Business and Land Foreign Ownership in the Philippines (2024)

The Foreign Investments Act has liberalized the Philippine economy and opened the doors to foreigners in most areas of investment especially those areas which “significantly expand livelihood and employment opportunities for Filipinos; enhance economic value of farm products; promote the welfare of Filipino consumers; expand the scope, quality and volume of exports and their access to foreign markets; and/or transfer relevant technologies in agriculture industry and support services.

As a general rule, there are no restrictions on extent of foreign ownership of export enterprises. For domestic market enterprises, where foreign ownership exceeds 40%, foreigners can have as much as a 100% equity investment with a US$200,000 inward capital remittance except in areas included in the foreign investment negative list.

Businesses with Foreign Investment Restrictions

Within the 1991 Foreign Investment Act (FIA), there are two negative lists also know as the “Foreign Investment Negative List” which defines the foreign investments which are limited or restricted by the Philippine constitution and specific laws.

a. List A covers areas of activities reserved to Philippine nationals by mandate of the Constitution and specific laws.

b. List B covers the areas of activities and enterprises regulated pursuant to law:

1. which are defense-related activities, requiring prior clearance and authorization from the Department of National Defense [DND] to engage in such activity, such as the manufacture, repair, storage, and/or distribution of firearms, ammunition, lethal weapons, military ordnance, explosives, pyrotechnics, and similar materials; unless such manufacturing or repair activity is specifically authorized, with a substantial export component, to a non-Philippine national by the Secretary of National Defense; or

2. which have implications on public health and morals, such as the manufacture and distribution of dangerous drugs; all forms of gambling; nightclubs, bars, beer houses, dance halls, sauna and steam bathhouses, and massage clinics.

Business Enterprises

There are different types of company formation which a foreign investor may choose from in setting up his business in the Philippines – a branch, corporation, a representative office, or regional headquarters. One important consideration to company formation is legal liability. A domestic corporation limits potential legal liability of the parent company because it acquires a juridical personality distinct and separate from that of its parent or shareholders. In contrast, a branch merely becomes an extension of the parent company and for purposes of investment law is considered fully foreign-owned.

Export Enterprise (Goods or Services)

If your future company in the Philippines is a domestic corporation (subsidiary) or branch office exporting goods or services or generating revenue from abroad amounting to more than 60% of its gross sales, it can be fully foreign-owned, as it is considered an Export Enterprise under the Foreign Investments Act. Both branch and domestic corporation options can be registered with as little as P5,000 paid-up capital. However, most banks require P25,000 – P50,000 to open a corporate bank account.

Most all foreign-owned “cost centers” such as call centers, contact centers, IT-BPOs, web development, and web design are eligible for classification as Export Enterprises and full foreign ownership. Some of these are even registered with PEZA to avail of tax and other incentives.

Mining

The mining industry in the Philippines is regulated by the government and subject to foreign equity restrictions because of the Constitutional policy that mineral resources are owned by the State and their exploration, development, utilization, and processing are under the its full control and supervision. The Philippine government may however directly undertake such activities or it may enter into mineral agreements with contractors, enter into co-production, joint venture, or production sharing agreements with Filipino citizens, or corporations or associations at least 60% of whose capital is owned by Filipinos with the other 40% foreign-owned. These agreements may be for a period not exceeding 25 years, renewable for not more than twenty-five years, and under such terms and conditions as may be provided by Philippine law.

Online Gaming

Online gaming operators must be compliant with the requirements in the CSEZFP Interactive Gaming Rules and Regulations and CEZA’s policies pertaining to the conduct of interactive gaming at the CSEZFP.

Retail Trade Enterprises

100% foreign ownership is allowed for Philippine retail trade enterprises: (a) with paid-up capital of USD 2,500,000.00 or more provided that investments for establishing a store is not less than USD 830,000.00; or (b) specializing in high end or luxury products, provided that the paid-up capital per store is not less than USD 250,000.00 (Sec. 5 of R.A. 9762). No foreign equity is allowed in Retail Trade Enterprises with less than the abovementioned capital.

With the help of the Joint Foreign Chambers in the Philippines, congress is debating whether to reduce the paid-up capital of USD 2,500,000.00 to USD 500,000.

Business and Land Foreign Ownership in the Philippines (2024)

FAQs

Business and Land Foreign Ownership in the Philippines? ›

The most important law to understand is the Philippine Constitution, which restricts foreign ownership of land. Generally, foreigners cannot own land in the Philippines, but they can own condominium units or acquire a long-term lease on land.

Can foreign corporations own land in the Philippines? ›

The Philippine Constitution and the Public Land Act prohibit foreign individuals from owning land. Only Filipino citizens or corporations or partnerships wherein at least 60% of its capital stock is owned by Filipinos can acquire and own land.

Can foreigners own 100% business in the Philippines? ›

Anyone, regardless of nationality, can invest in the Philippines with up to 100% equity. A business with 60% Filipino equity is considered a Philippine company, while one with more than 40% foreign equity is considered a foreign-owned domestic company.

