Republic of the Philippines

PROFESSIONAL REGULATION COMMISSION

Manila
BOARD LICENSURE EXAMINATION FOR REAL ESTATE BROKERS (BLEREB)

Practice Examination
January 28, 2023, Lyceum of Alabang

PART 3
PROFESSIONAL PRACTICE
(200 points - 50%)

1. It refers to an estimate of value as of a particular point in time expressed in peso amount.

A. Fair market value
B. Appraisal
C. Assessment
D. Value estimate

2. It is not a purpose of appraisal

A. Purchase
B. Insurance
C. Property Disputes
D. Capital Gains Tax

3. The following are required to post a bond before engaging in practice

A. Real estate assessor
B. Private real estate appraiser
C. Public real estate appraiser
D. Real estate consultant

4. Another term used to refer to a private real estate appraiser and is used in the RESA is
A. Estimator
B. Assessor
C. Valuer
D. Practitioner

5. The value of replaceable property tends to be indicated by the value of an equally desirable substitute property
is called the principle of
A. Desire
B. Substitution
C. Replacement
D. Competition

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6. When one talks about the use which at the time of appraisal is most likely to produce the greatest net return, it
refers to:
A. Most effective use
B. Optimum use
C. Highest and Best Use
D. Highest rate of return

7. The application of larger and larger amounts of the agents in production will produce greater and greater net
income (increasing returns) up to a point (surplus productivity) is
A. Increasing and decreasing returns
B. Diminishing returns
C. Excess point
D. Optimum increasing returns

8. A principle that is comprised of reasonable degree of social and economic homogeneity

A. Economic value
B. Highest and best use
C. Conformity
D. Adherence

9. The principle that value is the worth of all present and future benefits arising from ownership and use of real
property:
A. Principle of Value
B. Principle of Highest Returns
C. Principle of Income Return
D. Principle of Anticipation

10. In an area in the city, a building valued at P30,000,000.00 was built right beside an old dilapilated
establishment which tends to increase the value of such establishment and is a principle called
A. Progression
B. Regression
C. Depression
D. Value influence

11. This is considered a factor that influence or create value to real estate
A. Competition
B. Social Ideals and Standards
C. Highest and best use
D. Substitution

12. When a real property's value depreciates in view of the decline in the utility of a feature of the property may be
referred to as:
A. Principle of Utility
B. Functional Obsolescence
C. Functional Depreciation
D. Use Depreciation
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13. A beautiful two-storey house was located in the city, but thereafter a shanty was put up beside the property and
its value will be negatively affected and which is the principle of
A. Deterioration
B. Progression
C. Regression
D. Value Depreciation

14. It is considered an approach of value using the principle of anticipation.

A. Market Data Approach
B. Market Survey Approach
C. Income Approach
D. Future Value Approach

15. It is an approach which utilizes the concept of determining replacement cost and adjusting for depreciation of a
house and lot
A. Substitution Approach
B. Income Approach
C. Cost Approach
D. Replacement Approach

16. If a building is depreciated at 2% per year, what will be the life of the building using the simple depreciation
method
A. 25 years
B. 30 years
C. 40 years
D. 50 years

17. The gross income multiplier may also be used to determine the value of the property and may be computed by
dividing the selling price of a comparable property by the
A. Annual Gross Income
B. Net Income
C. Monthly Income
D. Income after Taxes

18. A 7-door apartment was sold for P6,600,000 in the area which had an annual gross income of P600.000, what is
the gross income multiplier
A. 10
B. 11
C. 12
D. 13

19. A property has an annual gross income of P 1,400,000.00. In his market study, an investor found that a
comparable property with an annual gross income of PI Million was recently sold for P6 Million Using GIM,
what is the estimated value of the property?
A. 7,200,000
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 B. 8,400,000
C. 9,600,000
D. 12,000,000

20. Lot A was being sold by the owner and had the lot appraised by the appraiser who got the following
information:
Lot B which was recently sold at P 8,000 per sq. meter.
corner influence + 10
topography -5
shape +15
What is the estimated value per square meter of Lot A?
A. 8,000
B. 9,000
C. 9,600
D. 10,400

21. Under the RESA, a private real estate appraiser must pay the following bond to engage in practice
A. 10,000
B. 5,000
C. 25,000
D. 20,000

22. It is considered an imaginary line used by the geodetic engineer: plotting and locating a specific property
A. Straight line
B. Geodetic reference line
D. Tie line
E. Reference line

23. It is counting the number of steps to determine the distance

A. Pacing
B. Step counting
C. Estimated foot distance
D. Step measurement

24. The cost to create a virtual replica of an existing building using the same design and similar building materials
is referred to as
A. Reproduction Cost
B. Replacement Cost
C. Estimated Similar Cost
D. Rebuilt Cost

25. The shape and details of a lot may be more accurately plotted using the description found in the:
A. Transfer Certificate of Title
B. Tax Declaration
C. Subdivision Map
D. Deed of Absolute Sale
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26. It is the relationship between a thing desired and a potential purchaser
A. Price
B. Value
C. Cost
D. Counter offer

27. It is not a value factor in the appraisal of a parcel of land

A. Sun Orientation
B. Frontage
C. Depth
D. Shape

28. It reflects the loss in value brought about by the wear and tear and the action of natural elements
A. Natural Obsolescence
B. Deterioration
C. Economic Obsolescence
D. Functional Obsolescence

29. A city assessor, under the RESA, after taking the licensure examination and passing the same will be given a
license as
A. Licensed real estate assessor
B. Licensed government assessor
C. Licensed real estate appraiser
D. Licensed public assessor

30. Market Data approach in appraisal is also called

A. Sales Comparison Approach
B. Survey Approach
C. Market Survey Approach
D. Cost Approach

31. It is the primary government agency that formulates and implements policies, plans and programs for the
recognition, promotion and protection of the rights and well-being of Indigenous Peoples

A. National Indigenous People Agency

B. National Commission on Indigenous Peoples
C. National Ancestral Lands Commission
D. Commission on Indigenous Cultural Communities

