Deed of Absolute Sale for Land: A Complete 2025 Guide for Filipinos

Buying or selling land in the Philippines? One of the most important documents you’ll need is the Deed of Absolute Sale (DOAS). This legal paper serves as proof that ownership of the property has been officially transferred from the seller to the buyer. Without it, you can’t register the land under your name with the Registry of Deeds.

In this article, we’ll walk you through everything you need to know about the Deed of Absolute Sale for land, including its purpose, key requirements, sample format, and how to have it notarized. Whether you’re a first-time buyer or simply want to understand the process better, this guide will make it easier to handle your land transaction smoothly.

What Is a Deed of Absolute Sale?

A Deed of Absolute Sale is a legal document that serves as the final agreement between a seller and a buyer. It officially transfers ownership of a property once the full payment has been made.

For land transactions, this document is crucial because it is required by government offices such as the Bureau of Internal Revenue (BIR) and the Registry of Deeds before issuing a new land title under the buyer’s name.

Key Details Found in a Deed of Sale:

Full names and addresses of both buyer and seller
Complete property description (lot area, location, title number, boundaries)
Agreed purchase price
Payment details (amount paid, mode, and date)
Signatures of both parties
Notary public acknowledgment

Requirements for Deed of Absolute Sale of Land in the Philippines

Before preparing or signing the document, make sure you have all the necessary requirements ready.

For the Seller:

Original land title (Transfer Certificate of Title or TCT)
Tax Declaration
Latest Real Property Tax (RPT) Receipt
Valid government-issued IDs

For the Buyer:

Valid government-issued IDs
Proof of payment (bank transfer, receipt, etc.)
Tax Identification Number (TIN)

Additional Documents Needed for Registration:

Deed of Absolute Sale (original and photocopies)
Certificate Authorizing Registration (CAR) from BIR
Tax Clearance Certificate
Documentary Stamp Tax and Transfer Tax payment receipts
Notarized Affidavit of Seller and Buyer (if applicable)

How to Prepare and Notarize a Deed of Absolute Sale for Land

Step 1: Draft the Deed of Sale

You can draft it yourself using a sample format or hire a lawyer to prepare it for you. Make sure all property details and names are accurate to avoid delays.

Step 2: Have the Document Notarized

Bring the signed Deed of Sale to a licensed notary public. Once notarized, it becomes a public document and can be used in government transactions. Notarization fees typically range from ₱500 to ₱2,000, depending on the property value.

Step 3: Pay the Necessary Taxes

Both buyer and seller must settle taxes with the BIR, such as:

Capital Gains Tax – 6% of the selling price or fair market value (whichever is higher)
Documentary Stamp Tax – 1.5% of the selling price or fair market value

After payment, secure the Certificate Authorizing Registration (CAR).

Step 4: Transfer the Title

Submit all required documents to the Registry of Deeds and have the title transferred to the buyer’s name. This final step completes the ownership transfer process.

Sample Format of Deed of Absolute Sale (For Land)

Here’s a simple sample format you can use:

DEED OF ABSOLUTE SALE

This Deed of Absolute Sale is made and executed by:

[Seller’s Full Name], of legal age, Filipino, residing at [address], hereinafter referred to as the SELLER,

—and—

[Buyer’s Full Name], of legal age, Filipino, residing at [address], hereinafter referred to as the BUYER.

The SELLER, for and in consideration of the sum of [Amount in words and numbers], paid by the BUYER, hereby sells, transfers, and conveys unto the BUYER the parcel of land located at [Property Location], covered by Transfer Certificate of Title No. [TCT Number], with an area of [Area in square meters].

IN WITNESS WHEREOF, the parties have hereunto set their hands this [Date] at [Place].

[Signatures of Seller and Buyer]

SIGNED IN THE PRESENCE OF:

[Witness 1] and [Witness 2]

ACKNOWLEDGMENT

SUBSCRIBED AND SWORN before me this [Date] at [Place], the affiants exhibiting their valid IDs.

Tips Before Signing a Deed of Absolute Sale

Always verify the authenticity of the land title with the Registry of Deeds.
Double-check tax clearances and unpaid dues.
If unsure, consult a lawyer before signing any legal document.
Keep multiple photocopies of all documents for personal record.

A Deed of Absolute Sale for land is more than just a piece of paper, it’s your legal proof of ownership. Understanding its requirements and process can help you avoid costly mistakes and delays during property transactions.