DPJ Realty

Paano bumili ng property with Pag Ibig?

💣 AKALA MO NAKABILI KA NG FARM LOT…
PERO BAWAL PALA I-BENTA SA’YO.

Ngayon, kaliwa’t kanan ang alok ng
𝙈𝙪𝙧𝙖. 𝘼𝙛𝙛𝙤𝙧𝙙𝙖𝙗𝙡𝙚. 𝙄𝙣𝙨𝙩𝙖𝙡𝙡𝙢𝙚𝙣𝙩 𝙣𝙖 𝙁𝙖𝙧𝙢 𝙇𝙤𝙩𝙨.

Mukhang magandang investment, ’di ba?
Perfect daw pang-retirement.

⚠️ 𝗣𝗘𝗥𝗢 𝗜𝗧𝗢 𝗔𝗡𝗚 "𝗗𝗜𝗥𝗧𝗬 𝗦𝗘𝗖𝗥𝗘𝗧" 𝗡𝗔
𝗛𝗜𝗡𝗗𝗜 𝗦𝗜𝗡𝗔𝗦𝗔𝗕𝗜 𝗡𝗚 𝗠𝗚𝗔 𝗔𝗚𝗘𝗡𝗧 𝗦𝗔’𝗬𝗢: 🤐

Karamihan sa mga binebentang subdivide
farm lots ay CLOA ang titulo.

At kung akala mo basta may "Deed of Sale" ka
ay safe ka na—𝙉𝘼𝙂𝙆𝘼𝙆𝘼𝙈𝘼𝙇𝙄 𝙆𝘼.

💣 𝗞𝗮𝗽𝗮𝗴 𝗖𝗟𝗢𝗔 𝗮𝗻𝗴 𝗹𝘂𝗽𝗮—
(𝗖𝗲𝗿𝘁𝗶𝗳𝗶𝗰𝗮𝘁𝗲 𝗼𝗳 𝗟𝗮𝗻𝗱 𝗢𝘄𝗻𝗲𝗿𝘀𝗵𝗶𝗽 𝗔𝘄𝗮𝗿𝗱)

❌ hindi basta-basta pwedeng ibenta
❌ hindi basta-basta malilipat
❌ at pwedeng NULL AND VOID ang bentahan

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💣 𝙀𝙩𝙤 𝙖𝙣𝙜 𝙝𝙞𝙣𝙙𝙞 𝙖𝙡𝙖𝙢 𝙣𝙜 𝙢𝙖𝙧𝙖𝙢𝙞:

1️⃣ 𝗠𝗔𝗬 “𝟭𝟬-𝗬𝗘𝗔𝗥 𝗥𝗨𝗟𝗘”
Kapag hindi pa lumalagpas ng 10 years
mula nang ma-award...

bawal pa itong ibenta.

2️⃣ 𝗞𝗔𝗜𝗟𝗔𝗡𝗚𝗔𝗡 𝗡𝗚 𝗗𝗔𝗥 𝗖𝗟𝗘𝗔𝗥𝗔𝗡𝗖𝗘
Hindi sapat ang notarized Deed of Sale.

Kapag walang approval ng DAR—
pwedeng walang bisa ang bentahan.

3️⃣ 𝗛𝗜𝗡𝗗𝗜 𝗟𝗔𝗛𝗔𝗧 𝗡𝗚 𝗙𝗔𝗥𝗠 𝗟𝗢𝗧—
PWEDE TAYUAN NG BAHAY

Agricultural pa rin ang classification.
Kaya may mga buyers na:

👉 hindi makakuha ng building permit
👉 hindi makapagpatayo
👉 at na-stuck sa “farm lot” na bawal galawin

4️⃣ 𝗠𝗔𝗥𝗔𝗠𝗜𝗡𝗚 𝗪𝗔𝗟𝗔𝗡𝗚 𝗟𝗜𝗖𝗘𝗡𝗦𝗘 𝗧𝗢 𝗦𝗘𝗟𝗟 (𝗟𝗧𝗦)
Mukhang subdivision project.

💣 Pero agricultural land pa rin pala.

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𝗛𝗔𝗥𝗗 𝗧𝗥𝗨𝗧𝗛:
Hindi porket:

✔ may bakod
✔ may resibo
✔ may Deed of Sale

💣 𝙖𝙮 𝙨𝙖𝙛𝙚 𝙣𝙖 𝙖𝙣𝙜 𝙡𝙪𝙥𝙖.

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𝗙𝗜𝗡𝗔𝗟 𝗟𝗘𝗦𝗦𝗢𝗡:
Bago ka bumili ng farm lot

👉 check the title
👉 verify sa DAR
👉 check kung may LTS
👉 alamin kung transferable ba talaga

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Wag magpadala sa ganda ng view
at mura ng hulog.

