top of page
  • Writer: Ziggurat Realestatecorp
    Ziggurat Realestatecorp
  • Apr 19
  • 5 min read

Half of Filipino adults had formal financial accounts in 2025, with gains recorded among the youth and women, a Bangko Sentral ng Pilipinas (BSP) survey showed.



According to the BSP’s 2025 Consumer Finance and Inclusion Survey (CFIS) released this week, 50% of Filipino adults owned bank, e-wallet, and other types of transaction accounts in 2025, down from 56% in 2021.


“This was partly driven by a decrease in transaction accounts linked to loans, particularly from microfinance institutions and cooperatives. This trend was consistent with the lower incidence of borrowing from these institutions,” the central bank said.


Adults with accounts with microfinance institutions and cooperatives went down to 5% and 2% last year, respectively, from 9% and 5% in 2021, the data showed.


“This decrease was aligned with lower loan incidence in these institutions: microfinance NGOs (nongovernment organizations) from 10% in 2021 to 6% in 2025, and cooperatives from 4% to 1% over the same period.”


Meanwhile, ownership of e-money and bank accounts remained steady at 36% and 23%, respectively.


At the household level, account ownership continued to grow, with 85% of households having at least one account in 2025, up from 74% in 2024, data from the BSP’s Consumer Expectations Survey (CES) showed. “While account ownership is uneven individually, household-level access is strong… This suggests that many families rely on shared financial access rather than individual account ownership.”


The BSP noted that women have surpassed men in ownership of more sophisticated accounts like bank accounts, which shows greater gender parity. Bank account ownership among Filipino women increased to 25% in 2025 from 20% in 2021, while men’s share stood at 22% last year versus 26% over the same period.


“Filipino women have consistently recorded higher account ownership than men since 2017, driven by the support of microfinance NGOs and in recent years, the expansion of e-money wallets and bank accounts,” it said.


“Beyond gender differences, disparities persist across income, education, and geography. Higher-income, better-educated adults are significantly more likely to own accounts. Regional differences remain pronounced, with urbanized regions showing higher ownership than predominantly rural areas.”


Account ownership among young adults aged 15 to 19 also rose to 34% in 2025 from 27% 2021, the central bank said, showing financial inclusion gains.


E-money was the main driver of account ownership at both the individual and household levels.


Digital finance also continues to grow as 62% of households said they used electronic devices for online financial transactions in 2025, rising from 53% in 2024, according to the CES.


This was driven by high levels of smartphone ownership, which rose to 86% in 2025 from 81% in 2021. The survey also showed that in 2025, 89% of Filipino adults said they use the internet, up from 77% in 2021, with over half (55%) doing so via mobile data.


“The BSP continues to work with government, private sector, and development partners under the National Strategy for Financial Inclusion 2022 to 2028 to broaden access to financial services. These efforts promote digitalization, financial literacy, consumer protection, and trust in the formal financial system, helping improve the financial health of all Filipinos.”


BORROWING, INVESTMENT


Meanwhile, the report also showed that formal borrowing is now more common than informal borrowing, showing progress toward “safer and more regulated” credit markets.


“While fewer Filipino adults are borrowing, at 25% in 2025 from 45% in 2021, the source of borrowing shifted from informal lending sources to safer and more regulated formal loans. In 2025, 16% of the total adult population borrow from formal channels such as banks, while only 10% relied on informal lenders. This marks a reversal from 2021, when informal borrowing was more common,” the BSP said.


Microfinance institutions remained the primary source of loans, but online lending platforms have also expanded their reach as more borrowers prioritize fast loan processing and approval. Other important borrowing considerations are repayment period, interest rate, and ease of application.


“Personal loans are the most common, followed by salary loans, multipurpose loans, and business loans. Many continue to rely on borrowing to meet basic needs such as food, education, and health expenses,” the BSP said.


“Most borrowers demonstrated sound repayment behavior, with a majority paying on time or ahead of schedule. However, a sizable minority reported difficulty in repayment.”


Meanwhile, overall insurance coverage and pension participation among Filipino adults continues to be largely driven by government-led schemes. Voluntary insurance uptake remains limited, especially among lower-income and less-educated groups, it said.

The data also showed that only 23% of adults reported having an investment in 2025, down from 36% in 2021.


“Overall investment participation declined compared with earlier years, and voluntary investment activity remains low, reflecting constrained disposable income and limited risk appetite among many adults,” the central bank said. “Investment participation is concentrated among higher-income, better-educated, and older adults, with motivations centered on achieving life goals and preparing for emergencies.”


