Each channel has a different inventory mix, sale mechanism, and financing flexibility. The table below summarizes the headline differences — drill into each subsection for specifics.

BPI Buena Mano — sealed-bid auction

buenamano.com.ph is the public marketplace for BPI's foreclosed and acquired assets. The signature mechanism is the sealed-bid auction: published catalogs run on fixed cycles, each property carries a minimum bid, and qualified bidders submit a single sealed envelope (or online equivalent) with their best price. Highest qualified bid wins. BPI also lists "buy-now" inventory at posted prices outside the auction cycle. Payment is cash, manager's check, or BPI in-house financing (BPI Family / BPI Home Loan). Properties are sold "as is, where is" — verify with BPI for the current catalog, bid deposit amount, and the deadline window for the specific batch you're targeting.

BDO Acquired Assets / Remate — negotiated sale

bdoremate.com.ph is BDO's foreclosed-property listing. Most BDO acquired assets are offered through negotiated sale: each listing has a posted price, you can submit a written offer (often below asking), and BDO's branch / acquired-assets desk may accept, counter, or reject. Sold "as is, where is." Payment options include cash, in-house deferred terms (limited tenor, typically 3–5 years with higher rates), or BDO Home Loan financing. BDO usually has the largest bank-owned inventory at any given time because of the size of its loan book — useful if you want options across many provinces.

Pag-IBIG OPA — public auction first, negotiated sale after

The Office for Property Acquisition (OPA) under the Pag-IBIG Fund disposes of foreclosed properties from defaulted Pag-IBIG housing loans. The default channel is a public sealed-bid auction: the schedule and minimum bid are posted 30 days in advance on the Pag-IBIG website and at the branch handling the property. Submit a sealed bid with 10% earnest money; the balance is due within roughly 30 days of award (cash) or you can apply for Pag-IBIG housing-loan financing at standard Pag-IBIG rates and terms (up to 30 years) — see our Pag-IBIG guide for current interest brackets. Lots that don't sell at auction are then offered for negotiated sale at posted prices. Pag-IBIG OPA inventory skews heavily toward socialized and economic housing in subdivisions outside Metro Manila, which is why first-time buyers often start here.

PNB Acquired Assets Division (AAD)

PNB's Acquired Assets Division handles foreclosed PNB / Allied Bank-legacy properties. Most are sold through negotiated sale, with periodic public biddings announced for select lots (often higher-value commercial or large residential). Payment options include cash, deferred in-house terms, or PNB's home-loan product (commonly branded "Own a Home"). Inventory is more moderate than BDO or BPI but includes some commercial and provincial residential lots that don't appear in the bigger banks' catalogs. Always confirm the active bidding format with the AAD branch handling the listing.

RCBC — negotiated sale

RCBC has the smallest standing inventory of the five channels covered here and disposes of foreclosed property mainly through negotiated sale. Listings are typically requested directly from RCBC's acquired-assets desk or the handling branch. Payment is cash or RCBC home-loan financing. Useful as a comparison shop, but you'll find more options in BDO, BPI, and Pag-IBIG OPA.

Magkaiba ang inventory mix, paraan ng pagbenta, at flexibility ng financing sa bawat channel. Ang table sa ibaba ay buod ng pangunahing pagkakaiba — basahin ang bawat subsection para sa detalye.

BPI Buena Mano — sealed-bid auction

Ang buenamano.com.ph ang public marketplace para sa foreclosed at acquired assets ng BPI. Ang signature mechanism ay sealed-bid auction: may published catalog sa fixed cycles, bawat property ay may minimum bid, at ang qualified bidders ay nagsusumite ng isang sealed envelope (o online equivalent) na may best price nila. Manalo ang pinakamataas na qualified bid. May "buy-now" listings din sa BPI sa posted prices sa labas ng auction cycle. Bayad sa cash, manager's check, o BPI in-house financing (BPI Family / BPI Home Loan). "As is, where is" ang benta — i-verify sa BPI ang kasalukuyang catalog, bid deposit, at deadline para sa specific batch na ta-target mo.

