Farm Lots for Sale in South Luzon

Most farm lots start at 500-1,000 sqm, though you'll find better value in larger parcels (2,000+ sqm). Smaller lots are easier to manage but have higher per-sqm prices. Consider your actual farming plans and budget when choosing size.

TCT (Transfer Certificate of Title) is a clean, freely transferable title. CLOA (Certificate of Land Ownership Award) is a land reform title with restrictions — it cannot be sold for 10 years from award and requires DAR clearance. Always verify title type before buying. CLOAs can be problematic for resale.

Yes, but with limits. You can typically build a farmhouse (single structure for the owner) on agricultural land without rezoning. Multiple structures or commercial development requires land use conversion through DAR, which can take 6-18 months and costs money. Verify local zoning rules first.

For water: Check if there's a local water district connection, deep well, or spring source. Visit during dry season to assess. For electricity: Verify if there are power lines along the access road and get a quote from the local electric cooperative for connection costs (can range from PHP 20,000 to 200,000+ for remote areas).

Essential checks: (1) Verify title at Registry of Deeds, (2) Check tax declarations are current, (3) Confirm no pending cases or liens, (4) Verify actual boundaries with a surveyor, (5) Check road access is legally established, (6) Research flood history with barangay. Our complete guide covers all steps.

Highland Cavite farm lots have appreciated 8-15% annually due to infrastructure improvements (CALAX) and Manila expansion. However, farm lots are illiquid — they can take months to sell. Best for buyers with 5-10+ year horizons who also want personal use (weekend farming, future retirement).