32. For biodegradable solid waste containers, the same shall be properly marked and for biodegradable wastes, the
color code is
A. Blue
B. Yellow
C. Black
D. Green
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33. A TEPO is an order which may be issued for the preservation of the rights of the parties pending an
environmental case proceeding, which means
A. Temporary existing protection order
B. Temporary environment prevention order
C. Temporary environmental protection order
D. Temporary environment public order

34. In the hierarchy of solid waste management, this is the highest in priority
A. Disposal
B. Treatment
C. Waste avoidance and reduction
D. Collection

35. The legal remedy under Philippine law that provides protection of one’s constitutional right to a healthy
environment.
A. Temporary Restraining Order
B. Writ of Ecology
C. Writ of Kalikasan
D. Writ of Environment Protection

36. The highest major source of water pollution in the country is due to
A. Industrial sources
B. Domestic Waste
C. Livestock
D. Non-point sources

37. It is the discharge from known sources which is passed into a body of water or land, or wastewater flowing out
of a manufacturing plant, industrial plant including domestic, commercial and recreational facilities
A. Sewage
B. Septage
C. Effluent
D. Water waste

38. "Laguna de Bay Region" shall refer to the Provinces of Rizal and Laguna; the Cities of San
Pablo, Pasay, Caloocan, Quezon, Manila and Tagaytay; and also includes
A. Town of Carmona, Cavite
B. Municipalities in Pampanga
C. Province of Bulacan
D. Aurora Quezon

39. Refers to any solid, semi-solid or liquid waste or residue generated from a wastewater treatment plant, water
supply treatment plant, or water control pollution facility, or any other such waste having similar characteristics
and effect
A. Sludge
B. Sewage
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 C. Wastewater
D. Septage

40. A discipline associated with the control of generation, storage, collection, transfer and transport processing/
disposal of solid wastes
A. Solid waste management
B. Eco waste management
C. Controlled waste disposal and management
D. Solid waste engineering

41. The solid waste container depending on its use shall be properly marked and for non-biodegradable wastes,
the color code is
A. Blue
B. Yellow
C. Black
D. Green

42. The largest source of waler pollution comes from

A. Domestic Sources
B. Livestock
C. Industrial Wastes
D. Water Run Offs

43. It is the treating of used or waste materials through a process of making them suitable for beneficial use and for
other purposes
A. Re-use
B. Recycling
C. Recovery
D. Re-engineering

44. A solid waste transfer station or sorting station, drop-off center, a composting facility, and a recycling
facility
A. Junk shop
B. Materials recovery facility
C. Materials waste station
D. Solid waste dumping facility

45. A disposal area wherein the solid wastes are indiscriminately thrown or disposed of without due planning
and consideration for environmental and health standards
A. Garage dump
B. Sanitarv landfill
C. Open dump
D. Neighborhood dump

46. It is the controlled decomposition of organic microorganisms, mainly bacteria and fungi, into a humus-like
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 product
A. Decomposition
B. Organic breakdown
C. Composting
D. Decay process

47. It is defined as the burning of municipal, biomedical and hazardous waste, which process emits poisonous and
toxic fumes
A. Open pit burning
B. Cremation
C. Incineration
D. Uncontrolled burning

48. A general area declared thru Proclamation 2146 as environmentally sensitive such that significant
environmental impacts are expected if certain types/thresholds of proposed projects are located, developed or
implemented in it
A. Critical Area for Development
B. Environmentally critical location
C. Environmentally critical area
D. Environmentally sensitive area

49. The most problematic sources of pollution are air water and
A. Noise
B. Solid Waste
C. Littering
D. Human Fluids

50. It refers to the effect that is made by one aspect of the economy with the other economic activities in the
country
A. Economic effect
B. Multiplier effect
C. Ripple effect
D. Economic activity effect

51. In a sale on installment of realty, after paying 5 years installments, the buyer will make a lump sum payment
at the end which is referred to as:
A. Full Payment
B. Final Payment
C. Last Payment
D. Balloon Payment

52. Ownership of land in the Philippines is governed by law such as, the 1987 Philippine Constitution. In
addition, it may also be provided by
A. Executive Order of the President
B. Special laws of the Legislature
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 C. House Bills in Congress
D. Special Exemption Orders

53. The principle that states that all lands of the public domain belong to the state is referred to as
A. Public domain doctrine
B. Regalian doctrine
C. Patrimonial doctrine
D. State doctrine

54. As a real estate practitioner, we should:

A. willingly share the lessons and experiences with fellow brokers
B. solicit a listing currently listed exclusively with another broker
C. pass a listing to a third broker without the knowledge and consent of the listing broker
D. put sign or notice of a property for sale without authority from the owner

55. Under the law, private corporations and associations may hold such alienable lands of the public
domain only by lease, not to exceed a total area of
A. 1,000 has.
B. 500 has.
C. 12 has.
D. 3 has.

56. The national integrated organization of natural persons duly registered and licensed as Real Estate
Service Practitioners is called
A. Accredited Practitioners Organization
B. Integrated and Accredited Professional Practitioners
C. Accredited and Integrated Professional Organization
D. Accredited and Integrated National Organization

57. An idle land consisting of 2.5 hectares valued at P 100 per square meter was being taxed by the
municipal assessor and classified as agricultural. If the idle land tax imposed is 4% by the ordinance,
how much will the owner pay for idle land tax?
A. P 40,000
B. P 100,000
C. P 20,000
D. P 50,000

58. The power of the state to regulate the use of one’s property for legal purposes only is referred to as
A. Escheat
B. Eminent domain
C. Police power
D. Power to issue permit
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59. In determining the value of the house and the tax declaration being presented was issued 3 or more
years, the seller shall submit the following to the BIR
A. An updated tax declaration
B. The latest tax declaration
C. Certification from the Assessor whether the same is still the latest or not
D. Certification of improvement by the Assessor
60. It is the right given to an owner of an adjoining land to pass or have access thru another land is called
A. Right of way easement
B. Right of way passage
C. Right of way for people
D. Right o way encroachment

