Problems for expats buying a house and lot

Aussie Engraver, form a corporate partnership instead of having your wife named as owner in all the property titles. There are many cases where the expat-spouse lose properties when there is separation. The corporation will be the owner of the properties not only your wife. Any foreigner can enter into corporate partnership as investor. That's my advise but you can seek expert opinion from lawyers in the area.

Thanks Mannyd.
Can't help thinking that the cost of setting up a corporation would be prohibitive for a house and lot worth around 1m php

not really prohibitive. discuss the options with a lawyer.

Aussie Engraver wrote:

Thanks Mannyd.
Can't help thinking that the cost of setting up a corporation would be prohibitive for a house and lot worth around 1m php

I've read that the setting up would be about 50,000 peso, including mayors fees etc.
As far as I can see you, can only own 40% of a Filipino Business anyway, although I wonder if there are ways around that.

Not sure what the annual fees would be for the corporations filing fees and all other costs each year.  I assume tax returns, even if nil, would be required.

charmie1 wrote:

im willing to help i'm a property specialist of ayala land any consern dont hesitate to message me

Do you know if it is possible for a non Filipino to own a lot outright, or ensure total control?  And if so, how ?

for a foriegner only condo

charmie1 wrote:

for a foriegner only condo

That's the problem, and the point of the question I think.

Needing to find ways to be able to secure the actual land in the interest of the foreigner.

Sorry don't understand the moderator's problem - where is the free advertising?

This is about a foreigner investing a significant part of his money into a house and lot in the Philippines for his retirement years with his Filipino wife. Indications are that the foreiginer can own the house but not the lot.  Even though the house and lot is intended to be left with his younger Filipino wife when he passes on there seems to be big hazards with the investment while he is alive.if his wife dies first he is dealing with unknown parties controlling his home and of course if the relationship fails his property is at risk.
It seems that The Filipino Govt is wanting to encourage foreigners to live and invest in their country but their is a "sting" in the arrangement that doesn't benefit anyone and encourages minimal investment.

Aussie Engraver wrote:

This is about a foreigner investing a significant part of his money into a house and lot in the Philippines for his retirement years with his Filipino wife. Indications are that the foreiginer can own the house but not the lot.  Even though the house and lot is intended to be left with his younger Filipino wife when he passes on there seems to be big hazards with the investment while he is alive.if his wife dies first he is dealing with unknown parties controlling his home and of course if the relationship fails his property is at risk.
It seems that The Filipino Govt is wanting to encourage foreigners to live and invest in their country but their is a "sting" in the arrangement that doesn't benefit anyone and encourages minimal investment.

You have summed it correctly.

The Philippine Government is sensible in keeping hold of its land, and not allowing it it to be sold off to foreigners as some countries do, eg: Australia which appears (in some reports) to be now substantially owned by the Chinese.

However, this does impact badly on individuals, such as Expats living in the country.

Maybe some new laws should be considered by the government, such as:

A foreigner is allowed to own land on condition that he lives on that land for at least x months per year.  This could be validated annually by a Barangay captain etc. There should also be a maximum land size per foreign owner.

But.... this is the Philippines...

Good luck to you mate. I do not believe for a second the post above that states a foreigner can own land if he lives on it for x number of months.

I do believe that a corporation can be done but as stated above the best you can hope for is 40%. I also believe that it a corporation can not be just you and your wife. It needs other Filipinos as well - her brother, father, etc.? Then extra good luck to you.

If you need legal advice do not believe the first lawyer you see. Most will not charge you for an initial meeting and if they do it will probably only be a few 1000pesos. I would see a minimum of 3 - ask them all the same questions - can a corporation be set up? What are the requirements? How much does it cost? How long does the process take?

If 2 come up with the same answers you know you are on the right track. If none are similar then keep looking.

Do not trust anyone here. Do not dismiss this advice.

Also get references from a lawyer who has done this EXACT thing before and talk to the previous clients. Never was due diligence more necessary than the Philippines.

gonta wrote:

I do not believe for a second the post above that states a foreigner can own land if he lives on it for x number of months..

Hi, I wasn't saying it is a law, but what I was saying was "Maybe some new laws should be considered by the government, such as:"

A foreigner is allowed to own land on condition that he lives on that land for at least x months per year.  This could be validated annually by a Barangay captain etc. There should also be a maximum land size per foreign owner.