𝗧𝗮𝗻𝗱𝗮𝗮𝗻:
Ang lupang hindi malilipat sa pangalan mo ay hindi sa iyo.

💣 NAKABILI KA NG PORTION NG LUPA…
PERO HINDI MO MAPATITULUHAN.

Naku, baka akala mo dahil hawak mo ang
Deed of Sale, safe ka na.

𝗛𝗜𝗡𝗗𝗜 𝗦𝗔𝗬𝗢 𝗔𝗡𝗚 𝗟𝗨𝗣𝗔 𝗛𝗔𝗡𝗚𝗚𝗔'𝗧
𝗪𝗔𝗟𝗔 𝗞𝗔𝗡𝗚 𝗦𝗔𝗥𝗜𝗟𝗜𝗡𝗚 𝗧𝗜𝗧𝗨𝗟𝗢! 🔑

Paano ba i-hiwalay ang
portion mo sa Mother Title?

𝙄𝙩𝙤 𝙖𝙣𝙜 3 𝙀𝘼𝙎𝙔 𝙎𝙏𝙀𝙋𝙎:

1️⃣ 𝗪𝗔𝗚 𝗛𝗨𝗟𝗔-𝗛𝗨𝗟𝗔 𝗦𝗔 𝗦𝗨𝗞𝗔𝗧!
Kumuha ng Licensed Geodetic Engineer
(hindi lang basta surveyor).

Siya ang gagawa ng subdivision plan na
aaprubahan ng DENR at LRA para magkaroon
ka ng sariling "𝙏𝙚𝙘𝙝𝙣𝙞𝙘𝙖𝙡 𝘿𝙚𝙨𝙘𝙧𝙞𝙥𝙩𝙞𝙤𝙣."

2️⃣ 𝗔𝗬𝗨𝗦𝗜𝗡 𝗔𝗡𝗚 𝗣𝗔𝗣𝗘𝗟𝗘𝗦 𝗔𝗧 𝗧𝗔𝗫!
Kapag may approved plan na, gumawa ng
Deed of Absolute Sale na may
eksaktong sukat.

Bayaran ang Capital Gains Tax
at Doc Stamp sa BIR para makuha ang
CAR (Certificate Authorizing Registration).

3️⃣ 𝗧𝗔𝗞𝗕𝗢 𝗦𝗔 𝗥𝗘𝗚𝗜𝗦𝗧𝗥𝗬 𝗢𝗙 𝗗𝗘𝗘𝗗𝗦!
Dalhin ang lumang title para ma-cancel
ito at para ma-issue ang sarili mong
Transfer Certificate of Title (TCT) na sa
PANGALAN MO NA!

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💣 𝙆𝙪𝙣𝙜 𝙝𝙞𝙣𝙙𝙞 𝙞𝙩𝙤 𝙜𝙖𝙜𝙖𝙬𝙞𝙣—

👉 nakasabit ka pa rin sa titulo ng iba
👉 wala kang sariling ownership sa papel
👉 at pwedeng maipit ang proseso

💣 𝗛𝗮𝗿𝗱 𝘁𝗿𝘂𝘁𝗵:

Maraming bumibili ng “portion”
pero hindi nila alam kung paano ito mapapatituluhan.

𝘼𝙩 𝙠𝙖𝙥𝙖𝙜 𝙝𝙞𝙣𝙙𝙞 𝙣𝙖𝙥𝙖𝙜-𝙪𝙨𝙖𝙥𝙖𝙣 ‘𝙮𝙖𝙣 𝙨𝙖 𝙨𝙞𝙢𝙪𝙡𝙖—

👉 magkakaproblema sa titulo
👉 magkakaproblema sa gastos
👉 at minsan… hindi na natutuloy

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𝗠𝗮𝗿𝗮𝗺𝗶 𝗮𝗻𝗴 𝗻𝗮𝗲-𝗲𝗻𝗴𝗴𝗮𝗻𝘆𝗼 𝗯𝘂𝗺𝗶𝗹𝗶 𝗻𝗴 𝗹𝘂𝗽𝗮 𝗱𝗮𝗵𝗶𝗹 𝗺𝘂𝗿𝗮.

𝙋𝙚𝙧𝙤 𝙩𝙖𝙣𝙙𝙖𝙖𝙣:
hindi lahat ng mura ay safe.

Lalo na kung ang binili mo ay subdivided lot
pero 𝙣𝙖𝙠𝙖-𝙢𝙤𝙩𝙝𝙚𝙧 𝙩𝙞𝙩𝙡𝙚 𝙥𝙖 𝙧𝙞𝙣.

