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Calabarzon is the Philippines' classic spillover rental market, where commuters from Metro Manila find more space at lower prices in provinces like Cavite, Laguna, and Rizal.
In this article, we break down current rental prices, top neighborhoods, tenant preferences, and landlord costs in Calabarzon as of the first half of 2026.
We constantly update this blog post to reflect the latest market data and trends.
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 studio rents in 2026 average around ₱10,000 per month, which is roughly 30% to 40% lower than comparable units in Metro Manila, making the region a budget-friendly alternative for NCR commuters.
- The rent per square meter in Calabarzon typically ranges from ₱250 to ₱450, with smaller studios commanding higher per-sqm rates due to their compact floor areas.
- Calabarzon rental demand peaks in May through July and again in October through November, driven by school calendar moves and job transitions across the region.
- Properties near De La Salle University Dasmarinas and Laguna Technopark rent faster than average because student and industrial worker demand creates consistent year-round tenant turnover.
- Furnished rentals in Calabarzon command a premium of around ₱2,000 to ₱4,000 per month, but most tenants in this region prefer unfurnished or semi-furnished units for longer stays.
- Vacancy rates in Calabarzon's main commuter submarkets hover around 6%, which is tight enough to support steady rent growth but loose enough to give tenants some negotiating room.
- Nuvali and the Santa Rosa-Calamba corridor in Laguna consistently command the highest rents in Calabarzon due to their township amenities, top schools, and lifestyle appeal.
- Year-over-year rent growth in Calabarzon for early 2026 is estimated at 4% to 6%, which is more moderate than the post-pandemic spike years thanks to easing inflation.
- Landlords in Calabarzon typically budget around 1% to 2% of property value annually for maintenance, with older houses requiring more frequent repairs than newer condos.
- Real property tax in Calabarzon provinces usually runs around 2% of assessed value annually when you combine the basic rate and the Special Education Fund levy.
What are typical rents in Calabarzon as of 2026?
What's the average monthly rent for a studio in Calabarzon as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Calabarzon is around ₱10,000 (approximately $175 USD or €160 EUR), which reflects the region's position as Metro Manila's most popular spillover rental market.
The realistic range for most studios in Calabarzon runs from about ₱7,000 to ₱15,000 per month ($120 to $260 USD or €110 to €240 EUR), with the spread depending heavily on location and building age.
Studio rents in Calabarzon vary based on three main factors: proximity to transport corridors like SLEX and major roads, the age and condition of the building, and whether the unit is in a township development like Nuvali or a standalone apartment in a smaller town.
What's the average monthly rent for a 1-bedroom in Calabarzon as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Calabarzon is around ₱14,000 (approximately $245 USD or €220 EUR), which positions it as an affordable step up from studio living for young professionals and couples.
The realistic range for most 1-bedroom apartments in Calabarzon spans from ₱10,000 to ₱22,000 per month ($175 to $385 USD or €160 to €350 EUR), depending on the unit's finish level and location within the region.
Cheaper 1-bedroom rents in Calabarzon tend to cluster in towns farther from expressway access like parts of Dasmariñas and General Trias, while premium prices appear in Nuvali, Santa Rosa, and select Cainta developments near Metro Manila.
What's the average monthly rent for a 2-bedroom in Calabarzon as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Calabarzon is around ₱22,000 (approximately $385 USD or €350 EUR), which makes it the go-to size for young families moving out of Metro Manila.
The realistic range for most 2-bedroom apartments in Calabarzon runs from ₱16,000 to ₱35,000 per month ($280 to $615 USD or €255 to €555 EUR), with significant variation based on whether the unit is in a gated village or a standard apartment building.
More affordable 2-bedroom rents in Calabarzon appear in older subdivisions in Bacoor and Imus, while the priciest 2-bedrooms cluster around Nuvali, Biñan's school corridors, and Antipolo's premium gated communities.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Calabarzon.
What's the average rent per square meter in Calabarzon as of 2026?
As of early 2026, the average rent per square meter in Calabarzon is around ₱320 (approximately $5.60 USD or €5.10 EUR), which gives landlords and tenants a useful benchmark for comparing units of different sizes.
The realistic range for rent per square meter across Calabarzon neighborhoods spans from ₱250 to ₱450 ($4.40 to $7.90 USD or €4 to €7.15 EUR), with newer township condos and smaller studios commanding the higher end.
