SAN PEDRO CITY, Laguna – The long wait for land security finally ended for 427 families in Barangay United Bayanihan on August 10, 2026, as the Department of Human Settlements and Urban Development (DHSUD) handed over Transfer Certificates of Title (TCTs). The ceremony marked the culmination of a dream that began with a community mortgage loan in 2004.
A Long‑Awaited Milestone
Secretary Jose Ramon Aliling and Social Housing Finance Corporation (SHFC) President Federico Laxa led the awarding ceremony, which took place despite heavy monsoon rains. The event was part of the 38th anniversary celebration of the Community Mortgage Program (CMP), bearing the theme “Bahay, Buhay, Magandang Kinabukasan.” It underscored the government’s commitment to turning informal settlers into legal landowners.
The two community associations—Maralitang Nagkakaisa sa Tramo Buli HOA and Cupang Tramo Neighborhood HOA—jointly received 427 individual titles. For many families, the documents represented proof that after more than two decades of uncertainty, the land they occupy is now truly their own. The titles provide a foundation for future generations to build on without fear of eviction.
Security Through the Expanded 4PH Program
The awarding was facilitated through the Enhanced Community Mortgage Program (ECMP), a key component of President Ferdinand R. Marcos Jr.’s Expanded Pambansang Pabahay para sa Pilipino (4PH) Program. The ECMP allows organized low‑income communities to purchase the land they occupy using affordable government financing. Once the association loan is settled, individual titles are distributed to each member‑family.
Secretary Aliling emphasized that the administration’s goal extends beyond constructing new housing units. He said the Expanded 4PH also prioritizes land tenure security, granting dignity and stability to urban poor communities. The program’s multi‑modal approach—covering vertical housing, horizontal subdivisions, rental housing, and land disposition—ensures that solutions match the diverse needs of Filipino families.
A Community Transformed
San Pedro Mayor Art Joseph Francis Mercado joined DHSUD and SHFC officials in the ceremony, which brought together 67 representative beneficiaries. The remaining families will receive their titles in subsequent distributions. The event highlighted how local government, national agencies, and community organizations can work together to resolve long‑standing land issues.
For the residents, the journey was not easy. The associations first secured their loan from SHFC in February 2004, and years of payments, meetings, and paperwork followed. The TCTs represent financial discipline, community cooperation, and persistence. With legal ownership, families can now invest in home improvements, access housing loans for expansion, and pass on property to their children.
The Broader Impact of ECMP
The San Pedro awarding is part of a larger national push. To date, DHSUD has approved 47 ECMP projects under the Expanded 4PH, benefiting over 8,100 families across the country. Each project brings informal settlers into the formal housing market, raising property values and strengthening local tax bases.
For the real estate sector, the ECMP model demonstrates how government intervention can unlock the potential of urban land occupied by informal settlers. Legalized communities attract infrastructure investments and private‑sector services, gradually transforming blighted areas into vibrant neighborhoods. The program also provides a pipeline of homebuyers who, once titled, can access formal credit and participate more fully in the economy.