61. A lessee who rented out an office space will pay his monthly rental to the owner in the amount of
P35,000 per month and a deposit of P70,000. How much withholding tax must he deduct from the
payment
A. P 1,750
B. P 3,500
C. P 5,250
D. P 10,500

62. Corporations or partnerships may acquire land in the Philippines provided that it is
A. Not more than 1000 has.
B. Not more than 40% foreign capital
C. Not more than 5 hectares
D. Not more than 1 hectare for residential land

63. The following is not exempted from basic real estate tax imposed by the city:
A. Real property owned by the Republic of the Philippines
B. All lands, buildings and improvements actually, directly and exclusively used for
charitable, religious or educational purposes;
C. Private cemeteries or burial grounds;
D. Machineries and equipment that are actually, directly and exclusively used by local water
district and government owned or controlled corporations engaged in the supply of water
and/or generation of electric power

64. David, an Australian citizen, may not be allowed to own the following property in the Philippines
A. Residential condominium unit
B. Commercial Office condominium unit
C. House and lot
D. House built on leased land

65. Janet wants to become a dual citizen, while in the Philippines, she must file a petition for dual

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 citizenship with this government agency
A. Department of Foreign Affairs
B. Philippine Embassy
C. Bureau of Civil Registry
D. Bureau of Immigration

66. The Register of Deeds required an affidavit of waiver from a foreigner who is married to a Filipina to
register the sale of a house and lot, which is considered
A. A valid requirement of the Register of Deeds
B. Void
C. Voidable
D. Required only if the foreigner is a husband

67. The best evidence of ownership of a condominium unit is

A. Tax declaration of the condo unit
B. Condominium Certificate of title
C. Transfer certificate of title
D. Contract to sell on the unit

68. The Family Code of the Philippines, under EO 209, became effective on
A. August 3, 1988
B. August 3, 1996
C. August 8, 1988
D. August 1, 1988

69. For the acquisition of a residential condominium unit by a former natural born citizen who has
become a foreigner, it is required that
A. Execute a sworn statement under BP 185
B. Must become a dual citizen
C. Not used in buy and sell of property
D. Not exceed 40% of the units

70. The Board, in coordination with the AIPO of real estate service practitioners, shall prepare, update and
maintain a roster of real estate service practitioners which shall contain the following information,
except
A. names of all registered real estate service practitioners
B. field of specialization in real estate service
C. their residence and office addresses
D. license numbers

71. It is the conveyance of the right to enjoy the fruits of the property owned by a person.
A. Contract of lease
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 B. Usufruct
C. Right of way
D. Sale of property

72. For Cebu City, the basic tax it may charge for real estate taxes shall be
A. Not exceeding 1% of the assessed value
B. Not exceeding 1% of the fair market value
C. Not exceeding 2% of the fair market value
D. Not exceeding 2% of the assessed value

73. The following is not considered as good evidence or proof of ownership of one’s land
A. tax declaration,
B. realty tax receipts,
C. deed of sale
D. lot plan

74. As best evidence of ownership in fee simple is the transfer certificate of title as it is imprescriptible
and
A. Indefeasible
B. With original copy in the Register of Deeds
C. Issued by the Register of Deeds
D. Signed by the Register of Deeds

75. Under BP 185, urban land shall be land located in

A. Urban areas
B. Commercial areas
C. Residential subdivisions
D. Central business district areas

76. No deed of sale in favor of a transferee under Batas Pambansa Blg. 185 shall be registered by the
Register of Deeds unless accompanied by a sworn statement showing the following, except:
A. names and addresses of his parents, of his spouse and children, if any;
B. area, location and mode of acquisition of his landholdings in the Philippines, if any;
C. his intention to reside permanently in the Philippines;
D. how the transferee became a foreigner

77. The following person cannot be considered to be a Filipino citizen under the present law
A. Born of Filipino Father
B. A dual citizen under RA 9225
C. Declared a Filipino citizen by the President
D. A naturalized Filipino

78. The PRBRES shall have the power to prescribe guidelines and criteria for this requirement for real
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 estate service practitioners in consultation with the accredited and integrated professional organization
of real estate service practitioners
A. Continuing Professional Education
B. Continuing Education for Professionals
C. Continuing Education Program
D. Continuing Practitioners Education

79. Referred to also as age of majority, at what age may a person buy and sell property on his or her own
A. 18 years old
B. 18 years old with the consent of the parents
C. 18 years old with legal guardian
D. 21 years old

80. For a couple planning to get married, the property relations where each will own his or her own
properties now and in the future, is referred to as
A. Relative Community of Property
B. Separation of Conjugal Property
C. Conjugal Partnership of Gains
D. Absolute Community of Property

81. In case of non-redemption of the property foreclosed extrajudicially by the bank, when is the deadline
to pay the capital gains tax by the highest bidder
A. Within 30 days from auction sale
B. Within 30 days from registration of certificate of sale
C. Within 30 days from expiration of period of redemption
D. Within 30 days from notarization of the certificate of sale

82. For an applicant for the licensure examination for real estate consultants, he/she must show proof that
he/she has experience as a licensed real estate broker for at least
A. Five (5) years
B. Ten (10) years
C. Fifteen (15) years
D. Three (3) years

83. Under the Code of Ethics, the following is considered ethical,

A. Negotiate a property listed directly with the owner
B. Cooperate with other brokers on property listed even if not licensed
C. Willingly share with other brokers the lessons from his experience and study
D. Inform and criticize among fellow brokers another broker who is not handling the sale
properly

84. The Declaration of Principles of the Code of Ethics for Realty Service Practitioners clearly states the

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 Golden Rule which says
A. “Treat others as you want them to be treated”
B. “Do not do unto others what you want others do to you”
C. “Do unto others what you do not want others do unto you “
D. “Treat others as you like them to treat you”

