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If you're a foreigner considering buying residential property in Calabarzon in 2026, understanding how the market actually works is essential before making any decisions.
This blog post covers the key questions you need answered: current housing prices in Calabarzon, days on market, which neighborhoods are improving fastest, what foreigners can realistically buy, and where the market is heading next.
We constantly update this blog post to reflect the latest data and trends in the Calabarzon property market.
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 Calabarzon.
How's the real estate market going in Calabarzon in 2026?
What's the average days-on-market in Calabarzon in 2026?
As of early 2026, well-priced residential properties in Calabarzon with clean titles and good access to Metro Manila typically sell within 30 to 60 days, while average listings take 60 to 120 days to find a buyer.
The realistic range in Calabarzon covers everything from 30 days for homes in hot commuter corridors like Santa Rosa or Antipolo to over 240 days for overpriced units or properties with document issues in more remote areas.
Compared to one or two years ago, days-on-market in Calabarzon has remained relatively stable, though the market has shifted slightly toward buyers as price growth has moderated from the 7-9% annual increases seen in 2024 to around 2-4% in late 2025.
Are properties selling above or below asking in Calabarzon in 2026?
As of early 2026, most residential properties in Calabarzon sell at approximately 95% to 99% of the asking price, meaning buyers typically have some room to negotiate.
Around 60-70% of Calabarzon transactions close at or slightly below asking, while only 10-15% of properties in high-demand areas sell at or above asking price, though we are moderately confident in these figures since sale-to-list ratios are not officially published for the region.
Properties most likely to see above-asking sales in Calabarzon include well-located homes in Santa Rosa, Antipolo, and Tagaytay, especially those near completed CALAX interchanges or within established subdivisions developed by major builders like Ayala Land or SMDC.
By the way, you will find much more detailed data in our property pack covering the real estate market in Calabarzon.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the Philippines. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Calabarzon?
What property types dominate in Calabarzon right now?
In Calabarzon in 2026, the residential market breaks down to approximately 45% house-and-lot units in subdivisions, 25% townhouses, 20% low-to-mid-rise condominiums, and 10% vacant residential lots.
House-and-lot units in subdivisions represent the largest share of Calabarzon's residential market, particularly in Cavite and Laguna where suburban growth has been strongest over the past decade.
House-and-lot developments became dominant in Calabarzon because the region offers what Metro Manila cannot: affordable land prices combined with reasonable commuting distances, which made suburban subdivision living the natural choice for families migrating from the capital.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Calabarzon?
- How much should you pay for lands in Calabarzon?
- How much should you pay for a townhouse in Calabarzon?
Are new builds widely available in Calabarzon right now?
New-build properties represent roughly 35-40% of all residential listings in Calabarzon in 2026, with major developers actively launching projects across all five provinces, particularly in areas near industrial parks and expressway interchanges.
As of early 2026, the highest concentration of new-build developments in Calabarzon can be found in Santa Rosa and Calamba in Laguna, Bacoor and Imus in Cavite, and Antipolo in Rizal, where developers like Ayala Land, Vista Land, and Megaworld continue expanding their presence near transport corridors.
Get fresh and reliable information about the market in Calabarzon
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Which neighborhoods are improving fastest in Calabarzon in 2026?
Which areas in Calabarzon are gentrifying in 2026?
As of early 2026, the clearest signs of gentrification in Calabarzon are visible in Antipolo City in Rizal, Santa Rosa and Binan in Laguna, Imus and Dasmarinas in Cavite, and Lipa City in Batangas, where farmland conversion and commercial strip development have accelerated.
In these gentrifying Calabarzon areas, you can see new coffee shops and restaurant clusters replacing traditional sari-sari stores, subdivision walls going up on former rice fields, and the arrival of national retail chains like Robinsons and SM alongside international fast-food brands.
Price appreciation in Calabarzon's gentrifying neighborhoods has ranged from 15% to 30% over the past two to three years, with Antipolo and Santa Rosa seeing the strongest gains due to their combination of lifestyle appeal and improved Metro Manila access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Calabarzon.
Where are infrastructure projects boosting demand in Calabarzon in 2026?
As of early 2026, the areas in Calabarzon seeing the strongest infrastructure-driven demand are cities along the CALAX corridor in Cavite and Laguna, Naic in Cavite near the future Bataan-Cavite Interlink Bridge landing, and towns along the SLEX Toll Road 4 route in Batangas and Quezon.
