Republic of The Philippines v. Spouses Alejandre, G.R. No. 217336

8/17/2020 SUPREME COURT REPORTS ANNOTATED 883

G.R. No. 217336. October 17, 2018.*

REPUBLIC OF THE PHILIPPINES, petitioner, vs. SPS.
ILDEFONSO ALEJANDRE and ZENAIDA FERRER
ALEJANDRE, respondents.
Civil Law; Property; Public Dominion; There are three (3)

kinds of property of public dominion: (1) those intended for public
use; (2) those intended for some public service; and (3) those
intended for the development of national wealth.—There are three
kinds of property of public dominion: (1) those intended for public
use; (2) those intended for some public service; and (3) those
intended for the development of national wealth. This is provided
in Article 420 of the Civil Code, to wit: ART. 420. The following
things are property of public dominion: (1) Those intended for
public use, such as roads, canals, rivers, torrents, ports and
bridges constructed by the State,
_______________
* SECOND DIVISION.

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VOL. 883, OCTOBER 17, 2018 511

Republic vs. Alejandre
banks, shores, roadsteads, and others of similar character; (2)

Those which belong to the State, without being for public use, and
are intended for some public service or for the development of the
national wealth. With respect to provinces, cities and
municipalities or local government units (LGUs), property for
public use “consist of the provincial roads, city streets, municipal
streets, the squares, fountains, public waters, promenades, and
public works for public service paid for by said provinces, cities, or
municipalities.”
www.central.com.ph/sfsreader/session/00000173fb57dfb656af260f003600fb002c009e/t/?o=False 1/18
Same; Same; Private Properties; The Civil Code classifies

property of private ownership into three (3) categories: (1)
patrimonial property of the State under Articles 421 and 422; (2)
patrimonial property of Local Government Units (LGUs) under
Article 424; and (3) property belonging to private individuals
under Article 425.—The Civil Code classifies property of private
ownership into three categories: (1) patrimonial property of the
State under Articles 421 and 422; (2) patrimonial property of
LGUs under Article 424; and (3) property belonging to private
individuals under Article 425, hence: ART. 421. All other property
of the State, which is not of the character stated in the preceding
article, is patrimonial property. ART. 422. Property of public
dominion, when no longer intended for public use or for public
service, shall form part of the patrimonial property of the State.
x x x x ART. 424. Property for public use, in the provinces, cities,
and municipalities, consist of the provincial roads, city streets,
municipal streets, the squares, fountains, public waters,
promenades, and public works for public service paid for by said
provinces, cities, or municipalities. All other property possessed
by any of them is patrimonial and shall be governed by this Code,
without prejudice to the provisions of special laws. ART. 425.
Property of private ownership, besides the patrimonial property of
the State, provinces, cities, and municipalities, consists of all
property belonging to private persons, either individually or
collectively. From the foregoing, property of private ownership or
patrimonial property of the State may be subclassified into: (1)
“By nature or use” or those covered by Article 421, which are not
property of public dominion or imbued with public purpose based
on the State’s current or intended use; and (2) “By conversion” or
those covered by Article 422, which previously assumed the
nature of property of public dominion by virtue of the State’s use,
but which are no longer being used or intended for said purpose.
Since those properties could only come from property of public
dominion as defined under Article 420, “converted” patri-

512
512 SUPREME COURT REPORTS ANNOTATED

monial property of the State are separate from and not a

subset of patrimonial property “by nature or use” under Article
421. With respect to lands, which are immovable property
pursuant to Article 415(1) of the Civil Code, they can either be
lands of public dominion or of private ownership following the