BDO Acquired Assets / Remate — negotiated sale

Ang bdoremate.com.ph ay ang foreclosed-property listing ng BDO. Karamihan sa BDO acquired assets ay inii-offer sa negotiated sale: may posted price ang bawat listing, pwede kang magsumite ng written offer (madalas mas mababa sa asking), at maaaring tanggapin, counter-an, o tanggihan ng acquired-assets desk / branch ng BDO. "As is, where is" ang benta. Payment options: cash, in-house deferred terms (limited tenor, kadalasan 3–5 taon na may mas mataas na rate), o BDO Home Loan financing. May pinakamalaking standing inventory ang BDO sa karamihan ng panahon dahil malaki ang loan book nila — maganda kung gusto mo ng options sa maraming probinsya.

Pag-IBIG OPA — public auction muna, negotiated sale sumunod

Ang Office for Property Acquisition (OPA) ng Pag-IBIG Fund ang humahawak ng pagbebenta ng foreclosed na properties mula sa nag-default na Pag-IBIG housing loans. Ang default na channel ay public sealed-bid auction: ang schedule at minimum bid ay nai-post 30 araw bago sa website ng Pag-IBIG at sa branch na humahawak ng property. Magsumite ng sealed bid kasama ang 10% earnest money; ang balance ay babayaran sa loob ng halos 30 araw mula sa award (kung cash) o pwede kang mag-apply ng Pag-IBIG housing-loan financing sa karaniwang Pag-IBIG rates at terms (hanggang 30 taon) — tingnan ang Pag-IBIG guide namin para sa kasalukuyang interest brackets. Ang mga lupa na hindi nabenta sa auction ay inii-offer para sa negotiated sale sa posted prices. Mostly socialized at economic housing sa subdivisions sa labas ng Metro Manila ang inventory ng Pag-IBIG OPA, kaya dito kadalasang nagsisimula ang first-time buyers.

PNB Acquired Assets Division (AAD)

Ang Acquired Assets Division ng PNB ang humahawak ng foreclosed PNB / Allied Bank-legacy properties. Karamihan ay nabebenta sa negotiated sale, na may periodic na public biddings para sa select lots (kadalasan higher-value commercial o malalaking residential). Payment options: cash, deferred in-house terms, o PNB home-loan product (madalas tinatawag na "Own a Home"). Mas moderate ang inventory kaysa BDO o BPI pero may mga commercial at provincial residential lots na hindi makikita sa mas malalaking bangko. Palaging i-confirm sa AAD branch na humahawak ng listing kung anong active na bidding format.

RCBC — negotiated sale

Ang RCBC ay may pinakamaliit na standing inventory sa limang channel na ito at karamihan ay nabebenta sa negotiated sale. Karaniwang hinihingi ang listings direkta sa acquired-assets desk ng RCBC o sa handling branch. Bayad sa cash o RCBC home-loan financing. Maganda bilang comparison shop, pero mas maraming options sa BDO, BPI, at Pag-IBIG OPA.

The biggest mechanical difference across channels is whether you bid blind or negotiate in the open. They reward very different behaviors.

Sealed bid (BPI Buena Mano, Pag-IBIG OPA auctions)

• How it works: You submit one number in a sealed envelope by a deadline. You can't see what others bid. Highest qualified bid wins.
• What wins: Your single bid must be high enough to beat everyone else — but not so high you overpay vs market. This is a first-price sealed-bid auction, which means there's no "second-price safety net" — you pay exactly what you wrote.
• How to set your number: Anchor on a comparable market analysis (CMA) from a licensed broker for the same barangay / subdivision. Apply your target discount (20–40%), then bid slightly above the minimum if competition is low or closer to your CMA-derived ceiling if the property is desirable.
• Earnest money / deposit: Required at bid submission (commonly ~10% for Pag-IBIG OPA; varies for BPI Buena Mano — verify the current cycle's rules). Refunded to losing bidders.
• Trap: "Winner's curse" — the highest bidder is usually the one who most overestimated the property. Walk away if your CMA can't justify the number.

Negotiated sale (BDO Remate, PNB AAD, RCBC, Pag-IBIG OPA unsold inventory)

• How it works: The listing has a posted price. You submit a written offer (often below asking). The bank's acquired-assets desk reviews, accepts, counters, or rejects.
• What wins: Patience plus a clean cash-or-pre-approved-financing profile. Banks favor buyers who can close fast and without loan-approval risk.
• How to set your number: Start 10–20% below posted price if the listing has been sitting for 90+ days; closer to asking if recently listed and demand is visible. Cite the CMA and any obvious defects (occupancy, repairs needed) in your offer letter to justify the discount.
• Counters: Expect at least one round of counter-offer. Have your "walk-away" number written down before you start so you don't get pulled past it.
• Trap: Listings that sit forever are often haunted by occupancy problems or title issues that aren't disclosed in the listing. Investigate before falling in love with the discount.

