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
This article breaks down the current housing prices in the Philippines, covering everything from median prices to neighborhood comparisons.
We constantly update this blog post to reflect the latest market data and trends in Philippine real estate.
Whether you're looking at Metro Manila condos or provincial homes, you'll find the numbers you need here.
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 the Philippines.
Insights
- In the Philippines in 2026, closed property prices typically land about 7% below listing prices, with negotiations ranging from 3% to 12% depending on how eager the seller is to close.
- Metro Manila condo prices per square meter can be 3 to 4 times higher than those in growth cities like Cebu or Davao, making regional markets attractive for budget-conscious buyers.
- New-build properties in the Philippines command roughly a 12% premium over comparable older homes, driven by modern amenities and updated building standards.
- Over the past decade, prime Manila neighborhoods like Makati have seen real (inflation-adjusted) price growth of about 41%, meaning prices roughly doubled in peso terms when you add inflation.
- BGC and Rockwell remain the priciest areas in the Philippines, with prices reaching up to 600,000 pesos per square meter for ultra-luxury units.
- Condominiums dominate about 55% of Philippine property listings, largely because Metro Manila's demand remains condo-driven and these units are easier to search and compare.
- Buyers in the Philippines should budget an extra 8% to 18% on top of the purchase price when factoring in taxes, fees, and renovation costs.
- The Philippine central bank's rate cuts in 2025 have improved affordability for mid-income buyers, contributing to a modest 4% nominal price increase year-over-year.
What is the average housing price in the Philippines in 2026?
The median housing price is more useful than the average because it represents the middle point of all sales, meaning it isn't skewed by a few extremely expensive luxury properties that can inflate the average.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including the Bangko Sentral ng Pilipinas and major consultancies, all of which we manually verified.
The median housing price in the Philippines in 2026 is approximately 3.6 million pesos ($61,000 or 52,000 euros), while the average housing price sits higher at around 5.2 million pesos ($88,000 or 75,000 euros). This gap exists because luxury properties in Metro Manila push the average upward.
About 80% of residential properties on the Philippine market in 2026 fall within a price range of 1.8 million to 12 million pesos ($31,000 to $203,000 or 26,000 to 174,000 euros).
A realistic entry range for Philippine property in 2026 is 1.5 million to 2.2 million pesos ($25,000 to $37,000 or 22,000 to 32,000 euros), which typically gets you a resale studio condo of 22 to 28 square meters in outer Cebu City or similar secondary-city outskirts.
Luxury properties in the Philippines in 2026 generally range from 25 million to 120 million pesos ($424,000 to $2.03 million or 363,000 to 1.74 million euros), and at this level you can expect a 3 to 4 bedroom luxury condo or penthouse of 170 to 250 square meters in BGC or Makati's prime districts like Rockwell.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the Philippines.
Are the Philippines property listing prices close to the actual sale price in 2026?
In the Philippines in 2026, closed property prices are typically about 7% below listing prices, with the negotiation range commonly falling between 3% and 12%.
This gap exists mainly because developers and investors often price units with room for negotiation, and promotions act as hidden discounts to clear inventory. The difference tends to be larger for ready-for-occupancy units where sellers are eager to close, and smaller for high-demand prime locations where comparable sales have already established firm price expectations.
Get fresh and reliable information about the market in the Philippines
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in the Philippines in 2026?
As of early 2026, the median housing price in the Philippines is approximately 75,000 pesos per square meter ($1,270 or 1,090 euros per square meter), which works out to about 6,970 pesos per square foot ($118 or 101 euros per square foot). The average price is higher at around 95,000 pesos per square meter ($1,610 or 1,380 euros per square meter), or about 8,826 pesos per square foot ($150 or 128 euros per square foot).
Prime CBD condos in Makati, BGC, and Rockwell have the highest price per square meter in the Philippines in 2026 because of location premiums, walkability, and scarce land, while provincial subdivisions far from job centers and older walk-up condos have the lowest due to weaker resale demand and longer commutes.
In the Philippines in 2026, BGC commands the highest prices at roughly 230,000 to 450,000 pesos per square meter, with Rockwell reaching up to 600,000 pesos per square meter for ultra-luxury. The lowest Metro Manila prices appear in areas like Caloocan and Valenzuela at around 70,000 to 130,000 pesos per square meter.