85. The following shall be considered under R.A. No. 9646 as engaging in real estate service practice
A. A person, natural or juridical, who shall directly perform by himself/herself the acts
mentioned in Section 3 hereof with reference to his/her or its own property, except real
estate developers
B. Any receiver, trustee or assignee in bankruptcy or insolvency proceedings
C. Any person acting pursuant to the order of any court of justice
D. Any person who is a duly constituted attorney-in-fact for purposes of sale, mortgage,
lease or exchange, or other similar contracts of real estate, who require compensation or
remuneration

86. A Professional Identification Card shall likewise be issued to every registrant for real estate service
practice. upon payment of the required fees but does not indicate the following
A. registration number
B. date of release by PRC
C. expiration date
D. duly signed by the chairperson of the Board

87. A listing currently listed with a real estate broker and obtained and acquired by another broker must
not be solicited or obtained by said broker unless:
A. The authority of the listing broker is non-exclusive
B. The authority of the listing broker has expired and the owner did not renew the authority
C. The authority of the listing broker has been revoked and the owner gives only non-
exclusive listing
D. The owner, without solicitation from the new broker, offers to list the same with the new
broker after the authority of the listing broker has expired or has been revoked

88. The bundle of rights excludes the following as a right of ownership

A. Right to use
B. Right to put up structure beyond restrictions
C. Right to enjoy the fruits on the land
D. Right to possess

89. A sign of a property for sale or lease should not be placed on a vacant parcel of land by more than one
broker and only if
A. The broker has an exclusive listing
B. The sign should be of the same size as the other signs
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 C. The broker is authorized by the owner
D. The address of the broker is indicated on the sign

90. The following acts of a broker are considered unethical. Which act is considered ethical? for other
persons such as client’s money and similar items.
A. Encouraging the parties to a sale to undervalue the sale
B. Keeping a special bank account, separate and distinct from his own funds, for all monies
received in trust
C. Disclosing his client’s confidential personal information to a fellow broker in order to
close the sale.
D. Delaying submission of a formal offer that he had received from a prospective buyer in
the hope of securing a higher offer.

91. There is a Professional Regulatory Board of Real Estate Service, to be chosen from three (3)
recommendees chosen by the Commission from a list of nominees submitted by the accredited and
integrated professional organization of real estate service practitioners consisting of
A. Three (3) nominees per position
B. Five (5) nominees per position
C. Ten (10) nominees per position
D. Two (2) nominees per position

92. A broker has just received from a fellow broker’s client a written offer to purchase a property of his
seller, together with a check for earnest money payment. Which of the following steps is the most
proper and ethical for him to take?
A. Call another fellow broker whose client is also interested in the property to improve the
offer.
B. Call the seller immediately to inform him about the offer and submit both the written
offer and the earnest money payment.
C. Show the offer to another prospective buyer in the hope of getting a better price for the
seller.
D. Reject the first offer outright based on his opinion that the offered price is too low.

93. Under DTI then, the Code of Ethics covering practitioners is referred to as
A. National Code of Ethics for the Realty Service Practice
B. National Code of Ethics for Practitioners
C. Code of Ethics for the Service Practice
D. Code of Ethics and Responsibilities

94. It is not a ground for the Board not to register and issue a certificate of registration to any successful
examinee after passing the examinations
A. convicted by a court of any criminal offense involving moral turpitude
B. found guilty by his or her association of violation of the code of ethics
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 C. found guilty of immoral or dishonorable conduct after investigation by the Board
D. has been found to be psychologically unfit.

95. When a licensed broker accepts a listing from a fellow practitioner, the following should not be
followed
A. The agency of the broker who offers the listing should be respected until it has expired
and the listing comes to his attention from a different source.
B. The agency of the listing broker should be respected perpetually in all dealings with his
client/principal.
C. The agency of the broker who offers the listing should be respected until the owner,
without solicitations, offers to list with him
D. The listing should not be passed to a third broker without the knowledge and consent of
the listing broker.

96. For the results of the licensure examination, it shall be released by the Board from the last day of the
examination within
A. Five (5) days
B. Ten (10) days
C. Fifteen (15) days
D. One (1) month

97. Which one of the following acts of a broker can be considered within the bounds of the code of ethics?
A. Encouraging the parties to a sale to indicate a consideration which is lower than the actual
price.
B. Serving as a witness in court proceedings involving a property owned by his client.
C. Criticizing the acts of another broker who does not know how to handle the transaction.
D. Delaying submission of a formal offer that he had received from a prospective buyer.

98. In case the heirs will just file and pay now the estate tax return of their deceased father who died 10
years ago or sometime 2003, the value of the property of the estate shall be based on
A. Value of the BIR or zonal value upon filing
B. Value at time of death of the Assessor
C. Value at the time of filing in 2014 of the BIR or assessor whichever is higher, at the time
of filing
D. Value based on the BIR or Assessors value whichever is higher, at the time of death

99. In an ad in a newspaper which one of the following newspaper line ads is blatantly unethical?
A. “HOUSE ON A VERY QUIET NEIGHBORHOOD”
B. “WITH 24 HOURS SECURITY GUARDS!”
C. “THE VALUE OF THIS PROPERTY WILL INCREASE IN ONE YEAR!”
D. “COOL WEATHER!”

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100. The Board shall also prescribe the essential requirements as to the curricula and facilities of
schools & colleges seeking permission to open academic courses or already offering such courses in
real estate service, in cooperation with the
A. Commission on Higher Education
B. Department of Education and Culture
C. National Association of Real Estate Service Practitioners
D. Philippine Association of Schools and Colleges

101. It is not a subject in the examinations for real estate brokers

A. Condominium concept and other types of real estate holdings;
B. Real estate finance and economics;
C. Basic principles of ecology;
D. Land management and real property laws

102. The real estate broker takes the following steps as a licensed real estate broker. Which action can
be considered unethical?
A. He accepted an exclusive listing for an abandoned house and lot even with his knowledge
that somebody died violently in the property.
B. He proceeds to entertain prospective buyers all the while disclosing to them the crime
committed inside the property.
C. He also advertised the listing giving the exact address for an open house on one weekend.
D. He invites his friends to attend the open house hoping that real buyers will feel that there
are many others interested in the property.

