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Mindoro Island offers a unique real estate market that blends coastal tourism hotspots like Puerto Galera with more affordable inland cities like Calapan.
In this article, we break down the current housing prices in Mindoro Island, and we constantly update this blog post to reflect the latest market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Mindoro Island.
Insights
- The median housing price in Mindoro Island sits at around ₱5.5 million ($95,000), but beachfront Puerto Galera properties can easily reach ₱40 million or more, showing a dramatic 7x price gap between inland and coastal locations.
- Puerto Galera coastal homes command price premiums of ₱80,000 to ₱120,000 per square meter, while inland Mindoro towns like Bulalacao average just ₱20,000 to ₱38,000 per square meter.
- Mindoro Island housing prices grew roughly 6% nominally over the past year, outpacing inflation thanks to lower interest rates and steady tourism-driven demand in Puerto Galera.
- Listed prices on Mindoro Island typically close 8% to 15% below asking price, with a practical midpoint around 12% negotiation discount for most transactions.
- Condominiums represent only about 2% of Mindoro's residential market, making this island a house-and-lot dominated market unlike Metro Manila.
- New construction in Mindoro Island costs roughly 15% more than comparable existing homes, driven by higher logistics costs for materials and skilled labor outside major cities.
- Over 10 years, Mindoro Island housing prices have climbed about 70% nominally, but only 28% in real terms after adjusting for Philippine inflation.
- A budget of $100,000 (₱5.8 million) can buy a 110-square-meter townhouse in Calapan, but would only cover a fraction of a Puerto Galera coastal home.
- Total buying costs in Mindoro Island typically add 8% to 12% on top of the purchase price once you factor in documentary stamp tax, capital gains tax, and registration fees.
What is the average housing price in Mindoro Island in 2026?
The median housing price is more useful than the average for Mindoro Island because the market includes everything from budget inland homes to multimillion-peso beachfront villas, and the median filters out those extremes to show what a typical buyer actually pays.
We are writing this as of January 2026 with the latest data collected from authoritative sources including the Bangko Sentral ng Pilipinas and major Philippine property portals, all manually double-checked by our team.
The median housing price in Mindoro Island in 2026 is ₱5.5 million (approximately $95,000 or €80,000), while the average housing price sits higher at ₱8 million (approximately $138,000 or €117,000). The gap between median and average reflects the influence of high-end Puerto Galera coastal properties pulling the average upward.
About 80% of residential properties in Mindoro Island in 2026 fall within a price range of ₱2.5 million to ₱12 million ($43,000 to $207,000 or €37,000 to €175,000).
A realistic entry range for Mindoro Island housing in 2026 is ₱2.8 million to ₱4.5 million ($48,000 to $78,000 or €41,000 to €66,000), which can get you a townhouse around 110 square meters in Calapan or a small house-and-lot in inland towns like Naujan.
Luxury properties in Mindoro Island in 2026 typically range from ₱25 million to ₱80 million or more ($431,000 to $1.38 million or €365,000 to €1.17 million), and at this level you can expect beachfront villas in Puerto Galera with ocean access, upgraded finishes, and lots of 250 to 500 square meters.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Mindoro Island.
Are Mindoro Island property listing prices close to the actual sale price in 2026?
Closed prices for Mindoro Island properties in 2026 are typically 8% to 15% below listed prices, with a practical midpoint around 12% negotiation discount.
This gap exists because Mindoro is a thin market with fewer transactions and wide variation in property quality, meaning buyers often discover issues like access roads, water reliability, or title concerns during due diligence. The biggest discounts tend to happen on properties with unclear documentation or those in less accessible barangays where the buyer pool is smaller.
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What is the price per sq m or per sq ft for properties in Mindoro Island in 2026?
As of January 2026, the median housing price per square meter in Mindoro Island is ₱55,000 ($948 or €803 per sqm), which works out to about ₱5,110 per square foot ($88 or €75 per sqft). The average is slightly higher at ₱65,000 per square meter ($1,121 or €949 per sqm) or ₱6,039 per square foot ($104 or €88 per sqft).
True beachfront and walk-to-beach properties in Puerto Galera command the highest prices per square meter in Mindoro Island because shoreline supply is fixed and these properties can generate tourism rental income, while inland barangays and rural towns have the lowest prices due to limited access and smaller buyer pools.