Compared to Metro Manila, where rent per square meter often exceeds ₱500 to ₱700 in prime areas, Calabarzon offers significantly better value, which explains why so many NCR workers choose to commute from this region.
Properties that push rent per square meter above average in Calabarzon typically feature 24/7 security, parking slots, air conditioning, and proximity to lifestyle hubs like Nuvali or major expressway interchanges.
How much have rents changed year-over-year in Calabarzon in 2026?
As of early 2026, rents in Calabarzon have increased by an estimated 4% to 6% year-over-year, which represents a more moderate pace than the sharper post-pandemic jumps seen in 2022 and 2023.
The main factors driving rent changes in Calabarzon this year include continued demand from Metro Manila commuters, steady job growth near industrial parks, and the region's relative affordability compared to NCR.
This year's rent growth in Calabarzon is notably calmer than the previous year's trend, largely because inflation expectations have eased and the central bank has shifted toward rate cuts, which takes some pressure off household budgets.
What's the outlook for rent growth in Calabarzon in 2026?
As of early 2026, rent growth in Calabarzon is projected to land between 3% and 5% for the full year, with the strongest increases expected in the Cavite-Laguna-Rizal commuter belt.
Key factors likely to influence rent growth in Calabarzon include the region's large and growing population base, continued infrastructure improvements, and an easing interest rate environment that supports household formation and mobility.
Neighborhoods in Calabarzon expected to see the strongest rent growth include Nuvali and Santa Rosa in Laguna, the Vermosa area in Cavite, and Cainta in Rizal, all of which benefit from strong lifestyle and commuter appeal.
Risks that could cause rent growth in Calabarzon to differ from projections include a sudden spike in new condo supply, unexpected inflation pressures, or any disruption to Metro Manila job markets that would reduce commuter demand.
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 rent best in Calabarzon as of 2026?
Which neighborhoods have the highest rents in Calabarzon as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Calabarzon are Nuvali and the Santa Rosa-Calamba corridor in Laguna (₱18,000 to ₱35,000 or $315 to $615 USD), Tagaytay ridge communities in Cavite (₱20,000 to ₱40,000 or $350 to $700 USD), and select gated villages in Antipolo, Rizal (₱25,000 to ₱45,000 or $440 to $790 USD).
These neighborhoods command premium rents in Calabarzon because they offer township-style amenities, proximity to top schools, cooler climates in some cases, and strong security features that appeal to families and professionals.
The tenant profile in these high-rent Calabarzon neighborhoods typically includes young families relocating from Metro Manila, executives with corporate postings, and some expats seeking lifestyle-oriented communities with international school access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Calabarzon.
Where do young professionals prefer to rent in Calabarzon right now?
The top three neighborhoods where young professionals prefer to rent in Calabarzon are Bacoor and Imus in Cavite, San Pedro and Biñan in Laguna, and Cainta in Rizal, all of which offer relatively easy commutes to Metro Manila job centers.
Young professionals in these Calabarzon neighborhoods typically pay between ₱8,000 and ₱16,000 per month ($140 to $280 USD or €125 to €255 EUR) for studios and 1-bedroom apartments, which represents solid value compared to NCR prices.
These neighborhoods attract young professionals in Calabarzon because they offer good road access to expressways, growing retail and dining options, and a sense of community without the congestion and cost of living in Metro Manila proper.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Calabarzon.
Where do families prefer to rent in Calabarzon right now?
The top three neighborhoods where families prefer to rent in Calabarzon are Santa Rosa and Nuvali in Laguna, Silang and Dasmariñas village belts in Cavite, and Antipolo in Rizal, all of which offer larger homes, good schools, and safer environments.
Families in these Calabarzon neighborhoods typically pay between ₱20,000 and ₱40,000 per month ($350 to $700 USD or €320 to €635 EUR) for 2 to 3 bedroom apartments or house rentals, depending on the specific village and amenities.
These neighborhoods attract families in Calabarzon because they feature gated subdivisions with 24/7 security, green spaces, community facilities, and a quieter pace of life compared to the urban density of Metro Manila.
Top-rated schools near these family-friendly Calabarzon neighborhoods include De La Salle University Dasmariñas, Brent International School Laguna, and various well-regarded private schools in the Santa Rosa and Antipolo areas.
