On 3 September 2025, the Philippines signed into law Republic Act (RA) 12252, extending the maximum lease term on private land for foreign investors to up to 99 years (replacing the former 50 years + one 25-year renewal model). The constitutional ban on foreign freehold ownership remains, but the reform dramatically lengthens security of tenure, aligning the Philippines with long-lease markets that global tourism capital already knows and trusts.