How have property prices evolved in the Philippines?
Compared to one year ago in January 2025, Philippine housing prices have risen by about 4% in nominal terms, or roughly 2% after adjusting for inflation. This modest growth was driven by the central bank's rate cuts improving affordability, while developers used promotions to move inventory without pushing headline prices too high.
Looking back two years to January 2024, prices have increased by approximately 7% to 9% in nominal terms. The market has been recovering steadily from pandemic-era slowdowns, with mid-income segments showing the strongest momentum as financing became more accessible.
By the way, we've written a blog article detailing the latest updates on property price variations in the Philippines.
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 the Philippines.
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 properties dominate the Philippine market in 2026?
Condominiums make up about 55% of property listings in the Philippines in 2026, followed by house and lot at 35%, townhouses at 7%, and residential lots at 3%, largely because condos dominate Metro Manila demand and are the easiest property type to search and compare online.
In the Philippines as of the first half of 2026, a studio or 1-bedroom condo averages around 3.2 million pesos ($54,000 or 46,000 euros), while a 2-bedroom family condo runs about 7.5 million pesos ($127,000 or 109,000 euros). Townhouses in metro fringe areas average 6.8 million pesos ($115,000 or 99,000 euros), single houses in major city subdivisions average 9.5 million pesos ($161,000 or 138,000 euros), provincial house and lot packages sit around 4 million pesos ($68,000 or 58,000 euros), and luxury condos or houses in prime areas average about 45 million pesos ($763,000 or 653,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in the Philippines?
- How much should you pay for a house in the Philippines?
How do property prices compare between existing and new homes in the Philippines in 2026?
New-build properties in the Philippines in 2026 typically command a premium of about 12% per square meter compared to older existing homes in the same area.
This premium reflects the fact that newer condos offer better amenities, tighter building management standards, updated layouts, modern parking facilities, and improved seismic and mechanical specifications that buyers and tenants are willing to pay extra for.
Buying real estate in the Philippines 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 the Philippines in 2026?
BGC in Taguig is the top choice for expats who want walkability and new high-rise towers, with 1 to 3 bedroom condos typically priced between 18 million and 70 million pesos ($305,000 to $1.19 million or 261,000 to 1.02 million euros). Prices here are high because BGC offers modern infrastructure, international schools, and a concentration of multinational offices.
Makati's prime areas like Salcedo, Legazpi, and Rockwell attract expats prioritizing CBD access, with similar condo types ranging from 16 million to 80 million pesos ($271,000 to $1.36 million or 232,000 to 1.16 million euros). The area commands these prices due to its established business district status and the prestige of legacy developments like Rockwell Center.
Alabang in Muntinlupa appeals to expat families seeking more space, with larger condos and houses in gated villages ranging from 12 million to 55 million pesos ($203,000 to $932,000 or 174,000 to 798,000 euros). The lower density, larger lot sizes, and proximity to international schools make this area popular for families willing to trade commute time for living space.