The specific projects driving Calabarzon demand include the Cavite-Laguna Expressway (CALAX) which is expected to be fully completed by mid-2026, the Bataan-Cavite Interlink Bridge (BCIB) which broke ground in late 2025, and the SLEX Toll Road 4 connecting Laguna to Quezon with partial opening expected in 2026.
CALAX full completion is targeted for the first half of 2026, the BCIB is scheduled for completion around 2029-2030, and SLEX TR4's first segments should open by late 2026, with full completion by 2029.
In Calabarzon, property prices near announced infrastructure projects typically rise 5-10% upon announcement and can gain an additional 15-25% by completion, as seen with properties near operational CALAX interchanges in Santa Rosa and Silang.
We have made this infographic to give you a quick and clear snapshot of the property market in the Philippines. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Calabarzon?
Do people think homes are overpriced in Calabarzon in 2026?
As of early 2026, sentiment among Calabarzon locals and market insiders is mixed: many feel that premium subdivision homes are overpriced compared to income levels, but most agree that the region still offers better value than Metro Manila.
When Calabarzon residents argue homes are overpriced, they typically point to the gap between median household income (around PHP 25,000-35,000 monthly) and average home prices (PHP 4-5 million), which means even a basic house requires 12-15 years of income.
Those who believe Calabarzon prices are fair counter that comparable homes in Metro Manila cost 40-50% more, that infrastructure improvements are genuinely adding value, and that prices reflect real demand from Metro Manila families seeking more space.
The price-to-income ratio in Calabarzon sits at roughly 10-12x median household income, which is lower than Metro Manila's 15-18x ratio but higher than provincial averages of 6-8x, placing the region in a middle position that reflects its commuter-belt status.
What are common buyer mistakes people regret in Calabarzon right now?
The most frequently cited buyer mistake in Calabarzon is underestimating traffic and commute times, where buyers purchase a "cheap" home in a distant barangay only to discover their daily commute to Metro Manila takes 2-3 hours each way during rush hour.
The second most common regret in Calabarzon involves buying properties with unclear titles or boundary disputes, which is especially problematic in areas where agricultural land has been rapidly converted to residential use and documentation may be incomplete or contested.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Calabarzon.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Calabarzon.
Get the full checklist for your due diligence in Calabarzon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Calabarzon in 2026?
Do foreigners face extra challenges in Calabarzon right now?
Foreigners face moderate-to-high difficulty buying property in Calabarzon compared to local buyers, primarily because Philippine law prohibits foreign ownership of land, limiting foreigners to condominium units (with a 40% foreign ownership cap per building) or long-term land leases.
The specific legal restrictions for foreign buyers in Calabarzon include the constitutional ban on land ownership, the requirement to form a 60% Filipino-owned corporation to hold land titles, and the new 99-year lease option under Republic Act 12252 (signed September 2025) which applies only to registered investment projects.
Practical challenges foreigners commonly encounter in Calabarzon include navigating title verification for converted agricultural land, finding English-speaking notaries and lawyers outside major cities, and dealing with sellers who prefer cash transactions over the slower process of working with overseas-based buyers.
We will tell you more in our blog article about foreigner property ownership in Calabarzon.
Do banks lend to foreigners in Calabarzon in 2026?
As of early 2026, mortgage financing for foreign buyers in Calabarzon is limited but not impossible, with most banks requiring foreigners to have established Philippine residency, local income documentation, or substantial deposits with the lending institution.
Foreign buyers in Calabarzon can typically expect loan-to-value ratios of 50-70% (compared to 80-90% for locals), interest rates of 7-10% annually (slightly higher than local rates of 6-9%), and loan terms of 10-15 years rather than the 20-25 years available to Filipino citizens.
Banks in Calabarzon typically require foreign applicants to provide proof of stable income (ideally from Philippine sources), a valid long-term visa (such as SRRV or investor visa), at least six months of bank statements, and often require a larger down payment of 30-50% to compensate for perceived higher risk.
You can also read our latest update about mortgage and interest rates 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.
How risky is buying in Calabarzon compared to other nearby markets?
Is Calabarzon more volatile than nearby places in 2026?
As of early 2026, Calabarzon shows moderate price volatility compared to Metro Manila (more volatile) and Central Luzon (less volatile), with annual price swings typically ranging from -2% to +8% depending on the specific city and property type.