Ang pinakamalaking mechanical difference sa mga channel ay kung blind kang nag-bid o nakikipag-usap nang bukas. Magkaiba ang behavior na ginagantimpalaan ng bawat isa.

Sealed bid (BPI Buena Mano, Pag-IBIG OPA auctions)

• Paano ito gumagana: Magsusumite ka ng isang numero sa sealed envelope bago ang deadline. Hindi mo nakikita kung magkano ang iba. Manalo ang pinakamataas na qualified bid.
• Ano ang nananalo: Dapat sapat ang bid mo para matalo ang iba — pero hindi sobrang taas na overpriced ka na vs market. First-price sealed-bid auction ito, ibig sabihin walang "second-price safety net" — eksakto ang isinulat mo ang babayaran mo.
• Paano i-set ang number mo: I-anchor sa comparable market analysis (CMA) mula sa licensed broker para sa parehong barangay / subdivision. I-apply ang target discount mo (20–40%), tapos mag-bid nang konting taas sa minimum kung mababa ang kompetisyon o palapit sa CMA ceiling mo kung gusto ang property.
• Earnest money / deposit: Kailangan sa pagsumite ng bid (kadalasan ~10% sa Pag-IBIG OPA; iba-iba sa BPI Buena Mano — i-verify ang rules ng kasalukuyang cycle). Isinasauli sa mga natalo.
• Bitag: "Winner's curse" — ang pinakamataas na bidder ay kadalasan iyong pinakamasyadong nag-overestimate ng property. Lumayo kung hindi ma-justify ng CMA mo ang numero.

Negotiated sale (BDO Remate, PNB AAD, RCBC, hindi nabentang Pag-IBIG OPA)

• Paano ito gumagana: May posted price ang listing. Magsusumite ka ng written offer (madalas mas mababa sa asking). Ire-review, tatanggapin, kakanteran, o tatanggihan ng acquired-assets desk ng bangko.
• Ano ang nananalo: Pasensya at malinis na cash-or-pre-approved-financing profile. Mas pinapaboran ng bangko ang buyer na mabilis at walang loan-approval risk.
• Paano i-set ang number mo: Simulan sa 10–20% mas mababa sa posted price kung 90+ araw na nakatengga ang listing; mas malapit sa asking kung bagong-listed at may demand. Banggitin ang CMA at anumang obvious na depekto (occupancy, kailangang ayos) sa offer letter mo para i-justify ang discount.
• Counters: Asahan ang isang round ng counter-offer. Ilagay sa papel ang "walk-away" number mo bago magsimula para hindi ka mahila lampas dito.
• Bitag: Ang mga listing na nakatengga nang matagal ay madalas may occupancy issue o problema sa titulo na hindi sinasabi sa listing. Imbestigahan bago mainlove sa discount.

1. Occupant risk. The property may have illegal occupants — the former owner, relatives, informal settlers, or tenants the previous owner never disclosed. The bank or Pag-IBIG normally turns the property over "as is, where is" — meaning eviction is the buyer's problem. Legal eviction requires a writ of possession or ejectment case (Rule 70 of the Rules of Court), sheriff service, and can take 6–24 months with attorney's fees of ₱30,000–₱100,000+. Always physically inspect the property before bidding and budget for the worst case.
2. "As is, where is." The buyer accepts the property in its current condition with no warranty from the bank or Pag-IBIG on structural integrity, hidden defects, leaks, termite damage, or unfinished construction. Hire a contractor or engineer to do a walk-through before bidding so you can price repairs into your number. Typical repair budget on a foreclosed unit: ₱100,000–₱500,000+.
3. Title status / annotations. The Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT) may still have annotations — old mortgage entries, lis pendens (pending court cases), adverse claims, or easements — that the buyer may need to clear. Get a Certified True Copy of the title from the Registry of Deeds (Land Registration Authority) and have a real estate lawyer read the back page before you commit. See our Tax Declaration vs Land Title guide for what to look for.
4. Tax delinquency (unpaid amilyar / RPT). The previous owner may have stopped paying real property tax years before the foreclosure. While banks generally pay arrears to clear the title before transfer, this is not guaranteed — confirm in writing with the bank / Pag-IBIG and check directly with the City / Municipal Treasurer's Office. Going forward, you are responsible for all RPT — see our Amilyar / RPT guide for rates and discounts.
5. Redemption / rescission risk. Under Act 3135 (extrajudicial foreclosure of mortgage), the mortgagor (previous owner) has a statutory 1-year redemption period from the date of registration of the certificate of sale to redeem the property by paying the full debt, interest, and costs. Once that period lapses without redemption, the title is consolidated in the bank. Properties offered through Buena Mano / Remate / OPA are almost always past the redemption period — but in rare cases of post-redemption legal disputes, sale rescission is possible. Confirm the date of consolidation with the bank before buying.

