Living In The Philippines Forum

It’s Your Money => Building in the Philippines => Topic started by: rcrawford on May 30, 2008, 11:46:55 AM

Title: Beach front property
Post by: rcrawford on May 30, 2008, 11:46:55 AM
I have been lokking at Negros, Cebu. The web site island properties have alot of property for sale. I understand that realtors aren\'t the best way to go? Is 1,000-1,500 pecos per sqm alot for beach front property? Pro\'s & cons with this typ of property? Would $150.000 USD complete a nice home of 300-400 sqm? I know I\'m probally asking some out of the box questions but every bit of insight I can get is helpful.
One final question, what happens when you buy land through your wife, build a home and then the marriage goes sour? lose your.....shirt or get half?

Thanks

Rick C
Title: Re: Beach front property
Post by: on May 30, 2008, 12:12:11 PM
I have been lokking at Negros, Cebu. The web site island properties have alot of property for sale. I understand that realtors aren\'t the best way to go? Is 1,000-1,500 pecos per sqm alot for beach front property? Pro\'s & cons with this typ of property? Would $150.000 USD complete a nice home of 300-400 sqm? I know I\'m probally asking some out of the box questions but every bit of insight I can get is helpful.
One final question, what happens when you buy land through your wife, build a home and then the marriage goes sour? lose your.....shirt or get half?

Thanks

Rick C


Rick,

Welcome aboard. The $150K will get you a nice house here. You will find lots of info to answer your questions, here on the Forum but start by reading the other posts in this section.

As for ownership if things go wrong, you have some rights to the Building but none to the land. Read this thread to give yourself a good start.

http://livinginthephilippines.com/forum/index.php?topic=930.0
Title: Re: Beach front property
Post by: on May 30, 2008, 01:36:04 PM
Not a lot for beach property. Just make sure your dealing with a CLEAR title! My wife and I has a lot of experience checking out local property titles and RAN from the last 5!

Also with beach properties, some owners will tell you that they own all the way to the water. That is NOT TRUE! There\'s a Government set back for public use, (forgot how many meters).
B-Ray

I have been lokking at Negros, Cebu. The web site island properties have alot of property for sale. I understand that realtors aren\'t the best way to go? Is 1,000-1,500 pecos per sqm alot for beach front property? Pro\'s & cons with this typ of property? Would $150.000 USD complete a nice home of 300-400 sqm? I know I\'m probally asking some out of the box questions but every bit of insight I can get is helpful.
One final question, what happens when you buy land through your wife, build a home and then the marriage goes sour? lose your.....shirt or get half?

Thanks

Rick C
Title: Re: Beach front property
Post by: coutts00 on May 30, 2008, 03:02:55 PM
Rick and Carla, by way of welcome I am Wayne. One of the least used items on the page is the search bar at the top of the page. Enter the words and read the results, there will be quite a few. Don\'t want to burst your bubble, however few people tend to remember we have an ongoing problem with Global Warming and anything on the beach unless you have a dramatic drop to the water could quickly become inundated in a storm. If you really want to consider beach front, also consider building yourself a nice stout sea wall fronting your property that will also serve as a property line for those walking down the beach, it tells them where your property is and where not to walk.

Consider that it may not affect you in your lifetime, but will affect your family later in their lives and the property you paid so much for, may become worthless. I have a nice bridge in the middle of Nevada going cheap if your interested. Make sure you verify things like high water line and tidal surge, does the beach property end up under water. Consider this, my wifes uncle has 2 hectares right on the water, on one of our visits 3 yrs ago when I first saw it, gorgeous trees everywhere, Pineapple and Mango, lots of native fruits, he even gave us a piece of the property as a wedding present. Then a typhoon blew threw with the resulting tidal surge, it denuded the property and all that was left was a few coconut palms, house gone, all the native trees and fruits gone, 20 yrs hard work disappeared overnight. It used to look like Indiana Jones jungle and you needed a bolo to get around the property, now you could drive a semi down the middle of his property and not run over anything.

In downtown Virac, Catanduanes. There is a large seawall, some 15 feet high and a road behind it, after the last storm, so much debris was washed up over the wall, the road disappeared, and the seawall all but disappeared. Buyer Beware \"Caveat Emptor\", make sure you research the weather patterns in your island paradise before committing money, do your homework, approach it as you would a new business venture, after all you are spending your money, not the banks, its not something you can just walk away from....

