
09/07/2025
Quad Comm bill on forfeiture of land illegally owned by foreigners re-filed in Congress
A group of House leaders on Wednesday re-filed a bill mandating the civil forfeiture of real estate properties illegally acquired by foreign nationals in the Philippines, after the Quad Comm inquiry that revealed a pattern of fraudulent land acquisitions linked to foreign-owned Philippine Offshore Gaming Operators (POGOs) and other illicit activities.
House Bill (HB) No. 1628, also known as the “Civil Forfeiture Act,” was introduced in the 20th Congress by Reps. David “Jay-jay” Suarez (Quezon, 2nd District), Bienvenido Abante Jr. (Manila, 6th District), Romeo Acop (Antipolo, 2nd District), Zia Alonto Adiong (Lanao del Sur, 1st District), Paolo Ortega V (La Union, 1st District), Ernesto Dionisio Jr. (Manila, 1st District), Rodge Gutierrez (1-RIDER Party-list), Lordan Suan (Cagayan de Oro City, 1st District), Jay Khonghun (Zambales, 1st District), Gerville “Jinky Bitrics” Luistro (Batangas, 2nd District), and Jonathan Keith Flores (Bukidnon, 2nd District).
The bill was personally filed by Ortega, Abante, Luistro, Khonghun, Adiong, Dionisio, and Suan.
All lawnakers served as members of the House Quad Comm in the 19th Congress, which previously probed smuggling, identity fraud and offshore criminal operations involving foreign nationals.
The proposed measure builds on findings where the Quad Comm confirmed that foreign nationals had used forged documents such as fake birth certificates and driver’s licenses to pose as Filipino citizens in order to acquire land, an act prohibited under the Philippine Constitution.
Under Article XII, Sections 7 and 8, land ownership is reserved for Filipino citizens and entities, with narrow exceptions such as hereditary succession and land acquisition by natural-born Filipinos who have lost citizenship.
One of the most consequential provisions of the bill is found in Section 4, which establishes a prima facie presumption that any real estate property acquired by a foreign national is unlawfully obtained, unless proven otherwise.
This presumption places the burden of proof on the foreign national, shifting the legal framework in favor of constitutional enforcement.
Under the proposed law, the Solicitor General shall institute civil forfeiture proceedings for any land transferred in violation of ownership restrictions, with authority to delegate the case to the National Prosecution Service.
Any taxpayer may initiate a complaint, which the city or provincial prosecutor must evaluate through a preliminary investigation before recommending action.
The bill also makes clear that registration in the name of a foreigner or their proxy will not protect the property from forfeiture, stating that a recorded title in the Registry of Deeds does not preclude civil action if the acquisition violates land ownership laws.
To encourage cooperation, the bill grants immunity from criminal prosecution to individuals who testify to the unlawful methods by which land was acquired by a foreign national, provided such testimony is critical to proving the violation.
In terms of disposition, Section 10 provides that forfeited agricultural land shall be distributed to qualified farmers through the Department of Agrarian Reform (DAR).
Non-agricultural land, on the other hand, may be used for schools, hospitals or socialized services, or turned over to the local government.
The President may authorize its disposal through the Privatization and Management Office if social use is no longer viable.
To strengthen enforcement, the Land Registration Authority and local government units are mandated to monitor all land transfers and immediately flag suspicious conveyances to the Solicitor General.
The measure also ties in with the Anti-Dummy Law by requiring LGUs to track how real estate properties are actually used.