Cadangan Real Estate Services

07/12/2025

25/11/2025

FOR YOUR INFORMATION (FYI)

Why You Should Hire A Real Estate Professional?

by Philcenter on September 4, 2020 at 4:53 PM

When it comes to jobs in Real Estate, most are familiar with the role of a Real Estate Broker or a Real Estate Salesperson.

Some may not be familiar with the differences of the two, but did you know that there are five (5) distinct roles and three (3) different professional licenses under Real Estate Service in the Philippines?

For one to be eligible to become a licensed real estate professional, one must be a holder of a BS Real Estate Management Degree.

One is deemed a licensed professional if one has passed the board examination prescribed by the Philippine Regulatory Board of Real Estate Service and continues to improve his/herself in the profession by attending Continuous Professional Development Seminars regularly.

The examinations differ for each Real Estate Service Profession and takes several days or sometimes even months to complete (as is the case for Consultancy)

There are five (5) distinct real estate service practices defined under Republic Act 9646 or the Real Estate Service Act, and three (3) different Professional Licenses.

The Real Estate Broker

The Real Estate Broker is a duly registered and licensed natural person.

The Real Estate Broker is one that all may be familiar with for the job of this professional includes the following:

to offer
to advertise
to solicit
to list
to promote
to mediate
to negotiate
to effect the meeting of the minds on:
sale
purchase
exchange
mortgage
lease
joint venture
other similar transactions on real estate or any interest therein.

The Real Estate Salesperson

The Real Estate Salesperson is a a duly accredited natural person.

The Real Estate Salesperson is one who performs service for, and in behalf of a real estate broker.

In short, the Accredited Real Estate Salesperson is a representative of the Licensed Broker who assists in the services offered by the Broker.

The Real Estate Appraiser

The Real Estate Appraiser is a duly registered and licensed natural person.

The Real Estate Appraiser is one who performs services in estimating and arriving at an opinion of or acts as an expert on real estate values, and such services of which shall be finally rendered by the preparation of the report in acceptable written form.

There are several reasons why one may seek the aid of a Licensed Real Estate Appraiser such as applying for loans, for tax purposes, for the sale of the property, for refinancing and many more.

The professional opinion of appraisers regarding the values of properties are recognized for they support their opinion with different industry-accepted methods of valuation.

The Real Estate Assessor

The Real Estate Assessor is one who works in a local government unit and performs appraisal and assessment of real properties, including plants, equipment, and machineries, essentially for taxation purposes.

Real Estate Assessors share their professional license with that of a Real Estate Appraiser, but their work varies as there are different practices for valuing properties for government and taxation purposes.

The Real Estate Consultant

The Real Estate consultant is one who offers or renders professional advice and judgment on:

(i) the acquisition, enhancement, preservation, utilization or disposition of lands or improvements thereon; and

(ii) the conception, planning, management and development of real estate projects.

The Real Estate Consultant is deemed as the highest level of the Real Estate Service Profession. For one to qualify for the board examination, one must be a licensed Real Estate Appraiser for at least five (5) years or a licensed Real Estate Broker for at least ten (10) years.

As consultants, these individuals are proven to be experts in their field not just through knowledge but through experience as well. Their advice comes with a degree of merit for these professionals are able to produce extensive multi-disciplinary studies and even execute projects, depending on the needs of the client and the Real Estate Consultants’ expertise.

Why?

Becoming a Real Estate Professional is not an easy feat.

Real Estate is no mere investment especially as some even save their entire lives to be able to afford one.

With the growing real estate industry in the Philippines, we advise to only deal with these professionals for they have acquired an extensive knowledge of the profession and adhere to strict code of ethics and principles.

If ever you encounter a problem, the Real Estate Service Professionals can surely find the solution.

CTTO

Kailan kaya tayo maging Real Estate Consultant bro Maynard Co Corpuz. Hehe

21/11/2025

Magkano ang estimate na magagastos ni buyer kung sya lahat ang magbabayad ng buwis sa nabili nyang residential lot located at Cagayan Valley na nagkakahalaga ng PHP 1,000,000.00; na mas mataas sa Market Value ni City or Municipal Assessor as per Tax Declaration at Zonal Value ni BIR?

1. Capital Gains Tax [BIR]
1,000,000.00 x 6% = 60,000.00

2. Documentary Stamp Tax [BIR]
1,000,000.00 x 1.5% = 15,000.00

3. Transfer Tax [LGU Treasurer's Office]
1,000,000.00 x .005 = 5,000.00

4. Notarial Fee of Deed of Absolute Sale [Noraty Public]
1,000,000.00 x 0.5% to 1% = 5,000.00 to 10,000.00 [the fee can differ from Notary Publics]

5. Registration Fee [ROD]
1,000,000.00 x 0.25% = 2,500.00

6. Other Potential Fees: Processing fees for licensed Real Estate Brokers or Real Estate Salespersons, and miscellaneous expenses [25,000.00 to 35,000.00].