But.... this is the Philippines...

I am NOT saying it is a law,  But it would be good if it was

Sorry if it wasn't clear in my post.

No you were clear its my problem with reading comprehension. Sorry about that.😊

But I have heard where the government is allowing what are called international villages where foreigners are allowed to own the land. Exactly where these are I am not sure.

Sorry again

gonta wrote:

No you were clear its my problem with reading comprehension. Sorry about that.😊

But I have heard where the government is allowing what are called international villages where foreigners are allowed to own the land. Exactly where these are I am not sure.

Sorry again

The Philippines Constitution does not allow that, as such, and would need a change to the Constitution itself before that could happen.

But, there are such things as a condominium title on a land village, but only with 60% Filipino ownership again, so not totally international.  And of course that would also have monthly management charges to pay the corporation running it. Under this, you would own a share of the total land.

Just one other piece of advice. If you buy land and a house whether by corporation or straight under wife's name you are gambling. And you know what they say about gambling? Only gamble what you can afford to lose. If you sink your savings into this gamble (purchase) and it doesn't work out. You are sunk my friend.

Only go this route when you are almost 100% sure your wife is trustworthy. If she is considerably younger than you go play the slot machines - better odds.

Maybe the talk was a change to the constitution. I don't know but for sure there will never be straight ownership of land everywhere. I can see this international village concept happening. Considering the number of Koreans here and moving here it wouldn't take many back door payments to get this passed . But if it did it would be limited - only in certain zones and there would be restrictions.

But this is all here say at the moment.

You haven't lived here yet. My advice is take your mind off this land ownership issue. It's going to drive you crazy because it's so confusing. Rent an apartment first and determine if you would really like to live here. Will the weather be tolerable? Will you be able to adjust to life here considering your budget? Will you get along, either living near, or maybe even next door, or worse, in the same house, with your future in-laws? Can you truly trust your wife?

Anyways, if you do want to get a bit of a headache, here is a previous thread on the forum on the topic of ownership.

Live in Philippines - can a foreigner become an owner?
https://www.expat.com/forum/viewtopic.p … 41#2555583

There are links to real estate ownership information, retirement visas, hereditary succession, etc.

I think the reason why real estate ownership is limited to Filipino citizens is to protect Filipinos from opportunistic developers, who would jack up prices since they have an expat / foreigner market, making land ownership financially prohibitive to Filipinos.

A non-Filipino can purchase a condo unit under his / her name.  But have you noticed that condos here are ridiculously expensive? In my area, an 18 sq meter unit pre-selling (i.e., the building is not yet built or completed), is PhP1.2million. How many Filipinos can afford that, plus the homeowners association fees? The same fate could happen to real estate ownership.

FilAmericanMom wrote:

A non-Filipino can purchase a condo unit under his / her name.  But have you noticed that condos here are ridiculously expensive? In my area, an 18 sq meter unit pre-selling (i.e., the building is not yet built or completed), is PhP1.2million. How many Filipinos can afford that, plus the homeowners association fees? The same fate could happen to real estate ownership.

Where I am, in a more westernised area maybe, the condos are between 3 and 6+ million, and I agree "ridiculously expensive", but at that price because some people are happy to pay it...  And the 100-150 pesos trike fare for the 1km trip to the shops !!

Imagine the instant property price rises if we could buy land here...  Filipinos would be priced right out of the market.

A slight correction in your analysis. First of all in any condo development the majority of the units must be owned by Filipinos. Look up the percentage - from my failing memory it is around 70%. So it is not foreigners who are paying these very high prices ( well some are - I'm one) but it's Filipinos themselves.
Real estate prices in the Philippines are incredibly high but those who have money  - and there are plenty of those - have lots of money.
Many buy to rent out - to foreigners, of course and for investment. They better hope this is not a bubble.

mannyd wrote:

Aussie Engraver, form a corporate partnership instead of having your wife named as owner in all the property titles. There are many cases where the expat-spouse lose properties when there is separation. The corporation will be the owner of the properties not only your wife. Any foreigner can enter into corporate partnership as investor. That's my advise but you can seek expert opinion from lawyers in the area.

I agree with this, its correct, and its also the way for investments in general. I just got back from Vietnam where I had this same discussion with a lawyer, including the idea of how a foreigner can build a shop building for investment. Whether its a stranger or your wife who owns the land, you create a company and the partners are issued shares according to their investment level. This way, the land owner cannot run away with your investment after the building is up or when things turn sour.