Which areas near transit or universities rent faster in Calabarzon in 2026?
As of early 2026, the top three areas near transit hubs or universities that rent fastest in Calabarzon are the zone around De La Salle University Dasmariñas in Cavite, the Laguna Technopark corridor in Biñan and Santa Rosa, and Cainta near the Metro Manila boundary in Rizal.
Properties in these high-demand Calabarzon areas typically stay listed for only 15 to 25 days, compared to the regional average of around 30 days, because student and industrial worker demand creates consistent year-round absorption.
The rent premium for properties within walking distance of transit or universities in Calabarzon runs around ₱1,500 to ₱3,000 per month ($25 to $55 USD or €25 to €50 EUR) above comparable units farther from these anchors.
Which neighborhoods are most popular with expats in Calabarzon right now?
The top three neighborhoods most popular with expats in Calabarzon are Nuvali and Santa Rosa in Laguna, Tagaytay in Cavite, and select gated villages in Silang, all of which offer lifestyle amenities and a sense of community that appeals to international residents.
Expats in these Calabarzon neighborhoods typically pay between ₱25,000 and ₱50,000 per month ($440 to $880 USD or €400 to €795 EUR) for well-appointed 2 to 3 bedroom units with modern finishes and security.
These neighborhoods attract expats in Calabarzon because they feature international school access, English-friendly retail and dining, reliable utilities, and a cooler climate in the case of Tagaytay and elevated Laguna areas.
The expat communities most represented in these Calabarzon neighborhoods include Korean, Japanese, and Western nationalities, many of whom are linked to corporate postings, international school employment, or retirement relocation.
And if you are also an expat, you may want to read our exhaustive guide for expats in Calabarzon.
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Who rents, and what do tenants want in Calabarzon right now?
What tenant profiles dominate rentals in Calabarzon?
The top three tenant profiles that dominate the rental market in Calabarzon are Metro Manila commuters seeking more space at lower cost, young families moving out of NCR, and students or early-career workers near university and industrial park nodes.
Metro Manila commuters make up roughly 40% to 50% of Calabarzon renters, young families account for about 25% to 30%, and students plus industrial workers represent around 20% to 25% of the rental market in the region.
Metro Manila commuters typically seek studios and 1-bedrooms near expressway access, young families look for 2 to 3 bedroom units in gated subdivisions, and students prefer affordable studios or bedspace arrangements near their schools.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Calabarzon.
Do tenants prefer furnished or unfurnished in Calabarzon?
In Calabarzon, approximately 65% to 70% of tenants prefer unfurnished or semi-furnished rentals, while only about 30% to 35% actively seek fully furnished units, reflecting the region's dominance by longer-stay families and commuters.
Fully furnished apartments in Calabarzon typically command a premium of ₱2,000 to ₱4,000 per month ($35 to $70 USD or €32 to €64 EUR) compared to unfurnished units of similar size and location.
Tenant profiles that prefer furnished rentals in Calabarzon include young professionals on short-term assignments, expats who don't want to invest in furniture, and students near universities who need move-in-ready accommodations.
Which amenities increase rent the most in Calabarzon?
The top five amenities that increase rent the most in Calabarzon are 24/7 security with controlled access, parking slots, air conditioning units or AC-ready wiring, reliable water supply with backup, and pool or gym facilities in condo developments.
In Calabarzon, 24/7 security can add ₱1,500 to ₱3,000 per month ($25 to $55 USD), a parking slot adds ₱2,000 to ₱4,000 ($35 to $70 USD), installed AC adds ₱1,000 to ₱2,500 ($18 to $45 USD), and pool or gym access adds ₱1,500 to ₱3,000 ($25 to $55 USD) to the monthly rent.
In our property pack covering the real estate market in Calabarzon, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Calabarzon?
The top five renovations that get the best ROI for rental properties in Calabarzon are kitchen and bathroom refreshes, air conditioning installation, security upgrades like better locks and lighting, durable flooring replacements, and fresh interior paint.
In Calabarzon, a kitchen and bathroom refresh costs ₱30,000 to ₱80,000 ($525 to $1,400 USD) and can boost rent by ₱1,500 to ₱3,000 monthly, while AC installation at ₱25,000 to ₱50,000 ($440 to $880 USD) typically adds ₱1,000 to ₱2,000 per month.