103. The following applicant is not required to undergo an examination to be given by the Board as
provided for in R.A. No. 9646
A. Real Estate Salesperson
B. Real estate broker
C. Real estate assessor
D. Real estate appraiser

104. Three of the following are tricks employed by unethical real estate brokers when bringing clients
to view their listings. Which one is ethical?
A. Using a roundabout route to avoid eyesores near the neighborhood.
B. Employing a cleaning company to freshen the smell of the house interiors
C. Forecasting changes from residential to commercial zoning to hint at high rates of value
appreciation
D. Showing another inferior property to position his listing as the better alternative

105. After a sale is consummated, the broker should not do the following:
A. accept commission from both the seller and buyer without the knowledge of either of the
parties
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 B. assist the buyer to acquire possession and ownership of the real property bought as agreed
C. see to it that both the buyer and seller concluded a fair contract advantageous to both
D. in case called upon to act as a witness, should give testimonies in the most unbiased,
honest, truthful, and professional manner.

106. What will be the donor’s tax rate to be paid by a relative if he donates a parcel of land to his
fourth cousin in the net amount of P 12,000,000.
A. 20%
B. 30%
C. 15%
D. 10%

107. There are times when a broker has to share his listings with other brokers. In case of sale, the
listing broker should not do the following:
A. share the commission as agreed upon
B. negotiate directly with the client without the consent of the other broker
C. not seek unfair advantage over his fellow broker
D. not criticize publicly the other broker

108. When advertising a property listing, the broker should not:

A. advertise without the consent of the owner
B. state the real estate broker’s license number in the ads
C. state the true picture of the property
D. advertise within the period of authority

109. To the ethical broker, the principle of full disclosure dictates that vital information that can affect
the property or the transaction should be disclosed and explained to his client. Which one of the
following is contrary to an ethical disclosure?
A. Changes or planned changes in zoning affecting the property
B. Your opinion of future land values in the vicinity of the property
C. Details of the contract
D. Sale of similar properties in the vicinity

110. The ethical broker always strives to protect his clients’ interests. Which of the following is not
ethical and is not in the best interest of your client/seller?
A. Maintain utmost confidentiality on matters not directly related to the property
B. Strive to be familiar with laws and ordinances on real estate
C. Discuss the negotiating position of your client with the buyer’s broker to hasten the sale
D. Tell your client/seller that his price is too high and give opinion on the fair market value
of the property

111. The following common property relations may be agreed upon in the marriage settlement, except
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 18
 A. Relative Community of Property
B. Separation of Conjugal Property
C. Conjugal Partnership of Gains
D. Absolute Community of Property

112. Dan and Jean executed a marriage settlement specifying that the regime of separation of property
shall govern their property relations during marriage. They are married in proper ceremonies on
December 1, 1988. Under the Family Code, which of the following systems shall govern their property
relations during their marriage?
A. Absolute community of property
B. Separation of property
C. Conjugal partnership of gains
D. Exclusive property

113. In his advertisements, brochures or announcements regarding a property for sale, he should
present the following, except
A. a true picture of the property, its improvements, or rights and interests therein
B. material facts concerning the property
C. whatever liens or encumbrances it may have, if any, and
D. the minimum price the owner would be willing to accept

114. As a real estate appraiser, the appraiser may not undertake to make an appraisal or render an
opinion in the following case
A. If within his field of his experience and competence
B. if he will also be the broker who will sell the property being appraised
C. he obtains the assistance of another practitioner familiar with such type of property or
D. the facts are fully disclosed by the client.

115. The State recognizes the vital role of real estate service practitioners in the social, political,
economic development and progress of the country in the following, but not
A. promoting the real estate market
B. enhanced income from income taxes of practitioners
C. stimulating economic activity
D. enhancing government income from real property-based transactions

116. The policies, resolutions and rules and regulations issued or promulgated by the Board shall be
subject to the review and approval by the
A. Professional Regulatory Commission
B. Professional Regulatory Board of Real Estate Service
C. Professional Regulation Commission
D. Office of the President

117. What will the total real estate taxes to be paid by a lot owner for the year if his land consisting of
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 19
 450 sqms. And with a fair market value of the assessor at P6,000 per square meter is classified as
commercial the tax rate is the maximum imposable by the city
A. P 54,000
B. P 27,000
C. P 10,800
D. P 40,500

118. The Chairperson and the Members of the Board shall, at the time of their appointment, must
possess the following qualification of having been an active licensed practitioner of real estate service,
at the time of his appointment, for at least
A. Five (5) years
B. Ten (10) years
C. Twelve (12) years
D. Fifteen (15) years

119. The chairperson or any member of the Board may be suspended or removed by the President of
the Philippines, upon the recommendation of the Commission and after due notice and hearing in a
proper administrative investigation to be conducted by the Commission but not on the following
ground:
A. Neglect of duty,
B. Abuse of power,
C. Complaint for murder
D. Unprofessional, unethical conduct

120. The certificate of registration to be issued to the real estate service practitioner shall be valid
until
A. Remains in full force and effect until revoked or suspended in accordance with R.A . No.
9646.
B. Remains in full force and effect until every 3 years
C. Expires every December 31 of each year
D. Remains in full force and effect until revoked by HLURB

121. The Board may, after giving proper notice and hearing to the party concerned, revoke the
certificate of registration and the professional identification card of a real estate service practitioner,
but not on the following ground
A. Procurement of a driver’s license by fraud or deceit;
B. Allowing an unqualified person to practice the profession by using one's certificate of
registration
C. Unprofessional or unethical conduct;
D. Malpractice or violation of any of the provisions of R.A. No. 9646

122. As a real estate appraiser, he should not undertake the following, except
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 20
 A. render an opinion without careful and thorough analysis
B. render an appraisal report in letter form
C. render the appraisal with a predetermined price
D. render an interpretation without considering all factors affecting the value of the property

123. No foreign real estate service practitioner shall be admitted to the licensure examination, be
given a certificate of registration or a professional identification card, be issued a Special/Temporary
Permit, or be entitled to any of the privileges under R.A. No. 9646 and the IRR unless
A. He becomes a dual citizen
B. He is a former natural born Filipino
C. There is foreign reciprocity with his country
D. There is a foreign treaty with his country

124. All real estate brokers and private real estate appraisers shall be required to post an amount to be
determined by the Board, which in no case shall be less than Twenty thousand pesos (P20,000.00),
renewable every
A. One (1) year
B. Two (2) years
C. Three (3) years
D. Until revoked.

