Is Pembo in Makati or Taguig? The 29-Year Case That Moved 10 EMBO Barangays, and Where Their Titles Are Registered Now

By Carla Calleja, MBA, REB

AI-generated illustration of an older Metro Manila barangay street with skyscrapers in the background — AI-generated illustration. Not a photo of an actual barangay.

Quick quiz

You own a house in Pembo. You want to sell it, or transfer it to your children. Which Registry of Deeds handles your title now? A) Makati, B) Taguig, or C) Pasig?

If you answered Makati, you are not alone. For decades, the “EMBO” barangays (from “Enlisted Men’s Barrios”) were part of Makati. Today, the answer is B) Taguig.

The short answer

In Municipality of Makati v. Municipality of Taguig, G.R. No. 235316, the Supreme Court ruled on December 1, 2021 that Fort Bonifacio Military Reservation, Parcels 3 and 4, Psu-2031, is part of Taguig. The ruling became final when the Court denied Makati’s omnibus motion for reconsideration with finality on September 28, 2022 and ordered entry of judgment. Following that, the Land Registration Authority issued Administrative Order No. 2024-23, effective January 1, 2024, directing the Registry of Deeds of Taguig City to handle transactions involving properties covered by the decision.

A case that ran 29 years

1993: Taguig files its complaint against Makati before the Pasig Regional Trial Court.
August 2, 1994: the trial court issues a writ of preliminary injunction.
July 8, 2011: the Pasig RTC rules in Taguig’s favor.
December 1, 2021: the Supreme Court denies Makati’s petition and reinstates the RTC ruling with modification, making the injunction permanent over Parcels 3 and 4.
September 28, 2022: Makati’s omnibus motion is denied with finality; entry of judgment is ordered.
June 26, 2023: the Court denies Makati’s later bid to file a second motion for reconsideration.
January 1, 2024: LRA AO No. 2024-23 takes effect, moving EMBO property transactions to the Registry of Deeds of Taguig.

From the 1993 filing to the 2022 resolution is about 29 years, one of the longest-running territorial cases in Metro Manila.

The 10 EMBO barangays

As reported when the LRA order was publicized, the barangays that moved from Makati to Taguig are: Cembo, South Cembo, Comembo, East Rembo, West Rembo, Pembo, Pitogo, Rizal, Post Proper Northside and Post Proper Southside.

Why this matters to property owners

Sales, donations and estate settlements involving EMBO properties go to the Registry of Deeds of Taguig, not Makati. Makati’s Registry of Deeds was barred from handling them under the LRA order.
Older documents may still say “Makati.” Titles, tax declarations and deeds issued before the transfer will carry the old city name. That does not make them invalid, but expect the new registry to process them under Taguig.
Check your other local records. Ask Taguig City Hall about your tax declaration and real property tax, and keep receipts from both periods.

What this means for you

Get a fresh certified true copy of your title from the Registry of Deeds of Taguig.
Check your latest tax declaration and real property tax payments with the city.
Before buying in an EMBO barangay, make sure the seller’s documents trace cleanly through the change.

FAQ

Is BGC part of Makati or Taguig?

Taguig. The Supreme Court confirmed that Fort Bonifacio Military Reservation, Parcels 3 and 4, Psu-2031, is part of Taguig.

Is my title still valid if it says “Makati”?

The change in local government does not by itself cancel your ownership. For your next transaction, coordinate with the Registry of Deeds of Taguig.

What does EMBO stand for?

“Enlisted Men’s Barrios,” the name for the communities that grew around the former military reservation.

Ask Broker Carla

Own or eyeing property in Makati, BGC or the EMBO barangays? Comment EMBO on my post, send your “Broker Carla, …” question to facebook.com/carlacallejabrokerphilippines, or email buyrentph@gmail.com.