Authored by the expert who managed and guided the team behind the Philippines Property Pack
Everything you need to know before buying real estate is included in our The Philippines Property Pack
Calabarzon's property market offers diverse options with prices ranging from ₱40,000 to ₱123,000 per square meter depending on location and property type. As of September 2025, condominium units command the highest rates at ₱90,000-₱123,000 per sqm, while townhouses and house-and-lot developments offer more affordable entry points at ₱40,000-₱80,000 per sqm across the region's five provinces.
If you want to go deeper, you can check our pack of documents related to the real estate market in Calabarzon, based on reliable facts and data, not opinions or rumors.
Calabarzon's property prices vary significantly by province and property type, with Cavite's Tagaytay commanding premium rates and Quezon offering the most affordable options.
The region benefits from ongoing infrastructure development including CALAX and SLEX extensions, driving property appreciation in growth corridors like Santa Rosa-Calamba and Dasmariñas.
| Property Type | Price Range per sqm | Key Locations |
|---|---|---|
| Condominiums | ₱90,000 - ₱123,000 | Cainta, Cavite, Laguna |
| House-and-lot | ₱55,000 - ₱80,000 | Cavite, Laguna, Batangas |
| Townhouses | ₱40,000 - ₱75,000 | Cavite, Laguna, Rizal |
| Vacant lots | ₱8,000 - ₱32,600 | Tagaytay, Biñan, regional towns |
| Subdivision/farmland | ₱1,300 - ₱12,500 | Quezon, Rizal outer areas |
What exactly counts as "Calabarzon" for this analysis and which provinces and key cities are we including?
Calabarzon refers specifically to Region IV-A of the Philippines, comprising five provinces: Cavite, Laguna, Batangas, Rizal, and Quezon.
The key cities included in our analysis are Lucena City (the only highly urbanized city in the region), along with major urban centers like Antipolo in Rizal, Dasmariñas and Bacoor in Cavite, Calamba and Santa Rosa in Laguna, Lipa and Batangas City in Batangas, and various municipalities in Quezon province. Calamba serves as the regional center, while Antipolo ranks as the most populous city with over 800,000 residents.
Our data sources include property platforms like FazWaz and OnePropertee, developer listings, Colliers Philippines reports, Philippine Statistics Authority records, and local real estate agencies operating across these five provinces. The time frame covers current market data as of September 2025, with historical context back to 2020 and projections extending to 2030 where applicable.
It's something we develop in our Philippines property pack.
Which property types are we comparing in terms of condos, townhouses, house-and-lot, vacant land, and pre-selling versus ready-for-occupancy?
Our analysis covers six main property categories across Calabarzon's residential market.
Condominiums include studio units (20-30 sqm), 1-bedroom (30-50 sqm), 2-bedroom (50-80 sqm), and 3-bedroom units (80+ sqm), with most new developments concentrated in Rizal's Cainta area and select locations in Cavite and Laguna. Townhouses typically range from 60-120 sqm floor area with corresponding lot sizes, popular in gated communities across all five provinces.
House-and-lot packages combine single-detached homes with titled land, available in various sizes from 80 sqm to 400+ sqm total floor area. Vacant residential lots range from small subdivision plots (50-200 sqm) to larger development parcels (300-1,000+ sqm). Raw land includes agricultural and undeveloped properties, particularly common in Quezon and outer areas of other provinces.
Pre-selling properties typically offer 10-20% discounts compared to ready-for-occupancy units, with completion timelines ranging from 1-3 years depending on the developer and project size. RFO units command premium pricing but offer immediate move-in capability and visible quality assessment.
What is the current average price per sqm across Calabarzon and how does it split by province and major cities?
