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If you're thinking about investing in rental property in Calabarzon, knowing what yields to expect is essential before you commit your money.
This guide breaks down gross and net rental yields across Calabarzon's provinces, from commuter towns in Cavite to industrial corridors in Laguna, so you can see where the numbers actually work.
We constantly update this blog post to reflect the latest market conditions and data available.
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.
Insights
- Calabarzon's average gross rental yield sits around 5.5% in early 2026, but yields near PEZA economic zones in Laguna and Cavite regularly hit 7% or higher due to steady workforce demand.
- The gap between gross and net yields in Calabarzon typically runs about 1.5 percentage points, with condo association dues being the biggest cost factor for unit owners.
- Commuter corridors like Bacoor and Imus in Cavite often deliver better rental returns than premium addresses like Tagaytay, where lifestyle pricing outpaces what tenants will pay monthly.
- Vacancy rates in Calabarzon average around 8%, but drop to 4% to 6% in job-dense areas like Santa Rosa's Balibago and Biñan's San Antonio districts.
- The LRT-1 Cavite Extension is expected to boost rents by 5% to 15% in nearby Bacoor neighborhoods once stations become operational.
- Small apartments and townhouses in mass-market subdivisions consistently outperform large single-detached homes on yield, often by 3 to 4 percentage points.
- Calabarzon's rent-to-price ratio of about 0.46% per month means a property worth 4 million pesos typically rents for around 18,000 pesos monthly.
- Property management in Calabarzon costs about 8% of monthly rent, plus half to one month's rent for tenant placement, which adds up quickly if turnover is high.
What are the rental yields in Calabarzon as of 2026?
What's the average gross rental yield in Calabarzon as of 2026?
As of early 2026, the average gross rental yield for residential property in Calabarzon is around 5.5%, which reflects a healthy return compared to many Metro Manila submarkets.
Most residential properties in Calabarzon fall within a gross yield range of 4% to 7.5%, with the wide spread driven by the region's mix of commuter suburbs and lifestyle destinations.
This average puts Calabarzon slightly above the typical Metro Manila yield, mainly because purchase prices remain more accessible while rents stay competitive thanks to strong employment demand from nearby industrial zones and economic corridors.
The single biggest factor influencing gross yields in Calabarzon right now is proximity to job centers, particularly PEZA economic zones in Laguna and Cavite, where steady renter inflow keeps demand consistent and vacancies low.
What's the average net rental yield in Calabarzon as of 2026?
As of early 2026, the average net rental yield in Calabarzon is approximately 3.9%, which accounts for typical landlord expenses, vacancy, and basic tax compliance.
The difference between gross and net yields in Calabarzon usually runs about 1.5 percentage points, though this gap widens for condos with high association dues or properties requiring frequent tenant turnover.
In Calabarzon specifically, condo association dues and HOA fees are the expense category that most significantly reduces gross yield to net yield, especially in newer developments with extensive amenities.
Most standard investment properties in Calabarzon deliver net yields between 2.8% and 5.5%, with the range depending on whether you own a condo with high fixed monthly costs or a house with more variable but often lower recurring expenses.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Calabarzon in 2026?
A gross rental yield of 6% or higher is generally considered "good" by investors in Calabarzon, as it provides meaningful compensation for the effort of managing a rental property outside Metro Manila.
The threshold separating average from high-performing properties in Calabarzon tends to sit around that 6% gross mark, with anything above 7% considered excellent and typically found only in well-located commuter or employment corridors rather than lifestyle areas.
How much do yields vary by neighborhood in Calabarzon as of 2026?
As of early 2026, gross rental yields in Calabarzon commonly swing by 2 to 3 percentage points between neighborhoods, creating meaningful differences in returns depending on where you buy.
The highest yields in Calabarzon, often reaching 6.5% to 8% gross, typically come from dense commuter and employment areas like Molino in Bacoor, Balibago in Santa Rosa, San Antonio in Biñan, and San Isidro in Cainta, where affordable housing stock meets consistent renter demand.