1. Occupant risk. Maaaring may illegal occupants ang property — ang dating may-ari, mga kamag-anak, informal settlers, o tenants na hindi sinabi ng dating may-ari. Karaniwang turn-over ng bangko o Pag-IBIG ay "as is, where is" — ibig sabihin problema ng buyer ang eviction. Kailangan ng writ of possession o ejectment case (Rule 70 ng Rules of Court), sheriff service, at maaaring tumagal ng 6–24 buwan na may attorney's fees na ₱30,000–₱100,000+. Palaging pisikal na bisitahin ang property bago mag-bid at mag-budget para sa worst case.
2. "As is, where is." Tinatanggap ng buyer ang property sa kasalukuyang kondisyon na walang warranty mula sa bangko o Pag-IBIG sa structural integrity, hidden defects, tagas, anay, o hindi tapos na konstruksyon. Kumuha ng kontratista o engineer para sa walk-through bago mag-bid para mai-price ang repairs sa numero mo. Karaniwang repair budget sa foreclosed unit: ₱100,000–₱500,000+.
3. Title status / annotations. Maaaring may annotations pa rin ang Transfer Certificate of Title (TCT) o Condominium Certificate of Title (CCT) — lumang mortgage entries, lis pendens (pending court cases), adverse claims, o easements — na kailangang i-clear ng buyer. Kumuha ng Certified True Copy ng titulo sa Registry of Deeds (Land Registration Authority) at ipasuri sa real estate lawyer ang likod ng pahina bago mag-commit. Tingnan ang Tax Declaration vs Land Title guide para sa kung ano ang dapat hanapin.
4. Tax delinquency (hindi nabayarang amilyar / RPT). Maaaring tumigil sa pagbabayad ng real property tax ang dating may-ari ilang taon bago ang foreclosure. Bagaman karaniwang binabayaran ng bangko ang arrears para malinis ang titulo bago i-transfer, hindi ito guaranteed — kumpirmahin sa pamamagitan ng sulat sa bangko / Pag-IBIG at i-check direkta sa City / Municipal Treasurer's Office. Pasulong, ikaw ang responsable sa lahat ng RPT — tingnan ang Amilyar / RPT guide para sa rates at discounts.
5. Redemption / rescission risk. Sa ilalim ng Act 3135 (extrajudicial foreclosure of mortgage), may 1-year redemption period ang mortgagor (dating may-ari) mula sa pagrerehistro ng certificate of sale para tubusin ang property sa pamamagitan ng pagbabayad ng buong utang, interes, at gastos. Kapag lumipas ang panahon na iyon nang walang redemption, na-consolidate sa bangko ang titulo. Ang mga property na inii-offer sa Buena Mano / Remate / OPA ay halos palaging lampas na sa redemption period — pero sa bihirang post-redemption legal disputes, posible ang sale rescission. Kumpirmahin ang petsa ng consolidation sa bangko bago bumili.

