Learn how to transfer a property title in the Philippines. Follow our step-by-step guide covering the Registry of Deeds, BIR eCAR, & transfer taxes.
Date Posted: October 13, 2026
Buying property is a major milestone, but closing the deal with the seller is only half the journey. To fully secure your ownership, you must officially transfer the property title to your name.
To help you navigate this process, let’s follow the story of Mary, who recently purchased a lot in Metro Manila. Excited to start building her dream home, Mary quickly realized that moving from the Deed of Absolute Sale to holding a land title with her name on it required clear steps, patience, and visits to specific government offices.
Here is the exact step-by-step guide Mary followed to complete her property title transfer.
Step 1: Verify the Title
Where to go: Registry of Deeds (RD)
Before handing over her hard-earned money, Mary wanted to ensure the title was clean — meaning free from undisclosed mortgages, liens, or legal disputes.
She went to the Registry of Deeds (RD) where the property is registered to request a Certified True Copy (CTC) of the land title. After confirming that the details on the title matched the seller’s claims and that no unwanted claims were annotated on the back, Mary proceeded confidently with the purchase.
Step 2: Prepare and Notarize the Deed of Absolute Sale (DOAS)
Where to go: Notary Public
Once the payment terms were finalized, Mary and the seller prepared the Deed of Absolute Sale (DOAS) — the legal document that proves the ownership transfer from the seller to the buyer.
Both parties appeared before a licensed Notary Public to sign the document. Notarizing the DOAS legally binds the contract and transforms it into a public document, which is required by government agencies for processing.
Step 3: Gather Documents & Secure the eCAR
Where to go: City Hall, Registry of Deeds (RD), and Bureau of Internal Revenue (BIR)
To secure the Electronic Certificate Authorizing Registration (eCAR) — a vital document from the BIR proving that transfer taxes (suchas Capital Gains Tax and Documentary Stamp Tax) have been paid — Mary needed to collect a few supporting documents first:
- Tax Clearance: Obtained from the City or Municipal Hall (Treasurer’s Office) to prove all real property taxes have been fully paid.
- Certified True Copy (CTC) of the Title: Obtained from the Registry of Deeds (RD).
- CTC of Tax Declaration: Obtained from the City Assessor’s Office.
With these documents in hand, along with her notarized DOAS, Mary submitted her application to the BIR Revenue District Office (RDO) having jurisdiction over the property to process and issue her eCAR.
*Please note, however, that CTCs are not a standard requirement across all LGUs, as document requirements may vary depending on the local government unit.
With these documents in hand, along with her notarized DOAS, Mary submitted her application to the BIR Revenue District Office (RDO) having jurisdiction over the property to process and issue her eCAR.
*Please note, however, that CTCs are not a standard requirement across all LGUs, as document requirements may vary depending on the local government unit.
Step 4: Pay the Transfer Tax
Where to go: City or Municipal Treasurer’s Office
While waiting for her BIR eCAR, Mary went to the City or Municipal Treasurer’s Office where the property is located to pay the Local Transfer Tax.
This local tax is required before the Registry of Deeds can officially process a title transfer. Upon payment, Mary received an official receipt and a Transfer Tax Clearance.
Where to go: City or Municipal Treasurer’s Office
While waiting for her BIR eCAR, Mary went to the City or Municipal Treasurer’s Office where the property is located to pay the Local Transfer Tax.
This local tax is required before the Registry of Deeds can officially process a title transfer. Upon payment, Mary received an official receipt and a Transfer Tax Clearance.
Step 5: Submit Original Documents for Title Processing
Where to go: Registry of Deeds (RD)
Now armed with all the clearance forms and receipts, Mary visited the Registry of Deeds (RD) to formally request the transfer of the title.
- Notarized Deed of Absolute Sale (DOAS)
- BIR eCAR and tax payment receipts
- Local Transfer Tax Receipt and Clearance
- Property Tax Clearance and Tax Declaration
Where to go: Registry of Deeds (RD)
Now armed with all the clearance forms and receipts, Mary visited the Registry of Deeds (RD) to formally request the transfer of the title.
- Notarized Deed of Absolute Sale (DOAS)
- BIR eCAR and tax payment receipts
- Local Transfer Tax Receipt and Clearance
- Property Tax Clearance and Tax Declaration
Step 6: Request CTCs of the New Documentation
Where to go: Registry of Deeds (RD)
Once the RD completed the issuance of the new title under Mary’s name, Mary requested certified true copies of her essential records for her tax updates:
- CTC of the New Title (bearing Mary’s name)
- CTC of the eCAR
- CTC of the Transfer Tax Receipt
- CTC of the Notarized DOAS
Where to go: Registry of Deeds (RD)
Once the RD completed the issuance of the new title under Mary’s name, Mary requested certified true copies of her essential records for her tax updates:
- CTC of the New Title (bearing Mary’s name)
- CTC of the eCAR
- CTC of the Transfer Tax Receipt
- CTC of the Notarized DOAS
Step 7: Update Records with the Assessor’s Office
Where to go: City or Municipal Assessor’s Office
To complete the paper trail, Mary brought the CTCs of her new title, eCAR, Transfer Tax receipt, and DOAS to the City or Municipal Assessor’s Office.
This step cancels the seller’s Tax Declaration and issues a new Tax Declaration under Mary’s name, ensuring that future real property tax assessments will be accurately billed to her.
Where to go: City or Municipal Assessor’s Office
To complete the paper trail, Mary brought the CTCs of her new title, eCAR, Transfer Tax receipt, and DOAS to the City or Municipal Assessor’s Office.
This step cancels the seller’s Tax Declaration and issues a new Tax Declaration under Mary’s name, ensuring that future real property tax assessments will be accurately billed to her.
Step 8: Title Successfully Issued!
With all government registrations completed, Mary was officially handed the new Owner’s Duplicate Certificate of Title bearing her name, alongside her updated Tax Declaration. The property was now 100% legally hers!
With all government registrations completed, Mary was officially handed the new Owner’s Duplicate Certificate of Title bearing her name, alongside her updated Tax Declaration. The property was now 100% legally hers!
Don't Have Time to Fall in Line? Let LandTrax Do It For You!
Navigating multiple government offices, lining up for tax clearances, and tracking down requirements can take weeks of your valuable time. If you want to avoid the hassle, long queues, and complex paperwork, let LandTrax handle the entire process for you.
We provide hassle-free, end-to-end property title transfer services so you can sit back and relax while our experts secure your land ownership.
Schedule a FREE Assessment or Consultation with us today!
- Contact Us: 0949-832-6634
- Website: www.landtrax.ph
- Office Location: 10th Floor, Eton Cyberpod 5, Brgy. Pinyahan, Quezon City
Navigating multiple government offices, lining up for tax clearances, and tracking down requirements can take weeks of your valuable time. If you want to avoid the hassle, long queues, and complex paperwork, let LandTrax handle the entire process for you.
We provide hassle-free, end-to-end property title transfer services so you can sit back and relax while our experts secure your land ownership.
Schedule a FREE Assessment or Consultation with us today!
- Contact Us: 0949-832-6634
- Website: www.landtrax.ph
- Office Location: 10th Floor, Eton Cyberpod 5, Brgy. Pinyahan, Quezon City
Contact LandTrax today and let's get your title transferred smoothly!
Contact LandTrax today and let's get your title transferred smoothly!