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Calabarzon's rental market offers attractive yields for property investors, with average monthly rents of ₱58,300 across different property types and significant variation between cities.
The region attracts diverse renter profiles including students, professionals, expats, and families, creating steady demand that keeps vacancy rates relatively low at 3-12% depending on location. Property investors can expect gross rental yields of 4-6%, outperforming Metro Manila while benefiting from lower property prices and strong infrastructure development.
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Calabarzon rental market shows strong fundamentals with average rents of ₱58,300 monthly and gross yields of 4-6% across property types.
Prime areas like Santa Rosa and Tagaytay command premium rents while maintaining low vacancy rates of 3-6%, making them attractive for investors.
| Property Type | Average Monthly Rent | Gross Yield Range |
|---|---|---|
| Studio Condo | ₱7,000 - ₱16,000 | 5-6% |
| 2BR Condo | ₱18,000 - ₱25,000 | 5-6% |
| 3BR Townhouse | ₱30,000 - ₱80,000 | 4.2-5% |
| 4BR House | ₱60,000 - ₱250,000+ | 3.8-5% |
| Vacation Rental (Tagaytay) | ₱25,000 - ₱80,000+ | 6-10% |
| Small Apartment | ₱4,500 - ₱9,000 | 4-5% |
| Budget Townhouse | ₱13,000 - ₱20,000 | 4-5% |
What's the average rent right now in Calabarzon depending on the city or province?
As of September 2025, the average monthly rent in Calabarzon is ₱58,300, but this varies significantly by city and province within the region.
Santa Rosa in Laguna commands the highest rents, with studio and one-bedroom condos ranging from ₱7,000 to ₱18,000 monthly. Townhouses in Santa Rosa typically rent for ₱20,000 to ₱45,000, while stand-alone houses can reach ₱35,000 to ₱80,000 per month. The city's proximity to major business districts and excellent infrastructure justify these premium rates.
Cavite cities like Dasmariñas and General Trias offer similar pricing structures to Santa Rosa, with large, newer subdivisions attracting higher rental rates. Tagaytay stands out as a premium destination where vacation homes and condos command substantial premiums, with high-end units renting from ₱25,000 to ₱80,000 monthly due to its tourist appeal and cooler climate.
Lipa in Batangas offers more affordable options, with rents typically 10-20% lower than comparable properties in Laguna or Cavite. Quezon province provides the most budget-friendly rental market in Calabarzon, with small units available from ₱4,000 to ₱10,000 monthly and houses ranging from ₱12,000 to ₱30,000.
These price differences reflect varying levels of infrastructure development, proximity to employment centers, and local economic conditions across the region.
How do rents vary by property type, like condos, apartments, townhouses, or single-family homes?
Property type significantly impacts rental rates in Calabarzon, with clear hierarchies based on amenities and space.
Studio condos represent the entry level, typically renting for ₱7,000 to ₱16,000 monthly, with newer or premium developments commanding the higher end of this range. One-bedroom condos expand the range to ₱10,000 to ₱25,000 monthly, particularly when they include amenities like pools and gyms.
Two-bedroom apartments and townhouses occupy the mid-market segment at ₱18,000 to ₱45,000 monthly, with gated communities and additional amenities pushing rates toward the upper range. Three-bedroom townhouses and houses attract families and professionals, renting for ₱30,000 to ₱80,000 monthly, especially those located near business process outsourcing centers.
Large four-bedroom houses target expatriates and executives, with monthly rents ranging from ₱60,000 to ₱250,000 or more, depending on luxury finishes and location. Small, older walk-up apartments provide affordable options at ₱4,500 to ₱9,000 monthly, typically found in Quezon or on the outskirts of major cities.
Budget townhouses located farther from city centers offer middle-ground options at ₱13,000 to ₱20,000 monthly, appealing to cost-conscious families willing to commute longer distances.
What's the difference in rent between smaller units and larger floor areas?
Floor area directly correlates with rental rates in Calabarzon, though the relationship varies by location and property quality.
The median rate across the region is ₱758 per square meter per month, but this can range from as low as ₱68 per square meter for affordable units to over ₱1,000 per square meter for luxury properties. Smaller studio units can rent for as little as ₱4,500 to ₱9,000 monthly in budget developments, while new condos or prime locations typically start at ₱7,000 to ₱14,000.
Premium properties often command exponentially higher rates rather than linear increases. A three-bedroom home might rent for double or triple the rate of a one-bedroom unit in the same development, reflecting the premium families pay for additional space and privacy.
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Location significantly impacts these per-square-meter rates, with prime areas maintaining higher efficiency despite larger sizes, while peripheral locations may offer more space at lower per-unit costs but similar per-square-meter rates.
What's the total cost to a renter including fees, association dues, utilities, and taxes?
The total monthly cost for renters in Calabarzon extends well beyond base rent, with additional expenses typically adding 25-40% to the monthly payment.
Association dues range from ₱1,500 to ₱6,000 monthly for condominiums and gated communities, covering maintenance, security, and shared amenities. Utilities including electricity, water, and internet typically cost ₱2,500 to ₱7,000 monthly, varying significantly with usage patterns and property size.