Wayne
Title: Re: Beach front property
Post by: rcrawford on May 30, 2008, 11:05:21 PM
I truely appreciate all your advise, that\'s why I joined this club, sometimes things get painted at its best and although my parade may get rained on, I would rather get wet then drown.

Thank you so much

Rick
Title: Re: Beach front property
Post by: Ted on June 04, 2008, 01:14:11 PM
There is an easement for public use along the shoreline.  The reference is Article 51 of the Water Code of the Philippines.
It states:
Act. 51. The banks or rivers and streams and the shores of the seas and lakes throughout their entire length and within a zone of three (3) meters in urban areas, twenty (20) meters in agricultural areas and forty (40) meters in forest areas, along their margins, are subject to the easement of public use in the interest of recreation, navigation, flotage, fishing and salvage. No person shall be allowed to stay in this zone longer than what is necessary for recreation, navigation, flotage, fishing or salvage or to build structures of any kind.

Since most beach lots are in agricultural areas, the usual easement for public use is 20 meters. This easement has been called the “salvage zone” because of the reference to “flotage, fishing or salvage”. It is measured from the highest tide mark. The easement is a restriction on your use of the land in favor of the public. You can’t legally build there. This puts a seawall in question.

The foreshore belongs to the government. The Foreshore is that land that is “covered and uncovered by the tide”.  This is interesting because if you are a beach owner, and the sea covers your land at high tide (not storm surge), your title could be annulled (reversion) – but only by the Solicitor General. Fun stuff with global warming and rising tides.

Knowledge of these laws is a rare thing. Enforcement even more so. Unfortunately, the beaches and the 20 meter easement are being frequently abused by squatters and beach resorts alike, to the detriment of all.  Local and Regional DENR offices are poorly run and often have their authorities revoked.  Enforcement is primarily left to the LGU where they usually don’t understand these laws at all and don’t care anyway. (Until you come along). 

If the LGU has a comprehensive land use plan, they may be enforcing the easement. If they begin a land use plan, they might start to enforce it. They might $tart a $pecial plan just for you. They might cancel your permits if someone complains about a 20 meter easement violation.

The best lots are more than 20 meters back. But then there is the issue of squatters camping in front of you since it is “public land”.

If your wife buys a beach lot, the headaches and rewards can be significant.
Title: Re: Beach front property
Post by: stillbilly2002 on June 06, 2008, 01:13:36 AM
Wayne, my wifes aunt lives behind that sea wall in Virac ............your dead on right.........stillbilly2002
   ive been their myself......your speaking gospel truth
Title: Re: Beach front property
Post by: stillbilly2002 on June 10, 2008, 01:15:52 AM
Wayne we are buying land outside of Virac..........any knowledge of             price per sq. meter?
    i would trust your opinion more than my relatives on site..........thanks mate...billy2002
Title: Re: Beach front property
Post by: coutts00 on June 10, 2008, 06:00:27 AM
Virac is a big place, can you give me the barangay, is it close to the ocean, further inland etc. I\'ll see what I can do.
Title: Re: Beach front property
Post by: stillbilly2002 on June 10, 2008, 10:51:15 PM
  :)  Wayne, its between the airport and Virac.....ill get more info...... :) billy2002
Title: Re: Beach front property
Post by: coutts00 on June 11, 2008, 12:33:05 AM
Depending on the size of the property and whether it is in a subdivision as some are, I was looking at 2 hectares a while ago at 300 a sq mtr, that went up to 700 in 2 yrs, assuming you are not talking hectares and its proximity to the circumferential road or the National Road going to Cololobon / San Andres, I would price it at 400 - 600, it will take some bargaining and verify there is clear land title.
Title: Re: Beach front property
Post by: stillbilly2002 on June 11, 2008, 11:18:32 PM
Wayne ,thanks i hope my post is in clear and correct english.good info. i new we were getting bent. you give great advice on personal saftey and im betting you saved me fron taking a bath buying some land.same thing there right ?watch your money.  :) billy
Title: Re: Beach front property
Post by: stillbilly2002 on June 12, 2008, 11:58:05 PM
Wayne, the guy talking to my wifes family is saying p2500 per sq.meter ,he is selling small pieces of a large property. billy :)
Title: Re: Beach front property
Post by: coutts00 on June 13, 2008, 08:02:06 AM
In his dreams... Tell your family to look around, is there a house on the property? Why don\'t they go further out past the airport or there is a great barangay I was looking at, if you go to the airport road, then take a left at the airport and go further about a kilometer, absolutely beautiful up the hill or another if you go past the university to the seminary, make a left and go about a kilometer another great area.
Title: Re: Beach front property
Post by: stillbilly2002 on June 13, 2008, 11:04:23 PM
Thanks, Ill show  my wife this post.  You made my day. Billy
Title: Re: Beach front property
Post by: lwood on June 16, 2008, 05:58:15 AM
It can\'t be emphasized enough to be certain the land has a clear title.  Do not buy based on the promise of a title.  Many properties are untitled and the laws on that are different here than you are accustom to.  Make them show you a title then give it to a trusted lawyer and have them research it back to the original title to be certain there are no problems.
Title: Re: Beach front property
Post by: on June 16, 2008, 07:39:38 AM
It can\'t be emphasized enough to be certain the land has a clear title.  Do not buy based on the promise of a title.  Many properties are untitled and the laws on that are different here than you are accustom to.  Make them show you a title then give it to a trusted lawyer and have them research it back to the original title to be certain there are no problems.