1. Title condition (LRA / Registry of Deeds check). Get a Certified True Copy of the TCT or CCT directly from the Registry of Deeds (≈₱200, ~1 working day). Read every annotation on the back page. If the title is still in the previous owner's name (not yet consolidated to the bank), that's a major flag — confirm the bank has finished consolidation before you bid.
2. Occupancy status. Visit the property in person — twice if possible, at different times of day. Talk to neighbors. Note any signs of habitation (laundry, vehicles, lights at night). If occupied, ask the bank in writing who the occupants are and whether they will be turned over vacated. If not, factor eviction cost and timeline into your bid.
3. Amilyar arrears. Go to the City / Municipal Assessor's Office with the property's TD / lot number. Request the tax statement showing arrears, if any. Ask the bank in writing who pays arrears up to turnover.
4. Encumbrances and lis pendens. The same Registry of Deeds copy shows liens, mortgages, adverse claims, and lis pendens. A pending court case involving the property is a hard stop — walk away unless your lawyer says the case is clearly unrelated to ownership.
5. Realistic market value. Get a comparable market analysis (CMA) from a PRC-licensed real estate broker for at least 3 comparable sales in the same barangay / subdivision in the last 6–12 months. This is the anchor for your bid — without it, you're guessing.

1. Kondisyon ng titulo (LRA / Registry of Deeds check). Kumuha ng Certified True Copy ng TCT o CCT diretso sa Registry of Deeds (₱200, ~1 working day). Basahin ang bawat annotation sa likod ng pahina. Kung nasa pangalan pa ng dating may-ari ang titulo (hindi pa na-consolidate sa bangko), malaking flag iyan — kumpirmahin na natapos na ng bangko ang consolidation bago ka mag-bid.
2. Occupancy status. Bisitahin ang property nang personal — dalawang beses kung pwede, sa iba't ibang oras. Kausapin ang mga kapitbahay. Tignan kung may palatandaan ng paninirahan (laundry, sasakyan, ilaw sa gabi). Kung may nakatira, hingiin sa bangko nang nakasulat kung sino ang mga nakatira at kung pa-vacatehin ba bago turn-over. Kung hindi, isama sa bid mo ang eviction cost at timeline.
3. Amilyar arrears. Pumunta sa City / Municipal Assessor's Office na dala ang TD / lot number ng property. Hingiin ang tax statement kung may arrears. Itanong sa bangko nang nakasulat kung sino ang magbabayad ng arrears hanggang turnover.
4. Encumbrances at lis pendens. Ang parehong kopya ng Registry of Deeds ang nagpapakita ng liens, mortgages, adverse claims, at lis pendens. Hard stop ang pending court case sa property — lumayo maliban na lang kung sinabi ng abogado mo na malinaw na walang kinalaman sa pagmamay-ari.
5. Realistikong market value. Kumuha ng comparable market analysis (CMA) mula sa PRC-licensed real estate broker para sa hindi bababa sa 3 comparable sales sa parehong barangay / subdivision sa nakaraang 6–12 buwan. Ito ang anchor ng bid mo — kung wala nito, hula lang.

Cash

• Best for: winning sealed-bid auctions and squeezing the deepest discount in negotiated sales — banks favor cash buyers.
• Pro: Fastest closing, strongest negotiating position, no interest cost.
• Con: Ties up all your capital in one illiquid asset. Always keep an emergency fund separate.

Bank in-house financing (BPI Family / BDO Home Loan / PNB Own a Home / RCBC Home Loan)

• Best for: when you're buying from the same bank's foreclosed inventory — bank often gives modestly preferential treatment because the property is on their books.
• Pro: One-stop process; shorter approval window than going to a third bank; appraisal already done.
• Con: Rates are still bank-loan rates (mid–high single digits to low double digits; verify the current rate sheet at application). See our First Home guide for the full bank-loan comparison.

Pag-IBIG Housing Loan (for OPA inventory)

• Best for: buying Pag-IBIG OPA properties. Government-rate financing is the headline advantage.
• Pro: Up to 30-year tenor, sub-bank interest rates, integrated with the OPA acquisition workflow.
• Con: Requires 24+ months of Pag-IBIG contributions, longer processing, ₱6M cap on the housing loan. See Pag-IBIG guide.

Third-bank financing

• Best for: when another bank offers you a materially better rate. You can use a non-selling bank's housing loan to buy a Buena Mano / Remate property.
• Pro: Rate shopping leverage.
• Con: Two appraisals (selling bank + your lender), slower close, possible coordination friction. Get pre-approved before bidding.

Cash

• Pinakamahusay para sa: pananalo ng sealed-bid auctions at pagkuha ng pinakamalalim na discount sa negotiated sale — paborito ng bangko ang cash buyers.
• Pro: Pinakamabilis na closing, pinakamalakas na negotiating position, walang interest.
• Con: Naka-tie up ang lahat ng pera mo sa isang illiquid asset. Palaging panatilihin ang emergency fund nang hiwalay.

