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Calabarzon is the Philippines' fastest-growing residential market outside Metro Manila, and property prices there have risen by 4% to 15% annually over the past few years.
As a foreigner, you can legally own a condominium unit in Calabarzon but not land directly, though a new 99-year lease law signed in September 2025 now gives you more options for long-term property access.
We constantly update this blog post to bring you the most current data and insights on buying property in Calabarzon as a foreigner.
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.
What's the Current Real Estate Market Situation by Area in Calabarzon?
Which areas in Calabarzon have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for property in Calabarzon are the Nuvali-Santa Rosa belt in Laguna, the Tagaytay ridge in Cavite, and the Cainta-Taytay corridor in Rizal, all of which benefit from strong Metro Manila connectivity and established amenities.
In these premium Calabarzon locations, you can expect to pay between 90,000 to 123,000 Philippine pesos per square meter for condominiums, while house-and-lot packages in masterplanned communities like Nuvali often exceed 80,000 pesos per square meter for the total property.
Each of these high-priced Calabarzon areas commands premium rates for different reasons:
- Nuvali-Santa Rosa belt (Laguna): Masterplanned community with top schools, commercial amenities, and direct CALAX expressway access.
- Tagaytay ridge (Cavite): Cooler climate, Taal Volcano views, and strong weekend tourism demand from Manila residents.
- Cainta-Taytay corridor (Rizal): Essentially Metro Manila pricing due to seamless city connectivity and dense retail infrastructure.
Which areas in Calabarzon have the most affordable property prices in 2026?
As of early 2026, the most affordable property prices in Calabarzon are found in Quezon province's inland municipalities, eastern Laguna's rural barangays, far-flung Cavite towns beyond General Trias, and Batangas' non-coastal agricultural areas.
In these budget-friendly Calabarzon locations, you can find land at 8,000 to 15,000 pesos per square meter and house-and-lot packages starting around 14,500 pesos per square meter, which is roughly half the price of premium areas like Santa Rosa or Tagaytay.
The main trade-offs in these affordable Calabarzon areas are longer commute times to Metro Manila job centers, fewer commercial amenities and international schools nearby, and lower rental demand, which means slower resale liquidity if you need to sell quickly.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Calabarzon Offer the Best Rental Yields?
Which neighborhoods in Calabarzon have the highest gross rental yields in 2026?
As of early 2026, the Calabarzon neighborhoods with the highest gross rental yields are Binan near industrial parks (6% to 8%), Dasmarinas near universities and ecozones (5.5% to 7%), Cainta along the Rizal commuter corridor (5% to 7%), and Santa Rosa around the mixed-use employment belt (5% to 6.5%).
Across Calabarzon as a whole, typical gross rental yields range from 4% to 5.5% for standard residential properties, which is competitive with other Philippine regions and better than many Southeast Asian capitals where yields have compressed below 4%.
Each of these high-yielding Calabarzon neighborhoods delivers strong returns for specific reasons:
- Binan (Laguna): Steady tenant demand from Laguna Technopark workers and manufacturing staff who need affordable housing nearby.
- Dasmarinas (Cavite): Large university student population plus ecozone employees create year-round rental demand.
- Cainta (Rizal): Metro Manila workers seeking lower rents just outside the city keep vacancy rates low.
- Santa Rosa (Laguna): Mixed employment base from retail, BPO, and industrial sectors supports diverse tenant pool.
Finally, please note that we cover the rental yields in Calabarzon here.
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Which Areas in Calabarzon Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Calabarzon perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in Calabarzon are Tagaytay ridge with its cool climate appeal, Nasugbu and Calatagan beach areas in Batangas, San Juan (Laiya) in Batangas, and the Caliraya lake area in Laguna, all of which attract weekend visitors from Metro Manila.
In Tagaytay, top-performing Airbnb properties generate around 320,000 to 550,000 pesos annually, with premium view units achieving nightly rates of 4,000 to 8,600 pesos during peak season, while Batangas beach villas with pools can command 15,000 to 25,000 pesos per night for group bookings.