Over the past decade, Calabarzon has experienced price gains of 40-60% in hot areas like Santa Rosa and Tagaytay, while Metro Manila saw 30-50% gains with more year-to-year fluctuation, and Central Luzon (outside Clark) saw steadier but lower gains of 25-40%.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Calabarzon.
Is Calabarzon resilient during downturns historically?
Calabarzon has historically shown good resilience during economic downturns, with property values typically declining 5-15% during recessions compared to Metro Manila's 10-20% drops, partly because Calabarzon demand is driven more by end-users than speculators.
During the COVID-19 downturn (2020-2021), Calabarzon property prices dipped approximately 5-8% before recovering within 18-24 months, with the recovery driven by Metro Manila families seeking more space and the shift toward work-from-home arrangements.
In Calabarzon, properties that have historically held value best during downturns include house-and-lot units in established subdivisions with good developer reputations (like Ayala Land and Vista Land projects), homes within 30 minutes of major employment centers, and properties with clear titles in flood-free zones.
Get to know the market before you buy a property in Calabarzon
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How strong is rental demand behind the scenes in Calabarzon in 2026?
Is long-term rental demand growing in Calabarzon in 2026?
As of early 2026, long-term rental demand in Calabarzon is growing steadily at an estimated 5-8% annually, driven primarily by workers at industrial parks and economic zones, plus families who cannot yet afford to buy but want to live outside Metro Manila.
The tenant demographics driving long-term rental demand in Calabarzon include factory workers and engineers at Laguna Technopark and First Philippine Industrial Park, young professionals working remotely, students attending universities in Los Banos and Calamba, and OFW families who want spacious homes while the primary earner works abroad.
The neighborhoods with strongest long-term rental demand in Calabarzon are Santa Rosa, Binan, and Calamba in Laguna (near industrial zones), Cainta and Antipolo in Rizal (Metro Manila spillover), and Bacoor and Imus in Cavite (commuter belt).
You might want to check our latest analysis about rental yields in Calabarzon.
Is short-term rental demand growing in Calabarzon in 2026?
Short-term rental regulations in Calabarzon remain relatively relaxed compared to Metro Manila, though Tagaytay City has introduced informal guidelines requiring registration of vacation rentals, and some subdivisions have HOA rules restricting Airbnb-style operations.
As of early 2026, short-term rental demand in Calabarzon is growing selectively, with Tagaytay seeing the strongest growth (estimated 10-15% annually) while other areas show more modest increases of 3-5% as domestic tourism continues to recover.
Occupancy rates for short-term rentals in Calabarzon vary significantly: Tagaytay properties average 50-65% occupancy year-round, while beach destinations in Batangas see 30-40% with strong weekend peaks and holiday spikes.
Guest demographics driving short-term rental demand in Calabarzon include Metro Manila families seeking weekend getaways (the largest segment), domestic tourists visiting Tagaytay and Batangas beaches, and a small but growing segment of digital nomads and remote workers booking month-long stays.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Calabarzon.
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 are the realistic short-term and long-term projections for Calabarzon in 2026?
What's the 12-month outlook for demand in Calabarzon in 2026?
As of early 2026, the 12-month demand outlook for residential property in Calabarzon is cautiously positive, with steady buyer interest expected from Metro Manila relocators and OFW investors, though price growth will likely remain modest at 2-5%.
The key factors most likely to influence Calabarzon demand over the next 12 months include BSP interest rate decisions (cuts would boost affordability), the completion of remaining CALAX segments, employment trends at industrial parks, and the pace of OFW remittance flows which fund many purchases.
Based on current trends, Calabarzon property prices are forecast to increase by 2-5% over the next 12 months, with stronger gains of 5-8% in areas benefiting from infrastructure completion and more modest gains of 1-3% in oversupplied locations.
By the way, we also have an update regarding price forecasts in The Philippines.
What's the 3-5 year outlook for housing in Calabarzon in 2026?
As of early 2026, the 3-5 year outlook for Calabarzon housing is positive, with cumulative price appreciation of 15-30% expected across the region, though gains will be concentrated in areas with strong infrastructure connections and employment nodes.
Major projects expected to shape Calabarzon over the next 3-5 years include the full completion of CALAX and its CAVITEX connection, the opening of SLEX Toll Road 4 through Batangas and Quezon, significant progress on the Bataan-Cavite Interlink Bridge, and continued expansion of industrial estates in Laguna and Cavite.