Renovations that tend to have poor ROI and should be avoided by landlords in Calabarzon include high-end luxury finishes that exceed the neighborhood's price ceiling, swimming pool additions to single homes, and overly personalized design choices that don't appeal to mainstream tenants.
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 strong is rental demand in Calabarzon as of 2026?
What's the vacancy rate for rentals in Calabarzon as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Calabarzon's main commuter submarkets is around 6%, which indicates a relatively balanced market with steady demand but enough supply to give tenants some choices.
Vacancy rates across different Calabarzon neighborhoods range from as low as 3% to 4% in high-demand areas like Cainta and Santa Rosa, up to 8% to 10% in more rural towns in Quezon and parts of Batangas.
The current vacancy rate in Calabarzon is roughly in line with its historical average, though it's slightly lower than the elevated vacancy seen during the pandemic years when many renters temporarily relocated.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Calabarzon.
How many days do rentals stay listed in Calabarzon as of 2026?
As of early 2026, the average number of days rentals stay listed in Calabarzon is around 30 days for correctly priced units, which reflects healthy demand without the extreme tightness seen in Metro Manila's hottest submarkets.
Days on market across Calabarzon range from 15 to 25 days for well-located units near townships and schools, up to 45 to 60 days for overpriced properties or those in less accessible towns.
The current days-on-market figure in Calabarzon is similar to one year ago, suggesting that the market has stabilized after the faster absorption seen during the post-pandemic rental recovery period.
Which months have peak tenant demand in Calabarzon?
The peak months for tenant demand in Calabarzon are May through July and October through November, which together account for the majority of new lease signings and rental inquiries in the region.
These seasonal demand patterns in Calabarzon are driven by the Philippine school calendar, which prompts family relocations around enrollment periods, as well as mid-year job transitions and pre-holiday moves by professionals.
The months with the lowest tenant demand in Calabarzon are typically December through February, when holiday distractions and post-holiday budget tightness slow down the rental search activity.
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What will my monthly costs be in Calabarzon as of 2026?
What property taxes should landlords expect in Calabarzon as of 2026?
As of early 2026, landlords in Calabarzon should expect to pay around ₱15,000 to ₱25,000 per year ($260 to $440 USD or €240 to €400 EUR) in property taxes for a typical residential rental property, though this varies significantly by assessed value and location.
The realistic range of annual property taxes in Calabarzon spans from about ₱8,000 to ₱50,000 ($140 to $880 USD or €125 to €795 EUR) depending on whether the property is in a provincial area or a highly urbanized city with higher assessed values.
Property taxes in Calabarzon are calculated based on the assessed value of the property, with provincial areas typically charging around 1% basic Real Property Tax plus a 1% Special Education Fund levy, which effectively means landlords should budget around 2% of assessed value annually.
Please note that, in our property pack covering the real estate market in Calabarzon, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Calabarzon right now?
A realistic annual maintenance budget for a typical rental property in Calabarzon is around ₱15,000 to ₱30,000 ($260 to $525 USD or €240 to €475 EUR) for a condo unit, or ₱25,000 to ₱60,000 ($440 to $1,050 USD or €400 to €950 EUR) for a house-and-lot.
The range of annual maintenance costs in Calabarzon spans from about ₱10,000 to ₱80,000 ($175 to $1,400 USD or €160 to €1,270 EUR) depending on property age, with older homes requiring more frequent repairs for roofing, plumbing, and pest control.
Landlords in Calabarzon typically set aside around 5% to 10% of annual rental income for maintenance, or roughly half to one full month of rent per year as a practical budgeting shortcut.
What utilities do landlords often pay in Calabarzon right now?
The utilities landlords most commonly pay on behalf of tenants in Calabarzon are association or HOA dues for condo units, and sometimes water service connection fees or basic building maintenance charges in apartment complexes.
Monthly costs for landlord-paid utilities in Calabarzon typically run ₱1,500 to ₱4,000 ($25 to $70 USD or €25 to €65 EUR) for condo association dues, while water connection fees and building charges add another ₱500 to ₱1,500 ($9 to $25 USD or €8 to €24 EUR) where applicable.
The common practice in Calabarzon is for tenants to pay electricity, water consumption, and internet directly, while landlords cover association dues and sometimes bake these into the monthly rent rather than billing separately.
How is rental income taxed in Calabarzon as of 2026?