The lowest yields, often around 4% to 5% gross, tend to appear in lifestyle-premium locations like Tagaytay's Kaybagal and Silang Crossing areas, or exclusive gated communities like Ayala Westgrove Heights, where purchase prices reflect amenity value more than rental income potential.
The main reason yields vary so dramatically across Calabarzon neighborhoods is that property prices in lifestyle and premium areas get bid up by owner-occupiers and second-home buyers, while rents in those same areas don't rise proportionally because most tenants prioritize proximity to work over resort-style living.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Calabarzon.
How much do yields vary by property type in Calabarzon as of 2026?
As of early 2026, gross rental yields across different property types in Calabarzon range from roughly 4% for premium single-detached houses up to 8% for small apartments in dense commuter zones, representing a spread of about 3 to 4 percentage points.
Small apartments and basic rental units in high-traffic commuter areas currently deliver the highest average gross yields in Calabarzon because their low entry prices relative to achievable rents create favorable ratios.
Large single-detached houses in premium subdivisions tend to deliver the lowest gross yields in Calabarzon because their high purchase prices don't translate into proportionally higher rents, as tenants have limits on what they'll pay monthly regardless of house size.
The key reason yields differ so much between property types in Calabarzon is that tenants pay primarily for location and convenience rather than extra floor area, so compact units near jobs and transport capture more rent per peso invested than spacious homes in quiet enclaves.
By the way, you might want to read the following:
What's the typical vacancy rate in Calabarzon as of 2026?
As of early 2026, the typical residential vacancy rate for long-term rentals in Calabarzon is around 8%, which translates to roughly one month empty per year including tenant changeover time.
Vacancy rates across Calabarzon neighborhoods range from about 4% to 6% in tight job-driven areas like Santa Rosa and Bacoor, up to 10% to 14% in lifestyle-heavy or poorly positioned pockets where renter demand is thinner.
The main factor driving vacancy rates in Calabarzon is proximity to employment centers, with properties near PEZA economic zones and major transport routes filling faster and staying occupied longer than those in areas that rely on weekend or seasonal demand.
Calabarzon's vacancy rate compares favorably to elevated vacancy levels in some Metro Manila submarkets, as value-seeking renters increasingly move outward to find affordable housing while still accessing city jobs.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Calabarzon.
What's the rent-to-price ratio in Calabarzon as of 2026?
As of early 2026, the average rent-to-price ratio in Calabarzon is approximately 0.46% per month, meaning monthly rent typically equals about 0.46% of the property's purchase price.
A rent-to-price ratio of 0.5% or higher per month is generally considered favorable for buy-to-let investors in Calabarzon, as this directly translates to a 6% annual gross yield and provides a cushion for expenses and vacancy.
Calabarzon's rent-to-price ratio sits in a similar range to other commuter regions around Metro Manila, though it tends to be more favorable than central business district areas where high property prices compress the ratio despite strong absolute rents.
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.
Which neighborhoods and micro-areas in Calabarzon give the best yields as of 2026?
Where are the highest-yield areas in Calabarzon as of 2026?
As of early 2026, the highest-yield neighborhoods in Calabarzon include Molino in Bacoor, Balibago in Santa Rosa, and San Isidro in Cainta, all of which benefit from strong commuter and employment-driven demand.
These top-performing areas typically deliver gross rental yields in the 6.5% to 8% range, with some well-positioned units near transport hubs and industrial parks pushing even higher.
The main characteristic these high-yield areas share is that they combine accessible property prices with consistent renter inflow from nearby jobs, schools, and Metro Manila commuting routes, creating favorable rent-to-price ratios that lifestyle areas simply cannot match.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Calabarzon.
Where are the lowest-yield areas in Calabarzon as of 2026?
As of early 2026, the lowest-yield neighborhoods in Calabarzon include Tagaytay's Kaybagal and Silang Crossing areas, as well as exclusive enclaves like Ayala Westgrove Heights in Silang, where lifestyle pricing dominates.
These low-yield areas typically see gross rental yields in the 4% to 5% range, which may still work for investors prioritizing capital appreciation or personal use over cash flow.
