True to its push to strengthen the Philippines’ competitiveness for foreign direct investment (FDI), the government has finalized the Implementing Rules and Regulations (IRR) for the Investors’ Lease Act, allowing foreign investors to lease private land for up to 99 years—a reform aimed at aligning the country with regional investment hubs and encouraging long-term capital commitments.
The IRR for Republic Act No. 12252 was signed by Trade Secretary and Board of Investments (BOI) Chairman Cristina A. Roque and Land Registration Authority (LRA) Administrator Gerardo Panga Sirios, and presented during a ceremony in New Clark City on December 19, hosted by the Bases Conversion and Development Authority (BCDA).
The new rules operationalize the extension of lease terms from 75 years to an aggregate of 99 years, addressing a long-standing concern of foreign investors seeking predictability, security, and asset longevity. Officials said the reform positions the Philippines more competitively against regional peers that already offer extended land-use arrangements to overseas investors.
Beyond longer lease periods, the IRR introduces stronger legal and administrative safeguards, including the mandatory annotation of lease contracts on land titles, ensuring enforceability and protection for both landowners and lessees. Clear compliance procedures and defined agency timelines are also expected to reduce red tape and improve the ease of doing business.
BOI officials said the streamlined framework reflects a coordinated government effort to harmonize investment policies and deliver a more transparent regulatory environment.
Secretary Roque said the finalized IRR sends a clear signal to the global investment community that the Philippines is serious about improving its FDI policy framework.
“This reform provides the long-term security investors need and strengthens our position as a competitive, business-friendly investment destination,” she said.
The IRR will take effect on January 4, 2026, following its publication on December 20.