The government has finalized the implementing rules and regulations for a law that extends the maximum lease period for private lands by foreign investors to 99 years from 75 years.
Department of Trade and Industry (DTI) Secretary and Board of Investments chairman Cristina Roque signed the rules together with Land Registration Authority (LRA) administrator Gerardo Panga Sirios during a ceremony on Dec. 19.
The move gives full effect to Republic Act 12252, or the Investors’ Lease Act, nearly three decades after the original legislation was enacted.
The longer lease terms aim to support capital-intensive, long-term projects by providing regulatory certainty and encouraging the inflow of technology and global expertise.
Officials said the measure is designed to help the Philippines remain competitive against regional neighbors in attracting foreign direct investment.
DTI Undersecretary and BOI managing head Ceferino Rodolfo said the rules enable the responsible unlocking of investment opportunities.
Bases Conversion and Development Authority president and chief executive Joshua Bingcang said the measure provides the stability and predictability needed for the country to thrive. Othel V. Campos
The new regulations introduce administrative safeguards to protect both landowners and investors. These include a requirement for the mandatory annotation of lease contracts on land titles, which makes the agreements binding on the public and strengthens legal certainty for all parties.
The rules also seek to reduce bureaucratic delays by outlining clear procedures and setting specific timelines for government action on applications.
BOI Governor Marjorie Ramos-Samaniego credited the LRA and the Fiscal Incentives Review Board for aligning policies to clarify these procedures.
Pampanga Register of Deeds Lorna Dee, representing the LRA, said the registration process underscores a commitment to transparency and trust.
Roque said the finalized framework reinforces investor confidence and supports the goal of establishing the Philippines as a top global investment destination.
The implementing rules will take effect on Jan. 4, 2026, following their publication in a newspaper of general circulation on Dec. 20, 2025.