BUT....it should go without saying that a bad partnership is still a bad partnership and when things turn bad you can find your investment frozen in a legal process for (eternity?). You need a good, solid, honest person who sincerely shares your mission and goals without any reservation and is willing to earnestly work towards that target with you. Hard to do!

Both the owner of land and the investor are anxious to move forward and that causes the outsider to become committed before thinking everything through. "Marriage is easy, divorce is the hard part." So, if a plan is hatched to form a company and issue shares it must be combined with extensive clauses to cover divorce--how to divorce, when, where, who gets what, how it would all happen and this is far more important than the "marriage."

I cant say it strongly enough. Whether the proposed partner is a stranger or your spouse of 10 years, YOU go on your own and interview several lawyers and pick the one YOU feel most and best can protect your interests in divorce. Divorce planning is Number 1. The rest is up to your knowledge and ability and energy in such matters as a real estate purchase, management, marketing, disposal, etc whatever. Partnership divorce is the most important but overlooked aspect here because at the beginning everyone is all smiles and all friendly. Wow, how things can turn so sour and so quickly later and you must plan for it.

Dont pick out the word "Vietnam" form this post and think it doesnt apply to you. Yes, it applies to Phils, Vietnam, Malaysia, Singapore, all over. They all operate similarly as ASEAN, though specifics and mechanics may vary. Focus on the concept and protect yourself, however a deal is put together. And anyone who wont go along with a protection plan, ditch them or ditch the idea.

gonta wrote:

A slight correction in your analysis. First of all in any condo development the majority of the units must be owned by Filipinos. Look up the percentage - from my failing memory it is around 70%. So it is not foreigners who are paying these very high prices ( well some are - I'm one) but it's Filipinos themselves.
Real estate prices in the Philippines are incredibly high but those who have money  - and there are plenty of those - have lots of money.
Many buy to rent out - to foreigners, of course and for investment. They better hope this is not a bubble.

Its 60% Filipino and 40% Foreign.  I agree, there are plenty of Filipinos who are rich enough to buy, and rent to us...
Mainly the Overseas Filipinos (Dual Citizens earning the same as foreigners) like to do this, my ex wife being one who wanted to do that.
"More than half of OFW remittances ($24.3 billion last year) are real estate related, according to one developer"

I am sure this foreign money, from Foreigners and Filipinos alike, has already helped to bring land prices in some areas to the same heights as many western countries.

Data from the Bangko Sentral ng Pilipinas showed that land values in the central business district of Makati City averaged at P274,141 per square meter in the third quarter of 2011.
Thats A$3.9 million for a 500 sm block

Land values in Ortigas Center reached P126,350 per sqm in the third quarter of 2011
Only A$1.8 million for a 500 sm block!!

A nice part of Queensland just 30 mins from Brisbane is only about A$300,000 or less for that size...

http://business.inquirer.net/43795/metr … d-bsp-says

I am paying 37,000 per month for a Condo priced at just over 6 million pesos. 
That's a Gross 7.35% return on the current price, for the owner.  However that comes down to 6.44% return after the owner pays the 4,550 pm association dues.

I have been reading that an attempt was made to bring a bill to parliament recently to allow a constitution change, but they decided not to try, as they feel that they will not get the 75% majority that they needed.

Hi
As people have mentioned it is possible to buy a land and lot through a corporation but the foreigner can only be a 40% shareholder. If you go down this route you could add your kids as shareholders if they are old enough and this may also help with death taxes etc in the Philippines. Death taxes are an issue so if you own the house through a corporation you escape this issue as a company does not die.
May also be possible if you own a few properties to then put the shares of the Filipino company into an offshore company to further protect the foreigner.
In Alabang there are also some developers who have got round the 'foreigner issue' by selling 3 BR Town houses which are labelled condos so the foreigner can legally buy.
As we all know with regard to Condo's foreigners can legally own a condo although some restrictions in areas like Rockwell where they want ownership of the area to be 70% filipino.
The other thing to consider is that with the coming together of ASEAN which the Philippines is a key member of it is inevitable that the laws surrounding foreigners buying land and owning business's will be relaxed which we are already seeing in other ASEAN countries. The filipinos will kick and scream about this but ultimately it will happen and it should also benefit them as will open up more competition and improve standards.

there are ways how to circumvent this. only few experts know

Do what I did and take out a 50 year lease on your own house and lot. That should cover you against a legal separation unless your wife gets a protection order on you barring you from living there. I heard not easy to get here cause you need actual PROOF of abuse.