While property taxes are generally paid by owners, renters may face minor garbage collection or environmental fees of ₱100 to ₱300 monthly. Parking fees add another ₱1,500 to ₱4,000 monthly in many developments, and renters typically must provide security deposits of two months' rent plus one month advance payment.
For example, a two-bedroom condo in Santa Rosa with base rent of ₱20,000 might incur ₱2,500 in association dues and ₱3,000 in utilities, bringing the total monthly cost to ₱25,500. This 27.5% increase over base rent is typical for mid-range properties in the region.
Higher-end properties with extensive amenities can see even larger percentage increases in total costs.
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How do financing and mortgage costs affect the effective rental yield for an owner?
Mortgage costs significantly impact rental yields for property investors in Calabarzon, with current interest rates around 5.5% as of mid-2025.
Gross rental yields typically range from 4% to 6% for most properties, with potential for higher returns in short-term or vacation rental markets in areas like Tagaytay and Batangas. However, net yields after accounting for all costs often fall to 2.8% to 4.5% after deducting association dues, maintenance, taxes, vacancy periods, and property management fees.
Highly leveraged investors face particular challenges, as mortgage payments can consume most or all rental income, leaving little positive cash flow. Properties purchased with significant financing may require supplemental cash input during vacancy periods or major maintenance needs.
Short-term rental properties can achieve gross yields of 6% to 10%, but these come with higher vacancy rates, management costs, and regulatory uncertainties. Investors considering this strategy should factor in professional management fees of 10-20% of gross rental income and higher utility and maintenance costs.
Cash investors naturally achieve better net yields, avoiding interest payments while maintaining flexibility during market downturns or extended vacancy periods.
What are example monthly rents for different property types and sizes so I can benchmark?
| City/Type | Studio | 2BR Condo | Townhouse (3BR) | House (4BR+) |
|---|---|---|---|---|
| Santa Rosa | ₱7,000 | ₱22,000 | ₱45,000 | ₱80,000 |
| Dasmariñas | ₱6,000 | ₱18,500 | ₱32,000 | ₱60,000+ |
| Antipolo | ₱8,000 | ₱21,000 | ₱39,000 | ₱75,000 |
| Lipa, Batangas | ₱5,500 | ₱16,500 | ₱29,000 | ₱55,000 |
| Quezon | ₱4,700 | ₱13,000 | ₱21,000 | ₱30,000-₱40,000 |
Who are the main renter profiles in Calabarzon—students, families, professionals, expats?
Calabarzon attracts diverse renter demographics, each with distinct preferences and budget ranges that shape local rental markets.
Students form a significant segment in cities with major universities, particularly in Batangas, Santa Rosa, and Antipolo. These renters typically seek affordable shared accommodations or small studio units near educational institutions, driving demand for budget-friendly options under ₱10,000 monthly.
Families represent the largest rental segment, preferring townhouses and houses in gated subdivisions that offer security, amenities, and good schools. This demographic typically rents two to four-bedroom properties in the ₱20,000 to ₱80,000 monthly range, prioritizing safety and community features over luxury amenities.
Young professionals working in industrial parks and business process outsourcing centers often rent one to two-bedroom condos or apartments near their workplaces. Many share accommodations with colleagues to reduce costs, creating demand for flexible rental arrangements in the ₱15,000 to ₱35,000 monthly range.
Expatriates and executives typically occupy the premium rental market, seeking large houses in exclusive subdivisions in Santa Rosa, Tagaytay, and Batangas. This segment drives demand for high-end properties with monthly rents of ₱60,000 to ₱250,000 or more.
Industrial and BPO workers often rent two to three-bedroom apartments shared among coworkers, creating stable demand for mid-range properties near employment centers.
What are the current vacancy rates across different property types and locations?
Vacancy rates in Calabarzon remain relatively low across most property types and locations as of September 2025, reflecting strong underlying demand.
Prime areas including Santa Rosa, Tagaytay, and Antipolo maintain vacancy rates of just 3% to 6%, driven by their proximity to employment centers, educational institutions, and tourist attractions. These low rates reflect consistent demand from professionals, families, and visitors.
Secondary and provincial areas typically experience vacancy rates of 8% to 12%, which remains manageable for most property investors. These higher rates often reflect seasonal variations, particularly in areas dependent on tourism or agricultural cycles.
Strong demand near economic zones, established schools, and major tourist areas keeps vacancy rates low across all property types. Condominium developments with modern amenities and good management typically maintain lower vacancy rates than older apartment complexes or standalone houses.
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Vacation rental properties in Tagaytay and coastal areas of Batangas may experience higher seasonal vacancy but often achieve premium rates during peak periods that compensate for lower occupancy.
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How do rental yields break down by property type and area?
Rental yields in Calabarzon vary significantly by property type and location, with several areas offering attractive returns for investors.
Condominiums in Santa Rosa and Cainta typically generate gross rental yields of 5% to 6%, benefiting from strong demand from professionals and good resale values. These properties appeal to young professionals working in nearby business districts and industrial zones.