The highest price per square meter in Mindoro Island in 2026 is found in Puerto Galera coastal pockets like Sabang and La Laguna, where prices range from ₱80,000 to ₱120,000 per sqm ($1,379 to $2,069). The lowest ranges are in inland Occidental Mindoro towns and rural Oriental Mindoro barangays, where you can find properties at ₱20,000 to ₱35,000 per sqm ($345 to $603).
How have property prices evolved in Mindoro Island?
Compared to one year ago in January 2025, Mindoro Island housing prices have increased by approximately 6% nominally (about 4% after inflation). This growth was driven by lower interest rates following the Philippine central bank's rate cuts through 2025, which made financing more accessible and boosted buyer confidence.
Looking back 10 years to January 2016, Mindoro Island housing prices have risen roughly 70% nominally, which translates to about 28% in real terms after adjusting for inflation. This long-term growth reflects the nationwide housing upcycle, rising construction costs, and Puerto Galera's steady international tourism demand that keeps pressure on limited beachfront supply.
By the way, we've written a blog article detailing the latest updates on property price variations in Mindoro Island.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Mindoro Island.
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.
What types of residential properties dominate the Mindoro Island market in 2026?
The Mindoro Island property market in 2026 is dominated by houses and lots at about 45% of listings, followed by townhouses at 20%, residential lots at 20%, non-luxury coastal homes at 8%, luxury villas at 5%, and condos at just 2%, because the island lacks the high-rise development typical of Metro Manila and buyers here prefer land ownership.
Average prices by property type in Mindoro Island as of January 2026 are: townhouses around ₱4.5 million ($78,000 or €66,000), starter houses and lots around ₱5.5 million ($95,000 or €80,000), mid-range houses and lots around ₱8 million ($138,000 or €117,000), residential lots from ₱0.8 million to ₱3 million depending on size and access, coastal homes (non-luxury) from ₱12 million to ₱25 million ($207,000 to $431,000), and luxury beachfront villas from ₱25 million to ₱80 million or more ($431,000 to $1.38 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Mindoro Island?
- How much should you pay for a house in Mindoro Island?
- How much should you pay for lands in Mindoro Island?
How do property prices compare between existing and new homes in Mindoro Island in 2026?
New construction in Mindoro Island in 2026 typically costs about 15% more than comparable existing homes when titles and access quality are equal.
This premium exists because building materials and skilled labor cost more to transport and mobilize on an island outside major metro areas, and buyers pay extra for the reduced maintenance uncertainty that comes with a new build, especially important in coastal humidity zones where older homes may have hidden moisture damage.
Buying real estate in Mindoro Island can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Mindoro Island in 2026?
Puerto Galera (Sabang and La Laguna area) is the most popular neighborhood for expats and investors in Mindoro Island, featuring coastal homes, converted small resorts, and upgraded houses with average prices ranging from ₱15 million to ₱40 million ($259,000 to $690,000 or €219,000 to €584,000). Prices here are high because this area is the center of the diving community and offers walkable tourism amenities plus strong short-term rental potential.
Calapan City is the main urban center of Oriental Mindoro and offers the best daily connectivity with its port and services, featuring mostly townhouses and houses-and-lots with average prices from ₱4.5 million to ₱10 million ($78,000 to $172,000 or €66,000 to €146,000). This area appeals to buyers who want to live like a local with access to schools, hospitals, and regular ferry connections to Batangas.
San Jose in Occidental Mindoro serves as the regional hub for the western side of the island, with average prices ranging from ₱3 million to ₱10 million ($52,000 to $172,000 or €52,000 to €146,000). Prices remain more affordable here because San Jose is farther from the tourism hotspots and serves primarily as a service center for surrounding agricultural communities.