Progress was also seen in several aspects of financial health, but it noted that low income and less educated individuals remained vulnerable in terms of stability. “Challenges persist in emergency preparedness and in maintaining adequate liquidity to manage potential income shocks.”


LITERACY GAINS


Despite this, Filipinos’ financial literacy and capability have improved, the report showed.

In 2025, 74% of the surveyed adults were able to correctly answer at least half of the six financial literacy questions, improving from 69% in 2021. “Understanding of risk and diversification is relatively strong, while knowledge of interest rates — particularly compound interest — continues to lag,” the BSP said.


Meanwhile, 86% said they have a personal budget, but financial confidence remains limited, with only 43% of adults feeling satisfied with their current situation.


“This shows that financial control does not always translate into financial confidence or resilience. When given extra funds, households prioritize emergency savings and family support, reflecting strong social values but also highlighting limited capacity for formal saving and investment.”


Awareness of financial products and services is also high, with increased interest seen for virtual assets. “Filipinos also demonstrate strong financial security awareness. Around 78% avoid sharing personal information online, while 64% verify if financial institutions are regulated before transacting,” the BSP added.


Most are also aware of their consumer rights, it said.


The 2025 CFIS has 8,784 completed interviews of adult respondents aged 15 years old and above across all regions of the Philippines, The survey was conducted from Feb. 16 to July 24, 2025.


“The 2025 CFIS highlights that financial inclusion in the Philippines has achieved broad reach, particularly through digital channels and household-level access. However, the findings also make clear that access alone is insufficient,” the BSP said.


“Sustained efforts are needed to deepen usage of financial products and services beyond transaction accounts, improve financial capability, and enhance consumer protection.”


 
 
 

The License to Sell (LTS) is one of the most important documents in Philippine real estate, yet in 2026 it has quietly become a bottleneck for both housing supply and sales. Developers in Cebu and other key markets are now publicly urging the Department of Human Settlements and Urban Development (DHSUD) to fast‑track LTS releases, warning that slow approvals are delaying project launches, cash flow, and the delivery of badly needed housing units. For buyers, especially OFWs and first‑time homeowners, these bureaucratic delays can translate into longer waits, greater uncertainty, and higher risk if they commit to projects that are not yet fully cleared.


What the License to Sell actually does


An LTS is not a mere formality; it’s the government’s way of confirming that a project meets minimum legal, technical, and financial requirements before it can be sold to the public.

In practical terms, a valid LTS means:

  • The developer has submitted and secured key permits (development permits, zoning clearances, environmental approvals where required).

  • The project’s plans and specifications have been reviewed and accepted by DHSUD.

  • The developer is authorized to advertise, accept reservations, and sign contracts to sell for that specific project.

Without an LTS, any “selling” activity is essentially premature, and buyers who enter into deals at that stage are taking on unnecessary regulatory risk.


Why developers are pushing DHSUD to move faster


Recent reports highlight that developers—particularly in Cebu—are raising concerns over the slow release of LTS for new projects. These delays have several knock‑on effects:

  • Capital and cash‑flow strain:Developers cannot legally sell units without an LTS, which means they may have land and early works financed but no revenue coming in. This weakens their ability to fund construction and may delay subsequent phases.

  • Housing backlog pressure:When LTS approvals drag, projects that could add supply to the market are stuck in the pipeline. For a country with a multi‑million‑unit housing backlog, every month of delay compounds the shortage.

  • Higher project risk:Longer pre‑revenue periods raise carrying costs (interest, taxes, overhead), which can in turn pressure developers to increase prices later or cut corners to recover margins.

From the developer’s side, the call is simple: streamline LTS processing so legitimate projects can launch and deliver units on schedule.


Risks for buyers when LTS is delayed


For Filipino buyers and OFWs, LTS delays create both risk and opportunity. The risks are more obvious:

  • Regulatory uncertainty:Buying into a project that still has no LTS means you’re betting that all the permits, clearances, and technical requirements will eventually be approved. If DHSUD later finds issues, approvals can be slowed or conditions may change.

  • Longer waiting times:Even when marketing has started, a project with pending LTS may see delays in actual construction schedules and turnover dates, affecting families who are timing moves, rentals, or business plans around the new unit.

  • Weaker negotiating position:If you’ve paid a reservation fee before LTS is officially out, your leverage to renegotiate or cancel can be weaker, especially with less reputable developers.

Because of this, a “DHSUD‑aware” buyer should always treat the LTS as non‑negotiable due diligence, not an optional document.


