Land Prices and Home Construction

Welcome to the forum, Don. Yes, it is possible to build a home of that size within your budget in the province, however I have some questions first, and please do not misconstrue them, I just want to make sure you're not stepping into this completely blind and don't get separated prematurely from your assets. Your introductory profile was not specific in this regard.

Have you been to the Philippines in person before?

Have you been to the building site location? In different times of year?

This one may sound silly, but have you actually met your fiance in person and spent extended time together?

You would be surprised how many foreigners meet someone online, fall in love, and begin making big plans before being able to answer yes to any of those questions.

As to the land, the cost will of course depend on the site, any nice features, access from the road, utility access, any potential issues that need mitigating, title, etc.  It's hard to give an estimate without knowing more about it. One thing to keep in mind is that real estate in the Philippines, especially in provincial areas lacks transparency. There is no Zillow, or other comparison/valuation sites. Title is often an issue and can be disputed by family members.

Keep in mind also, that as a foreigner, you cannot own the land. There are some exceptions (long-term eases, etc) but they are fraught with risk. So plan on it being hers. Which means you will have little claim to what you build on it, especially in a rural barangay, where she and her family will hold sway in the event of a dispute.

Hence my questions. There is an old saying around here not to invest more than you can afford to lose. Also to be at least one island away from your in-laws, haha. There are good reasons for these sayings. Many have lost everything or find the in-laws visiting regularly and asking for support. Again, not saying that's your situation, just making sure.

Another simple thing to consider is what  you will do there in a rural barangay? Many have poor or nonexistent cell service, no decent shops or restaurants nearby, not even a coffee shop. Of course that may not be important to you but you also have to give it some thought, as well as consider your personal safety if the area is remote.

Assuming you have spent considerable time with your woman in person, the relationship with her and her family is solid, and you fully understand what you're getting into, then the project can move forward. But not until you are there, have looked around a bit first, and can manage it. Also - is it where you really want to be? Province life is not for everyone.

I built a smaller province home on property owned by my girlfriend that turned out really well. I had been there several times before - it's on an overlooking site, with views of mountains and ocean. But the year after we built we found better schools for the boys on another island nearby, in the city we live in now, so it is currently relegated to weekends and summer use.

As for actual building costs, it can be very reasonable. I would plan on at least 25,000 Php per sqm. I spent 50% more than that because our lot is steep and required extensive foundation work and retaining walls, and I upgraded the roof, windows and doors for the climate and typhoon resistance. It was a really fun project and it is a joy to spend time there (so peaceful), but I wouldn't have considered it until we had several years together first.

Please let us know more about your situation, and I'm sure that others will be jumping in with their experiences.

Wise words pnw as always.

I would add if I may. Make sure the 1 Ha lot is titled correctly and in the mothers name. Enquire as to whether the lot can be subdivided and titled in your ladies name as a separate property.

As pnw states you really need to look at access to all services.

Welcome to the forum and good luck.

Cheers, Steve.

@pnwcyclist

Thanks for the detailed response!  And I take no offense to any of your questions since they are all very important.  To begin, I just got back from the Philippines about a month ago, however I did not visit Leyte (I spent most of my time with my fiancé and her family in Limay Bataan, Olongapo, and Bagio).  She is the niece of my best friend's wife, so I had some background information on her prior to the deep dive.  He has known her and her family since she was very young. 

As far as the property, I have not visited it, but I can see the frontage using Google maps.  Her mother has clean title (that is what I am told) and is willing to sell 1500 square meters to my fiancé.  Her brother currently has a cinder block structure he lives in and which the family used to live in on the property.  That structure, however, is ready to fall apart and mom wants to build a new house for her on the back of the property, leaving the road frontage to my fiancé.  My fiancé went to school locally in that area and her sister will be going to school there this year as well.  So you are correct in that they will have some local connections.

It is rural, but that is what I am looking for.  Even here in Washington State I do not go out for meals.  Access to healthcare is not an issue (yet) for me, but may be something I consider at some point.  I think the only difficult thing is finding a place to live prior to construction of an apartment with flushing toilet and hot water - the whole bucket and dipper thing is new to me!!!

@bigpearl

Thanks bigpearl.  I believe the mother has clean title, but I must look into the subdivision clause.  There is power, municipal water, and cell service, although I think internet is a little spotty.  But this is not a big deal to me.  In fact, I think I was the last person on the planet to actually own a cell phone - I just got one about 4 months ago and I am almost 61 years old!

All good Don but I would visit, spend some time around the property and neighborhood, facilities including shopping, a decent hospital close by, power internet and phone connectivity, wet market, dining choices, access by road, water supply as well as refill stations, public transport or but wheels and honestly the list goes on. Research long and hard.

Cheers, Steve.

Good to hear the background info, Don. Sounds like a reasonable plan, however I would agree with Steve to really check it out before you commit big funds. There are things we can't know without being there. For example, if there is a nearby karaoke bar that stays open late, or if the motorbikes on the road are too loud. We had another member here who built a beautiful home and had to deal with those things and eventually he left. After a while these things can get to you and if you ask your woman about it she will think it's all just normal.

@pnwcyclist  Thanks for the advice!  I will certainly be asking all these questions and more.  I have been using satellite imagery and Google Maps for street views of the location.  Everything so far is checking OK on my list.  It is difficult to assess utility service other than viewing power lines and poles from Google Maps, and surprisingly much of what I see appear newly constructed within the last 10 years, including highway bridges and concrete roadways. 

I also see new government housing units about a mile from the location toward the beach...very nicely build little row houses.  As of February there did not appear to be any occupancy though.

But I will continue my research.  I am just looking forward to finally having some rest from the chaotic business world.  I am becoming physically and mentally exhausted with all the BS, which is why I have become fascinated with the Philippines (at least the few portions I saw).  People with little seemed happy or at least content, where here in the US, where there is tremendous opportunity and wealth, people are always miserable.  Very strange.

Yes, it is the western ego.

Filipinos live in the moment, Westerners tend to re- live the past and worry about the future. And are always comparing their lot to others...

But the present moment is all we really can enjoy and control, and gratitude for what we have helps us to appreciate it more.

Y'know, my neighbor, the Joneses, they have a Tesla. Imma gonna git myself a better one too.

@Jackson4

LOL!!!

Wise words from Steve and PNW.  I have been researching here for years and am now werious into the process but still have not purchased.  I hope to not make any mistakes but the landmines are everywhere.

Of all the things they said, the most important is BE THERE, LIVE THERE, GET A FEEL FOR THE PLACE.  Google maps and street view are wonderful tools but they don't hold a candle to being there.  You don't know what you don't know.... better chance of discovering that with boots on the ground and time invested.

Best of luck to you and all of us expats looking for a little piece of paradise. 

Don