Each of these Calabarzon vacation rental markets outperforms others for specific reasons:
- Tagaytay (Cavite): Year-round cool weather draws Manila weekenders; units with Taal views and parking dominate bookings.
- Nasugbu-Calatagan (Batangas): Beach access within 2-3 hours of Manila attracts families seeking pool villas.
- San Juan-Laiya (Batangas): Established domestic tourism infrastructure and resort density creates booking spillover.
- Caliraya (Laguna): Lake views and nature appeal attract smaller groups seeking quiet retreats.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Calabarzon.
Which tourist areas in Calabarzon are becoming oversaturated with short-term rentals?
The three Calabarzon tourist areas showing signs of Airbnb oversaturation are Tagaytay's condo-heavy corridors around Wind Residences and Serin, the crowded beach strips in Nasugbu where new pool villas keep launching, and parts of Laiya in San Juan where similar beachfront properties compete head-to-head.
In Tagaytay alone, there are now approximately 2,700 to 4,400 active short-term rental listings as of late 2025, and the median occupancy rate has dropped to around 20% to 31%, meaning most properties sit empty more than two-thirds of the year.
The clearest sign of oversaturation in these Calabarzon vacation rental markets is the growing gap between top performers (57%+ occupancy) and median units (19-31% occupancy), which suggests that generic properties without view, parking, or unique amenities are struggling to get bookings even at discounted rates.
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 Areas in Calabarzon Are Best for Long-Term Rentals?
Which neighborhoods in Calabarzon have the strongest demand for long-term tenants?
The Calabarzon neighborhoods with the strongest long-term rental demand are the West Laguna industrial belt (Binan, Santa Rosa, Cabuyao, San Pedro), the Cavite commuter corridor (Bacoor, Imus, Dasmarinas, General Trias), the Rizal western edge (Cainta, Taytay), and the Batangas employment nodes (Lipa, Santo Tomas).
In these high-demand Calabarzon rental markets, well-priced properties typically find tenants within two to four weeks, and vacancy rates stay below 10% year-round because the tenant base is anchored by jobs rather than seasonal tourism.
Each of these strong rental markets in Calabarzon attracts a distinct tenant profile:
- West Laguna (Binan, Santa Rosa, Cabuyao, San Pedro): Manufacturing workers, BPO staff, and young professionals near Laguna Technopark.
- Cavite corridor (Bacoor, Imus, Dasmarinas, General Trias): Metro Manila commuters, university students, and ecozone employees.
- Rizal west (Cainta, Taytay): Budget-conscious Manila workers and small families seeking affordable alternatives to city rents.
- Batangas nodes (Lipa, Santo Tomas): Industrial workers and logistics staff from the Lima Technology Center and surrounding zones.
The key amenity that makes these Calabarzon neighborhoods attractive to long-term tenants is reliable transport access, whether through SLEX, CALAX, or public transit options that keep commute times to Metro Manila job centers under 90 minutes during typical traffic.
Finally, please note that we provide a very granular rental analysis in our property pack about Calabarzon.
What are the average long-term monthly rents by neighborhood in Calabarzon in 2026?
As of early 2026, average long-term monthly rents in Calabarzon vary significantly by location, ranging from around 14,000 pesos for basic townhouses in outlying Cavite towns to over 90,000 pesos for premium house-and-lot rentals in Santa Rosa's Nuvali-adjacent communities.
For entry-level apartments in Calabarzon's most affordable neighborhoods like far Quezon or rural Laguna, you can expect monthly rents of 8,000 to 15,000 pesos for basic studio or one-bedroom units without premium finishes.
In average-priced Calabarzon neighborhoods like Dasmarinas, Binan, or Cainta, mid-range apartments and townhouses typically rent for 18,000 to 38,000 pesos monthly, offering a balance of accessibility and modern amenities.