How smart buyers should adjust in 2026


Given the current environment, here are practical moves for buyers:


1. Always verify the LTS before committing


  • Ask the developer or agent for the exact LTS number and project name.

  • Check against DHSUD regional office or official online channels if available.

  • Be wary of phrases like “for processing” or “almost approved” without proof.

If the project doesn’t have LTS yet, treat your reservation as high‑risk money and avoid paying large sums up front.


2. Favor developers with strong compliance track records


  • Established developers with a history of on‑time LTS issuance and turnover are generally safer.

  • For smaller or newer players, demand more documentation and be more conservative with unit choice and payment structure.

Developer risk is now as important as location risk.


3. Negotiate timelines and protective clauses


  • For projects with pending LTS, negotiate for:

    • Refundable reservation fees if LTS is not issued within a specific period.

    • Clear clauses around turnover dates and remedies for delays.

  • This is particularly important for OFWs who are timing deployment, schooling of kids, or retirement plans around specific turnover years.


Implications for developers and investors


For developers, the current LTS bottleneck is a signal to upgrade internal processes and regulatory strategy:

  • Pre‑emptive compliance:Getting all technical and documentary requirements complete and clean before submission can reduce back‑and‑forths with DHSUD and shorten turnaround times.

  • Better buyer communication:Transparent updates on LTS status build trust. Silence erodes confidence, especially among more informed buyers and OFWs.

  • Staggered project phasing:Structuring project launches to align with realistic LTS timeframes can reduce capital strain and prevent over‑promising on turnover.

For investors (especially those eyeing developer stocks or REITs), LTS delays can be a leading indicator of which developers manage regulatory risk well and which ones may face bottlenecks in launching new inventory.


How this might reshape the 2026–2027 housing landscape


If LTS delays persist without reforms, the effects could include:

  • Slower rollout of new subdivisions and mid‑market condos in growth areas like Cebu, Davao, and parts of Luzon.

  • Increased pressure on existing inventory, particularly in well‑regulated, popular townships and established projects.

  • Greater differentiation between compliance‑strong, capital‑strong developers and smaller, under‑capitalized players.

On the other hand, if DHSUD responds by streamlining internal processes, digitalizing workflows, and clarifying standards, LTS can move from being a bottleneck to a quality filter that boosts confidence in compliant projects.


 
 
 
  • Writer: Ziggurat Realestatecorp
    Ziggurat Realestatecorp
  • Apr 16
  • 4 min read

Overseas Filipino Workers (OFWs) remain one of the most powerful drivers of Philippine real estate demand. In 2026, that influence is being reshaped by new rules that regulate remittance fees, improve transparency in foreign‑exchange conversion, and strengthen financial‑protection safeguards. For Filipino buyers and OFWs, this means lower hidden costs, clearer conversion rates, and a more predictable foundation for property‑buying decisions.


What’s changing in 2026


A proposed OFW remittance protection framework is moving toward final implementation in 2026, with core goals focused on:

  • Capping remittance fees charged by banks and money‑transfer operators, so a larger share of every dollar sent actually reaches the family in pesos.

  • Requiring clear disclosure of the Philippine peso equivalent before the transfer is completed, eliminating “phantom” FX losses.

  • Banning unauthorized deductions from OFW remittances before the funds land in the beneficiary’s account.

  • Introducing financial‑protection and literacy programs tailored for OFWs and their families, especially around managing abroad‑earned income at home.

The thrust of the policy is straightforward: treat remittances as a core pillar of household and national financial stability, not just a routine transaction.


How this affects OFW property‑buying power


For OFWs, every peso that stays in the transfer directly boosts their effective purchasing power in the Philippine property market.

  • Lower fees mean more net PHP per dollar:If a typical remittance loses less to fees and opaque FX spreads, the net amount received in pesos goes up. That can translate into larger down payments, shorter loan terms, or the ability to move up in price bracket or location.

  • Predictable peso amounts support better budgeting:When OFWs can see the exact peso value before sending, they can plan home loans, condo payments, and maintenance budgets with far more confidence.

  • Stable, foreign‑currency‑linked income matters in a peso market:Because OFW remittances usually come in stronger currencies (dollars, dirhams, ringgit, etc.), even small improvements in FX transparency sharpen their advantage in a peso‑denominated property market.

In practice, an OFW sending the same gross amount in 2026 may be able to stretch that money further than in previous years—especially if they choose the right channels and plan ahead.


Who benefits from the new rules


Several groups in the Philippine real‑estate chain stand to gain from more transparent OFW remittances.

