Authored by the expert who managed and guided the team behind the Philippines Property Pack
Yes, the analysis of Manila's property market is included in our pack
Manila property prices average ₱75,000–₱203,000 per sqm as of September 2025. Premium areas like Makati and BGC command up to ₱400,000 per sqm, while emerging districts offer better value for investors.
If you want to go deeper, you can check our pack of documents related to the real estate market in the Philippines, based on reliable facts and data, not opinions or rumors.
Manila property prices vary dramatically by location, with CBD condos averaging ₱150,000–₱155,000/sqm and ultra-luxury properties reaching ₱400,000/sqm.
Emerging areas like Quezon City and Caloocan offer the best investment potential with 7-12% annual appreciation expected.
| Property Type | Average Price Range | Best Investment Areas |
|---|---|---|
| Condos | ₱150,000/sqm | BGC, Makati, Ortigas |
| Townhouses | ₱3.5M–₱27M | Quezon City, Caloocan |
| Single-family Homes | ₱75,000–₱203,000/sqm | Emerging suburbs |
| Studios | ₱4.2M–₱4.3M | BGC, Makati fringe |
| 1-Bedroom | ₱6.4M–₱7M | Ortigas, Mandaluyong |
| Luxury Estates | ₱100M+ | Forbes Park, Rockwell |
| Budget Properties | ₱50,000–₱80,000/sqm | Caloocan, Las Piñas |
What's the current average property price in Manila?
As of September 2025, property prices in Metro Manila average ₱75,000–₱203,000 per square meter depending on location and property type.
Downtown districts like Makati and Bonifacio Global City command premium prices up to ₱300,000–₱400,000 per sqm for ultra-luxury properties in areas like Rockwell Center and Forbes Park.
The average condo price across Manila sits at approximately ₱150,000–₱155,000 per sqm, with significant variation between prime CBD locations and emerging neighborhoods. Prime condos in Makati and BGC typically range from ₱200,000–₱270,000 per sqm.
Budget-conscious buyers can find properties in areas like Caloocan and Las Piñas starting from ₱50,000–₱80,000 per sqm, while mid-tier locations like Quezon City offer good value at ₱80,000–₱120,000 per sqm.
It's something we develop in our Philippines property pack.
How do prices differ between condos, townhouses, and single-family homes?
Condos dominate Manila's property market with the most consistent pricing and highest liquidity.
| Property Type | Average Price | 2025 Price Change |
|---|---|---|
| Condos (Metro Manila) | ₱150,000/sqm | +5-7% annually |
| Prime Condos (Makati/BGC) | ₱200,000-₱270,000/sqm | Stable to slight decline |
| Townhouses | ₱3.5M–₱27M per unit | -3.4% (market stabilizing) |
| Single-family Homes | ₱75,000–₱203,000/sqm | +12.8% (strong demand) |
| Duplex Houses | Varies widely | +85.9% (niche segment) |
What are the most expensive neighborhoods and what makes them so costly?
Forbes Park and Urdaneta Village in Makati top Manila's luxury property rankings with houses priced from ₱400M to ₱3.5B, equivalent to ₱350,000–₱400,000 per sqm.
Rockwell Center stands as Manila's most prestigious condo development, with units commanding ₱350,000–₱400,000 per sqm due to its exclusive amenities, prime location, and limited supply.
Bonifacio Global City represents modern luxury living with prime condos priced at ₱220,000–₱300,000 per sqm, driven by its master-planned development, international business district status, and premium shopping and dining options.
Other exclusive areas include Corinthian Gardens in Quezon City, Valle Verde, and Greenmeadows, which maintain high prices through gated community exclusivity, enhanced security, proximity to business districts, and prestige factor.
Which areas are up-and-coming and attracting new buyers or investors?
Quezon City leads emerging investment areas with future MRT and subway corridor development driving prices from ₱80,000–₱120,000 per sqm.
1. **Caloocan** - Major urban renewal projects and government infrastructure spending create highest appreciation potential at ₱50,000–₱80,000 per sqm2. **Malate and Ermita** - Manila Bay Area redevelopment and infrastructure investments positioning these areas for growth3. **Kapitolyo in Pasig** - Creative district transformation attracting young professionals and offering high rental yields4. **Poblacion in Makati** - Entertainment and dining hub with rising demand from millennials and expats5. **Ortigas Extended** - Benefiting from CBD overflow and transport connectivity improvementsDon't lose money on your property in Manila
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.
Where can you still find budget-friendly properties in Manila today?
Budget-conscious buyers can find affordable properties in several Metro Manila areas without sacrificing long-term growth potential.
1. **Las Piñas and Parañaque** - Condos available from ₱70,000–₱130,000 per sqm with good transport links2. **Mandaluyong** - Established area offering condos at ₱70,000–₱130,000 per sqm near Ortigas3. **Manila City proper** - Historic areas with properties at ₱90,000–₱140,000 per sqm, ideal for renovation projects4. **Caloocan** - Best value proposition at ₱50,000–₱80,000 per sqm with strong appreciation potential5. **Secondary towers in major districts** - Older condo projects in prime areas offering affordable entry pointsHow do property prices vary depending on the size or square footage?