Mukhang okay sa una.

May sukat na.
May bakod na.
May pirma na.
May Deed of Sale pa.

𝘾𝙤𝙣𝙛𝙞𝙙𝙚𝙣𝙩 𝙠𝙖!

Pero may hindi ka alam.

𝗞𝗮𝗽𝗮𝗴 𝗻𝗮𝗸𝗮 𝗺𝗼𝘁𝗵𝗲𝗿 𝘁𝗶𝘁𝗹𝗲 𝗽𝗮 𝗮𝗻𝗴 𝗹𝘂𝗽𝗮:

❌ Wala ka pang sariling individual title
❌ Hindi pa fully independent ang lot mo sa batas
❌ Pwedeng hindi pa approved ang subdivision
❌ Pwedeng matagal pa ang proseso ng individual titling
❌ At kapag may problema sa mother title — damay ka

𝗛𝗮𝗿𝗱 𝘁𝗿𝘂𝘁𝗵:

Maraming murang lupa
ang binebenta na:

• Tax Declaration lang
• Rights lang
• Mother title pa
• Hindi pa subdivided legally
• Walang individual title

𝙈𝙪𝙠𝙝𝙖𝙣𝙜 𝙢𝙪𝙧𝙖.
Pero hindi pa malinaw
kung kailan lalabas ang titulo mo.

📌 𝗜𝗺𝗽𝗼𝗿𝘁𝗮𝗻𝘁𝗲𝗻𝗴 𝘁𝗮𝗻𝗱𝗮𝗮𝗻:

Tax Declaration is not a title.
Hindi ito sapat na proof of ownership.

At ang sabi nila na “𝙥𝙧𝙤𝙘𝙚𝙨𝙨𝙞𝙣𝙜 𝙥𝙖 𝙖𝙣𝙜 𝙥𝙖𝙥𝙚𝙡𝙚𝙨”
ay hindi garantiya na lalabas talaga ang titulo.

𝗕𝗲𝗳𝗼𝗿𝗲 𝗯𝘂𝘆𝗶𝗻𝗴 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆, 𝘃𝗲𝗿𝗶𝗳𝘆 𝗳𝗶𝗿𝘀𝘁:

✅ May TCT o OCT ba ang lupa?
✅ Kumuha ng Certified True Copy sa Registry of Deeds
✅ Kung project ito, check kung may License to Sell (LTS) sa DHSUD
✅ I-check kung approved ang subdivision plan
✅ I-verify kung may proseso na talaga ng individual title

⚠️ 𝙆𝙖𝙥𝙖𝙜 𝙬𝙖𝙡𝙖𝙣𝙜 𝙇𝙏𝙎 —
hindi pa legally allowed ibenta ang project.

𝗛𝘂𝘄𝗮𝗴 𝗺𝗮𝗴𝗽𝗮𝗱𝗮𝗹𝗮 𝘀𝗮 𝗹𝗶𝗻𝘆𝗮𝗻𝗴:

“Okay lang ‘yan, processing pa ang papeles.”
“Rights lang pero safe naman.”
“Mother title pa pero mahahati rin ‘yan.”

𝗕𝗲𝗰𝗮𝘂𝘀𝗲 𝗶𝗻 𝗿𝗲𝗮𝗹 𝗲𝘀𝘁𝗮𝘁𝗲—

hindi lahat ng nabili
ay pwede nang mapatitulo agad.

hobbies turned into income.

a simple addition makes a huge difference.
Interior 101.

𝗕𝗮𝗸𝗶𝘁 𝗗𝗮𝗽𝗮𝘁 𝗠𝗼𝗻𝗴 𝗔𝗹𝗮𝗺𝗶𝗻 ’𝗧𝗼 𝗕𝗮𝗴𝗼 𝗞𝗮 𝗠𝗮𝗴-𝗹𝗼𝗮𝗻 𝘀𝗮 𝗛𝗼𝘂𝘀𝗶𝗻𝗴 𝗟𝗼𝗮𝗻 𝗻𝗴 𝗣𝗮𝗴-𝗜𝗯𝗶𝗴 𝗙𝘂𝗻𝗱

A few years ago, we finally took the big leap kumuha kami ng bahay sa isang subdivision through PAG-IBIG Housing Loan.

First home. Dream achieved.

Pero after a few months of paying our monthly amortization, napapaisip na ako…

“Bakit parang hindi gumagalaw yung utang namin?”

Kaya nagtanong ako directly sa PAG-IBIG office. At doon ko nalaman ang totoo. 💔

⸻

📌 MONTHLY AMORTIZATION BREAKDOWN…SURPRISING ’TO!