  • OFW buyers and their families:Lower hidden costs and clearer FX terms make it easier to compare payment plans, developers, and locations without worrying about surprises after the conversion.

  • Banks and housing‑finance programs (e.g., Pag‑IBIG):More traceable, regular remittance flows can serve as stronger proof of income for mortgages and housing loans, potentially improving approval odds and supporting better terms.

  • Developers and REITs targeting OFWs:With remittances growing in both volume and transparency, OFW‑linked demand becomes more predictable, which supports rental and occupancy assumptions for mid‑range condos, family homes, and provincial units.

The new rules essentially strengthen the plumbing of the entire OFW‑linked property ecosystem, making remittances a more reliable engine of demand.


How OFWs and families can maximize buying power


To turn these new rules into real‑estate advantage, OFWs and their families should focus on practical, disciplined steps.

1. Track net remittance amounts

  • Keep a simple record of how much you send versus how much the family receives in pesos, including FX impact.

  • Use this “net‑in‑hand” figure as the base for your monthly budget, not the gross amount sent.

This discipline helps avoid over‑leveraging just because the originating currency feels strong abroad.

2. Choose regulated, transparent channels

  • Prefer banks, BSP‑supervised remittance providers, and reputable digital platforms that clearly post fees and FX rates.

  • Avoid “too‑good‑to‑be‑true” offers that hide large spreads in the exchange rate.

A slightly slower but fully disclosed transfer is usually more valuable to a property buyer than a flashy, opaque one.

3. Align remittances with loan and payment cycles

  • Structure home loans or installment plans so due dates match typical remittance cycles (e.g., monthly or twice‑monthly inflows).

  • This reduces the risk of missed payments, penalties, or emergency borrowing when cash flow becomes lumpy.

OFWs with stable monthly paychecks benefit the most from this kind of alignment.

4. Use remittances as documented income

  • Many housing‑finance and developer programs already accept remittance records as part of OFW income documentation.

  • With clearer, more transparent remittance trails, OFWs can:

    • Qualify for higher loan ceilings.

    • Push for longer tenures or more favorable terms.

Treat remittances not just as “support money” but as a formal, structured income stream for real‑estate planning.


How developers and investors should position in 2026


For developers and long‑term investors, OFW‑remittance reforms create a more predictable, rule‑based demand base.

  • Pricing and affordability:With OFWs losing less money to fees, they can absorb slightly higher prices—or demand better locations and amenities—without changing their gross remittance levels.

  • Marketing and branding:Messaging can shift from generic “buy from abroad” themes to positioning projects as compatible with protected, predictable remittances, which resonates with family‑oriented, risk‑averse OFWs.

  • Portfolio mix:OFW‑focused projects near metro corridors, BPO‑linked provinces, and tourism‑adjacent areas are more likely to benefit from stable remittance‑linked demand than purely speculative plays.

In 2026, the projects that stand out are those that build around remittance transparency, stable cash flow, and clear family‑centric benefits, not just speculative price appreciation.


Conservative vs aggressive OFW‑property strategies


  • Conservative OFW buyers (saving for family homes or small rentals):

    • Use regulated, low‑cost channels and treat remittances as a fixed, monthly income stream.

    • Focus on stable, cash‑flowing units near family, schools, or work hubs rather than highly leveraged, high‑end bets.

  • Aggressive OFW‑investors (targeting rental portfolios or land banking):

    • Channel remittance savings into a structured property ladder: start with a smaller, manageable unit, then scale up using equity and refinancing once the portfolio is seasoned.

    • Consider diversifying into REITs or fractional‑ownership schemes if direct ownership feels too complex or risky.

Both approaches can coexist in a single portfolio: a core of stable, family‑oriented properties supported by a smaller, higher‑risk, higher‑growth slice.


Turning remittance rules into real estate advantage


The OFW remittance rules shaping up in 2026 are not just about consumer protection—they’re also about making remittances a more powerful, predictable engine of Philippine property demand. For Filipino families and OFWs, the key is to treat remittances as a serious, formalized income stream: track net flows, choose transparent channels, and align timing with mortgages and payment plans.


For developers and investors, the message is clear: projects that design around remittance transparency, stable OFW‑linked income, and family‑centric value will have a stronger edge in 2026 than those still relying on loose, undocumented expectations.


 
 
 

© Copyright 2018 by Ziggurat Real Estate Corp. All Rights Reserved.

  • Facebook Social Icon
  • Instagram
  • Twitter Social Icon
  • flipboard_mrsw
  • RSS
bottom of page