Bank in-house financing (BPI Family / BDO Home Loan / PNB Own a Home / RCBC Home Loan)

• Pinakamahusay para sa: kapag bibili ka mula sa foreclosed inventory ng parehong bangko — madalas may kaunting preferential treatment dahil nasa books nila ang property.
• Pro: One-stop process; mas maikling approval window kaysa sa ibang bangko; tapos na ang appraisal.
• Con: Bank-loan rates pa rin (mid–high single digits hanggang low double digits; i-verify ang kasalukuyang rate sheet sa application). Tingnan ang First Home guide para sa buong bank-loan comparison.

Pag-IBIG Housing Loan (para sa OPA inventory)

• Pinakamahusay para sa: pagbili ng Pag-IBIG OPA properties. Government-rate financing ang pangunahing advantage.
• Pro: Hanggang 30-year tenor, sub-bank interest rates, integrated sa OPA acquisition workflow.
• Con: Kailangan ng 24+ na buwan na Pag-IBIG contributions, mas mahabang processing, ₱6M cap sa housing loan. Tingnan ang Pag-IBIG guide.

Third-bank financing

• Pinakamahusay para sa: kapag ibang bangko ang nag-offer ng mas magandang rate. Pwedeng gamitin ang housing loan ng non-selling bank para bumili ng Buena Mano / Remate property.
• Pro: Leverage sa rate shopping.
• Con: Dalawang appraisal (selling bank + lender mo), mas mabagal na close, posibleng coordination friction. Ma-pre-approve muna bago mag-bid.

A realistic foreclosed-property purchase moves through six stages. Banks and Pag-IBIG quote shorter timelines than what reality usually delivers; budget the upper end.

1. Listing review + property visit — 1–4 weeks. Catalogs refresh on cycles; the property you want may not be in this batch.
2. Bid submission or offer letter — same day to 2 weeks. Sealed-bid auctions are deadline-driven; negotiated sales allow rolling submissions.
3. Award notice + acceptance — 1–3 weeks. The bank or Pag-IBIG validates the bid / offer, confirms documentation, issues a notice of award.
4. Down payment / earnest money clearance — within ~10 days of award. Cash, manager's check, or required deposit instrument.
5. Loan processing (if financing) — 4–8 weeks. Independent appraisal, credit checks, loan-document signing. Cash buyers skip this.
6. Deed of Absolute Sale + title transfer — 60–180 days end-to-end. BIR documentary stamp tax (1.5%) + capital gains tax / withholding (handled by bank as seller of acquired asset), LGU transfer tax (0.5–0.75% in most cities), Registry of Deeds registration. New title issued in your name at the end.

Total realistic window from bid to keys-and-clean-title: 3–6 months for a well-prepared cash buyer; 5–9 months if financed.

Realistikong dumadaan sa anim na yugto ang pagbili ng foreclosed property. Mas maikli ang qinu-quote ng bangko at Pag-IBIG kaysa sa karaniwang nangyayari; mag-budget sa upper end.

1. Pag-review ng listing + property visit — 1–4 linggo. May cycle ang catalog refresh; baka wala sa current batch ang gusto mo.
2. Bid submission o offer letter — same day hanggang 2 linggo. Deadline-driven ang sealed-bid auction; rolling submission ang negotiated sale.
3. Award notice + acceptance — 1–3 linggo. Ire-validate ng bangko o Pag-IBIG ang bid / offer, kumpirmahin ang dokumento, at iisyu ang notice of award.
4. Down payment / earnest money clearance — sa loob ng ~10 araw mula sa award. Cash, manager's check, o required deposit instrument.
5. Loan processing (kung financed) — 4–8 linggo. Independent appraisal, credit check, pagpirma ng loan documents. Wala nito sa cash buyer.
6. Deed of Absolute Sale + title transfer — 60–180 araw end-to-end. BIR documentary stamp tax (1.5%) + capital gains / withholding tax (hinahawakan ng bangko bilang seller ng acquired asset), LGU transfer tax (0.5–0.75% sa karamihan ng lungsod), Registry of Deeds registration. Bagong titulo sa pangalan mo sa huli.

Realistikong total na window mula bid hanggang susi-at-malinis-na-titulo: 3–6 buwan para sa well-prepared na cash buyer; 5–9 buwan kung financed.