The main reason yields are compressed in these areas is that purchase prices reflect amenity premiums, scenic views, and exclusivity that owner-occupiers and vacation home buyers will pay for, but long-term tenants generally will not match through higher monthly rent.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Calabarzon.
Which areas have the lowest vacancy in Calabarzon as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Calabarzon include Balibago in Santa Rosa, San Antonio in Biñan, and Molino in Bacoor, where employment and commuting demand keeps units filled.
These low-vacancy areas typically experience vacancy rates of just 4% to 6%, meaning landlords often have new tenants lined up before existing ones move out.
The main demand driver keeping vacancy low in these Calabarzon areas is the concentration of jobs in nearby industrial parks, economic zones, and logistics hubs, which creates a steady stream of workers needing affordable housing close to their workplaces.
The trade-off investors typically face when targeting these low-vacancy areas is that competition from other landlords can cap rent increases, so while you avoid empty months, you may not see dramatic rent growth compared to emerging neighborhoods.
Which areas have the most renter demand in Calabarzon right now?
The neighborhoods currently experiencing the strongest renter demand in Calabarzon include Santa Rosa's Balibago district, Biñan's San Antonio area, Bacoor's Molino corridor, and Calamba's Canlubang zone, all positioned near major employment and transport nodes.
The renter profile driving most of the demand in these areas consists of young professionals, small families, and workers employed in nearby industrial parks, logistics centers, and BPO offices who prioritize affordable rent and manageable commutes over upscale amenities.
Rental listings in these high-demand neighborhoods typically get filled within two to four weeks, with well-priced units near transport routes often receiving inquiries within days of posting.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Calabarzon.
Which upcoming projects could boost rents and rental yields in Calabarzon as of 2026?
As of early 2026, the top projects expected to boost rents in Calabarzon include the LRT-1 Cavite Extension, continued expansion of PEZA economic zones in Laguna and Cavite, and major road infrastructure upgrades connecting the region to Metro Manila.
The neighborhoods most likely to benefit from these projects include Bacoor (particularly the Talaba and Molino areas) for the rail extension, and Santa Rosa, Biñan, and Calamba for economic zone growth, as improved access typically translates to higher tenant willingness to pay.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in directly affected corridors, with the rail extension likely having the most immediate impact on commuter-oriented neighborhoods in Cavite.
You'll find our latest property market analysis about Calabarzon here.
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What property type should I buy for renting in Calabarzon as of 2026?
Between studios and larger units in Calabarzon, which performs best in 2026?
As of early 2026, studios and one-bedroom units generally outperform larger units in Calabarzon when measured by rental yield and occupancy rates, thanks to their broader tenant appeal and lower entry prices.
Studios in Calabarzon typically deliver gross yields of 6% to 8% (around 15,000 to 20,000 pesos monthly rent, or roughly 260 to 350 USD, or 240 to 320 EUR), while larger two to three bedroom units often yield 4% to 6% despite higher absolute rents.
The main factor explaining this difference is that Calabarzon's renter pool is dominated by young workers, couples, and small households who need affordable housing near jobs, making compact units easier to fill and re-lease quickly.
However, if you're targeting family tenants working in nearby industrial parks who want stability, a well-located two to three bedroom townhouse can actually be the better investment because these renters tend to stay longer, reducing turnover costs and vacancy risk.
What property types are in most demand in Calabarzon as of 2026?
As of early 2026, townhouses in mass-market subdivisions near commute routes are the most in-demand property type for renters in Calabarzon, offering the space families need at prices workers can afford.
The top three property types ranked by current tenant demand in Calabarzon are townhouses in subdivisions, affordable to mid-range condos near employment centers, and practical apartments with good transport access.
The primary trend driving this demand pattern in Calabarzon is the influx of middle-income workers and young families who are priced out of Metro Manila but need to stay connected to city jobs, making practical housing near transport and workplaces far more desirable than luxury features.
Large luxury single-detached homes in exclusive villages are currently underperforming in tenant demand and likely to remain so in Calabarzon, as the thin pool of high-budget renters makes these properties sit vacant longer and harder to fill at asking rents.
What unit size has the best yield per m² in Calabarzon as of 2026?