general classification of property under Article 419.
Same; Same; Public Dominion; Regalian Doctrine; Section 3,
Article XII of the 1987 Constitution, which embodies the Regalian
doctrine, classifies lands of the public domain into five (5)
categories — agricultural lands, forest lands, timber lands,
mineral lands, and national parks.—Section 3, Article XII of the
1987 Constitution, which embodies the Regalian doctrine,
classifies lands of the public domain into five categories —
agricultural lands, forest lands, timber lands, mineral lands, and
national parks. The provision states: SEC. 3. Lands of the public
domain are classified into agricultural, forest or timber, mineral
lands, and national parks. Agricultural lands of the public domain
may be further classified by law according to the uses to which
they may be devoted. Alienable lands of the public domain
shall be limited to agricultural lands. x x x x x x Section 3
mandates that only lands classified as agricultural may be
declared alienable, and thus susceptible of private ownership. As
the connotative term suggests, the conversion of land of the public
domain into alienable and disposable opens the latter to private
ownership. At that point (i.e., upon the declaration of alienability
and disposability), the land ceases to possess the characteristics
inherent in properties of public dominion that they are outside the
commerce of man, cannot be acquired by prescription, and cannot
be registered under the land registration law, and accordingly
assume the nature of patrimonial property of the State that is
property owned by the State in its private capacity.
Same; Same; Same; Same; Public lands not shown to have
been classified, reclassified or released as alienable agricultural
land or alienated to a private person by the State remain part of
the inalienable lands of public domain.—The subject of the land
registration application under Section 14 of PD 1529 is either
alienable and disposable land of public domain or private land.
While Section 14(4) does not describe or identify the kind of land
unlike in (1) which refer to “alienable and disposable lands of the
public domain”; (2) which refer to “private lands”; and (3) “private
lands or abandoned

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VOL. 883, OCTOBER 17, 2018 513

riverbeds,” the land covered by; (4) cannot be other than

alienable and disposable land of public domain, i.e., public
agricultural lands and private lands or lands of private ownership
in the context of Article 435. This premise proceeds from the well-
entrenched rule that all lands not appearing to be clearly of
private dominion or ownership presumptively belong to the State.
Accordingly, public lands not shown to have been
classified, reclassified or released as alienable agricultural
land or alienated to a private person by the State remain
part of the inalienable lands of public domain. Therefore,
the onus to overturn, by incontrovertible evidence, the
presumption that the land subject of an application for
registration is alienable and disposable rests with the
applicant.
Same; Same; Same; Same; In the absence of such
incontrovertible proof of private ownership, the well-entrenched
presumption arising from the Regalian doctrine that the subject
land is of public domain or dominion must be overcome.—
Respondents, based on the evidence that they adduced, are
apparently claiming ownership over the land subject of their
application for registration by virtue of tradition, as a
consequence of the contract of sale, and by succession insofar as
their predecessors-in-interest are concerned. Both modes are
derivative modes of acquiring ownership. Yet, they failed to
prove the nature or classification of the land. The fact that
they acquired the same by sale and their transferor by succession
is not incontrovertible proof that it is of private dominion or
ownership. In the absence of such incontrovertible proof of private
ownership, the well-entrenched presumption arising from the
Regalian doctrine that the subject land is of public domain or
dominion must be overcome. Respondents failed to do this. The
real property tax declarations (Exhibits “L” and “M”), the Deed of
Absolute Sale dated June 20, 1990 (Exhibit “K” to “K5”), and the
technical descriptions of the subject property (Exhibit “J”) are
insufficient evidence to overcome the presumption that the land
subject of the registration is inalienable land of public domain or
dominion. Thus, respondents’ application for land registration
should not have been granted.
PETITION for review on certiorari of a decision of the

Court of Appeals.
The facts are stated in the opinion of the Court.

514

Office of the Solicitor General for petitioner.

Emilio P. Ramos for respondents.

CAGUIOA, J.:

Before the Court is a petition for review on certiorari1
(Petition) under Rule 45 of the Rules of Court (Rules)
assailing the Decision2 dated February 27, 2015 (Decision)
of the Court of Appeals3 (CA) in C.A.-G.R. CV No. 101259,
which sustained the Amended Decision4 dated June 12,
2008 of the Regional Trial Court of Bangued, Abra, Branch
2 (RTC) in LRC Case No. N-20, which granted the
respondents’ application for registration of Lot 6487, Cad.
536, Ap-CAR-000007, with an area of 256 square meters
located at Barrio Poblacion, Municipality of Bangued,
Province of Abra.