Property pricing in Manila follows clear size-based patterns, with smaller units commanding higher per-square-meter rates.
Studios under 30 square meters average ₱4.2–₱4.3M total, making them attractive to first-time buyers and investors seeking high rental yields.
One-bedroom units ranging 33–40 square meters cost approximately ₱6.4–₱7M, representing the sweet spot for young professionals and couples.
Larger residential properties show more variation: 80–150 sqm houses range from ₱3.5M–₱5M, while 200–400 sqm homes cost ₱10M–₱20M depending on location and amenities.
Ultra-luxury estates and large single-family homes start from ₱100M and can exceed ₱1B in exclusive enclaves like Forbes Park.
What's the typical total cost once you include fees, taxes, and closing expenses?
Buyers should budget an additional 5–7% on top of the property purchase price for mandatory fees, taxes, and closing costs.
Documentary stamp tax of 1.5% paid by the buyer represents the largest single additional cost in most transactions.
Transfer tax varies from 0.5–0.75% depending on the specific city within Metro Manila, while registration fees add approximately 0.8% to the total cost.
Notarial and legal fees typically range 1–3% of the purchase price, with title transfer fees adding a flat ₱35,000–₱50,000 regardless of property value.
Ongoing real property tax amounts to 2% annually based on assessed value, which varies by Manila city jurisdiction but remains consistent for budgeting purposes.
How much would the monthly cost be if you take a mortgage?
A ₱5M property with 20% down payment and typical 2025 mortgage terms results in monthly payments of approximately ₱30,000–₱35,000.
Current mortgage rates in September 2025 range from 5.5–7.9%, with expectations of rates declining to 4.75–5% by year-end as monetary policy eases.
The example above assumes a ₱4M loan amount at 6.5% interest over 20 years, which represents typical financing terms for qualified borrowers.
Higher-priced properties require proportionally larger down payments, with most banks requiring 20–30% down for properties above ₱10M.
It's something we develop in our Philippines property pack.
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 are the smartest choices right now if you want to live in Manila long-term?
Long-term residents planning to stay 7+ years should focus on value opportunities in growth corridors or deeply discounted CBD properties.
Emerging areas near future transport infrastructure, particularly Quezon City and Alabang, offer the best combination of affordability and long-term appreciation potential.
For residents with uncertain timelines or plans shorter than 5 years, renting often provides better financial flexibility, especially given 2025's rental market conditions with 15-year low rates due to oversupply.
The key decision factor involves weighing mobility needs against building equity, with buying making most sense for stable, long-term commitments to Manila residence.
What are the best options if you want to buy for rental income?
Rental income investors should target condos offering 4.5–7.2% gross rental yields in proven rental markets.
1. **Grace Residences (Taguig)** - Strong yields from BPO worker demand and proximity to business districts2. **Avida Towers (BGC)** - Premium location with consistent expat and executive rental demand 3. **San Lorenzo Place (Makati)** - Established rental market with stable occupancy rates4. **Vista Shaw (Mandaluyong)** - Excellent value proposition with good transport connectivity5. **Shore Residences (Pasay)** - Airport proximity attracts business travelers and airline crewsWhat makes sense if your goal is to buy now and sell later at a higher price?
Capital appreciation investors should focus on properties near future subway and MRT stations, particularly in Quezon City, Caloocan, and Ortigas fringe areas.
Areas benefiting from large-scale redevelopment projects, including Ermita, Malate, and North Manila, offer significant upside potential as urban renewal progresses.
Prime locations typically appreciate 4–7% annually, while emerging zones may see higher appreciation as infrastructure develops and urban expansion continues.
Distressed areas with excess inventory may take 3–5 years to recover, but offer potential bargains for patient investors with longer time horizons.
It's something we develop in our Philippines property pack.
How have property prices changed over the past 5 years and what's the forecast?
Manila property prices appreciated 4.9–7% annually from 2019–2024, demonstrating consistent growth despite economic challenges.
| Area | 2025 Avg Price (/sqm) | 1-Year Change | 5-Year Forecast |
|---|---|---|---|
| Makati CBD | ₱200,000–₱250,000 | -0.7% | +3–5% annually |
| BGC | ₱220,000–₱270,000 | Flat | +4–7% annually |
| Ortigas | ₱150,000–₱200,000 | +4–6% | +5–7% annually |
| Quezon City | ₱80,000–₱120,000 | +5–6% | +7–10% annually |
| Caloocan | ₱50,000–₱80,000 | +8–10% | +8–12% annually |
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.
Manila's property market offers diverse opportunities from ultra-luxury CBD condos to emerging neighborhood bargains.
Success depends on matching investment goals with market realities, whether seeking rental income, capital appreciation, or long-term residence.