The Philippines has just passed a new law that could completely change the tourism and property investment scene. Foreigners still cannot own land outright, but from now on they can lease land for up to 99 years.
Previously, leases were capped at 50 years plus one 25-year renewal. Now, investors can enjoy nearly a century of security—similar to what’s offered in top international resort destinations.
Why it matters for investors
Security & confidence – A 99-year lease gives developers and buyers a timeline long enough to plan, finance, and even resell projects with confidence.
Stronger financing – Banks and international investors are more comfortable funding long-term leases, making it easier to raise capital.
Branded residences – Buyers of resort villas and condos will find it much easier to commit when the lease term is almost 100 years.
Competitive edge – Compared to Thailand (30-year leases) or Indonesia’s complex rules, the Philippines now looks much more attractive and straightforward.
Boost for tourism projects
This move is especially powerful when combined with Tourism Enterprise Zone (TEZ) incentives, which already offer:
Income tax holidays
Just 5% tax on gross income after that
Duty-free imports on capital equipment
Together, these incentives and the new 99-year lease rule make it far easier to launch large-scale resorts, eco-retreats, branded residences, and wellness destinations
The bottom line
The Philippines has just taken a big step to attract international tourism investment. Developers can now plan projects with long-term certainty, and buyers can feel secure about the future value of their resort homes.
For investors, this is a clear sign: now is the time to take a closer look at the Philippines
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