The Facts

The CA’s Decision narrates the antecedents as follows:
On July 18, 1991, Spouses Alejandre (applicants-spouses,

for brevity) filed an application for the registration of Lot
No. 6487 under P.D. No. 1529, described in plan Ap-CAR-
000007, Cad-536, with an area of 256 square meters. They
alleged that they are the owners of the subject property by
virtue of a deed of sale or conveyance; that the subject
property was sold to them by its former owner Angustia
Lizardo Taleon by way of a Deed of Absolute Sale executed
on June 20, 1990; that the said land is presently occupied by
the applicants-spouses.
_______________
1 Rollo, pp. 18-50, excluding Annexes.

2 Id., at pp. 52-60. Penned by Associate Justice Socorro B. Inting, with
Associate Justices Hakim S. Abdulwahid and Priscilla J. Baltazar-Padilla,
concurring.
3 Fourth Division.
4 Rollo, pp. 61-63. Penned by Judge Corpus B. Alzate.

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VOL. 883, OCTOBER 17, 2018 515

On September 16, 1991, the Office of the Solicitor

General, as counsel for the Republic, entered its
appearance.
On November 12, 1991, the Land Registration Authority
(LRA, for brevity) submitted a Report noting that there
were discrepancies in the plan submitted by the applicants-
spouses, which discrepancies were referred to the Lands
Management Sector for verification and correction.
On January 30, 1992, the trial court issued an order of
general default and allowed the applicants-spouses to
present their evidence.
On July 20, 1992, the trial court granted the applicants-
spouses’ motion to submit original tracing cloth plan and
technical description for purposes of facilitating the
approval of the resurveyed plans as well as the submission
of the new plan for the scrutiny and approval of the LRA.
On August 10, 1992, the applicants-spouses filed their
Formal Offer of Evidence. On April 26, 1993, they
submitted the corrected advance plan and technical
description to the trial court.
On August 20, 1993, the LRA submitted its
Supplementary Report stating that the “polygon does not
close” even after the corrections effected on the bearings
and distances of the technical description were made.
Hence, the LRA requested for reverification and correction.
In an Order dated December 10, 1997, the trial court
deemed the case submitted for decision.
Subsequently, or on April 15, 1998, the LRA submitted
its Final Report stating that it applied the corrected
technical description of the subject lot and no more
discrepancy exists, however, the area was increased by six
(6) meters. As such, on August 24, 1998, the trial court
ordered the submission of publication of the amended or
new technical description. On May 6, 2000, the trial court
issued another Notice setting the case for Initial Hearing on
July 25, 2000.

516

On June 1, 2000, the Republic filed its Opposition to the

application based on the following grounds: (1) that neither
the applicants nor their predecessors-in-interest have been
in open, continuous, exclusive and notorious possession and
occupation of the land in question since June 12, 1945 or
earlier as required by Section 48(b) of Commonwealth Act
No. 141 (CA 141), x x x as amended by Presidential Decree
No. 1073 (PD 1073); (2) that applicants failed to adduce any
muniment of title and/or the tax declarations with the
petition to evidence bona fide acquisition of the land applied
for or of its open, continuous, exclusive and notorious
possession and occupation thereof in the concept of an
owner since 12 June 1945 or earlier; that the tax
declaration adverted to in the petition does not appear to be
genuine and the tax declaration indicates pretended
possession of applicants to be of recent vintage[;] and (3)
that the subject property applied for is a portion of the
public domain belonging to the Republic of the Philippines
which is not subject to private appropriation.
After trial, the trial court rendered its Decision dated
March 31, 2006 granting the application for registration of
title, the dispositive portion of which reads:

“WHEREFORE, premises considered, the Court
finds the application to be well-taken and the same is
hereby granted.
Let a copy of this decision be furnished the Land
Registration Authority, Office of the Solicitor General
and Bureau of Lands.
SO ORDERED.”