You will find a much more detailed analysis by areas in our property pack about Mindoro Island. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Calapan (Poblacion / city core) | Commute / services | ₱5M-₱12M ($86k-$207k) | ₱55k-₱80k ($948-$1,379) | ₱5.1k-₱7.4k ($88-$127) |
| Calapan (Lumang Bayan) | Entry / family | ₱3M-₱6M ($52k-$103k) | ₱45k-₱65k ($776-$1,121) | ₱4.2k-₱6k ($72-$104) |
| Naujan | Family / value | ₱2.5M-₱7M ($43k-$121k) | ₱35k-₱55k ($603-$948) | ₱3.3k-₱5.1k ($61-$88) |
| Baco | Value / land | ₱2.5M-₱6.5M ($43k-$112k) | ₱30k-₱50k ($517-$862) | ₱2.8k-₱4.6k ($48-$80) |
| Roxas (Oriental Mindoro) | Quieter / value | ₱2.5M-₱6M ($43k-$103k) | ₱28k-₱48k ($483-$828) | ₱2.6k-₱4.5k ($45-$77) |
| Bongabong | Local / budget | ₱2.2M-₱5.5M ($38k-$95k) | ₱25k-₱42k ($431-$724) | ₱2.3k-₱3.9k ($40-$67) |
| Mansalay | Rural-coastal / budget | ₱2M-₱5.5M ($34k-$95k) | ₱22k-₱40k ($379-$690) | ₱2k-₱3.7k ($35-$64) |
| Bulalacao | Rural / budget | ₱2M-₱5M ($34k-$86k) | ₱20k-₱38k ($345-$655) | ₱1.9k-₱3.5k ($32-$60) |
| Puerto Galera (Sabang / La Laguna) | Expat / rental | ₱15M-₱50M ($259k-$862k) | ₱80k-₱120k ($1,379-$2,069) | ₱7.4k-₱11.1k ($127-$191) |
| Puerto Galera (White Beach / Aninuan) | Lifestyle / rental | ₱12M-₱35M ($207k-$603k) | ₱70k-₱110k ($1,207-$1,897) | ₱6.5k-₱10.2k ($112-$176) |
| San Jose (Occidental Mindoro) | Regional hub / value | ₱3M-₱10M ($52k-$172k) | ₱30k-₱55k ($517-$948) | ₱2.8k-₱5.1k ($48-$88) |
| Mamburao | Regional / budget | ₱2.5M-₱8M ($43k-$138k) | ₱28k-₱50k ($483-$862) | ₱2.6k-₱4.6k ($45-$80) |
How much more do you pay for properties in Mindoro Island when you include renovation work, taxes, and fees?
When buying property in Mindoro Island in 2026, you should expect to add approximately 8% to 12% on top of the purchase price for taxes and fees on a typical resale, or 15% to 30% if you need substantial renovation work, especially for coastal properties where moisture damage is common.
For a property priced at $200,000 (approximately ₱11.6 million) in Mindoro Island, you would typically pay around ₱1.2 million to ₱1.4 million ($21,000 to $24,000) in additional costs for taxes, fees, and basic repairs. This brings your total investment to approximately ₱12.8 million to ₱13 million ($221,000 to $224,000).
For a property priced at $500,000 (approximately ₱29 million) in Mindoro Island, expect additional costs of around ₱2.9 million to ₱4.4 million ($50,000 to $76,000) depending on the property condition. Your total investment would range from approximately ₱31.9 million to ₱33.4 million ($550,000 to $576,000).
For a property priced at $1,000,000 (approximately ₱58 million) in Mindoro Island, which likely means a luxury coastal property, you should budget around ₱8.7 million to ₱10.4 million ($150,000 to $179,000) in additional costs given the higher renovation buffers typical for beachfront homes. Your total investment would be approximately ₱66.7 million to ₱68.4 million ($1.15 million to $1.18 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Mindoro Island
| Expense | Category | Estimated Cost Range and Explanation |
|---|---|---|
| Documentary Stamp Tax (DST) | Tax | Approximately 1.5% of the tax base, which is the higher of the selling price or fair market value. For a ₱10 million property, this would be around ₱150,000 ($2,586). This tax is required for all property transfers and is typically paid by the buyer. |
| Capital Gains Tax | Tax | Approximately 6% of the tax base, commonly around ₱600,000 ($10,345) for a ₱10 million property. This is technically the seller's responsibility but is often negotiated as part of the deal. Some buyers agree to cover it to close faster. |
| Local Transfer Tax | Tax | Typically 0.5% to 0.75% of the tax base depending on the municipality. For a ₱10 million property, expect ₱50,000 to ₱75,000 ($862 to $1,293). Rates vary between Calapan, Puerto Galera, and other LGUs on Mindoro Island. |
| Registry of Deeds Registration | Fee | Roughly 0.25% of the property value plus fixed fees, typically ₱25,000 to ₱50,000 ($431 to $862) for most Mindoro transactions. The Land Registration Authority sets these fees. Processing times can vary by office workload. |
| Notarial Fees | Fee | Usually ₱20,000 to ₱50,000 ($345 to $862) for standard transactions. Notaries handle the deed of sale preparation and acknowledgment. Complex transactions or properties with multiple titles may cost more. |
| Survey and Technical Description | Fee | Approximately ₱15,000 to ₱50,000 ($259 to $862) if a new survey is needed. Required when boundaries are unclear or the technical description needs updating. Coastal and rural properties often need fresh surveys. |
| Title Verification and Due Diligence | Fee | Around ₱10,000 to ₱30,000 ($172 to $517) for title searches and verification at the Registry of Deeds. This is essential in Mindoro where some properties have complex ownership histories. Worth every peso to avoid future disputes. |
| Basic Renovation and Repairs | Renovation | Typically 5% to 15% of purchase price for inland properties, or ₱500,000 to ₱1.5 million ($8,621 to $25,862) for a ₱10 million home. Covers repainting, minor plumbing, electrical updates, and cosmetic fixes. Older homes may need more. |
| Coastal Property Renovation Buffer | Renovation | Add 15% to 30% of purchase price for Puerto Galera coastal homes due to salt air and humidity damage. A ₱20 million beachfront property might need ₱3 million to ₱6 million ($51,724 to $103,448) in restoration. Always inspect carefully before buying. |
We made this infographic to show you how property prices in the Philippines compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Mindoro Island in 2026 with different budgets?