125. A capital asset is property held by the taxpayer, whether or not connected with his
trade/business, such as
A. Stock in trade of the taxpayer
B. Other property of a kind which would properly be included in the inventory of the
taxpayer if on hand at the close of the taxable year
C. Property held primarily for sale to customers in the ordinary course of his trade or
business
D. Property used as residence by the taxpayer

126. The owner of a house and lot sold the property owned by him and rented out to foreigners in the
business of leasing in the amount of P4,500,000. The rate of tax on the sale shall be
A. 1.5%
B. 3.0%
C. 5.0%
D. 6.0%

127. A real estate broker sold a parcel of land in the amount of P5,800,000, inclusive of the broker’s
commission of 5%. If the capital gains tax and documentary stamps tax will be for the buyer’s
account, how much will be the net amount received by the owner
A. P 5,162,000
B. P 5,510,000
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 21
 C. P 5,075,000
D. P 5,423,000

128. A BIR large taxpayer with its head office located in Manila sold its parcel of land located in
Batangas City to a buyer from Lipa City but who was doing business in Lucena. Where should the tax
on the sale be paid?
A. Manila
B. Batangas City
C. Lipa City
D. Lucena

129. How much should the documentary stamp tax be paid on the sale of a parcel of land whose
selling price is P 4,500,000 but the zonal value was P5,000,000 and the fair market value in the tax
declaration was P 3,200,000
A. P 75,000
B. P 67,500
C. P 60,000
D. P 48,000

130. The following is not a power of the Professional Regulatory Board

A. Conduct licensure examinations for the practice of the real estate service profession
B. Prescribe the appropriate, syllabi of the subjects for examination with their tables of
specifications;
C. Issue, suspend, revoke or reinstate, after due notice and hearing, certificates of registration
or professional identification cards for the practice of real estate service;
D. Remove or expel a real estate service practitioner from his association

131. An owner who leases out his house regularly in his business of leasing earns a monthly rental of
P50,000 on one residential house and another P 150,000 per month on his rentals from his office
building. How much will be his total output VAT for the year ?
A. P 216,000
B. P 288,000
C. P 72,000
D. P 240,000

132. The Board shall adopt and promulgate the Code of Ethics and Responsibilities for real estate
service practitioners which shall be referred to as
A. National Code of Ethics for the Realty Practice
B. National Code of Ethics for Practitioners
C. Code of Ethics for Real Estate Service Practitioners
D. National Code of Ethics and Responsibilities

Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 22

133. The foreclosed asset of a bank was sold in the amount of P 1,900,000 to the buyer. What will be
the tax rate on the sale of the said asset
A. 1.5%
B. 3.0%
C. 6.0%
D. 5.0%

134. The real estate broker who intends to practice in the City of Makati must also pay the
professional tax to
A. PRC
B. PRBRES
C. Bureau of Internal Revenue
D. City of Makati

135. A real estate broker will be earning a total professional fee in the amount of P2,500,000,
inclusive of VAT. How much will be the net amount to be received by the broker after deducting the
withholding tax if the broker had reported his income would go beyond P720,000 for the year
A. P 2,250,000
B. P 2,008,929
C. P 1,897,321
D. P 2,125,000

136. The Real Estate Service Act of the Philippines governs the following practitioners, except
A. Real Estate consultant
B. Real estate assistant assessor
C. Real estate salesperson
D. Real estate dealer

137. An owner sold his house and lot consisting of 300 sqms. for P5,200,000, but based on the BIR
Zonal Values, the lot zonal value was P 8,000 per square meter and verification with the assessor
showed that the fair market value of the lot was P 1,800,000 and the house at P 2,200,000. What will
be the basis for the payment of capital gains tax ?
A. P 5,200,000
B. P 4,600,000
C. P 4,000,000
D. P 2,400,000

138. The maximum interest penalty that may be imposed for unpaid real estate taxes in 2004 shall be
A. 12 months
B. 10 years
C. 36 months
D. Until paid
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 23
139. A province or city, or a municipality within the Metropolitan Manila Area, may levy an annual
tax on idle lands at the rate not exceeding five percent (5%) of the assessed value on the following
A. Residential vacant lot of 1,200 sqms.
B. One hectare of land planted with 60 mahogany trees
C. Lot being disputed among two owners
D. 2 hectares of agricultural land ¾ of which are cultivated

140. As exceptions to the general rule, alien acquisition of real estate in the Philippines is not allowed
in the following case :
A. Acquisition before the 1935 Constitution;
B. Acquisition by hereditary succession ;
C. Purchase by aliens of not more than 40% of the units in a condominium project;
D. Purchase by a former Filipino citizen

141. The assessor put a fair market value of P5,500 per square meter on a 1,000 sqm. land located
outside a residential subdivision and used in the business of parking space. How much is the assessed
value of the land if the assessment level of residential land is 20% and commercial land is 50%
A. P 5,500,000
B. P 1,100,000
C. P 2,750,000
D. P 1,650,000

142. How much will be the quarterly payments for special fund tax will have to be made by the owner
if he owns a house and lot valued by the City Assessor at P2,000,000 where the basic tax rate is 2%
A. P 8,000
B. P 2,000
C. P 4,000
D. P 1,000

143. No real estate salesperson, either directly or indirectly, can negotiate, mediate or transact any real
estate transaction for and in behalf of a real estate broker without first already.
A. Taking the examinations as a real estate salesperson
B. Securing an authorized accreditation as real estate salesperson for the real estate broker
C. Posting the required bond of P 1,000 with HLURB
D. Obtaining a professional identification card