On June 12, 2008, the trial court issued the Amended
Decision which increased the area subject for land
registration to two hundred sixty-two square meters (262
sq. ms.) from two hundred fifty-six square meters (256 sq.
ms.) from the original decision.

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VOL. 883, OCTOBER 17, 2018 517

Disagreeing with the trial court’s grant of the application

for land registration, the Republic interposed [an] appeal [to
the CA].5

Ruling of the CA

6
The CA in its Decision dated February 27, 2015 denied
the appeal of the Republic. The dispositive portion thereof
states:
WHEREFORE, premises considered, the present appeal

is DENIED. Accordingly, the Amended Decision of the
Regional Trial Court of Bangued, Abra, Branch 2,
is SUSTAINED.
SO ORDERED.7

The CA justified that based on the allegations of the
applicants spouses Ildefonso Alejandre and Zenaida Ferrer
Alejandre (respondents) in their application for land
registration and subsequent pleadings, they come under
paragraph 4 of Section 14, Presidential Decree No. (PD)
15298 — those who have acquired ownership of lands in
any manner provided for by law — because they acquired
the land in question by virtue of a Deed of Absolute Sale
executed on June 20, 19909 from Angustia Alejandre
Taleon who acquired the land from her mother by
inheritance.10
The Republic filed the instant Petition without filing a
motion for reconsideration with the CA on the ground that
the CA decided the Republic’s appeal in gross disregard of
the law
The Republic filed the instant Petition without filing a
motion for reconsideration with the CA on the ground that
the CA decided the Republic’s appeal in gross disregard of
the law
_______________
5 Id., at pp. 52-54.

6 Id., at pp. 52-60.
7 Id., at p. 59.
8 AMENDING AND CODIFYING THE LAWS RELATIVE TO REGISTRATION OF PROPERTY AND
FOR OTHER PURPOSES, OTHERWISE KNOWN AS THE “PROPERTY REGISTRATION DECREE.”

9 Also appears as June 28, 1990 in the RTC’s Decision and Amended
Decision; see Rollo, pp. 62, 109.
10 Id., at p. 56.

518

and in a manner not in accordance with the applicable

decisions of the Court.11
Respondents filed their “Comment and
12
Compliance” dated July 18, 2016. The Republic filed a
Reply13 dated March 3, 2017.

The Issue

The Petition raises this sole issue: whether the CA
seriously misappreciated the facts as well as made findings
which are inconsistent with, or not supported by, the
evidence on record; and gravely misapplied the applicable
laws and jurisprudence.14

The Court’s Ruling

The Petition is impressed with merit.
The RTC’s Amended Decision justified the granting of
the application for land registration under the Property
Registration Decree (PD 1529) on these factual findings:
It appears from the evidence presented that the

applicants acquired the property sought to be registered by
means of a Deed of Absolute Sale [dated June 20, 1990
(Exhs. “K” to “K5”)] executed by Angustia Alejandre Taleon
as vendor in favor of the petitioners spouses Ildefonso
Alejandre and Zenaida F. Alejandre as vendees. Said
property was previously inherited by the vendor from her
late mother Angustia Alejandre who inherited the same
property from Don Santiago Alejandre, the grandfather of
the applicant Dr. Ildefonso Alejandre.15
_______________
11 Id., at p. 19.
12 Id., at pp. 158-168.
13 Id., at pp. 181-188.
14 Id., at p. 26.
15 Id., at p. 62.

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VOL. 883, OCTOBER 17, 2018 519

The CA sustained the RTC’s Amended Decision in this

wise:
Under Section 14 of PD No. 1529, there are four (4) types

of applicants who may apply for registration of title to
land[,] viz[.]:

Section 14. Who may apply.—The following
persons may file in the proper Court of First Instance
an application for registration of title to land, whether
personally or through their duly authorized
representatives:
(1) Those who by themselves or through their
predecessors-in-interest have been in open, continuous,
exclusive and notorious possession and occupation of
alienable and disposable lands of the public domain
under a bona fide claim of ownership since June 12,
1945, or earlier.
(2) Those who have acquired ownership of private
lands by prescription under the provision of existing
laws.
(3) Those who have acquired ownership of private
lands or abandoned riverbeds by right of accession or
accretion under the existing laws.
(4) Those who have acquired ownership of land
in any other manner provided for by law. (Italics
and Emphasis Ours)

