How do I transfer a land title after buying property, and what taxes and costs are involved?
Last updated: 2026-07-12 · Educational content; not legal advice.
Short answer
Transferring a title after a sale means moving the Transfer Certificate of Title into your name at the Register of Deeds — but you cannot register until the taxes are cleared with the BIR. The usual sequence: sign and notarize the Deed of Absolute Sale; file and pay the BIR taxes to get the electronic Certificate Authorizing Registration (eCAR); pay the local transfer tax at the LGU treasurer; then present everything, with the registration fee, at the Register of Deeds to issue the new title; finally update the tax declaration at the assessor's office. Several distinct tax types apply — described here by TYPE, not by rate, because rates and bases are set by law and BIR/LGU schedules and change: capital gains tax (or, for some sellers, creditable withholding tax) on the sale, documentary stamp tax, the local transfer tax, and the Register of Deeds registration fee. Do not rely on a remembered percentage — confirm each current rate and who customarily pays it with the BIR, the LGU, and the Register of Deeds.
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Frequently asked
What taxes apply when I buy property?
A sale of real property typically involves capital gains tax (or creditable withholding tax, depending on the seller and how the property is classified), documentary stamp tax, a local transfer tax paid to the LGU, and the Register of Deeds registration fee. These are separate charges with different bases and rates — confirm the current figures with the BIR and LGU rather than assuming a percentage.
Where does the title actually change hands?
At the Register of Deeds, which cancels the seller's title and issues a new Transfer Certificate of Title in the buyer's name — but only after the BIR issues the eCAR and the transfer tax is paid. You then update the tax declaration at the municipal/city assessor's office.
Who pays which cost?
By common practice, some charges fall on the seller and others on the buyer, but this is negotiable and should be stated in the Deed of Sale. Because custom and the law's default differ by tax, put the allocation in writing and confirm each item with the BIR and LGU.
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