The Philippine government’s latest relaxation of foreign ownership restrictions is making headlines, but for the 1.8 million overseas Filipino workers sending billions home each year, the real story is personal. After decades of sacrificing time with family and working in unfamiliar lands, OFWs now have a clearer, more affordable path to owning businesses and properties in their homeland. Executive Order No. 113, signed on April 13, 2026, adjusts the 13th Regular Foreign Investment Negative List (RFINL), opening doors that were previously locked. While critics worry about foreign control over local industries, OFWs see something else: a chance to finally stop sending money abroad and start keeping it at home.
Small Retail, Big Dreams: The P25 Million Threshold Change
One of the most practical changes under EO 113 involves the retail trade sector. Previously, foreign investors—including returning Filipino citizens who have acquired other nationalities—were barred from owning any stake in retail businesses with paid‑up capital below P25 million. That cap has now been lowered: retail enterprises with paid‑up capital under P25 million can have up to 40 percent foreign equity. For an OFW who has saved P500,000 and wants to open a neighborhood sari‑sari store or a small clothing boutique, this is a game‑changer. But the real power move comes from pairing this rule with the ₱2‑billion OFW Negosyo Fund launched by the Department of Trade and Industry in March 2026. That fund offers loans from P30,000 to P20 million, with a one‑year grace period and flexible repayment terms. Together, the relaxed ownership cap and the accessible loan program mean an OFW can start a retail business without needing a Filipino majority partner—and without draining their entire savings. As of April 2026, over 1,200 OFWs have already applied for the Negosyo Fund, according to DTI records.
Real Estate Ownership: Condos, Lots, and the 4PH Program
Another high‑search keyword for OFWs is “real estate investment.” The 13th RFINL maintains that foreign ownership of condominium units remains 100 percent allowed—no change there. However, the buzz is about the expanded [Pambansang Pabahay para sa Pilipino (4PH) Program which now specifically prioritizes OFWs as beneficiaries. Under this program, an OFW can purchase a house and lot with a subsidized three‑percent interest rate, far lower than commercial bank rates of seven to nine percent. The Department of Human Settlements and Urban Development reported that in April 2026 alone, 850 OFW families received housing award certificates. But there is a catch: while condos are fully open, foreign ownership of land is still capped at 40 percent, and only Filipino citizens or corporations at least 60 percent Filipino‑owned can hold land titles. For OFWs who have retained Filipino citizenship, this is not an issue. But for naturalized foreign citizens, the advice from migration experts is clear: keep your Filipino passport active, or invest through a trusted spouse or sibling who remains a citizen.
The Peso’s Fall and the OFW Remittance Advantage
On April 28, 2026, the Philippine peso hit an all‑time low of P61.30 against the US dollar. For most Filipinos, this means higher prices for imported rice, fuel, and medicine. But for OFWs earning in dollars, euros, or other strong currencies, a weak peso is a hidden bonus. Every remittance now buys more pesos, increasing the purchasing power of savings meant for business capital or down payments. The Bangko Sentral ng Pilipinas noted that personal remittances reached $3.5 billion in February 2026, up 3.1 percent from the previous year. Economists attribute much of that resilience to OFWs who continue to send money despite global uncertainties. However, the same weak peso also fuels inflation, which hit 5.2 percent in March 2026. That erodes the value of local earnings. For an OFW planning to retire and live solely on their savings, the advice is to invest in income‑generating assets—like a small retail store or rental condo—rather than keeping cash in a bank. The new foreign ownership rules make that diversification easier than ever.
Challenges Ahead: Pending Bills and Geopolitical Risks
Not everything is smooth sailing. A Senate bill filed in March 2026 aims to provide additional incentives, tax breaks, and reintegration training specifically for OFWs who invest in domestic businesses. As of April 29, 2026, the bill is still pending in committee. Without it, OFWs face the same tax and regulatory hurdles as any other investor. Meanwhile, geopolitical tensions in the Middle East—where nearly 40 percent of OFWs work—have led to evacuation alerts in Lebanon and Israel. The Department of Migrant Workers has repatriated over 300 OFWs in April alone. Those who return with little savings may find the new investment rules irrelevant if they lack capital. That is why labor groups are pushing for mandatory financial literacy and investment matching programs at pre‑departure orientation seminars. As one OFW advocate put it, “The rules are only useful if the workers know about them and have money to act.”