In the case at bar, basing from the allegations of the
applicants-spouses in their application for land registration
and subsequent pleadings, clearly, they come under
paragraph 4 of the quoted section and not under paragraph
1 of the same section. It is undisputed that they acquired
the land in question by virtue of a Deed of Absolute Sale
executed on June 20, 1990 from Angustia Alejandre Taleon
who acquired the land from her mother by inheritance. In
other words, the applicant-spouses acquired ownership over
Lot 6487 through a contract of

520
sale, which is well within the purview of paragraph 4 of

Section 14 of P.D. No. 1529.
As a consequence, the requirement of open, continuous,
exclusive and notorious possession and/or occupation in the
concept of an owner has no application in the case at bar.
Not even the requirement that the land applied for should
have been declared disposable and alienable applies
considering that this is just one of the requisites to be
proven when applicants for land registration fall under
paragraph 1 of Section 14 of P.D. No. 1529, which is not the
case at bar.16

The Republic argues that under the law, citing Section
24 of PD 1529 and Section 48(b) of Commonwealth Act No.
141,17 as amended by Section 4 of PD 1073,18 before an
applicant can register his title over a particular parcel of
land, he must show that: (a) he, by himself or through his
predecessors-in-interest, has been in open, continuous,
exclusive and notorious possession and occupation of the
subject land under a bona fide claim of ownership since
June 12, 1945, or earlier; and (b) the subject land falls
within the alienable and disposable portion of the public
domain.19
The Republic also argues, citing Republic v.
Sayo,20 Director of Lands v. IAC21 and Director of Lands v.
Aquino,22 that in
_______________
16 Id., at pp. 56-57.

17 AN ACT TO AMEND AND COMPILE THE LAWS RELATIVE TO LANDS OF THE
PUBLIC DOMAIN, OTHERWISE KNOWN AS THE “PUBLIC LAND ACT.”

18 EXTENDING THE PERIOD OF FILING APPLICATIONS FOR ADMINISTRATIVE
LEGALIZATION (FREE PATENT) AND JUDICIAL CONFIRMATION OF IMPERFECT AND
INCOMPLETE TITLES TO ALIENABLE AND DISPOSABLE LANDS OF THE PUBLIC

DOMAIN UNDER CHAPTER VII AND CHAPTER VIII OF COMMONWEALTH ACT NO.
141, AS AMENDED, FOR ELEVEN (11) YEARS COMMENCING JANUARY 1, 1977.
19 Rollo, p. 27.
20 269 Phil. 74; 191 SCRA 71 (1990).
21 292 Phil. 341; 219 SCRA 339 (1993).
22 270 Phil. 392; 192 SCRA 296 (1990).

521
VOL. 883, OCTOBER 17, 2018 521

land registration proceedings, the applicant has the burden

of overcoming the presumption that the land sought to be
registered belongs to the public domain or the presumption
of State ownership of the lands of the public domain.23
Citing Bracewell v. Court of Appeals,24 the Republic
further posits that to prove that the subject land is
alienable, the applicant must establish the existence of a
positive act of the government, such as a presidential
proclamation or an executive order, an administrative
action, investigation reports of Bureau of Land
investigators, and a legislative act or a statute, declaring
the land as already alienable and disposable.25
Pursuant to Article 419 of the Civil Code, property, in
relation to the person to whom it belongs, is either of public
dominion or of private ownership. As such, properties are
owned either in a public capacity (dominio publico) or in a
private capacity (propiedad privado).26
There are three kinds of property of public dominion: (1)
those intended for public use; (2) those intended for some
public service; and (3) those intended for the development
of national wealth. This is provided in Article 420 of the
Civil Code, to wit:
ART. 420. The following things are property of public

dominion:
(1) Those intended for public use, such as roads, canals,
rivers, torrents, ports and bridges constructed by the State,
banks, shores, roadsteads, and others of similar character;
_______________
23 Rollo, p. 28.
24 380 Phil. 156; 323 SCRA 193 (2000).
25 Rollo, p. 28.
26 Paras, Edgardo L., Civil Code of the Philippines Annotated, p. 40,
Vol. II, 17th ed. (2013).