As of early 2026, rental income in Calabarzon is taxed as part of the landlord's overall taxable income, with graduated rates ranging from 0% to 35% depending on total annual income, and withholding tax may apply when tenants are registered withholding agents.
The main deductions landlords can claim against rental income in Calabarzon include depreciation of the property, mortgage interest, property taxes paid, maintenance and repair expenses, and association dues directly related to the rental unit.
A common tax mistake landlords in Calabarzon should avoid is failing to register with the BIR and issue official receipts, which can trigger penalties and back taxes, especially as tax enforcement has tightened in recent years.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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) RPPI Report | It's the Philippine central bank's official property price index, based on rigorous methodology. | We used it to understand the broader housing cycle and how property prices relate to financing conditions. We then translated that macro backdrop into our 2026 rent growth outlook for Calabarzon. |
| BSP Economic Outlook Report | It's the central bank's own macro outlook document used for policy and forecasting decisions. | We used it to frame inflation and growth expectations going into 2026. We cross-checked these projections against market-facing rent signals from Calabarzon listings. |
| Reuters | Reuters is a top-tier international news wire with direct, attributable statements from official sources. | We used it to confirm late-2025 monetary conditions and inflation expectations. We connected that to likely rent pressure, since rents usually cool when inflation and rates ease. |
| Philippine Statistics Authority (PSA) Housing Data | It's official census output from the national statistics office, redistributed but clearly attributable to PSA. | We used it to size the overall housing stock and occupancy baseline in the Philippines. We then used that baseline to estimate how tight rentals can realistically be in Calabarzon. |
| Congress Policy & Budget Research Department (CPBRD) | It's a legislature research unit compiling official statistics into referenced policy briefs. | We used it to cross-check PSA-based claims about household and housing structure. We converted that into practical tenant profile takeaways for Calabarzon's commuter region dynamics. |
| Local Government Code (RA 7160) | It's the governing law for local taxes, hosted by an official Philippine government institution. | We used it to anchor what local government units can charge for real property tax and related levies. We translated that into a practical monthly cost estimate for Calabarzon landlords. |
| BIR Revenue Regulations No. 2-98 | It's an official tax regulation republished in a judiciary repository with legal authority. | We used it to ground how withholding tax applies to rent payments. We turned that into a simple checklist of what landlords and tenants typically need to handle. |
| BIR Revenue Memorandum Circular No. 11-2024 | It's a BIR issuance published on an official BIR content domain with current tax guidance. | We used it to confirm current BIR thinking on lease-related tax treatment. We simplified it into practical guidance for small landlords in 2026. |
| Manila Water Tariff Table | It's the utility company's own published tariff document with official rates. | We used it to anchor realistic water bill ranges for parts of Rizal and Laguna served by Manila Water. We explained which utilities landlords versus tenants commonly cover in Calabarzon leases. |
| BusinessWorld | It's a major Philippine business newspaper with clear attribution to official tariff sources. | We used it to reflect that utility costs are increasing as we enter 2026. We incorporated that into a practical monthly all-in cost view for renters and landlords. |
| Lamudi Cavite | Lamudi is a major property marketplace with large listing coverage and transparent asking rent data. | We used it to anchor asking rent ranges for Cavite apartments. We triangulated it with Laguna and Rizal listing signals to estimate region-wide typical rents for 2026. |
| Lamudi Laguna | It's a high-volume listing platform capturing real, current asking rents in a key Calabarzon province. | We used it to observe current asking rents in Santa Rosa, Biñan, and Calamba submarkets. We converted the observed unit sizes and prices into rent-per-sqm estimates for 2026. |
| Lamudi Rizal | It's a major marketplace capturing the commuter-rim rental market near Metro Manila. | We used it to anchor price levels and identify where supply clusters in Cainta and Antipolo. We mapped that into neighborhood recommendations for young professionals and families. |
| Rentpad | Rentpad is a long-running Philippine rental platform that publishes unit size alongside rent for many listings. | We used it to sanity-check price-per-sqm calculations using actual listed floor areas. We blended that with Lamudi's broader coverage to produce confident Calabarzon-wide estimates. |
| Manila Standard | It's a major Philippine newspaper reporting on official PSA statistics about renter households. | We used it to confirm Calabarzon's high renter proportion relative to other regions. We factored this into our demand and vacancy rate estimates for the rental market. |
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