If she dies before you then you can become the legal owner of the property through hereditary succession but you can only sell the property to a Filipino or leave it to 1 of your kids if they, at least, have dual citizenship.

Hope this helps.

Never invest in a big property in Philippines even if you will share 50-50% with your filipina wife according to Philippine law. Then you can risk to be blackmailed by your wife and her whole family will take control of your property that you bought from your own money. If you get divorce, you lose 50% of amount to your wife. If you have a premarital contract in your home country, you must first get her irrevocable power of attorney to sell it and process the sale. If she refuses, then you need to bring her to a court in your home country using lot of money for your court case. The court case in your home country is usually not valid in Philippines, so that she can refuse to accept it specially if she wants to move back to Philippines. Then she knows that she can take over 50% of your assets and have a good life. In the mean time her family can remove all your belongings from your house and get control of them as your property is also owned by your wife. You may get death warnings, or be beaten badly. If she still wants to stay in your country, you again need to get a document of "Waiver of her rights" in the said properties and get them legalized by Philippine Embassy. Otherwise she can sue the buyer of your property if she later moves back to Philippines mentioning that court case in your home country was not valid in Philippines. In any case you can't keep the property in your name after separation. Then you need to sell it to a filipino. It means that you need a filipino buyer which can be very tough in case the property is exclusive and very costly. In order to get control of your property specially when you don't have any buyer, you can find another filipina / filipino to transfer the property in her / his name provided your ex-wife has already given you a power of attorney to sell it. So always have Irrevocable Special Power of attorney from your wife when you buy a property in Philippines. At the time of transfer of property to new filipina you need to pay all taxes that are paid by both buyer and seller as your new filipina buyer may not have money to pay. All these things can amount to a lot of money. Again blackmailing process from your new filipina may start. So it is advisable to divide the property in to a building and a lot and keep the building in your name to avoid paying taxes for the building at the time of new transfer to your new Filipina. But it is a hell of process as BIR at many places won't accept it due to unawareness of law and rigid behavior. But it is possible. Then you can transfer the lot in the name of your new filipina or your common child from your ex-wife. If the child is under 18 yrs. old, you can't sell the lot, but your child can do so when he/she becomes 18 yrs. old. Then your ex-wife can demand to enter into his /her house and make problems. Then best is first to have the lot and building in the name of your new Filipina, and later to make a leasing contract of both the building and lot for 25 years in your name with your new Filipina, mentioning that you have already given all house rent for 25 yrs. to her as a loan with 1% interest on it so that all future rent can be deducted from the given loan. Otherwise your new Filipina can claim the house rent in case of dispute. You must justify that she got a loan by putting some interest on it. Don't put more than 1% interest otherwise you need to pay taxes on the interest to BIR. A loan in the leasing contract will also prevent your new filipina to get any buyer for the lot and the building without your prior knowledge so that it may protect you for sometime from your new filipina. In the leasing contract you must also have exclusive right to exclude anyone to enter the house. This will protect you from your ex-wife and new Filipina to make problems for you by unauthorized entry into your property. You must also mention that house owner (your new filipina) can sell the property but only with your written consent so that she can't sell it without your knowledge. In the leasing contract you must also specify that you can unilaterally cancel the leasing contract with your filipina so that you can do all sale formalities without her involvement. Later try to get the building in your name and annotate the leasing contract with the title of the lot so that all buyers know that there is a leasing contract with a loan so they are not interested to but it due to loan. In case of new blackmail if you decide to change the title in the name of another Filipina, then you don't have to pay taxes for the building if you already had building in your name. Have her SPA to sell the lot so that you feel secure. But you must be cautious that your new filipina can marry another person without your knowledge and then her husband must also give you a power of attorney to sell your property (lot). So even with her prior SPA, you can't protect yourself in case she marries another gorgeous man behind your back. So conclusion is that never invest in properties in Philippines as long as you can't have them in your name only, have a SPA from your wife and have a premarital agreement in your home country if you are sure that your ex-wife won't move back to Philippines. These views are based on my personal experiences and is a great warning to all foreigners who want to invest huge some in exclusive properties in Philippines. Of course there are many good filipinas but properties/ money can make their minds evil as it can be with any person of any nationality.
One thing more: If you are already married to a filipina, your leasing contract with her will never be valid in Philippines as then she owns 50 % of all your assets.