Can a foreigner own a commercial property in the Philippines? ›

Philippine real estate law does not allow outright ownership of real property by foreign nationals. Filipinos and former Filipino citizens and Philippine majority owned corporations are permitted to own land, buildings, condominiums and townhouses.

What business activities do not allow foreign ownership in the Philippines? ›

The Philippine Constitution and other relevant laws impose restrictions on the foreign ownership of certain industries, including media, education, retail trade, public utilities, and land ownership. These restrictions are in place to protect national interests, promote local businesses, and ensure economic stability.

How much business can a foreigner own in the Philippines? ›

Business Ownership: Foreigners can own up to 100% of certain types of businesses in the Philippines. These are typically export-oriented or those involving advanced technology and high capitalization. However, some industries may require a Filipino partner or limited equity participation by foreigners.

Can a corporation own a private land in the Philippines? ›

Can a Corporation Own Land in the Philippines? Foreign nationals, expats or corporations may completely own a condominium or townhouse in the Philippines. To take ownership of a private land, residential house and lot, and commercial building and lot, they may set up a domestic corporation in the Philippines.

What is the maximum foreign ownership in the Philippines? ›

The 1987 Philippine Constitution requires a public utility to obtain a franchise or any other form of authorization before it may operate in the Philippines, which may be granted only to Filipino citizens or to corporations organized under Philippine law with a maximum foreign ownership of 40%.

Can a US citizen own a lot in the Philippines? ›

Provided you have a valid visa, you may buy a property in the Philippines and allowed to own a residence. Unfortunately, as an individual, you cannot buy and own the land where it is built upon. You will need to enter in a long-term lease agreement with a Filipino landowner.

Can a foreigner own a sole proprietorship in the Philippines? ›

Foreign-owned Sole Proprietorship – contrary to common belief, foreign entities can set up sole proprietorships in the Philippines as long as they meet the minimum capital requirement of US$ 200,000.00 and their proposed business activities do not fall under the areas of investment listed in the Foreign Investment ...

Can a foreigner own a hotel business in the Philippines? ›

Yes, there has been a new law passed that allows foreigners to own business. But you have to check if a hotel is included in the list. Before, a foreigner can only partner with a Filipino, and that the partnership favors the Filipino side, meaning the Filipino is the majority shareholder.

Can a foreigner own a retail business in the Philippines? ›

The RTLA allowed foreign investors to engage in the local retail industry but imposed high minimum paid-up capital requirements. Under Republic Act No. 11595, a foreign-owned enterprise engaged in the Philippines retail trade now only requires PHP 25 million (US$500,000) as the minimum paid-up capital.

Can a dual citizen own a business in the Philippines? ›

RIGHTS AND PRIVILEGES

The right to travel with a Philippine passport; The right to own real property in the Philippines; The right to engage in business and commerce as a Filipino; and.

Do foreign business owners pay taxes in the Philippines? ›

Resident foreign corporations (i.e. foreign corporations engaged in trade or business in the Philippines through a branch office) are taxed in the same manner as domestic corporations (except on capital gains on the sale of buildings not used in business, which are taxable as ordinary income), but only on Philippine- ...

Can a US company do business in the Philippines? ›

Under the FIA, a foreign corporation that is doing business in the Philippines must obtain a license for this purpose from the Philippine Securities and Exchange Commission (SEC). The license must be obtained by registering a Philippine branch office or representative office of the foreign corporation with the SEC.

What kind of business are restricted in the Philippines? ›

Other restricted business sectors
Business sectorsMaximum foreign ownership
Manufacture and/or distribution of dangerous drugs40%
Steam bathhouses, saunas, massage clinics, and the like activities40%
All forms of gambling40%
Domestic market organisations with paid-in equity capital of not over 200,000 USD40%
1 more row

What is the rule on foreign ownership on corporations in the Philippines? ›

100% foreign ownership is allowed for Philippine retail trade enterprises: (a) with paid-up capital of USD 2,500,000.00 or more provided that investments for establishing a store is not less than USD 830,000.00; or (b) specializing in high end or luxury products, provided that the paid-up capital per store is not less ...

Can a foreign corporation operate in the Philippines? ›

Foreign corporations may do business in the Philippines either by directly entering into transactions with resident persons, firms or corporations or by creating a domestic subsidiary corporation which would have its own distinct personality.

Are foreign corporations allowed in the Philippines? ›

Unless falling within the restricted list where foreign ownership is limited to a certain percentage of equity, a foreign investor may establish corporate presence in the Philippines directly, i.e., by establishing a branch office or by creating a wholly-owned subsidiary.

Can a foreign corporation be registered in the Philippines? ›

Foreign corporations, having been incorporated in their country of origin, are no longer required to undergo the incorporation process. Instead, they are required to secure a License to Operate from the SEC to be able to set up operations in the Philippines.

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