In a major move to attract foreign capital, the Philippine government has officially enacted rules allowing foreign investors to lease private land for up to 99 years, a significant extension from the previous 75-year limit. The Implementing Rules and Regulations (IRR) for the Investors’ Lease Act (Republic Act No. 12252) were signed into effect on December 19 in New Clark City.
The regulatory milestone, signed by Department of Trade and Industry (DTI) Secretary and Board of Investments (BOI) Chairman Cristina A. Roque and Land Registration Authority (LRA) Administrator Gerardo Panga Sirios, is designed to enhance the country’s competitiveness. Officials state the longer leasehold terms provide the long-term stability and security needed to attract large-scale, capital-intensive investments in sectors like manufacturing, infrastructure, and advanced technology.
“This signing provides the long-term security our investors need and proves that we are serious about creating a more competitive and business-friendly nation,” said DTI Secretary Roque. She emphasized the government’s goal to establish the Philippines as a top global investment destination through a more stable and transparent regulatory environment.
Beyond the lease extension, the newly signed IRR introduces key administrative reforms. A central safeguard requires lease contracts to be annotated on the land title itself, making the agreement binding on the public and providing stronger legal protection for both investors and landowners. The rules also streamline bureaucratic processes by outlining clear, step-by-step procedures and setting specific timelines for government action on applications.
DTI Undersecretary Ceferino S. Rodolfo highlighted the IRR as a step to “unlock these investment opportunities responsibly,” while BCDA President Joshua Bingcang noted its importance in keeping the Philippines competitive within the region. The rules were developed through collaboration between the DTI-BOI, LRA, the Fiscal Incentives Review Board, and various Investment Promotion Agencies.
The new regulatory framework will officially take effect on January 4, 2026, following its publication in a newspaper of general circulation on December 20. The signing ceremony was hosted by the Bases Conversion and Development Authority (BCDA).#
