requirements:

 Who Can Seek PAO Assistance?

1. Indigent Individuals:

   - Persons whose net income does not exceed the following ceilings based on the 2021 PAO Revised Operations Manual:

     - Metro Manila: ₱24,000/month

     - Other Cities: ₱22,000/month

     - Other Municipalities: ₱20,000/month

   - The income ceilings may be adjusted periodically, so checking with PAO is advised.

2. Overseas Filipino Workers (OFWs):

   - PAO can assist OFWs in specific cases, such as those involving labor disputes or repatriation.

3. Abused Women and Children:

   - Under Republic Act No. 9262 (Anti-Violence Against Women and their Children Act), PAO provides legal assistance to victims of abuse, regardless of financial capacity.

4. Senior Citizens:

   - Senior citizens may avail of PAO services, especially in cases related to abuse or disputes over benefits, subject to certain requirements.

5. Persons with Disabilities (PWDs):

   - PAO provides legal services to PWDs, particularly in cases involving their rights and welfare.

6. Victims of Human Rights Violations:

   - Individuals who have been victims of government abuses or other forms of human rights violations may seek assistance from PAO, regardless of financial status.

 Requirements for Seeking PAO Assistance

1. Proof of Indigency:

   - To qualify for free legal assistance, an applicant must present a Certificate of Indigency from the barangay or Income Tax Return (ITR), if applicable, to demonstrate that they meet the income threshold.

2. Valid Identification:

   - Applicants are usually required to present a valid government-issued ID (e.g., voter’s ID, SSS, PhilHealth).

3. Documents Related to the Case:

   - For specific legal issues, applicants may need to present supporting documents like complaints, summons, or legal notices.

4. Special Cases (e.g., Senior Citizens, Victims of Abuse):

   - Individuals who do not meet the income requirements but fall under specific categories like victims of abuse or human rights violations may also avail of PAO’s services, subject to certain proof of their situation (e.g., police reports for abuse victims).

PAO lawyers may also provide assistance in cases of criminal defense, civil cases, labor disputes, administrative cases, and other matters involving public interest. However, PAO does not represent clients in cases where there is a conflict of interest with the government.

Source: Ziggurat Real estate