17/11/2025

Ano ang pinagkaiba ng Original Certificate of Title (OCT) at Transfer of Certificate of Title (TCT)?

Ang Original Certificate of Title (OCT) ay ang pinakaunang naissue na Titulo ng lupa.

Ang Transfer of Certificate of Title (TCT) ay dumaan na sa transfer.

Suriing mabuti ang mga dokumento ng bibilhing real property.

Maglaan ng budget para sa Capital Gains Tax (CGT) - depende sa usapan ninyo sa Seller, Documentary Stamp Tax (DST) at Transfer Tax (TTF).

11/11/2025

Ano ang dapat gawin kung may nabili kang portion of land na merong mother title (OCT) at buhay pa ang owner(s) at wala pang Subdivision Plan?

Una, kumuha muna ng Certified electronic copy ng Title sa Register of Deeds (ROD).

Pangalawa, pumunta sa Assessor's Office kung saan located ang portion ng lupa na binili ninyo upang kumuha ng Certified True Copy ng Tax Declaration. Tiyakin na updated ang Real Property Tax o Bienes ng whole lot. Kumuha na rin ng Certificate of No Improvement kung walang building or improvements ang whole lot.

Pangatlo, magpagawa ng Deed of Absolute Sale sa Notary Public at pirmahan ng both parties.

Pangapat, mag hire ng Geodetic Engineer upang magawa ang Subdivision Plan at i-paapprove ito sa DENR. Within 2 months ay lalabas na ang approved Subdivision Plan.

Panglima, habang hinihintay ang approval ng Subdivision Plan sa DENR, dalhin sa BIR ang mga documents (Deed of Absolute Sale, Certified Electronic Copy of Title, Certified True Copy of Tax Declaration ng lupa, Certificate of No Improvement, TIN - seller(s) and buyers(s) and SPA at valid ID ng representative kung hindi si buyer ang maglakad ng transfer) upang bayaran ang CGT at DST para makakuha ng eCAR.

Panglima, bayaran ang Transfer Tax (TTF) sa Treasurer's Office (within 60 days from the notarization of Deed of Absolute Sale upang walang surcharge at penalty). Kumuha na rin ng Tax Clearance sa Treasurer's Office.

Panganim, dapat complete ang mga documents ninyo bago pumunta sa Register of Deeds para mabayaran ang bagong title (TCT) na nakapangalan na sa inyo bilang buyer(s).

Pangpito, kumuha ng Certified Electronic Copy ng bagong Transfer Certificate of Title (TCT) na nakapangalan sa inyo bilang bagong mayari ng lupa.

Pangwalo, dalhin sa Assessor's Office ang lahat ng documents. Certified electronic Copy of TCT na nakapangalan sa inyo at magpa photocopy ng isa pang copy ng mga documents galing sa DENR (Approved Subdivision Plan), LGU (Tax Declaration ng whole lot, Tax Clearance, Original TTF), BIR (eCAR-Assessors Copy) at ROD (eCopy ng TCT) upang i-transact sa Provincial Assessor's Office ang approval ng bagong tax declaration (3) along with FAAS (2) and NOA (2 pero 3 kung walk-in client(s) na nakapangalan na sa inyo.

Ngayon at may hawak ka ng bagong TCT, bagong Tax Declaration at Notice of Assessment na nakapangalan sayo, tiyakin ninyo na bayaran ang RPT o Bienes ng advance para maiwasan ang penalty.

10/11/2025

Cadangan Real Estate Services is a business name registered in the Department of Trade and Industry (DTI) on March 15, 2024 and is valid until March 15, 2029.

It is owned and managed by Engr. Fernando Bautista Cadangan, REB, REA, who is duly registered with the Professional Regulation Commission (PRC), Real Estate Broker Registration No. 0018810, Real Estate Appraiser Registration No. 0005640 and DHSUD Registration No. R02-B-11/25-295.

Cadangan Real Estate Services offers Land Titling, Real Estate Appraisal and Brokerage.

A Real Estate Appraiser (REA) is a professional that is called upon to determine the value of a property. This valuation is called an appraisal. An appraiser performs a complete and detailed analysis of a property to determine its market value. Appraisers conduct site visits and document property features, comparing them against similar properties. An appraiser's goal is to produce an objective opinion about the market value of a property. The appraisal report should be supported with data from the market.

A Real Estate Broker (REB) is responsible for overseeing real estate transactions between sellers and buyers. A broker ensures all transactions are legally compliant. A Real Estate Broker leads a team of Real Estate Salespersons to help them close deals. Real Estate Brokers are paid on commissions but also get a cut on the commissions of Real Estate Salespersons who work for them.