144. During the fall of real estate prices, the owner sold a parcel of land at P3,600,000 but the zonal
value then was P 4,000,000 while the fair market value in the tax declaration at the time of sale was P
2,300,000. If the transfer tax is ½ of 1%, how much transfer tax shall be paid by the buyer?
A. P 20,000
B. P 18,000
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 24
 C. P 11,500
D. P 40,000

145. In case the appeal to the Local Board of Assessment Appeals is not in your favor, where may
you bring it up on appeal
A. Regional trial court
B. Central Board of Assessors Appeal
C. Central Board of Assessment Appeals
D. Department of Interior and Local Government

146. What is the monthly penalty interest on the basic real estate taxes in case one fails to pay the tax
due last year on a lot of 500 sqms classified as commercial and valued by the assessor at P 2,500 per
square meter with a basic tax rate of 2%
A. P 250.00 per month
B. P 12,500.00 per month
C. P 3,000,00 per year
D. P 240.00 per month

147. The power to adopt the Code of Ethics and Responsibilities, under the RESA shall be under the
A. Professional Regulatory Board of Real Estate Service
B. Professional Regulation Commission
C. Accredited and Integrated Professional Organization
D. Professional Regulatory Commission

148. It is not required for a Real Estate Broker to indicate the Professional License No. in the
following documents
A. Letterhead
B. Advertisements
C. Calling cards
D. Deed of Absolute Sale

149. When the deceased registered owner is survived by a sole heir, the estate of the former maybe
transferred to a latter with the execution of a document is known as:
A. Principle of Infiltration
B. Extra-Judicial Settlement of Estate
C. Will
D. Declaration of Ownership
E. Affidavit of Adjudication

150. Refers to a group of people or homogenous societies identified by self-ascription and ascription
by other, who have continuously lived as organized community:
A. Indigenous Peoples
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 25
 B. Ancestral Peoples
C. Native Peoples
D. None of the above

151. The Statute of Frauds applies only to:

A. Partial fulfilled contract
B. Completely fulfilled contract
C. Executory contracts
D. None of the above

152. In the mode of acquiring ownership, actual possession of land in opposition to all other claimants
is called:
A. Accretion
B. Prescription
C. Adverse possession
D. All of the above

153. Juan and Maria are live-in partners. Maria donated a parcel of land to Juan. What is the status of
the contract?
A. Voidable
B. Void
C. Unenforceable
D. Valid

154. Spouses have the freedom to choose the regime that will govern their properties by marriage
settlement or pre-nuptial agreement, such as, but not include:
A. Absolute community
B. Conjugal partnership
C. Absolute separation
D. Agent

155. In a defective contract, the defect is caused by lack of form, authority, or capacity of both parties
not caused by prescription is:
A. Unenforceable
B. Rescissible
C. Voidable
D. None of the above

156. Property exclusively owned by the husband is called:

A. Chattel
B. Succession
C. Paraphernal
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 26
 D. Capital Property

157. All are special formalities of a notarial will except:

A. Subscription
B. Attestation Clause
C. Jurat
D. Acknowledgment

158. Ecology covers the study of ___________.

A. population, community, ecosystem
B. ecosystem, organism, inhabitants
C. ecosystem, population, inhabitants
D. inhabitants, population, community

159. Refers to a title formally recognizing the right of possession and ownership of Indigenous
Peoples over their Ancestral Domains identified and delineated:
A. Native Title
B. Certificate of Ancestral Domain Title
C. Certificate of Ancestral Lands Title
D. None of the above

160. An act allowing illegitimate children to use the surname of their Father, amending for the
purpose Article 176 of EO No.209, otherwise known as the “FAMILY CODE OF THE
PHILIPPINES”:
A. RA 9775
B. RA 9255
C. RA 9335
D. RA 9252

161. The vendor is liable to the vendee for any hidden faults or defects in the thing sold is called:
A. Adverse claim
B. Caveat Venditor
C. Caveat Emptor
D. None of the above

162. A buyer was found by the real estate broker who was willing to buy the lot but could not afford the price.
The buyer may be referred to in the meantime in real estate as
A. Prospect
B. Suspect
C. Potential buyer
D. Buyer in good faith
163. The property owner wanted a net amount of P4,500,000.00 and seller will pay for the capital gains tax
and the 5% broker's commission What price should the property be sold?
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 27
 A. P 4.995.000.00
B. P 5,056,180.00
C. P 5,142,857.00
D. P 5.052,500.00

164. The following is not considered a duty of the real estate broker
A. To be loyal to the seller who gave the authority
B. To account all money entrusted to the broker
C. To inform all facts relevant to the transaction
D. To warrant that the title is transferred to the buyer

165. The rational approach of allocating available land resources as equitably as possible among competing
user groups and for different functions
A. Land resource plan
B. Land use plan
C. Land identification and segregation plan
D. None of the above

166. The acquisition of lots or varying ownership through purchase or expropriation for the purpose of planned
and rational development and socialized housing programs without individual property boundary restrictions
A. Land banking
B. Land assembly
C. Land acquisition
D. Land collection

167. It refers to process of upgrading and rehabilitation of blighted and slum urban areas with a view of
minimizing displacement of dwellers in said areas
A. On site development
B. Slum development
C. Slum upgrading
D. On site upgrading

168. The acquisition of land at values based on existing use in advance of actual need to promote planned
development and socialized housing programs
A. Land consolidation
B. Land use plan
C. Land banking
D. Land forecasting

169. The process of land acquisition by exchanging land for another piece of land of equal value, or for shares
of stock in a government or quasi- government corporation, for the purpose of planned and rational
development and provision for socialized housing
A. Land banking
B. Land acquisition
C. Land swapping
D. Land exchange
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 28
170. Sites and lands which, display marked and great potential of becoming urban areas within the period of
five (5) years.
A. Potential Urban Areas
B. Future Urban Areas
C. Urbanizable Areas
D. Identified Urban Areas