With $100,000 (approximately ₱5.8 million) in Mindoro Island in 2026, you can buy a townhouse around 110 square meters in Calapan's Lumang Bayan area (existing unit), a small house-and-lot with roughly 120 sqm floor area and 150-200 sqm lot in Naujan near the Calapan corridor (existing), or a similar house-and-lot in San Jose town proper in Occidental Mindoro (existing).
With $200,000 (approximately ₱11.6 million) in Mindoro Island in 2026, you can purchase a mid-range house-and-lot around 180 sqm house with 250 sqm lot in Calapan's good-access areas (mixed new and existing), an upgraded house-and-lot of 160-220 sqm in Mamburao (existing), or a near-coast home of 140-180 sqm in Puerto Galera's inland-to-coast corridor (existing, not prime beachfront).
With $300,000 (approximately ₱17.4 million) in Mindoro Island in 2026, you can get a coastal home of 150-220 sqm in Puerto Galera outside the prime beachfront pockets (existing), a large modern house-and-lot of 220-300 sqm total in Calapan (newer build), or a premium build-ready lot of 300-500 sqm with partial improvements in the Calapan-Naujan edge.
With $500,000 (approximately ₱29 million) in Mindoro Island in 2026, you can acquire a high-end coastal property of 200-300 sqm total on Puerto Galera's White Beach or Aninuan side (existing), a large upgraded home of 300-450 sqm total in Calapan's premium access areas (newer construction), or a villa-style home of 250-350 sqm in Puerto Galera inland with views (existing).
With $1,000,000 (approximately ₱58 million) in Mindoro Island in 2026, you can buy a true luxury villa of 300-500 sqm total in Puerto Galera's premium Sabang or La Laguna pocket (upgraded existing), a compound-style property in Calapan with multiple structures and a big lot, or beach-adjacent luxury with high-spec upgrades in Puerto Galera.
With $2,000,000 (approximately ₱116 million) in Mindoro Island, you are entering the trophy property segment which is not a large or liquid market on the island. At this budget, you could acquire a trophy beachfront estate in Puerto Galera with a large lot and multiple buildings, an ultra-premium cliff or view estate with high-end finishes, or a rare large coastal compound that is turnkey luxury and could potentially serve hospitality purposes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Mindoro Island.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Mindoro Island, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bangko Sentral ng Pilipinas RPPI Report | This is the Philippine central bank's official housing price index and methodology documentation. | We used it to anchor how prices moved year-over-year in the Philippines. We treated Mindoro's trend as broadly following the national cycle, then adjusted based on local listing data. |
| BSP Hedonic RPPI Methodology Report | This explains the central bank's upgraded hedonic method designed to make price trends more reliable. | We used it to justify relying on RPPI for the direction and magnitude of price changes. We also used it to avoid over-interpreting small swings in thin local markets like Mindoro. |
| Bureau of Internal Revenue Zonal Values | This is the tax authority's official reference for land zonal values used in property tax computations. | We used it as a reality check for land-value floors in key municipalities. We also used it to explain why transaction taxes are computed on the higher of zonal value or selling price. |
| BSP Daily Reference Exchange Rate Bulletin | This is the central bank's official reference exchange-rate publication for PHP per USD. | We used it to set a sensible PHP to USD conversion point for January 2026 figures. We kept all conversions consistent across the article at 1 USD equals ₱58. |
| European Central Bank EUR/PHP Reference Rate | This is a top-tier official source for EUR reference rates against PHP. | We used it to anchor the EUR conversion at late-December 2025 levels. We applied 1 EUR equals ₱68.5 consistently to every EUR figure in this article. |
| World Bank Inflation Data for Philippines | This is a widely used international dataset with transparent series definitions for annual inflation. | We used it to sanity-check long-run inflation when comparing prices 10 years ago versus now in real terms. We cross-referenced with PSA-linked CPI to avoid relying on a single source. |
| Lamudi Puerto Galera Listings | Lamudi is one of the largest established Philippine property marketplaces with location and size details. | We used it to build a practical picture of what sellers are actually asking in Puerto Galera. We then applied a conservative list-to-close discount to estimate realistic closed prices. |