You will find a much more detailed analysis by areas in our property pack about the Philippines. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (PHP / $) | Per sqm (PHP / $) | Per sqft (PHP / $) |
|---|---|---|---|---|
| BGC (Taguig) | Expat / Premium | ₱18M-₱70M / $305k-$1.19M | ₱230k-₱450k / $3,900-$7,600 | ₱21,400-₱41,800 / $363-$708 |
| Makati CBD | Commute / Expat | ₱16M-₱60M / $271k-$1.02M | ₱200k-₱400k / $3,400-$6,800 | ₱18,600-₱37,200 / $315-$631 |
| Rockwell (Makati) | Luxury | ₱25M-₱90M / $424k-$1.53M | ₱250k-₱600k / $4,200-$10,200 | ₱23,200-₱55,800 / $394-$946 |
| Ortigas Center | Commute | ₱6M-₱22M / $102k-$373k | ₱140k-₱260k / $2,400-$4,400 | ₱13,000-₱24,200 / $220-$410 |
| Kapitolyo (Pasig) | Popular | ₱7M-₱20M / $119k-$339k | ₱120k-₱200k / $2,000-$3,400 | ₱11,100-₱18,600 / $188-$315 |
| Greenhills (San Juan) | Family / Central | ₱12M-₱40M / $203k-$678k | ₱170k-₱300k / $2,900-$5,100 | ₱15,800-₱27,900 / $268-$473 |
| Eastwood (QC) | Commute / Mid | ₱5M-₱14M / $85k-$237k | ₱110k-₱190k / $1,900-$3,200 | ₱10,200-₱17,700 / $173-$300 |
| Katipunan (QC) | Family / Schools | ₱6M-₱18M / $102k-$305k | ₱120k-₱220k / $2,000-$3,700 | ₱11,100-₱20,400 / $188-$346 |
| Bay Area (Pasay) | New Builds | ₱6M-₱20M / $102k-$339k | ₱120k-₱220k / $2,000-$3,700 | ₱11,100-₱20,400 / $188-$346 |
| Alabang | Family / Space | ₱12M-₱55M / $203k-$932k | ₱110k-₱210k / $1,900-$3,600 | ₱10,200-₱19,500 / $173-$331 |
| Cebu IT Park | Growth City | ₱4M-₱18M / $68k-$305k | ₱90k-₱160k / $1,500-$2,700 | ₱8,400-₱14,900 / $142-$253 |
| Davao (Bajada) | Value City | ₱3M-₱12M / $51k-$203k | ₱70k-₱140k / $1,200-$2,400 | ₱6,500-₱13,000 / $110-$220 |
How much more do you pay for properties in the Philippines when you include renovation work, taxes, and fees?
When buying property in the Philippines in 2026, expect to pay an additional 3% to 5% on top of the purchase price for taxes and fees if the unit is move-in ready, or 8% to 18% total if you plan to renovate.
If you buy a property for $200,000 (about 11.8 million pesos) in the Philippines, you would typically add around 400,000 to 600,000 pesos ($6,800 to $10,200) for taxes and fees, plus 300,000 to 800,000 pesos ($5,100 to $13,600) for light to moderate renovation. This brings your total to roughly 12.5 million to 13.2 million pesos ($212,000 to $224,000).
For a $500,000 property (about 29.5 million pesos), budget around 1 million to 1.5 million pesos ($17,000 to $25,400) for taxes and fees, and 700,000 to 2 million pesos ($11,900 to $33,900) for renovation if needed. Your all-in cost would be approximately 31.2 million to 33 million pesos ($529,000 to $559,000).
At the $1,000,000 level (about 59 million pesos), taxes and fees run approximately 2 million to 3 million pesos ($33,900 to $50,800), with renovation potentially adding another 1.5 million to 4 million pesos ($25,400 to $67,800) depending on the scope. Total cost could reach 62.5 million to 66 million pesos ($1.06 million to $1.12 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in the Philippines.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the Philippines
| Expense | Category | Estimated Cost (PHP and $) |
|---|---|---|
| Documentary Stamp Tax | Tax | About 1.5% of the property price. For a 5 million peso property, this works out to approximately 75,000 pesos ($1,270). This is a mandatory tax collected by the Bureau of Internal Revenue on property transfers. |
| Transfer Tax (LGU) | Tax | Ranges from 0.5% to 0.75% depending on the local government unit. On a 5 million peso property, expect to pay 25,000 to 37,500 pesos ($425 to $636). Rates vary slightly between cities and municipalities. |
| Registration Fees | Fee | Typically 0.2% to 0.4% of the property value, plus miscellaneous charges. For a 5 million peso property, budget around 10,000 to 20,000 pesos ($170 to $340). These fees are paid to the Land Registration Authority for title transfer. |
| Notary and Documentation | Admin | Ranges from 15,000 to 60,000 pesos ($250 to $1,020) depending on complexity. This covers notarization of the deed of sale, due diligence checks, and document preparation. Higher-value transactions typically involve more documentation. |
| Light Renovation | Renovation | For a condo unit, expect 150,000 to 400,000 pesos ($2,500 to $6,800) for basic refreshing like repainting, minor fixtures, and cleaning. This assumes the unit is in reasonable condition and needs only cosmetic updates. |
| Moderate Renovation | Renovation | Runs from 400,000 to 800,000 pesos ($6,800 to $13,600) for a typical condo. This includes new flooring, kitchen updates, bathroom refresh, and built-in furniture. Costs scale with unit size and material choices. |
| Heavy Renovation | Renovation | Can reach 800,000 to 1.5 million pesos ($13,600 to $25,400) or more for complete overhauls. This covers full gut renovations with new electrical, plumbing, custom millwork, and designer finishes. Large houses can cost significantly more. |
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 the Philippines in 2026 with different budgets?
