DPJ Realty

𝗠𝗮𝗿𝗮𝗺𝗶 𝗮𝗻𝗴 𝗻𝗮𝗲-𝗲𝗻𝗴𝗴𝗮𝗻𝘆𝗼 𝗯𝘂𝗺𝗶𝗹𝗶 𝗻𝗴 𝗹𝘂𝗽𝗮 𝗱𝗮𝗵𝗶𝗹 𝗺𝘂𝗿𝗮.

𝙋𝙚𝙧𝙤 𝙩𝙖𝙣𝙙𝙖𝙖𝙣:
hindi lahat ng mura ay safe.

Lalo na kung ang binili mo ay subdivided lot
pero 𝙣𝙖𝙠𝙖-𝙢𝙤𝙩𝙝𝙚𝙧 𝙩𝙞𝙩𝙡𝙚 𝙥𝙖 𝙧𝙞𝙣.

Mukhang okay sa una.

May sukat na.
May bakod na.
May pirma na.
May Deed of Sale pa.

𝘾𝙤𝙣𝙛𝙞𝙙𝙚𝙣𝙩 𝙠𝙖!

Pero may hindi ka alam.

𝗞𝗮𝗽𝗮𝗴 𝗻𝗮𝗸𝗮 𝗺𝗼𝘁𝗵𝗲𝗿 𝘁𝗶𝘁𝗹𝗲 𝗽𝗮 𝗮𝗻𝗴 𝗹𝘂𝗽𝗮:

❌ Wala ka pang sariling individual title
❌ Hindi pa fully independent ang lot mo sa batas
❌ Pwedeng hindi pa approved ang subdivision
❌ Pwedeng matagal pa ang proseso ng individual titling
❌ At kapag may problema sa mother title — damay ka

𝗛𝗮𝗿𝗱 𝘁𝗿𝘂𝘁𝗵:

Maraming murang lupa
ang binebenta na:

• Tax Declaration lang
• Rights lang
• Mother title pa
• Hindi pa subdivided legally
• Walang individual title

𝙈𝙪𝙠𝙝𝙖𝙣𝙜 𝙢𝙪𝙧𝙖.
Pero hindi pa malinaw
kung kailan lalabas ang titulo mo.

📌 𝗜𝗺𝗽𝗼𝗿𝘁𝗮𝗻𝘁𝗲𝗻𝗴 𝘁𝗮𝗻𝗱𝗮𝗮𝗻:

Tax Declaration is not a title.
Hindi ito sapat na proof of ownership.

At ang sabi nila na “𝙥𝙧𝙤𝙘𝙚𝙨𝙨𝙞𝙣𝙜 𝙥𝙖 𝙖𝙣𝙜 𝙥𝙖𝙥𝙚𝙡𝙚𝙨”
ay hindi garantiya na lalabas talaga ang titulo.

𝗕𝗲𝗳𝗼𝗿𝗲 𝗯𝘂𝘆𝗶𝗻𝗴 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆, 𝘃𝗲𝗿𝗶𝗳𝘆 𝗳𝗶𝗿𝘀𝘁:

✅ May TCT o OCT ba ang lupa?
✅ Kumuha ng Certified True Copy sa Registry of Deeds
✅ Kung project ito, check kung may License to Sell (LTS) sa DHSUD
✅ I-check kung approved ang subdivision plan
✅ I-verify kung may proseso na talaga ng individual title

⚠️ 𝙆𝙖𝙥𝙖𝙜 𝙬𝙖𝙡𝙖𝙣𝙜 𝙇𝙏𝙎 —
hindi pa legally allowed ibenta ang project.

𝗛𝘂𝘄𝗮𝗴 𝗺𝗮𝗴𝗽𝗮𝗱𝗮𝗹𝗮 𝘀𝗮 𝗹𝗶𝗻𝘆𝗮𝗻𝗴:

“Okay lang ‘yan, processing pa ang papeles.”
“Rights lang pero safe naman.”
“Mother title pa pero mahahati rin ‘yan.”

𝗕𝗲𝗰𝗮𝘂𝘀𝗲 𝗶𝗻 𝗿𝗲𝗮𝗹 𝗲𝘀𝘁𝗮𝘁𝗲—

hindi lahat ng nabili
ay pwede nang mapatitulo agad.

𝗕𝗮𝗸𝗶𝘁 𝗗𝗮𝗽𝗮𝘁 𝗠𝗼𝗻𝗴 𝗔𝗹𝗮𝗺𝗶𝗻 ’𝗧𝗼 𝗕𝗮𝗴𝗼 𝗞𝗮 𝗠𝗮𝗴-𝗹𝗼𝗮𝗻 𝘀𝗮 𝗛𝗼𝘂𝘀𝗶𝗻𝗴 𝗟𝗼𝗮𝗻 𝗻𝗴 𝗣𝗮𝗴-𝗜𝗯𝗶𝗴 𝗙𝘂𝗻𝗱

A few years ago, we finally took the big leap kumuha kami ng bahay sa isang subdivision through PAG-IBIG Housing Loan.

First home. Dream achieved.

Pero after a few months of paying our monthly amortization, napapaisip na ako…

“Bakit parang hindi gumagalaw yung utang namin?”

Kaya nagtanong ako directly sa PAG-IBIG office. At doon ko nalaman ang totoo. 💔

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📌 MONTHLY AMORTIZATION BREAKDOWN…SURPRISING ’TO!

We were paying ₱14,930.21 every month.

I thought malaking part nun napupunta sa principal. Pero eto ang actual breakdown:
-₱11,979.17 – Interest
-₱235.80 – Fire Insurance
-₱360.00 – MRI (Mortgage Redemption Insurance)
-₱2,355.24 – Principal 😭

Yes. Out of almost ₱15,000, only ₱2K+ goes to the loan itself.
The rest? Sa tubo. Sa insurance. Sa charges.

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Paano Kinocompute ang Interest?

Let’s break it down:
• ₱2.5M loan
• 5.75% annual interest
• Divided by 12 months

👉 ₱2,500,000 × 5.75% ÷ 12 = ₱11,979.17 Monthly Interest

Kaya pala ang tagal bago bumaba ng utang.

But here’s the good news: may paraan para pabilisin ’yan.

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BAYARAN ANG PRINCIPAL, NOT JUST THE MONTHLY

If may extra cash, wag ka muna mag-upgrade ng phone. 😅
Go to the PAG-IBIG office, and say:

👉 “Direct to Principal Payment po.”

Example:
- Monthly due: ₱14,930.21
- Binayad mo: ₱50,000
- ₱14,930.21 = regular monthly payment
- ₱35,069.79 = goes straight to principal

Meaning, lumiliit ang utang mo. Mas maliit na interest next month. Mas mabilis mong matatapos ang loan.

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🚫 DON’T DO THIS IN PAYMENT CENTERS

If you pay ₱50,000 sa Bayad Center, it will just cover the next few months’ dues.

No impact sa principal.

So yes, advance ka nga—pero mabagal pa rin ang bawas sa utang.

⸻

Always monitor your loan online via Virtual PAG-IBIG.
They don’t send monthly bills, so ikaw mismo ang dapat mag-track.

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My Realization:

Pag hindi mo intindihin kung paano gumagana ang housing loan mo,
years will pass… and you’ll wonder why you’re still paying a mountain of debt.

Kaya if you’re in the same boat as us…please, learn from our journey.

Don’t just pay. Pay smart. ☝🏻

Another proposed interior design for 60sqm Condo Unit at Nuvali Sta Rosa.
by YOURS TRULY🙂