| Lamudi Calapan Listings | Lamudi provides structured listing details including property type, size, and location for Calapan. | We used it to understand the Calapan market segment including townhouses and houses-and-lots. We compared asking prices across neighborhoods to establish entry-level and mid-range benchmarks. |
| Lamudi San Jose Listings | Lamudi covers Occidental Mindoro listings including the San Jose regional hub. | We used it to gauge pricing in the western side of Mindoro Island. We compared San Jose prices to Calapan and Puerto Galera to show the value differential. |
| MyProperty Calapan Townhouse Listing | MyProperty is a mainstream Philippine real estate portal with structured listing details. | We used it as a concrete entry-level anchor example for Calapan showing size and price in one listing. We treated it as one data point inside a broader triangulation with Lamudi. |
| Dot Property Puerto Galera Listings | Dot Property is an established Southeast Asian property portal covering Philippine markets. | We used it to cross-reference Puerto Galera luxury and coastal property pricing. We compared asking prices with Lamudi to validate our high-end range estimates. |
| BIR Documentary Stamp Tax Page | This is the Bureau of Internal Revenue's official documentation on DST rates and computation. | We used it to determine the 1.5% DST rate applied to property transfers. We incorporated this into our total buying cost calculations. |
| BIR Capital Gains Tax Page | This is the BIR's official guidance on capital gains tax for real property transactions. | We used it to confirm the 6% CGT rate and explain how it factors into negotiations. We noted that while technically a seller's tax, it often affects the total deal structure. |
| BIR Tax Forms and Guidelines | These are official BIR forms and guidelines for tax computation on property transfers. | We used them to verify tax computation methods and ensure our percentage estimates were accurate. We referenced the forms to explain tax base determination. |
| Respicio and Co. Transfer Cost Guide | This is a Philippine law firm's practical guide to property transfer costs and procedures. | We used it to estimate local transfer tax ranges which vary by municipality. We cross-referenced their estimates with official LGU rate publications. |
| Land Registration Authority | The LRA is the Philippine government agency responsible for property registration and titling. | We used it to understand registration fee structures and typical processing. We referenced LRA as the authority for registry-related costs. |
| Reuters Philippine Central Bank Rate Decision | Reuters provides reliable coverage of Philippine monetary policy decisions. | We used it to explain why buyer confidence improved in 2025 following rate cuts. We linked lower financing costs to the 6% nominal price increase observed. |
| Philippine Statistics Authority CPI Data | The PSA is the official Philippine government source for consumer price index data. | We used PSA-linked inflation data alongside World Bank figures to calculate real price changes. We cross-referenced both sources to avoid single-source dependency. |
| Local Mindoro Real Estate Agent Interviews | Local agents have on-the-ground knowledge of actual transaction patterns and negotiation norms. | We consulted with agents to validate our 8% to 15% list-to-close discount estimate. We also verified which areas are most active for different buyer profiles. |
| Oriental Mindoro Provincial Government Data | Provincial government provides local economic and development data for Oriental Mindoro. | We used it to understand infrastructure developments affecting property values. We factored in accessibility improvements when assessing neighborhood potential. |
| Occidental Mindoro Provincial Government Data | Provincial government provides local data for the western half of Mindoro Island. | We used it to compare development levels between Oriental and Occidental Mindoro. We explained why prices differ between San Jose and Calapan. |
| Puerto Galera Tourism Office Data | The tourism office tracks visitor numbers and tourism-related economic activity. | We used tourism data to explain why Puerto Galera commands premium prices. We linked rental income potential to the beachfront price premium. |
| Philippine Construction Cost Index Data | Construction cost indices track material and labor price trends in the Philippines. | We used it to explain the 15% premium for new construction versus existing homes. We noted how island logistics add to building costs outside Metro Manila. |
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