A groundbreaking law now allows foreigners to lease land in the Philippines for up to 99 years, replacing the decades-old 50+25 year limit.

This move is expected to attract stronger investments in real estate, commercial, tourism, industrial, and agricultural properties nationwide.

99-Year Land Lease Philippines vs. Old Law

Before this reform, the Philippines operated under Republic Act No. 7652 (Investors’ Lease Act of 1994).

Under RA 7652, foreign investors could lease private land for 50 years, renewable once for 25 years, with a total maximum of 75 years.

Now, with the passage of Republic Act No. 12016, signed into law on September 3, 2025 by President Ferdinand Marcos Jr., foreign investors can lease land directly for up to 99 years without the shorter renewal structure.

Why the 99-Year Land Lease Philippines Matters

Stability & Investor Confidence

The longer lease period gives global investors the security and predictability needed for large-scale projects like industrial zones, eco-tourism, agri-business, logistics hubs, and housing communities.

Regional Competitiveness

The 99-Year Land Lease Philippines aligns the country with neighbors like Singapore (99 years) and Malaysia (99 years), making it more attractive for long-term capital compared to Indonesia and Vietnam.

Economic Impact

The reform unlocks possibilities for multi-decade investments, ensuring continuity for projects that require long horizons—such as airports, hotels, commercial complexes, and industrial estates.

99-Year Land Lease Philippines: Key Safeguards

• Scope of Application – Applies to commercial, industrial, tourism, and agro-industrial land.

• Start of Development – Projects must commence within 3 years from lease approval.

• Oversight – The President, through the Fiscal Incentives Review Board (FIRB), can impose shorter lease terms in sensitive sectors for national security reasons.

• Penalties for Violations – Fines of ₱1 million to ₱10 million or imprisonment up to 6 years.

• Sub-Leasing Rules – Any sub-lease longer than 25 years must be registered with the Registry of Deeds.

99-Year Land Lease Philippines: What It Means for Real Estate

For real estate developers, brokers, and investors, this opens up new opportunities:

• Commercial Lots for Lease near malls, hospitals, and schools.

• Industrial Land for Lease in Cavite, Laguna, and Bulacan industrial zones.

• Tourism Properties for Lease in Palawan, Cebu, Boracay, and Siargao.

• Farm Lots for Long-Term Lease in Central Luzon, Davao, and Mindanao.

This is not just a law—it’s a shift in how the Philippines welcomes foreign capital into its property market.

99-Year Land Lease Philippines

The passage of RA 12016 marks a historic turning point. By extending foreign lease rights from 75 years to 99 years, the Philippines is sending a clear message: “Invest here, stay here, and grow here.”

With this new law, the future looks brighter for real estate, infrastructure, and foreign direct investment.

99-Year Land Lease Philippines: What’s in It for the Filipino People?

Many Filipinos wonder—what does this mean for us?

Will foreigners eventually own our land? 

The answer is no.

The new law still prohibits foreign land ownership.

What it allows is long-term leasehold, meaning Filipino ownership remains protected.

Benefits for Filipinos Today and Tomorrow

• Job Creation – Expect thousands of jobs in construction, tourism, manufacturing, logistics, and real estate services as foreign-funded projects roll out across the country.

• Economic Growth – Long-term investors bring in technology, expertise, and capital, boosting local industries and raising competitiveness.

• Better Infrastructure – Industrial estates, agro-industrial farms, eco-tourism resorts, and commercial centers will improve roads, utilities, and public services in surrounding areas.

• Higher Land Values – With more global investors entering the market, demand for leased properties increases, benefiting local landowners who earn stable, long-term income.

99-Year Land Lease Philippines: The Future of Philippine Land

Filipino families and corporations will always retain ownership of their land. Foreigners may lease, but never own.

After the 99-year term, rights revert to the Filipino landowner.

This means our land stays Filipino, while our economy becomes globally competitive.

The 99-Year Land Lease Law strikes a balance—welcoming global investment while protecting Filipino ownership.

It paves the way for more jobs today, stronger industries tomorrow, and a brighter future for the next generation.

The Philippines has taken a bold step forward.

The question now is: Are we ready to maximize this opportunity—for our people, our economy, and our future?