As of early 2026, units in the 25 to 45 square meter range deliver the best gross rental yield per square meter in Calabarzon, hitting the sweet spot between affordable acquisition and strong rent relative to size.
This optimal unit size in Calabarzon typically achieves gross rental yields of 6% to 8% per year, with monthly rents running about 400 to 550 pesos per square meter (roughly 7 to 10 USD, or 6.50 to 9 EUR per square meter).
Smaller micro-units below 20 square meters can struggle to command enough rent to justify their per-meter price, while larger units above 60 square meters see diminishing returns because tenants prioritize location and basic comfort over extra floor area they don't necessarily need.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Calabarzon.
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 costs cut my net yield in Calabarzon as of 2026?
What are typical property taxes and recurring local fees in Calabarzon as of 2026?
As of early 2026, the annual real property tax for a typical rental apartment in Calabarzon runs about 0.3% to 0.8% of market value, which translates to roughly 12,000 to 32,000 pesos per year (around 210 to 560 USD, or 195 to 515 EUR) for a property worth 4 million pesos.
Beyond property tax, landlords in Calabarzon should budget for condo association dues (often 50 to 100 pesos per square meter monthly for condos), HOA fees in subdivisions (typically 500 to 2,000 pesos monthly), and occasional barangay or gate sticker fees that add up over the year.
Combined, these taxes and recurring fees typically represent about 8% to 15% of gross rental income in Calabarzon, with condos at the higher end due to association dues and houses at the lower end if HOA fees are modest.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Calabarzon.
What insurance, maintenance, and annual repair costs should landlords budget in Calabarzon right now?
Annual landlord insurance for a typical rental property in Calabarzon costs around 6,000 to 18,000 pesos (roughly 105 to 315 USD, or 95 to 290 EUR), depending on property type, coverage level, and location risk factors like flood exposure.
A safe annual maintenance and repair budget in Calabarzon is about 0.7% of property value, which works out to around 28,000 pesos (approximately 490 USD, or 450 EUR) for a 4 million peso property, though older houses may need more.
The repair expense that most commonly catches Calabarzon landlords off guard is water damage and plumbing issues, particularly in areas with heavy monsoon seasons or in aging buildings where pipe deterioration accelerates unexpectedly.
In total, landlords should realistically budget 34,000 to 50,000 pesos annually (roughly 600 to 875 USD, or 550 to 805 EUR) for the combined cost of insurance, routine maintenance, and repair reserves to avoid unpleasant surprises.
Which utilities do landlords typically pay, and what do they cost in Calabarzon right now?
In most long-term rental arrangements in Calabarzon, tenants pay for electricity, water, and internet directly, while landlords cover association or HOA dues and property taxes, though lease terms should always spell this out clearly.
When landlords do cover common area utilities or building fees (typical in some condo setups), the monthly cost runs about 1,500 to 4,000 pesos (roughly 26 to 70 USD, or 24 to 65 EUR), depending on the development's amenity level and shared facility usage.
What does full-service property management cost, including leasing, in Calabarzon as of 2026?
As of early 2026, full-service property management in Calabarzon typically costs around 8% of monthly rent (ranging from 6% to 12%), which covers tenant communication, rent collection, maintenance coordination, and regular property checks.
On top of ongoing management fees, landlords in Calabarzon should expect a tenant placement or leasing fee of about half to one month's rent each time a new tenant is placed, which can add significantly to costs if turnover is frequent.
What's a realistic vacancy buffer in Calabarzon as of 2026?
As of early 2026, landlords in Calabarzon should set aside about 8% of annual rental income as a vacancy buffer, which covers the typical gap between tenants and allows for turnover time without straining cash flow.
This translates to roughly 4 to 5 vacant weeks per year for most Calabarzon landlords, though properties in lifestyle-heavy or seasonal areas may experience closer to 8 weeks and should budget accordingly.
Buying real estate in Calabarzon 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.