The single biggest uncertainty that could alter Calabarzon's 3-5 year outlook is the pace of Metro Manila decongestion and whether the promised infrastructure projects are completed on schedule, as delays could dampen the "spillover demand" that drives much of the region's growth.
Are demographics or other trends pushing prices up in Calabarzon in 2026?
As of early 2026, demographic trends are having a moderately strong impact on Calabarzon housing prices, with population growth of 2-3% annually and household formation rates creating sustained demand that supports price appreciation.
The specific demographic shifts affecting Calabarzon prices include net in-migration from Metro Manila (estimated at 50,000-80,000 people annually), young families forming new households and seeking affordable starter homes, and the growing "sandwich generation" seeking multi-generational housing options.
Non-demographic trends also pushing Calabarzon prices include the normalization of remote and hybrid work (making longer commutes more acceptable), OFW investment in "future retirement homes," and the growing preference for suburban living with more space and access to nature.
These demographic and lifestyle-driven price pressures in Calabarzon are expected to continue for at least the next 5-10 years, as Metro Manila's housing shortage and high costs will keep pushing demand outward, though the pace may moderate as more supply comes online.
What scenario would cause a downturn in Calabarzon in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Calabarzon would be a combination of rising interest rates making mortgages unaffordable, a slowdown in OFW remittances due to global economic weakness, and a surge of new supply hitting the market simultaneously.
Early warning signs of a potential Calabarzon downturn would include days-on-market stretching beyond 120 days for typical listings, developers offering aggressive discounts and extended payment terms, a significant drop in new project launches, and declining foot traffic at property expos and open houses.
Based on historical patterns, a realistic Calabarzon downturn could see prices decline 10-20% over 12-24 months, with recovery taking 2-4 years, though the region's end-user-driven demand typically prevents the deeper crashes seen in speculative markets.
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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 Calabarzon, 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 (BSP) | The Philippine central bank publishes the official Residential Property Price Index (RPPI) based on actual mortgage loan data from banks. | We used BSP data to anchor national and regional price trends, median transaction values, and year-over-year growth rates. We also referenced their methodology upgrade to the hedonic RPPI starting Q1 2025 for improved accuracy. |
| Department of Human Settlements and Urban Development (DHSUD) | DHSUD is the Philippine government's central housing authority and regulator overseeing residential development. | We used DHSUD as the official reference for housing policy, foreign ownership regulations, and buyer protection frameworks. We verified ownership rules and registration requirements through their guidance. |
| Lamudi Philippines | Lamudi is one of the largest Philippine property portals with transparent methodology in their quarterly market reports. | We used Lamudi's hotspot reports to identify high-demand areas like Calamba and Antipolo, and their affordability data to understand buyer budget ranges and search behavior patterns. |
| Philippine Statistics Authority (PSA) | PSA is the national statistics office and the highest authority for population, census, and demographic data in the Philippines. | We used PSA data to ground our demand analysis in population growth, household formation rates, and migration patterns for Calabarzon specifically. |
| Colliers Philippines | Colliers is a major international real estate consultancy with a dedicated Philippine research team tracking market segments. | We referenced Colliers reports for developer activity, new project launches, price per square meter data, and market segment performance across Calabarzon. |
| GMA News | GMA is a major national news outlet that explicitly cites BSP datasets rather than inventing figures in their property coverage. | We used GMA News reporting to cross-check median prices and transaction volumes, ensuring our data aligned with official sources cited in mainstream media. |
| Philippine Daily Inquirer | The Inquirer is a major national newspaper with dedicated business coverage that references BSP housing statistics. | We used Inquirer reporting to validate Calabarzon's "value-seeking" market positioning and to understand how the region is perceived by mainstream buyers. |
| International Monetary Fund (IMF) | The IMF provides technical assistance to BSP on housing price methodology and publishes assessments of Philippine housing statistics. | We referenced IMF technical reports to validate that BSP's RPPI uses internationally recognized methodology, strengthening confidence in official price data. |
| Department of Public Works and Highways (DPWH) | DPWH is the government agency responsible for major infrastructure projects including CALAX and coordinates with private tollway operators. | We used DPWH project updates and completion timelines to assess infrastructure-driven demand in specific Calabarzon corridors and neighborhoods. |
| Asian Development Bank (ADB) | ADB provides financing and project oversight for major Philippine infrastructure including the Bataan-Cavite Interlink Bridge. | We referenced ADB project documentation for infrastructure timelines, funding status, and expected economic impact on connected regions. |
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