TL;DR

The Registry of Deeds in Mandaluyong handles all property ownership records and transactions within the city.

• Get Certified True Copies in person or through LRA eSerbisyo.
• Pay required taxes and submit verified documents for issuance.
• Record liens, mortgages, or legal claims for transparency.
• Review documents carefully or consult a professional to avoid delays.

If you own, plan to buy, or inherit a property in Mandaluyong, then it’s important that you familiarize yourself with the Registry of Deeds. This government office records and secures property titles to protect land ownership. Understanding how it works helps you manage your property documents correctly and avoid future disputes.

This guide will walk you through the processes of the Registry of Deeds—from requesting certified true copies to transferring titles and registering legal claims—so you can handle your property transactions confidently and easily.

Steps to Process Property Documents at the Registry of Deeds in Mandaluyong

The Registry of Deeds in Mandaluyong operates under the Land Registration Authority (LRA) and serves as the official record keeper for all land and property transactions within the city. Whether you’re buying, selling, or updating ownership details, you must record every major change here so that they’re valid and enforceable.

You can conduct the following transactions at the Registry of Deeds:

1. Securing a Certified True Copy of Title

A Certified True Copy (CTC) of your land title is an official duplicate that confirms the authenticity of your ownership record. You can use this document to apply for a loan, sell a property, or conduct due diligence before purchase.

Where to request

You may obtain a CTC in two ways:

1. In-person – Visit the Registry of Deeds Mandaluyong located on the 2nd Floor, Cifra Building, Maysilo Circle, Mandaluyong City Hall Complex.
2. Online – Access the LRA eSerbisyo portal to request and pay for copies digitally.

Requirements

• Title number and complete property address
• One valid government-issued ID
• Payment for certification fees

For specific figures, refer to the LRA Citizens’ Charter.

Procedure

1. Fill out a request form available at the RD counter or online via eSerbisyo.
2. Submit the title details and ID for verification.
3. Pay the corresponding fee to the cashier.
4. Claim the document at the releasing section or wait for online delivery (if you availed of the service).

Processing time

Requests are generally completed within the same day or up to three (3) working days, depending on volume. Always double-check the details on your copy to ensure they match your property’s official record.

2. Title transfer (sale, inheritance, or donation)

Transferring a land title legally changes the ownership record in favor of a new owner. This process involves coordination between several government offices—the Bureau of Internal Revenue (BIR), the City Treasurer’s Office, and the Registry of Deeds.

Step 1: Pay the necessary taxes

Before you can transfer ownership, you must first settle the required taxes at the BIR:

• Capital Gains Tax (CGT) – 6% of the higher of the selling price or fair market value on real property transfers. The rate remains the same under the BIR’s latest capital gains tax regulations and applies to all real estate transactions classified as capital assets.
• Documentary Stamp Tax (DST) – 1.5% of the same tax base. Updated rules and exemptions are detailed in BIR Revenue Regulation No. 19-2025, which implements Republic Act No. 12214 or the Capital Markets Efficiency Promotion Act (CMEPA).
• Transfer Tax – 0.50% to 0.75% of the property’s value, depending on local ordinance. In Mandaluyong, rates typically follow Metro Manila’s LGU Treasury guidelines—0.75% for cities and 0.50% for provinces—as stated under Department Circular No. 001-2019 of the Bureau of Local Government Finance (BLGF). 

The circular authorizes city governments to impose up to 75% of 1% of the property’s total selling price or fair market value, whichever is higher, and provinces up to 50% of 1%. This fee is payable to the Mandaluyong City Treasurer’s Office when processing a land title transfer. 

• Withholding / Creditable Withholding Tax (if applicable) – For corporate or business-related sales, rates are governed under BIR Revenue Regulation No. 5-2025, which updates the creditable withholding tax system under Section 57 of the Tax Code.

Once you’ve paid the taxes, secure the Certificate Authorizing Registration (CAR) or Electronic CAR (eCAR) from the BIR to begin the title transfer process at the Registry of Deeds.