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) - Residential Property Price Index | It's the Philippine central bank's official residential property price index, built from bank housing loan data. | We used it to anchor our price trend assumptions for early 2026. We also relied on its methodology to explain why we use listing levels but official trends for yield calculations. |
| BSP - Report on the Shift to Hedonic RPPI | It explains the official hedonic regression method BSP uses, which is the global best practice for house price indexes. | We used it to explain why mix changes in unit sizes can distort simple averages. We also used it to keep our yield estimates consistent across different property types. |
| BSP - Note on RREPI Discontinuation | It's the BSP's official notice about the change in the national house price index series. | We used it to avoid outdated index references and keep the article aligned with current BSP publications. We also included it as a transparency note for readers comparing older data. |
| Philippine Statistics Authority - Region IV-A Population Highlights | PSA is the Philippines' official statistics agency and the 2020 census is the baseline for housing and population structure. | We used it to frame demand fundamentals based on Calabarzon's population and household scale. We also used it to justify why rental demand is diversified across multiple cities rather than concentrated in one area. |
| PSA OpenSTAT | It's PSA's official portal for time-series datasets including CPI components used for rent inflation proxies. | We used it as the official backbone for inflation and rent trend cross-checks. We also used it to avoid relying on unverified market blogs for economic data. |
| BSP - Inflation Table | It's BSP's published inflation table that clearly cites PSA as the source. | We used it to contextualize what tenants can realistically absorb in rent increases in early 2026. We also used it to stress-test net yield assumptions under current inflation conditions. |
| Colliers Philippines - Residential Market Report Q3 2025 | Colliers is a top global real estate consultancy with formal market research methods and disclosures. | We used it to cross-check vacancy direction, demand segments, and where residential demand is recovering. We also used it to support neighborhood logic around commuter and non-CBD growth areas. |
| Colliers Philippines - Residential Market Report Q1 2025 | It's another Colliers quarterly that explicitly comments on demand outside Metro Manila including Cavite and Laguna. | We used it to justify why Calabarzon can have stronger take-up than saturated Metro Manila submarkets. We also used it to validate our unit type demand conclusions. |
| Leechiu Property Consultants - Market Insights | Leechiu is a major Philippine real estate advisory and brokerage with frequent, data-led market updates. | We used it to triangulate sentiment on residential recovery and inventory pressure near Metro Manila. We also used it to avoid relying on single-portal listing snapshots for market conclusions. |
| Philippine Economic Zone Authority (PEZA) - Economic Zone Locator | PEZA is the government agency for economic zones, and its locator is the official directory. | We used it to identify job engines that sustain renter demand in Laguna, Cavite, and Rizal industrial and IT zones. We also used it to justify which micro-areas tend to rent faster due to employment proximity. |
| Light Rail Manila Corporation - LRT-1 Cavite Extension | It's the concessionaire's official project page describing the Cavite rail extension and station coverage. | We used it to flag rail-driven rent catalysts around Bacoor and nearby corridors. We also used it to support our infrastructure section with a verifiable source on upcoming transport projects. |
| PPP Center - LRT-1 Bacoor Station News | The PPP Center is an official government body that curates and tracks major infrastructure PPP updates. | We used it to corroborate the direction of transport investment in Cavite. We also used it to keep the infrastructure section grounded in official public documentation. |
| Republic Act 7160 - Local Government Code | It's the governing law for local real property taxation and other LGU powers in the Philippines. | We used it to explain property tax mechanics including what is taxed and who sets rates. We also used it to translate legal rules into a practical net yield checklist for landlords. |
| BIR - Withholding Tax | It's the tax authority's official guidance hub for withholding rules and forms. | We used it to explain when rent gets withheld at source, which is common with corporate tenants. We also used it to show why net yield can differ depending on tenant type and compliance setup. |
| BIR - Percentage Tax | It's the tax authority's official guidance hub for percentage tax rules and forms. | We used it to flag that small lessors can face percentage tax instead of VAT depending on registration thresholds. We also used it to justify a conservative net yield haircut when landlords are fully tax-compliant. |
| Lamudi - Cavite Rental Listings | Lamudi is one of the largest property portals in the Philippines with extensive residential listing coverage. | We used it as a practical proxy for current asking rents and price levels in Calabarzon. We adjusted the asking figures conservatively to reflect achieved rent versus listed prices. |
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