With $100,000 (about 5.9 million pesos) in the Philippines as of the first half of 2026, you can buy a 1-bedroom condo of 35 to 40 square meters in the Ortigas fringe area of Pasig (existing), a 2-bedroom older condo of 55 to 60 square meters in a mid-corridor Quezon City location (existing), or a small house and lot with 80 to 100 square meters of floor area in a Cavite subdivision (existing).
With $200,000 (about 11.8 million pesos), your options include a 2-bedroom condo of 65 to 75 square meters in Kapitolyo, Pasig (existing), a townhouse of 110 to 140 square meters in Marikina or outer Quezon City (existing), or a house and lot with 140 to 180 square meters of floor area in Laguna or Cavite near expressway access (existing).
With $300,000 (about 17.7 million pesos), you can purchase a 2-bedroom condo of 80 to 90 square meters on the edge of Makati's Salcedo or Legazpi areas (newer construction), a 3-bedroom condo of 95 to 110 square meters in outer BGC (existing), or a house and lot with 200 to 260 square meters of floor area in the Alabang fringe area of Muntinlupa (existing).
With $500,000 (about 29.5 million pesos), options expand to a 3-bedroom condo of 120 to 140 square meters in Makati's prime CBD (newer), a 2-bedroom luxury condo of 95 to 110 square meters in Rockwell (newer), or a high-end house with 280 to 350 square meters of floor area in entry-level Ayala Alabang or nearby villages (existing).
With $1,000,000 (about 59 million pesos) in the Philippines as of the first half of 2026, you enter the luxury segment with options like a 3-bedroom luxury condo of 180 to 220 square meters in BGC core (new, high-end), a similar luxury unit in Rockwell or Makati prime (new), or a premium house of 400 to 600 square meters in top villages around Makati or Alabang (existing but renovated).
With $2,000,000 (about 118 million pesos), you're looking at a thin market with few comparable sales, but options include a penthouse-style condo of 250 to 350 square meters in BGC (new, ultra-high-end), a trophy unit of similar size in Makati prime (new, ultra-high-end), or a large luxury house in a prime village that's fully renovated with a substantial lot.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in the Philippines.
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 the Philippines, 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 residential property price index, built from verified housing loan data across the banking system. | We used this as our anchor for nationwide median and average price levels. We projected figures to January 2026 using the report's most recent growth trends. |
| BSP PHP/USD Exchange Rate Table | This is the official historical exchange rate series from the Philippine central bank for peso to dollar conversions. | We used the latest monthly averages to convert all peso figures to US dollars consistently. We combined this with ECB data to derive euro conversions. |
| European Central Bank USD/EUR Dataset | This is an official central bank dataset with documented methodology and regular updates for dollar to euro exchange rates. | We used this to convert BSP's PHP/USD rate into an implied PHP/EUR rate. We applied this rate consistently across all euro figures in the article. |
| BSP Inflation Rates Table | This is an official BSP statistical release sourced from Philippine Statistics Authority CPI data, widely used for macroeconomic analysis. | We used this to calculate inflation-adjusted price changes for year-over-year and decade comparisons. We distinguished between nominal and real price growth throughout the article. |
| Colliers Philippines Q3 2025 Report | Colliers is a major global real estate consultancy with a long-standing research practice and standardized reporting methodology in the Philippines. | We used this to understand market dynamics, demand segments, and developer activity. We shaped neighborhood and product segment ranges based on their market narrative. |
| FRED/BIS Makati Real Property Price Index | This is a Bank for International Settlements dataset distributed by the Federal Reserve, with clear definitions and consistent time series methodology. | We used this to establish the 10-year real price trend for Makati as an urban benchmark. We translated the index movement into practical peso terms for readers. |
| Bureau of Internal Revenue DST Guide | This is the national tax authority's official guidance portal for documentary stamp tax on property transactions. | We used this to structure the buyer's closing cost breakdown accurately. We applied the official 1.5% rate to our worked examples throughout the article. |
| Land Registration Authority Fee Portal | This is the official land titling and registration authority's fee computation system for the Philippines. | We used this to justify registration fee estimates in our closing cost calculations. We incorporated these fees into our practical budget percentage ranges. |
