What Is a Deed of Absolute Sale?
A Deed of Absolute Sale is a notarized public document by which the seller (vendor) conveys ownership of a property to the buyer (vendee) for a stated price, with no conditions attached to the transfer. It is the primary instrument of conveyance for real estate transactions in the Philippines and must be registered with the Register of Deeds to bind third parties and result in the issuance of a new Transfer Certificate of Title (TCT) in the buyer's name.
Filipinos search for this instrument under several names — deed of sale of land, deed of sale of lot, deed of sale of house and lot, or Deed of Sale of Real Property — and in Tagalog, bilihang tuluyan. All of these refer to the same absolute conveyance described in this guide.
Essential Elements of a Philippine Deed of Absolute Sale
- Parties — full names, civil status, citizenship, addresses of vendor and vendee
- Property description — TCT/CCT number, lot number, area, technical description, location
- Consideration — the purchase price, stated in words and figures
- Warranties — vendor's warranty of title and peaceful possession (warranty against eviction)
- Delivery clause — confirmation that the property is being delivered to the vendee
- Encumbrance declaration — statement that the property is free from liens and encumbrances (or disclosure thereof)
- Witness signature lines — two instrumental witnesses
- Acknowledgment block — notary certifies the parties' personal appearance and voluntary execution
Free Deed of Absolute Sale Template
I, Juan Dela Cruz, of legal age, Filipino, single, and residing at 123 Mabuhay Street, Barangay San Antonio, Quezon City, am the true, lawful and absolute owner of a parcel of land, registered under my name as evidenced by Transfer Certificate of Title No. T-123456 issued by the Quezon City, which property is more particularly described as follows:
a parcel of residential land with an area of 200 square meters, more or less, together with the improvements thereon
Together with all improvements thereon, covered by Tax Declaration No. TD-2024-00123.
That for and in consideration of the sum of Three Million Pesos (3,000,000.00), Philippine currency, receipt of which in full is hereby acknowledged, i do hereby SELL, TRANSFER, CEDE, and CONVEY, absolutely and unconditionally, unto and in favor of Maria Santos, Filipino, of legal age, single and residing at 456 Mabini Street, Barangay Poblacion, Makati City, his/her heirs, successors, and assigns, the above-described property together with all the improvements found therein.
I hereby warrant that I am the true, lawful, absolute, and registered owner of the above-described property; that I have full right and authority to sell and convey the same; that the property is free from all liens, encumbrances, mortgages, leases, adverse claims, unpaid real property taxes, assessments, and litigation, except the following: None; and that i shall defend the Vendee, Maria Santos, and his/her heirs, successors, and assigns against all lawful claims of any person or entity whatsoever.
The Vendor shall deliver actual, peaceful, and physical possession of the above-described property to the Vendee upon execution of this Deed and full payment of the purchase price.
Upon execution of this Deed and full payment of the purchase price, the Vendor shall deliver to the Vendee the owner's duplicate copy of the Transfer Certificate of Title, the latest tax declaration, the latest real property tax clearance or official receipts, and all other documents reasonably necessary for the transfer of title to the Vendee's name.
Unless otherwise agreed in writing, the Vendor shall be responsible for capital gains tax and all unpaid real property taxes, association dues, and assessments accruing up to the date of this Deed. The Vendee shall be responsible for documentary stamp tax, transfer tax, registration fees, and all other expenses for the transfer of title from and after the date of this Deed.
The Vendor shall execute and deliver such further documents and perform such further acts as may be reasonably necessary to complete the transfer of title in favor of the Vendee.
IN WITNESS WHEREOF, I have hereunto set my hand this January 15, 2026 at Quezon City, Philippines.
BEFORE ME, a Notary Public for and in the above jurisdiction, personally appeared:
| Name | Competent Evidence of Identity |
|---|---|
| JUAN DELA CRUZ | Philippine Passport No. P1234567A |
| MARIA SANTOS | Philippine Passport No. P7654321B |
known to me and to me known to be the same persons who executed the foregoing instrument and acknowledged that the same is their free and voluntary act and deed.
WITNESS MY HAND AND SEAL on the date and at the place first above written.
Taxes and Fees After Signing
- Capital Gains Tax (CGT) — 6% of gross selling price or BIR zonal value, whichever is higher; paid by the seller at the BIR within 30 days of notarization
- Documentary Stamp Tax (DST) — 1.5% of consideration or zonal value; paid at the BIR
- Transfer Tax — up to 0.75% depending on the LGU; paid at the provincial or city treasurer's office
- Registration Fee — based on a schedule at the Register of Deeds
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