You don\'t need a lawyer to research a title, although you may need them for other reasons. You can go to the city hall and do it yourself. It is fairly simple and we found the staff very helpful.

Colin
Title: Re: Beach front property
Post by: on June 16, 2008, 08:11:04 AM
On the back of the title will state if there is a lean on the property. If you buy and that lean isn\'t taken care of at the same time, You just bought the property AND the loan with whatever is due!

There\'s NO escrow company to handle all that!! There\'s NO title guarantee company either in the Philippines! If your GULLIBLE, you can find yourself in court for YEARS trying to clean up a title and NOT get it done!

Bottom line, forget what you know or think you know about buying property from where you came from! Learn, (key word), the Pinoy ways of things and protect your pocket book!
B-Ray

It can\'t be emphasized enough to be certain the land has a clear title.  Do not buy based on the promise of a title.  Many properties are untitled and the laws on that are different here than you are accustom to.  Make them show you a title then give it to a trusted lawyer and have them research it back to the original title to be certain there are no problems.

You don\'t need a lawyer to research a title, although you may need them for other reasons. You can go to the city hall and do it yourself. It is fairly simple and we found the staff very helpful.

Colin
Title: Re: Beach front property
Post by: on June 16, 2008, 10:00:17 AM
On the back of the title will state if there is a lean on the property. If you buy and that lean isn\'t taken care of at the same time, You just bought the property AND the loan with whatever is due!

There\'s NO escrow company to handle all that!! There\'s NO title guarantee company either in the Philippines! If your GULLIBLE, you can find yourself in court for YEARS trying to clean up a title and NOT get it done!

Bottom line, forget what you know or think you know about buying property from where you came from! Learn, (key word), the Pinoy ways of things and protect your pocket book!
B-Ray

It can\'t be emphasized enough to be certain the land has a clear title.  Do not buy based on the promise of a title.  Many properties are untitled and the laws on that are different here than you are accustom to.  Make them show you a title then give it to a trusted lawyer and have them research it back to the original title to be certain there are no problems.

You don\'t need a lawyer to research a title, although you may need them for other reasons. You can go to the city hall and do it yourself. It is fairly simple and we found the staff very helpful.

Colin

You have to be very very careful when buying property in the Philippines. We chose to buy from a bank on the recommendation of the Vice Mayor who is a friend of the family. This was not just for the security but also because the price was very good.

Another thing to watch out for is land described as Free Patent or something similar. This is land given away free to people by the government, but usually has conditions attached to say they cannot sell it for a number of years, usually 20. Unfortunately, it is possible for these people to obtain a genuine, but illegal, Title and sell the land. While these people may not cause any problems, there descendants could take you to court and almost certainly win. This is particularly a problem on Palawan where the government has been giving land to government employees and long term residents, and almost all of it has been within the last 20 years.

Colin