522

(2) Those which belong to the State, without being for

public use, and are intended for some public service or for
the development of the national wealth.

With respect to provinces, cities and municipalities or
local government units (LGUs), property for public use
“consist of the provincial roads, city streets, municipal
streets, the squares, fountains, public waters, promenades,
and public works for public service paid for by said
provinces, cities, or municipalities.”27
In turn, the Civil Code classifies property of private
ownership into three categories: (1) patrimonial property of
the State under Articles 421 and 422; (2) patrimonial
property of LGUs under Article 424; and (3) property
belonging to private individuals under Article 425, hence:
ART. 421. All other property of the State, which is not

of the character stated in the preceding article, is
patrimonial property.
ART. 422. Property of public dominion, when no longer
intended for public use or for public service, shall form part
of the patrimonial property of the State.
x x x x
ART. 424. Property for public use, in the provinces,
cities, and municipalities, consist of the provincial roads,
city streets, municipal streets, the squares, fountains,
public waters, promenades, and public works for public
service paid for by said provinces, cities, or municipalities.
All other property possessed by any of them is
patrimonial and shall be governed by this Code, without
prejudice to the provisions of special laws.
ART. 425. Property of private ownership, besides the
patrimonial property of the State, provinces, cities,
_______________
27 CIVIL CODE, Art. 424, first par.

523
VOL. 883, OCTOBER 17, 2018 523

and municipalities, consists of all property belonging to

private persons, either individually or collectively.

From the foregoing, property of private ownership or
patrimonial property of the State may be subclassified into:
(1) “By nature or use” or those covered by Article 421,
which are not property of public dominion or imbued with
public purpose based on the State’s current or intended
use; and
(2) “By conversion” or those covered by Article 422,
which previously assumed the nature of property of public
dominion by virtue of the State’s use, but which are no
longer being used or intended for said purpose. Since those
properties could only come from property of public
dominion as defined under Article 420, “converted”
patrimonial property of the State are separate from and not
a subset of patrimonial property “by nature or use” under
Article 421.
With respect to lands, which are immovable property
pursuant to Article 415(1) of the Civil Code, they can either
be lands of public dominion or of private ownership
following the general classification of property under
Article 419.
Section 3, Article XII of the 1987 Constitution, which
embodies the Regalian doctrine, classifies lands of the
public domain into five categories — agricultural lands,
forest lands, timber lands, mineral lands, and national
parks. The provision states:
SEC. 3. Lands of the public domain are classified into

agricultural, forest or timber, mineral lands, and national
parks. Agricultural lands of the public domain may be
further classified by law according to the uses to which they
may be devoted. Alienable lands of the public domain
shall be limited to agricultural lands. x x x (Emphasis
supplied)

Section 3 mandates that only lands classified as
agricultural may be declared alienable, and thus
susceptible of pri-

524

vate ownership. As the connotative term suggests, the

conversion of land of the public domain into alienable and
disposable opens the latter to private ownership.28 At that
point (i.e., upon the declaration of alienability and
disposability), the land ceases to possess the characteristics
inherent in properties of public dominion that they are
outside the commerce of man, cannot be acquired by
prescription, and cannot be registered under the land
registration law,29 and accordingly assume the nature of
patrimonial property of the State that is property owned by
the State in its private capacity.
As noted by Justice Edgardo L. Paras:
It is believed that forest and mining lands are properties

of public dominion of the third class, i.e., properties for the
development of the national wealth. Upon the other hand,
the public agricultural lands before being made available to
the general public should also be properties of public
dominion for the development of the national wealth (and as
such may not be acquired by prescription); but after being
made so available, they become patrimonial property
of the State, and therefore subject to prescription.
Moreover, once already acquired by private
individuals, they become private property.
x x x30 (Emphasis and underscoring supplied)