As of September 2025, property prices per square meter vary dramatically across Calabarzon's provinces and property types.
| Province/City | Property Type | Price per sqm |
|---|---|---|
| Cavite (Tagaytay) | Vacant lots | ₱18,000 - ₱24,000 |
| Cavite (Dasmariñas/Bacoor) | House-and-lot | ₱60,000 - ₱80,000 |
| Laguna (Santa Rosa/Biñan) | Vacant lots | ₱15,000 - ₱32,600 |
| Laguna (Calamba) | Condominiums | ₱80,000 - ₱110,000 |
| Rizal (Cainta/Antipolo) | Condominiums | ₱90,000 - ₱123,000 |
| Batangas (Lipa) | House-and-lot | ₱55,000 - ₱75,000 |
| Quezon (Lucena) | Subdivision lots | ₱5,000 - ₱10,000 |
Cavite commands the highest premium in Tagaytay due to its cool climate and tourism appeal, while Quezon offers the most affordable entry points for property investment. The regional average for improved properties ranges from ₱40,000 to ₱123,000 per sqm depending on location and development level.
Within each property type, which neighborhoods or growth corridors show current price trends and where are the pockets of value?
Growth corridors driving premium pricing include the Santa Rosa-Calamba corridor in Laguna, benefiting from proximity to industrial zones and the SLEX highway.
In Cavite, the Dasmariñas-Imus-Bacoor triangle represents the most dynamic growth area, with new residential projects and improving infrastructure connectivity. The LRT-1 Cavite Extension completion has significantly boosted property values in this corridor. Tagaytay ridge areas command the highest premiums for leisure and retirement properties.
Value pockets remain in suburban Quezon province, inner Batangas municipalities like San Jose and Tanauan, Rizal's hillside communities, and southern Laguna towns. These areas offer 30-50% lower per-sqm rates compared to prime corridors while maintaining good accessibility to major highways. Eastern Rizal near the Marikina-Rizal border and northern Batangas near the Cavite boundary present emerging opportunities with infrastructure improvements planned.
Antipolo's eastern barangays and Cainta's residential subdivisions offer balanced pricing for Metro Manila commuters, with property values appreciating 4-7% annually since 2022.
Don't lose money on your property in Calabarzon
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How does price per sqm change by size band for studios, 1BR, 2BR condos and small, medium, large lots for houses and land?
Condominium pricing follows an inverse relationship with unit size, where smaller units command higher per-sqm rates due to efficiency and affordability factors.
Studio units (20-30 sqm) typically price at ₱110,000-₱130,000 per sqm, while 1-bedroom units (35-50 sqm) range from ₱95,000-₱115,000 per sqm. Two-bedroom condos (55-80 sqm) average ₱85,000-₱105,000 per sqm, and three-bedroom units (80+ sqm) generally fall between ₱80,000-₱95,000 per sqm. Premium locations in Tagaytay and Antipolo can add 15-25% to these base rates.
For residential lots, small parcels (50-120 sqm) in established subdivisions command ₱25,000-₱45,000 per sqm in prime areas. Medium lots (150-300 sqm) typically range from ₱18,000-₱35,000 per sqm, while large estate lots (400+ sqm) average ₱12,000-₱28,000 per sqm. Raw agricultural land exceeding 1,000 sqm can be acquired for ₱1,500-₱8,000 per sqm depending on location and development potential.
House-and-lot packages show minimal per-sqm variation by lot size, as the house construction cost remains relatively constant across developments within the same subdivision.
What are the all-in purchase costs at sample price points including list price plus taxes, transfer fees, notary, association dues, and other closing costs?
Total acquisition costs typically add 3-5% to the list price for residential properties in Calabarzon.
| Cost Component | Rate/Amount | Notes |
|---|---|---|
| VAT/Documentary stamps | 1.5% of price | Varies by property type |
| Transfer tax | 0.5-0.75% | Depends on LGU |
| Registration fees | ₱15,000-₱100,000 | Based on property value |
| Notarial fees | ₱10,000-₱20,000 | Standard range |
| Association dues setup | ₱5,000-₱50,000 | Initial deposits |
| Brokerage (if applicable) | Usually seller-paid | 3-5% of sale price |
For a ₱4.5 million house-and-lot in Santa Rosa, Laguna: VAT/doc stamps ₱67,500, transfer tax ₱22,500-₱33,750, registration ₱25,000, notary ₱15,000, miscellaneous ₱20,000, totaling approximately ₱4.65 million all-in cost. Condominium purchases may include additional move-in fees, utility deposits, and mandatory association memberships that can add ₱25,000-₱75,000 to closing costs.