We were paying ₱14,930.21 every month.

I thought malaking part nun napupunta sa principal. Pero eto ang actual breakdown:
-₱11,979.17 – Interest
-₱235.80 – Fire Insurance
-₱360.00 – MRI (Mortgage Redemption Insurance)
-₱2,355.24 – Principal 😭

Yes. Out of almost ₱15,000, only ₱2K+ goes to the loan itself.
The rest? Sa tubo. Sa insurance. Sa charges.

⸻

Paano Kinocompute ang Interest?

Let’s break it down:
• ₱2.5M loan
• 5.75% annual interest
• Divided by 12 months

👉 ₱2,500,000 × 5.75% ÷ 12 = ₱11,979.17 Monthly Interest

Kaya pala ang tagal bago bumaba ng utang.

But here’s the good news: may paraan para pabilisin ’yan.

⸻

BAYARAN ANG PRINCIPAL, NOT JUST THE MONTHLY

If may extra cash, wag ka muna mag-upgrade ng phone. 😅
Go to the PAG-IBIG office, and say:

👉 “Direct to Principal Payment po.”

Example:
- Monthly due: ₱14,930.21
- Binayad mo: ₱50,000
- ₱14,930.21 = regular monthly payment
- ₱35,069.79 = goes straight to principal

Meaning, lumiliit ang utang mo. Mas maliit na interest next month. Mas mabilis mong matatapos ang loan.

⸻

🚫 DON’T DO THIS IN PAYMENT CENTERS

If you pay ₱50,000 sa Bayad Center, it will just cover the next few months’ dues.

No impact sa principal.

So yes, advance ka nga—pero mabagal pa rin ang bawas sa utang.

⸻

Always monitor your loan online via Virtual PAG-IBIG.
They don’t send monthly bills, so ikaw mismo ang dapat mag-track.

⸻

My Realization:

Pag hindi mo intindihin kung paano gumagana ang housing loan mo,
years will pass… and you’ll wonder why you’re still paying a mountain of debt.

Kaya if you’re in the same boat as us…please, learn from our journey.

Don’t just pay. Pay smart. ☝🏻

Another proposed interior design for 60sqm Condo Unit at Nuvali Sta Rosa.
by YOURS TRULY🙂

FOR SALE! FOR SALE! FOR SALE!
SAN NICOLAS I, BACOOR CAVITE.

110 SQUARE METER LOT AREA
BUNGALOW HOUSE
CLEAN TITLE, UPDATED TAX

Transferring a lot title involves several steps and can vary in cost depending on factors like the property's location and value. Here is a general outline of the process and the associated costs:

Steps to Transfer a Lot Title

1. Prepare the Necessary Documents:
- **Deed of Sale** (notarized)
- **Owner's Duplicate Certificate of Title**
- **Tax Declaration** of the property
- **Certificate of No Improvement** (if applicable)
- **Real Property Tax Clearance** (proof that property taxes have been paid)
- **Tax Identification Numbers** (TIN) of both seller and buyer
- **BIR Forms** (various forms for tax purposes)

2. Pay the Required Taxes and Fees:
- **Capital Gains Tax (CGT)**: 6% of the selling price or zonal value, whichever is higher.
- **Documentary Stamp Tax (DST)**: 1.5% of the selling price or zonal value, whichever is higher.
- **Transfer Tax**: Usually 0.5% to 0.75% of the selling price or zonal value, whichever is higher.
- **Registration Fee**: Based on a published registration fee schedule by the Land Registration Authority (LRA).

3. Secure BIR Clearance:
- Submit the required documents to the Bureau of Internal Revenue (BIR).
- Pay the CGT and DST.
- Obtain the BIR Certificate Authorizing Registration (CAR).

4. Transfer Title at the Registry of Deeds:
- Submit the CAR and other required documents.
- Pay the registration fee.
- Secure the new Transfer Certificate of Title (TCT) under the buyer's name.

5. Update Tax Declaration:
- Submit the new TCT to the local Assessor's Office.
- Update the tax declaration in the buyer's name.

Estimated Costs

1. Capital Gains Tax:
6% of the selling price or zonal value, whichever is higher.

2. Documentary Stamp Tax:
1.5% of the selling

FOR SALE/RENT DUPLEX
METROGATE LOMA DE GATO MARILAO BULACAN

*INCOME GENERATING PROPERTY*

LOT AREA 120SQM
FLOOR AREA/UNIT 91SQM

PER UNIT:
2 BR
1 T&B
1 WASHROOM
LIVING
DINING
KITCHEN
1 CAR GARAGE

8.5M FOR DUPLEX
4.5M FOR 1 UNIT

FOR INTERESTED SEND US A MESSAGE.