Thus, it can be gathered from the foregoing that the
subject of the land registration application under Section
14 of PD 1529 is either alienable and disposable land of
public domain or private land. While Section 14(4) does not
describe or identify the kind of land unlike in (1) which
refer to “alienable and disposable lands of the public
domain”; (2) which refer to “pri-
_______________
28 Such as a patent, the latter being a contract between the State and
the grantee.
29 Paras, Edgardo L., Civil Code of the Philippines Annotated, pp. 47-
48, Vol. II, 17th ed. (2013).
30 Id., at p. 55; citation omitted.

525
VOL. 883, OCTOBER 17, 2018 525
vate lands”; and (3) “private lands or abandoned riverbeds,”

the land covered by; (4) cannot be other than alienable and
disposable land of public domain, i.e., public agricultural
lands31 and private lands or lands of private ownership in
the context of Article 435.
This premise proceeds from the well-entrenched rule
that all lands not appearing to be clearly of private
dominion or ownership presumptively belong to the
State.32 Accordingly, public lands not shown to have
been classified, reclassified or released as alienable
agricultural land or alienated to a private person by
the State remain part of the inalienable lands of
public domain.33 Therefore, the onus to overturn, by
incontrovertible evidence, the presumption that the
land subject of an application for registration is
alienable and disposable rests with the applicant.34
Respondents, based on the evidence that they adduced,
are apparently claiming ownership over the land subject of
their application for registration by virtue of tradition, as a
consequence of the contract of sale, and by succession
insofar as their predecessors-in-interest are concerned.
Both modes are derivative modes of acquiring
ownership. Yet, they failed to prove the nature or
classification of the land. The fact that they acquired
the same by sale and their transferor by succession is not
incontrovertible proof that it is of private
_______________
31 Defined as those alienable portions of the public domain which are

neither timber nor mineral lands. Id., citing Alba Vda. de Raz v. Court of
Appeals, 372 Phil. 710, 736; 314 SCRA 36, 62 (1999).
32 Republic v. T.A.N. Properties, Inc., 578 Phil. 441, 450; 555 SCRA
477, 486 (2008), citing Republic v. Naguiat, 515 Phil. 560, 565; 479 SCRA
585, 590 (2006).
33 Republic v. Naguiat, id., at p. 565; pp. 590-591, citing Menguito v.
Republic, 401 Phil. 274, 277, 287; 348 SCRA 128, 130, 139 (2000).
34 Republic v. T.A.N. Properties, Inc., supra, citing Republic v. Naguiat,
id.

526
dominion or ownership. In the absence of such

incontrovertible proof of private ownership, the well-
entrenched presumption arising from the Regalian doctrine
that the subject land is of public domain or dominion must
be overcome. Respondents failed to do this.
The real property tax declarations (Exhibits “L” and
“M”), the Deed of Absolute Sale dated June 20, 1990
(Exhibits “K” to “K5”), and the technical descriptions of the
subject property (Exhibit “J”) are insufficient evidence to
overcome the presumption that the land subject of the
registration is inalienable land of public domain or
dominion. Thus, respondents’ application for land
registration should not have been granted.
WHEREFORE, the Petition is hereby GRANTED. The
Decision dated February 27, 2015 of the Court of Appeals
in C.A.-G.R. CV No. 101259 and the Amended Decision
dated June 12, 2008 of the Regional Trial Court of
Bangued, Abra, Branch 2 in LRC Case No. N-20 are
REVERSED and SET ASIDE. Respondents’ application
for registration in LRC Case No. N-20 is DISMISSED
without prejudice.
SO ORDERED.
Carpio** (Chairperson), Perlas-Bernabe, A. Reyes, Jr.

and J. Reyes, Jr.,*** JJ., concur.
Petition granted, judgment reversed and set aside.