With today's typical Philippine mortgage terms, what do monthly payments look like at those sample price points?
Current mortgage conditions in the Philippines offer competitive financing for qualified Calabarzon property buyers.
Leading banks including BDO, BPI, and Metrobank provide housing loans with 6.5-7.5% fixed interest rates for the first 1-5 years, then variable rates thereafter. Loan-to-value ratios reach up to 80% for house-and-lot or condominium purchases, and 60% for vacant land acquisition. Maximum loan terms extend to 20-25 years for improved properties and 10 years for raw land.
For a ₱4.5 million property with 20% down payment (₱900,000), the remaining ₱3.6 million financed at 7% interest over 20 years results in monthly payments of approximately ₱27,900. A ₱3 million condominium with similar terms would require ₱23,250 monthly payments after a ₱600,000 down payment.
Pre-qualification typically requires gross household income of at least 3.5 times the monthly payment, stable employment history, and debt-service ratio below 40% of gross income. Processing times average 30-45 days with complete documentation.
It's something we develop in our Philippines property pack.
If I plan to live there, which areas and property types deliver the best value for quality of life, commute, schools, and amenities right now?
Santa Rosa and Calamba in Laguna offer the optimal combination of lifestyle amenities, educational institutions, and commuting convenience for end-users.
The Nuvali area provides modern lifestyle centers, international schools including Brent and Xavier schools, and direct SLEX access for Metro Manila commuting. Property prices range from ₱4-8 million for house-and-lot packages with premium amenities and community facilities. Calamba's proximity to industrial zones also offers local employment opportunities reducing commute dependency.
Tagaytay appeals to retirees and weekend residents seeking cooler climate and scenic views, with villa-style properties starting from ₱8-15 million. However, daily commuting to Metro Manila proves challenging due to distance and traffic conditions. Dasmariñas in Cavite balances affordability with accessibility, featuring new residential developments, SM malls, and future LRT connectivity.
Antipolo offers hillside living with Metro Manila proximity, particularly attractive for families working in Ortigas or Eastwood areas. Educational options include quality private schools, while healthcare facilities like Antipolo Medical Center serve the growing population. Property values remain 20-30% below comparable Metro Manila locations while offering larger lot sizes and less dense living conditions.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Philippines versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
If I plan to rent it out, what are realistic short-term versus long-term rents, expected occupancy, net yields, and payback periods by area and type?
Rental market performance varies significantly across Calabarzon's provinces and property types, with yields generally exceeding Metro Manila returns.
Condominiums in Cainta and Antipolo generate ₱8,000-₱18,000 monthly for studio/1BR units and ₱15,000-₱30,000 for 2BR/3BR units. Well-located units near transport hubs maintain 85-95% occupancy rates. House-and-lot properties command ₱25,000-₱55,000 monthly rents for 3-4 bedroom homes in established subdivisions with amenities.
Gross rental yields average 4-6% annually for standard residential properties, with higher yields possible in emerging areas or affordable housing segments. Tagaytay properties can achieve premium short-term rental rates of ₱3,000-₱8,000 per night during peak seasons, though occupancy fluctuates seasonally between 60-80%.
Net yields after property management, maintenance, taxes, and vacancy allowances typically range from 3-4.5% annually. Payback periods for rental properties average 18-25 years, varying by location and property type. Properties near educational institutions, industrial zones, or transport terminals generally achieve better occupancy and rental growth rates.
If I plan to resell, which micro-markets have the strongest appreciation drivers and timelines, and what holding period and selling costs should I expect?
Infrastructure development drives the strongest appreciation potential across specific Calabarzon micro-markets through 2030.
The Santa Rosa-Calamba corridor benefits from industrial zone expansion, educational institutions, and improved highway connectivity, with annual appreciation of 5-8% expected. Dasmariñas and Imus areas gain from LRT-1 extension completion and continued Metro Manila expansion pressure. Tagaytay's tourism and retirement appeal supports steady 4-6% annual growth despite higher baseline prices.