Wow that is a lot to digest! As for your last paragraph, please explain what a lease contract has to do with a marital division of assets?

To found a company is only interesting for investments more than a few millions. But you can:
1. Get a high longlasting mortgage in your name on the land, registered in the title or and tax declaration
2. Get a usufruct lifelong. Also registered in the lot documents.
3. Get an authority to sell the lot to another Filipino, whenever you want.
4. Get a 2x25 years lease contract. As far as i know, its only valid, as long as you are not married with the lot owner.
5. Take care to be the registered owner of all buildings.
No need to think about the reasons of laws in the Philippines. And dont waste money in hoping to reach anything, filing legal cases. Justice is everywhere in the world a kind of lottery. Only in the Philippines, its for sure: The party with the better connections and better financial ressources is always the winner.

Presidential Decree 471 limits non-commercial land leases involving foreigners to an initial term of 25 years renewable once for another 25 years.

HI, allow me to share my personal experience, regards to foreigner ownership of land in the Phil.
My pinoy wife died after 27 year of marriage. During the marriage, we acquired one hectare of land in Southern Luzon. We built a house on it.After her death, I came to Phil, to live here permanently    in the house we built. I received a visit from her brother, he said. According to laws of the Phil Republic, this his property now, as he is the eldest in my deceased wife's family. I consulted a lawyer. His first two questions were, is your name on the tittle? Yes!,Have you any children to her? I said no! His reply was, it is your land. You can do whatever you want with it, Sell it Give it away, or keep it.Your rights are same as a Filipino. No conditions, like I have to sell it within 10 years, or need the barangay captain permission. For peace of mind ,I decided to go through   the process, of having the title in my name only. After 4months,and 15 thousand peso. The title, with my name on, was in my hand. I now, sold that property without any problems.

The law is unclear as to the amount of time that you have to dispose of the property as the hereditary successor.

- kittelsoncarpo.com/property-ownership/

Leasing contract  has nothing to do for the division of your assets with your ex-wife, but to protect you from your new Filipina or your ex-wife (in case you later transfer the lot into the name of your minor child that you have from your ex-wife) to enter into the property premises without your consent as you have exclusive rights to expel anybody from entering on your property. Leasing contract with a mortgage will also deter any buyer to buy the lot in case your new filipina wants to cheat you. The condition in the Leasing contract that she can't sell the lot and the building without your written consent will also safeguard your interest. And if you haven't yet transferred the lot to your minor child but have the building in your name, you can unilaterally cancel the leasing contract if this condition is written and sell the property to any buyer without any presence of your new filipina. But all these things are valid as long as you are not married to your new filipina or she doesn't get married to someone else. Once you get married to her, she becomes 50% owner of all your assets. Once she gets married to someone else, her earlier given SPA won't work as her husband then must also give you his power of attorney to you to sell the property (lot), and things will again get complicated. If someone needs to know all what I wrote in leasing contract can contact me. It safeguarded me and gave me enough time until the property could be sold.

It is also advisable to put a condition in the leasing contract that if something happens to you, your minor child takes over the leasing contract until 25 years are passed. When you are gone it is better that property goes to your child than to any other stranger (filipina). Then it doesn't make any difference if your ex-wife takes over control of your property from your minor child as then you will never know about it.. hehe!.

I shall also mention that it is not all that easy to start a corporation just to have a property in Philippines. It is because 60% of the board must be filipinos. For that it is advisable to have at least 2 filipinos + you. Then you can already lose your control if 2 people become against you. If corporation is real and you have board on your side, it may work, but if you want to start a corporation just to buy properties in Philippines you will get expenses for the accountant and botheration from the authorities. As said earlier you have now 2 people to tackle if they work against you than only one with my suggestion (your new filipina).

Just remember one thing that in Philippines everything is possible if you know an attorney who can be on your side because he is also working as a public notary, I hope that you all can guess about what all I mean with this. Good luck!

Let me tell you that most of my friends in Norway who are married to young Filipinas faced / are facing the same problem like me. They all gradually lost control over their wives and properties  after they invested in properties in Philippines. It is a pity to register the same thing again and again. So a warning is already given to readers who want to invest in properties in Philippines - properties that you can't keep in your name in case of divorce from your filipina wife.