Townhouses in Laguna and Cavite provinces generally produce gross yields of 4.2% to 5%, reflecting their appeal to families seeking space and security in established communities. These properties often maintain stable occupancy rates due to limited turnover among family tenants.
Tagaytay properties operating as short-term rentals can achieve gross yields of 6% to 10%, though these require active management and face seasonal demand fluctuations. The premium rates during peak tourist seasons and weekends can significantly boost annual returns for well-managed properties.
Family homes in Batangas and Rizal provinces typically generate gross yields of 3.8% to 5%, appealing to investors seeking stable, long-term tenants with lower management requirements. These properties often attract expatriate families and executives seeking space and tranquility.
Net yields across all property types typically run 1.5% to 2% lower than gross yields after accounting for management, maintenance, vacancy, and other ownership costs.
How have rents and yields changed compared to five years ago and compared to one year ago?
Calabarzon rental market has shown steady growth over both short and long-term periods, with acceleration in recent years.
Over the past year from 2024 to 2025, rents have increased by 2.7% to 4.2% across most property types, with yields remaining relatively stable as property prices have risen in parallel with rental rates. This moderate growth reflects balanced supply and demand conditions with continued economic development in the region.
The five-year period from 2019 to 2024 demonstrated stronger growth, with annual rent and property price increases of 4% to 7%. This period saw significant infrastructure development, expansion of business districts, and increased migration from Metro Manila, all contributing to sustained demand growth.
Some areas experienced boom and bust cycles in short-term rental markets, particularly in Tagaytay, where vacation rentals saw dramatic growth followed by corrections during pandemic restrictions. However, the broader residential rental market remained relatively stable throughout these fluctuations.
Properties in prime locations like Santa Rosa and Antipolo have significantly outperformed regional averages, benefiting from continued business development and infrastructure improvements. Budget properties in Quezon and outlying areas have seen more modest but consistent growth.
Overall, the ten-year trend shows steady appreciation with particular strength in well-located properties near economic zones and transportation hubs.
What's the forecast for rents and yields in the next one year, five years, and ten years?
Calabarzon rental market outlook remains positive across all time horizons, supported by continued economic development and infrastructure investment.
For the next year through 2026, rents are expected to rise 2% to 4% with yields holding steady as continued infrastructure development maintains strong demand. New transportation projects and business district expansion should support this moderate growth trajectory.
The five-year outlook through 2030 anticipates continued migration from Metro Manila as remote work arrangements and improved transportation make Calabarzon increasingly attractive. This demographic shift could drive overall rent increases of 15% to 25% over the period, though new supply may moderate growth in some segments.
The ten-year forecast through 2035 shows continued appreciation potential, though macro risks including inflation, regulatory changes, and global economic shocks could impact growth rates. Fundamental drivers including population growth, business development, and infrastructure improvement are expected to remain positive.
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Properties in prime locations with good transportation access are likely to outperform regional averages, while vacation rental markets may experience higher volatility depending on tourism patterns and regulatory changes.
How does Calabarzon compare with other large, similar urban areas in the Philippines?
Calabarzon offers competitive rental yields and attractive rental rates compared to other major Philippine urban areas, with several distinct advantages.
Calabarzon rental yields of 4% to 6% slightly outperform Metro Manila's 3.5% to 5% for similar property types, while offering significantly lower entry costs for investors. The region benefits from proximity to Manila while maintaining lower cost structures and less market saturation.
Median rents in Calabarzon remain 30% to 50% lower than comparable properties in Metro Manila, while offering equivalent or superior lifestyle amenities and significantly lower cost of living. This price differential makes the region attractive for both investors seeking higher yields and renters seeking value.
Cebu and Davao offer similar yield ranges but with higher volatility and greater supply risks, as these markets are more dependent on single economic drivers. Calabarzon's diversified economy including tourism, agriculture, and industry provides more stability during economic cycles.
The region's superior infrastructure development compared to most provincial areas, combined with continued government investment in transportation and utilities, positions Calabarzon favorably for sustained growth. Better developmental fundamentals including education, healthcare, and business services support long-term rental demand.
Calabarzon's proximity to Metro Manila provides unique advantages including access to employment, education, and services while maintaining lower costs and higher quality of life than the capital region.
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 rental market presents compelling opportunities for property investors, with yields of 4-6% outperforming many comparable markets while maintaining relatively low vacancy rates and stable demand growth.
The region's continued infrastructure development, diverse economy, and proximity to Metro Manila provide strong fundamentals for sustained rental market growth over the next decade.
Sources
- Fazwaz Philippines - Calabarzon Property Rentals
- BambooRoutes - Calabarzon Property Analysis
- Philippine Daily Inquirer - Calabarzon Market Report
- BambooRoutes - Calabarzon Price Forecasts
- AirROI - Calabarzon Real Estate Report
- Philippine Statistics Authority - Regional Data
- Asia Villas - Calabarzon Rental Listings
- Wise - Philippines Cost of Living