Optimal holding periods range from 3-7 years to capture significant appreciation while avoiding extended market cycles. Properties in emerging growth areas like Tanauan (Batangas) or eastern Antipolo may require 5-10 year holding periods to realize substantial gains. Pre-selling purchases can generate 15-25% returns upon completion if bought in growth corridors.
Selling costs include 6% capital gains tax for properties held over 5 years, real estate agent commissions of 3-5% (often split with buyer), and transfer expenses of 1-2%. Professional appraisal, legal documentation, and marketing costs add ₱50,000-₱150,000 depending on property value. Total selling costs typically consume 8-12% of sale proceeds.
Can you show example recent deals or listings that illustrate budget-friendly, up-and-coming, and premium areas, with computed price per sqm?
Recent market transactions demonstrate the pricing spectrum across Calabarzon's various segments as of September 2025.
Budget-friendly segment: A 200-sqm house-and-lot in Camella Calamba priced at ₱2.9 million equals ₱14,500 per sqm for the total package, with the 46-sqm building contributing higher density and 154-sqm lot providing space value. In Quezon province, subdivision lots in Lucena sell for ₱8,000-₱12,000 per sqm offering affordable entry points for future development.
Up-and-coming areas: Cainta condominiums at Charm Residences price 28.5-sqm 2BR units at ₱3-4.5 million, equating to ₱105,000-₱158,000 per sqm. Tanauan industrial area house-and-lot packages range ₱55,000-₱75,000 per sqm reflecting the growing business district appeal and infrastructure improvements.
Premium segment: Tagaytay luxury lots command ₱24,000 per sqm, with a recent 450-sqm parcel selling for ₱10.8 million. Santa Rosa's Nuvali area features 1,393-sqm lots at ₱33,704 per sqm (₱47 million total), representing prime residential land with resort-style amenities and proximity to international schools.
It's something we develop in our Philippines property pack.
How have prices moved versus 5 years and 1 year ago, what's the base-case outlook for 1, 5, and 10 years, and how does Calabarzon compare with similar large metro-adjacent regions?
Calabarzon property prices have demonstrated consistent growth over the past five years, outpacing many comparable regions in Southeast Asia.
From 2020-2025, house-and-lot prices increased 4-7% annually, while lot-only developments in growth corridors appreciated 7-15% yearly. The past year (2024-2025) maintained 3-4% growth despite broader economic uncertainties, reflecting strong underlying demand and infrastructure development momentum. Batangas provincial averages rose from ₱92,411 per sqm in 2020 to ₱110,276 per sqm in 2023, representing 6% annual appreciation.
Base-case outlook projects continued moderate growth of 4-7% annually through 2030, driven by Metro Manila overflow demand, infrastructure completion, and industrial zone expansion. Five-year projections anticipate Calabarzon maintaining its position as a value alternative to NCR with stronger yields and appreciation potential. Ten-year outlook remains positive with planned transport projects and economic zone development supporting sustained demand.
Compared to similar metro-adjacent regions like Bulacan or Pampanga, Calabarzon offers superior infrastructure connectivity, more diverse economic base, and better established residential communities. While Central Luzon provinces may offer lower entry prices, Calabarzon provides better rental yields, resale liquidity, and appreciation prospects based on current development trajectories.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Calabarzon's property market offers compelling opportunities across multiple price segments, from affordable Quezon lots to premium Tagaytay estates.
Success in this market requires understanding local micro-dynamics, infrastructure development timelines, and matching property types to specific investment or lifestyle objectives.
Sources
- Wikipedia - Calabarzon
- Bamboo Routes - 12 hottest real estate areas in Calabarzon
- FazWaz - Property for Sale in Calabarzon
- Global Property Guide - Philippines Residential Property Market
- Bamboo Routes - Average land price per sqm in Philippines
- Lamudi - Houses Priced 5M and Below in Calabarzon
- InvestAsian - Philippines House Prices
- Trading Economics - Philippines Residential Property Prices