Been there done it. You will lose the bloody lot mate. Don't marry them, don't buy land/house. Leave your money in Australia and drag some out the the local ATM when you need it.

i read many and i hear many, i think it is better non buy nothing here in philippines, but if you want buy just buy a land like gift to your wife o girlfrind, that mean a non big land, and then lease it for your name and build house. that is what i understand until today for have safe your money. never invest more then what you can and be read to lost all o in case of lost that non got angry , just change your way.

I am married to a Filipina and live here permanently. This issue has bothered me for years. I feel very strongly that foreigners should not attempt to buy land in the Philippines. I have never lived in a country where the locals treat foreigners as badly as Filipinos do.

What I have learned in these years here is that there is nothing you have that a Filipino can not take away from you.

Renting and leasing suits nearly all my expat friends just fine. The ones who thought they could OWN their house, no longer OWN their house........Everyone will conspire to cheat you out of what ever you think you own here.

Bring to the Philippines as little as you can and buy as little as you can. The more you have, the more will be taken away from you.

We have to stay here one more year. After that it is back home.

Munchie wrote:

Been there done it. You will lose the bloody lot mate. Don't marry them, don't buy land/house. Leave your money in Australia and drag some out the the local ATM when you need it.

Sorry to hear that this happened to you. I remember it was just last year you were talking enthusiastically about your wife, new house / land, pig farm, etc. near San Jose, Batangas. (My parents have a farm there where they raise mangoes, lanzones, coffee, etc. Very nice town to visit and unwind. Laid back and quiet, where my kids would float paper boats, skip stones, and try conversing with local women washing clothes by a brook / stream.)

Anyways, to those who are thinking of marrying a much younger woman, be aware of the possible consequences. We know why an older man would want a younger woman. But why would a young woman want to marry a much older man? The pretty little wife might say, "Because he's a good man, and he can support me and my family." 

But  after a few years in the marriage, while she is still at the prime of her life and active, the woman will realize that she would have to provide care to an inactive and possibly impotent and ill husband. She sees her near future: what would she prefer . . .wipe the wrinkly behind of a grumpy old man who has lost control of his bowel movement, or undress someone who is more like her age? What do you think she, that flower that was plucked before she had true emotional maturity and responsibility, would do, especially after she has had so many things under her name, and her kids from previous relationship(s), and maybe even siblings, cousins, etc., had already graduated with the older man as the sponsor?

It would be nice if there were stats on how long these kind of marriages really last.

Hi Aussie Engraver,
My information is to confirm you can own (control) land via a Corporation at minimum, compared to the price of the land, cost.
When I retired to the Philippines 11 years ago, on the advice of an Australian friend who had been in business here for 40 years, I formed a Corp. through his Attorney and purchased a lot at Riviera Country & Golf Club, Silang, Cavite. However involving an Attorney, who in my case brought in four other Attorneys as Directors/Shareholders, proved to be somewhat expensive, although in reality not truly expensive compared to the high price of my lot (I appreciate you are not planning to buy a high price lot).
More recently having sold my Corp., I purchased a smaller lot at Riviera and again through a Corp. But this time I used a local, inexpensive Accountant working from her home, to handle the documentation and appointed my wife and three trustworthy friends as Directors, thereby reducing the cost to a couple of 100 Aussie Dollars.
I own the expat maximum of 40% with the other Directors each owning 15%. Therefore it will take all four Directors voting together to oust me and for example, sell the land the Corp. owns. Meanwhile the elderly Mother of my Accountant handles the monthly/annual returns at minimal cost.
My wife and I have since built a really splendid home, costing way below market value, by doing without the services of an Architect or a Contractor. Instead we employed a Civil Engineer to draw up blue prints based on our sketch and we employed local experienced skilled labor on a daily/weekly/monthly basis, to carry out the construction under the watchful eyes of my wife. To achieve this important aim we rented a small nearby property throughout the construction period.
It seems you are already knowledgeable on expat living in the Philippines, even so I suggest you email me privately should you feel the need for further discussion. I'm always glad to meet up with an Aussie! Cheers Mate. Peter. wintergolfinthephilippines.com Re the location of Riviera, it's one hour driving time from Manila airport via Skyway & SLEX.