| Reuters Philippine Central Bank Coverage | Reuters is a trusted international news agency with direct access to central bank announcements and economic policy developments. | We used this to explain how rate cuts have affected housing affordability. We connected monetary policy changes to the market dynamics described in our price trends section. |
| Bangko Sentral ng Pilipinas Main Portal | This is the official website of the Philippine central bank, the primary authority on monetary policy and financial statistics. | We used this as our gateway to multiple BSP datasets including RPPI, exchange rates, and inflation. We cross-referenced statistics across different BSP releases for consistency. |
| Philippine Statistics Authority | This is the official government statistical agency responsible for national census data, CPI measurements, and economic indicators. | We used PSA data indirectly through BSP's inflation tables which source from PSA. We validated population and housing statistics against PSA releases. |
| Colliers Philippines Main Portal | Colliers is one of the largest commercial real estate services firms globally with deep local market expertise in the Philippines. | We used their research portal to access quarterly market reports and sector analyses. We drew on their commentary to explain demand drivers and market segmentation. |
| Federal Reserve Economic Data (FRED) | FRED is a comprehensive database maintained by the St. Louis Fed, aggregating economic data from hundreds of authoritative sources worldwide. | We accessed the BIS real property price index for Makati through FRED's interface. We used FRED's data tools to analyze 10-year price trends accurately. |
| Bank for International Settlements | The BIS is the central bank for central banks, providing internationally standardized property price indices with rigorous methodology. | We relied on BIS methodology for real (inflation-adjusted) property price measurements. We used their Makati index as a long-term urban market benchmark. |
| Bureau of Internal Revenue Main Portal | The BIR is the Philippines' national tax collection agency and the authoritative source for all tax-related regulations and rates. | We used BIR guidance to accurately describe documentary stamp tax and other transaction taxes. We structured our closing cost estimates around official BIR rate schedules. |
| Land Registration Authority Main Portal | The LRA is the government agency responsible for all land title registration and property transfer documentation in the Philippines. | We used LRA's fee calculator to estimate registration costs for property transfers. We incorporated these official fees into our buyer's budget calculations. |
| Lamudi Philippines | Lamudi is one of the largest property listing platforms in the Philippines with extensive inventory data across all market segments. | We used listing patterns from major portals to validate our price ranges and market composition estimates. We cross-checked our neighborhood ranges against active listings. |
| Dot Property Philippines | Dot Property is a major Southeast Asian property portal with comprehensive Philippines coverage and market analysis resources. | We validated our segment pricing against listing data patterns from multiple portals. We used their coverage to understand market composition across property types. |
| JLL Philippines | JLL is a Fortune 500 real estate services company with extensive research capabilities and regular Philippines market reports. | We cross-referenced our premium market ranges against JLL's luxury segment research. We validated our BGC and Makati pricing against their published benchmarks. |
| Knight Frank Philippines | Knight Frank is a leading independent global property consultancy with specialized luxury and prime market research. | We used Knight Frank insights to validate our luxury segment pricing and ultra-premium market depth. We referenced their research on prime neighborhood dynamics. |
| CBRE Philippines | CBRE is the world's largest commercial real estate services firm with comprehensive Philippines market coverage and regular research publications. | We cross-checked our commercial district pricing against CBRE market reports. We used their research to validate our understanding of CBD dynamics. |
| European Central Bank Main Portal | The ECB is the central bank for the eurozone and the authoritative source for euro exchange rates and monetary statistics. | We accessed official USD/EUR exchange rate data through the ECB data portal. We used this to calculate accurate PHP to EUR conversions for our readers. |
| International Monetary Fund | The IMF provides internationally standardized economic data and country assessments used by governments and institutions worldwide. | We referenced IMF Philippines economic assessments to contextualize market conditions. We validated macroeconomic assumptions against IMF projections. |
Get the full checklist for your due diligence in the Philippines
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.