Application for registration dismissed.
Notes.—Aliens, whether individuals or corporations,

have been disqualified from acquiring lands of the public
domain as well as private lands. (Heirs of Peter Donton vs.
Stier, 837 SCRA 583 [2017])
_______________
** Designated Senior Associate Justice per Section 12, R.A. 296, The
Judiciary Act of 1948, as amended.
*** Designated additional member per Special Order No. 2587 dated
August 28, 2018.

527
VOL. 883, OCTOBER 17, 2018 527
The Regalian doctrine, embodied in Section 2, Article

XII of the 1987 Constitution, provides that all lands of the
public domain belong to the State, which is the source of
any asserted right to ownership of land. (Leonidas vs.
Vargas, 849 SCRA 210 [2017])

——o0o——
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Republic of The Philippines v. Spouses Alejandre, G.R. No. 217336

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8/17/2020 SUPREME COURT REPORTS ANNOTATED 883

G.R. No. 217336. October 17, 2018.*

Civil Law; Property; Public Dominion; There are three (3)

VOL. 883, OCTOBER 17, 2018 511

banks, shores, roadsteads, and others of similar character; (2)

Same; Same; Private Properties; The Civil Code classifies

512 SUPREME COURT REPORTS ANNOTATED

monial property of the State are separate from and not a

lands of public dominion or of private ownership following the

VOL. 883, OCTOBER 17, 2018 513

riverbeds,” the land covered by; (4) cannot be other than

PETITION for review on certiorari of a decision of the

514 SUPREME COURT REPORTS ANNOTATED

Office of the Solicitor General for petitioner.

On July 18, 1991, Spouses Alejandre (applicants-spouses,

1 Rollo, pp. 18-50, excluding Annexes.

VOL. 883, OCTOBER 17, 2018 515

On September 16, 1991, the Office of the Solicitor

516 SUPREME COURT REPORTS ANNOTATED

On June 1, 2000, the Republic filed its Opposition to the

VOL. 883, OCTOBER 17, 2018 517

Disagreeing with the trial court’s grant of the application

WHEREFORE, premises considered, the present appeal

5 Id., at pp. 52-54.

FOR OTHER PURPOSES, OTHERWISE KNOWN AS THE “PROPERTY REGISTRATION DECREE.”

518 SUPREME COURT REPORTS ANNOTATED

and in a manner not in accordance with the applicable

It appears from the evidence presented that the

VOL. 883, OCTOBER 17, 2018 519

The CA sustained the RTC’s Amended Decision in this

Under Section 14 of PD No. 1529, there are four (4) types

520 SUPREME COURT REPORTS ANNOTATED

Republic vs. Alejandre

sale, which is well within the purview of paragraph 4 of

16 Id., at pp. 56-57.

PUBLIC DOMAIN, OTHERWISE KNOWN AS THE “PUBLIC LAND ACT.”

INCOMPLETE TITLES TO ALIENABLE AND DISPOSABLE LANDS OF THE PUBLIC

VOL. 883, OCTOBER 17, 2018 521

land registration proceedings, the applicant has the burden

ART. 420. The following things are property of public

522 SUPREME COURT REPORTS ANNOTATED

(2) Those which belong to the State, without being for

ART. 421. All other property of the State, which is not

27 CIVIL CODE, Art. 424, first par.

VOL. 883, OCTOBER 17, 2018 523

and municipalities, consists of all property belonging to

SEC. 3. Lands of the public domain are classified into

524 SUPREME COURT REPORTS ANNOTATED

vate ownership. As the connotative term suggests, the

It is believed that forest and mining lands are properties

VOL. 883, OCTOBER 17, 2018 525

Republic vs. Alejandre

vate lands”; and (3) “private lands or abandoned riverbeds,”

31 Defined as those alienable portions of the public domain which are

526 SUPREME COURT REPORTS ANNOTATED

Republic vs. Alejandre

dominion or ownership. In the absence of such

Carpio** (Chairperson), Perlas-Bernabe, A. Reyes, Jr.

Petition granted, judgment reversed and set aside.