Step 2: Prepare the Required Documents

Bring the following to the Registry of Deeds:

• Owner’s Duplicate Copy of the Title
• Deed of Absolute Sale or Deed of Donation (notarized)
• BIR-issued CAR/eCAR
• Tax clearance and transfer tax receipt
• Valid IDs of both parties
• Official receipts for all payments

Step 3: Submission and payment at the RD

Present your complete set of documents at the receiving window. An RD staff member will assess and issue a payment order for registration fees, which will vary depending on the estimated value of the property.

Step 4: Processing and issuance

After payment, the Registry of Deeds will verify and record the transaction before issuing a new land title under the new owner’s name. The process generally takes one (1) to four (4) weeks, depending on the volume of applications and the completeness of your documents. Delays may occur if verification with the BIR or City Treasurer’s Office is required.

You’ll receive:

• The newly issued Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT)
• The original Deed of Sale/Transfer stamped as “Registered”

Tip:

Photocopy all your receipts and documents before submission. You may also verify your title’s registration progress through the LRA Title Verification System.

1. Annotating legal claims or mortgages

An annotation is a legal entry placed on a title to reflect encumbrances, liens, court orders, or other claims that affect property ownership. This process ensures transparency for any potential buyer or lender.

Common reasons for annotation

• Registering a real estate mortgage
• Recording court orders or lis pendens
• Noting affidavits, adverse claims, or encumbrances

Requirements

• Original owner’s Duplicate Title
• Valid ID of the property owner
• Supporting legal documents (e.g., mortgage contract, court order, or notarized affidavit)
• Payment for the annotation fee

Procedure

1. Submit all documents for evaluation to the RD.
2. Once verified, proceed to payment and secure an acknowledgment receipt.
3. Wait for the annotated title to be released.

Processing usually takes three (3) to five (5) working days. You’ll receive a copy of the updated title reflecting the annotation entry at the back.

When to remove annotation

Once an obligation or case has been settled, you may submit proof of payment, release, or court order to apply for cancellation of the annotation. This way, your property record is clean and you avoid potential disputes later on.

Registry of Deeds Mandaluyong Location and Contact Information

If you plan to visit in person, here are the official details:

• Office Name: Registry of Deeds Mandaluyong
• Address: 2nd Floor, Cifra Building, Maysilo Circle, Mandaluyong City Hall Complex, Mandaluyong City
• Contact Number: (02) 8532 5636
• Office Hours: Monday to Friday, 8:00 AM – 5:00 PM

Tips for visitors:

• Arrive early; queues start forming around 9:00 AM
• Bring extra photocopies of documents and a valid ID
• Keep small bills for payment counters
• Check for announcements on the LRA or Mandaluyong City Government Facebook pages for any operational changes

Simplify Your Next Property Transaction

Handling property paperwork may seem intimidating, but once you understand how the Registry of Deeds in Mandaluyong operates, the process becomes far more manageable.

Remember to complete your documents, pay taxes on time, and check your records before submission to avoid delays or legal problems. For complex transfers, work with a licensed broker or real estate lawyer to stay compliant.

If you’re planning to buy or manage property in the city, it helps to work with a trusted real estate company in the Philippines that understands every step of the ownership process. Explore condos for sale in Mandaluyong like The Observatory—an ideal choice for enjoying modern living in the heart of Metro Manila.

To learn more or speak with a property specialist, contact us at FNG today.

FAQ

• What is the function of the Registry of Deeds in Mandaluyong?

It records and secures all property ownership documents within the city. It issues certified true copies, registers transfers, and annotates legal claims.

• How long does it take to transfer a land title in Mandaluyong?

It takes one to four weeks after submission of requirements. Delays happen when documents are incomplete, taxes are unpaid, or there are errors in property details.

• Can I request a land title online instead of going to the office?

Yes. You can request certified true copies and verify titles through LRA eSerbisyo