171. The Urban and Development Housing Program does not cover the following
A. Areas for priority development
B. Lands in urbanizable areas
C. Resettlement sites
D. Sites used and set aside for parks, reserves for flora and fauna

172. Land for socialized housing under RA 7279 shall be prioritized for acquisition with the last in the order of
acquisition are
A. Privately Owned lands
B. Government lands
C. Abandoned and idle lands
D. Bliss sites

173. In acquisition of land, this shall be resorted to only when other modes of acquisition have been exhausted
A. Community mortgage
B. Expropriation
C. Land swapping
D. Negotiated purchase

174. To qualify for socialized housing program. a beneficiary must not be

A. Filipino citizen
B. Underprivileged and homeless
C. Landless
D. Member of squatting syndicate

175. For developers of proposed subdivision projects, it shall be required to develop an area for socialized
housing equivalent of the total subdivision area or total subdivision project at least
A. 10%
B. 15%
C. 20%
D. 30%

176. Socialized housing or resettlement areas shall be provided by NHA or

A. HUDCC
B. Department of Housing
C. Local Government Unit
D. Private Developers

Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 29

177. The additional real estate taxes that may be imposed on urban lands under RA 7279 shall only be applied
to lands with assessed value over
A. P 50,000.00
B. P 100,000.00
C. P 150,000.00
D. P 200,000.00

178. Any person who violates any provision of RA 7279 shall be imposed the penalty of imprisonment of not
more than
A. 3 years
B. 5 years
C. 6 years
D. 12 years

179. Urban Land Reform was declared under the law for the whole Philippines, under
A. PD 1217
B. PD 1517
C. RA 7279
D. PD 957

180. A local city or municipal legislation which logically arranges, prescribes, defines and apportions a given
political subdivision into specific land uses
A. Land Use Plan
B. Zoning Ordinance
C. Locational Clearance
D. Zoning Clearance

181. The programs of NHA of upgrading and improving blighted areas pursuant to existing statutes and
pertinent executive issuances
A. Areas for priority development
B. Socialized housing program
C. Slum Improvement and Resettlement Program
D. Blighted Areas Improvement Program

182. It is a method of studying the effects of population growth and urban development on the ecological
systems, public facility systems and environmental protection
A. Impact Analysis
B. Carrying capacity analysis
C. Growth effects analysis
D. Population study

183. The classification of R- I in a zoning area means

A. High Density Residential Zone
B. Low Density Residential Zone
C. Medium Density Residential Zone
D. General Residential Zone
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 30
184. A parcel of land was located in a C-2 classified area which means
A. Medium Density Commercial Zone
B. Low Density Commercial Zone
C. General Commercial Zone
D. High Density Commercial Zone

185. The legal basis for the local government to zone areas is derived from the power of the government under
A. Police Power
B. Zoning Power
C. Classification Power
D. Local Government Power

186. It is defined as a contiguous grouping of 10 or more structures

A. High Density Area
B. Integrated Area
C. Built-up Area
D. Contiguous Structure Area

187. Refers to areas designated principally for trade, services and business purposes as used in the zoning
ordinances
A. Commercial Area
B. Central Business District
C. Commercial business District
D. Commercial Zone

188. The ratio between the gross floor area of building and the area of the lot on which it stands
A. Floor Area Ratio
B. Maximum Height Ratio
C. Lot Floor Area Ratio
D. Height to Floor ratio

189. The Floor Area Ratio is computed through the following

A. Building Height divided by the Floor Area
B. Gross Floor Area of Building divided by area of the lot
C. Gross Floor Area divided by the height of the building
D. Floor Area of Units divided by the area of the lot

190. It is a certificate issued to owners of all uses existing prior to the approval of the zoning ordinance which
do not conform to a zone as per provision of the said ordinance
A. Certificate of non-conformity
B. Certificate of zone exemption
C. Certificate of non-conformance
D. Certificate of Clearance

191. In a high density residential zone area, the number of dwelling units allowed would be
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 31
 A. Less than 10 per hectare
B. 20 or more per hectare
C. 12 to 65 per hectare
D. 66 or more per hectare

192. It is not considered as an environmentally critical area

A. Coral Reef
B. Mangrove Areas
C. Areas with Critical Slopes
D. Golf Course

193. Customary accessory used in a dwelling unit refers to the following, although does not include
A. Garage
B. Servants quarters
C. Bedroom
D. Guardhouse

194. Mr. and Mrs. Parte wanted to loan under the Pagibig Financing to buy a residential lot, and they can
purchase a maximum size of
A. 500 square meters
B. 1,000 square meters
C. 2,000 square meters
D. 1 hectare of rural land

195. It is not considered a sale on financing or installments in the purchase of a lot

A. Pagibig financing
B. Bank financing
C. Lending investor's financing
D. Spot cash

196. If financing was made in the amount of 18% interest per annum, what would be the monthly interest rate
to be applied on a 24 months payment scheme
A. 1.0% per month
B. 1.5% per month
C. 2.0% per month
D. 0.75% per month

197. The maximum age limit for the maturity of payment of the loan from Pagibig financing for a housing unit
is
A. 50 years old
B. 60 years old
C. 65 years old
D. 70 years old

198. Diego borrowed money from his brother to buy a lot and borrowed P 1,000,000.00 at 15% per annum
payable in 2 years. How much will the interest be monthly?
Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 32
 A. P 15,000.00
B. P 12,500.00
C. P 12,000.00
D. P 6,250.00

199. Freddie was paying a monthly amortization of P 54,100.00 per month at 21% interest per annum. If the
amortization factor is 0.02705, how much is the amount being financed
A. P 1,000,000.00
B. P 1,500,000.00
C. P2,000,000.00
D. P 3,000,000.00

200. Arnold bought a house and lot and paid P50,000 reservation and the full downpayment of 15 % in full
within 60 days of the total contract price of P3,000,000.00. How much will he have to pay in 60 days
A. P 450.000.00
B. Р 400,000.00
C. P 300.000.00
D. P 350.000.00

-END-

Part III - BLEREB 2023 SPECIAL AND TECHNICAL KNOWLEDGE - 33