Cadangan Real Estate Services also offers a variety of services, including application/documentation of Free Patent Application (FPA), Residential Free Patent Application (RFPA), processing of title, transfer of ownership, payment of government fees and/or taxes [Real Property Tax (Bienes or Amilyar), Transfer Tax Fee (TTF), Tax Clearance, Certified True Copy of Tax Declaration, Certificate of Property Holdings, Certificate of No Property Holdings, Certificate of No Improvement, Certificate of With Improvement, BIR eCAR - Capital Gains Tax (CGT), Documentary Stamp Tax (DST), Estate Tax, Register of Deeds - Registration Fee and other fees, Notary Public - Notarial Fee of Deed of Absolute Sale, Deed of Donation, Extrajudicial Settlement of Estate, etc.]

Cadangan Real Estate Services also offers referrals like surveying (subdivision, consolidation, consolidation-subdivision, relocation, sketch plan with vicinity map).

Cadangan Real Estate Services also has connections to professional civil engineers, architects, geodetic engineers and lawyers for legal advice.

If you want to know more about my professional fee or avail of my services you may contact me at 09454200973 (Monday to Friday from 6:30AM to 7:30AM and 6:00PM to 7:30PM) and every Saturday from 8:00AM to 5:00PM or email me at [email protected] and/or [email protected]

10/11/2025

A parcel of land was assessed as commercial at a rate of 45% with a fair market value of P3,500,000.00, although the zonal value is P5,000,000.00. What will be the assessed value?
a. P2,250,000.00
b. P2,500,000.00
c. P1,500,000.00
d. P1,575,000.00

07/11/2025

Requirements for the Appraisal of Land Declared for the First Time

For Untitled Property:

1. A survey plan prepared by a duly licensed Geodetic Engineer duly approved by the Land Management Bureau (LMB) of the Department of Environment and Natural Resources (DENR);

2. A certification from the Community Environment and Natural Resources Office (CENRO), stating among others, that the land is within the alienable and disposable area;

3. An affidavit of ownership and/or Sworn Statement declaring the Market Value of Real Property filed by the owner/administrator; Affidavit that the applicant is in long, continuous and notorious possession of the property.

4. A certification from the barangay captain that the declarant is the present possessor and occupant of the land and the certification of the adjoining owners duly sworn to by the barangay captain and/or the municipal mayor;

5. An ocular inspection/investigation report by the assessor or his authorized representative;

In cases of newly discovered lands wherein the possessor/occupant whose rights can not be established, the foregoing requirements under (1) to (5) hereof, shall likewise apply;

In case of lands of the public domain occupied and possessed by National Cultural Communities prior to July 4, 1955, a certification from National Commission for Indigenous Peoples (NCIP) shall be submitted.

In case of an untitled property being claimed by two or more persons whether natural or juridical a tax declaration shall be issued for each claimants.

Source: Manual on Real Propery Appraisal and Assessment Operations | January 2006

06/11/2025

BUMILI ka ba ng REAL PROPERTY (e.g. Residential Lot o House & Lot) na ang owner(s) ay buhay pa at nakapangalan sa kanila ang titulo at tax declaration(s)?

Eto ang mga requirements ni BIR para sa payment ng CGT at DST upang makakuha ng eCAR:

1. Certified Electronic Copy ng Title
2. Notarized Deed of Absolute Sale
3. Certified True Copy ng Tax Declaration ng lupa at building/machinery/other improvements (if any)
4. TIN - seller/s at buyer/s
5. Valid ID ng both parties
6. SPA at Valid ID if representative ang magprocess

05/11/2025

𝐀𝐍𝐎 𝐀𝐍𝐆 𝐌𝐀𝐒 𝐌𝐀𝐆𝐀𝐍𝐃𝐀: 𝐁𝐮𝐦𝐢𝐥𝐢 𝐧𝐠 𝐂𝐎𝐍𝐃𝐎 𝐨 𝐌𝐚𝐠𝐩𝐚𝐭𝐚𝐲𝐨 𝐧𝐠 𝐁𝐀𝐇𝐀𝐘?

Parehong may ganda — pero magkaibang laban.

𝐂𝐎𝐍𝐃𝐎:
Convenient, madali ang maintenance
May security, amenities, at “city life” vibes
Pero may monthly fees
Maliit ang space at hindi mo pagmamay-ari ang lupa

𝐁𝐀𝐇𝐀𝐘:
Mas maluwag, pwede mong i-expand o i-design ayon sa gusto mo
Lupa mo, pag-aari mo — tumataas pa ang value over time
Mas effort sa permits, contractors, at construction timeline

𝐑𝐄𝐀𝐋 𝐓𝐀𝐋𝐊:
Kung temporary lifestyle ang hanap mo — Condo is smart.
Pero kung pangmatagalan at para sa pamilya — Bahay ang panalo.

Sabi nga ng iba,
“Ang condo ay investment sa convenience, pero ang bahay ay investment sa legacy.”

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