In the most expensive Calabarzon neighborhoods like Santa Rosa (Nuvali belt) or Tagaytay, high-end apartments and houses command 35,000 to 90,000 pesos monthly, with premium masterplanned community homes occasionally exceeding 100,000 pesos for executive-level properties.
You may want to check our latest analysis about the rents in Calabarzon here.
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Which Are the Up-and-Coming Areas to Invest in Calabarzon?
Which neighborhoods in Calabarzon are gentrifying and attracting new investors in 2026?
As of early 2026, the Calabarzon neighborhoods showing the strongest gentrification signals are Silang-Carmona-GMA in Cavite (catching spillover from both Metro Manila and Tagaytay), the Cabuyao-Calamba fringe in Laguna (benefiting from rail connectivity expectations), and select Antipolo-San Mateo edges in Rizal (offering ridge living with city access).
These gentrifying Calabarzon areas have experienced annual price appreciation of 5% to 10% over the past two years, outpacing the regional average of 4% to 7%, as developers launch new masterplanned projects and commercial amenities follow residential growth.
Which areas in Calabarzon have major infrastructure projects planned that will boost prices?
The Calabarzon areas most likely to see infrastructure-driven price increases are the Laguna corridor toward Calamba (tied to the South Commuter Railway), municipalities along the CALAX expressway extension, and communities near the Laguna Lakeshore Road Network project.
The South Commuter Railway is the flagship project, a 54.6-kilometer rail line connecting Blumentritt in Manila to Calamba in Laguna, which will cut travel time from four hours to under one hour once operational around 2028, with major contractors including Acciona, DMCI, and Hyundai already building stations.
Historically in Calabarzon and similar Philippine markets, properties within one to two kilometers of new rail stations or expressway interchanges have seen price increases of 10% to 25% within two to three years of project completion, though timing and magnitude depend on actual service quality and connectivity benefits.
You'll find our latest property market analysis about Calabarzon here.
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.
Which Areas in Calabarzon Should I Avoid as a Property Investor?
Which neighborhoods in Calabarzon with lots of problems I should avoid and why?
The Calabarzon areas that property investors should generally avoid are Taal Volcano hazard zones around Taal Lake in Batangas, landslide-prone upland barangays in Rizal and Quezon provinces, and low-lying flood plains along major river systems in Laguna and Cavite.
Each of these problem areas in Calabarzon has specific issues that affect property values and tenant demand:
- Taal Lake shoreline barangays (Batangas): Located within volcanic base surge and tsunami hazard zones mapped by PHIVOLCS.
- Rizal mountain barangays (Antipolo highlands, Rodriguez, San Mateo): High landslide susceptibility documented in MGB geohazard maps.
- Quezon upland areas (Sierra Madre foothills): Landslide and flash flood risk during typhoon season limits year-round habitability.
- Low-lying Laguna lakeside communities: Repeated flooding during heavy rains damages property and discourages tenants.
For any of these Calabarzon problem areas to become viable investment options, they would need significant government investment in hazard mitigation infrastructure like sea walls, drainage systems, or slope stabilization, plus formal removal from official hazard zone designations, which typically takes years or decades.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Calabarzon.
Which areas in Calabarzon have stagnant or declining property prices as of 2026?
As of early 2026, the Calabarzon areas showing stagnant or declining property prices include oversupplied Tagaytay condo clusters without unique amenities, hazard-exposed lakeside barangays near Taal, and remote subdivisions in far Cavite or Quezon with poor transport links.
In these underperforming Calabarzon markets, prices have either stayed flat or declined by 3% to 8% over the past two years, as national housing price growth decelerated and buyers became more selective about location fundamentals.
Each of these stagnant Calabarzon areas has a distinct underlying cause:
- Generic Tagaytay condos: Oversupply of similar units without views or parking creates price competition that erodes values.
- Taal hazard zone properties: Buyer pools shrink as insurance becomes harder and financing institutions add risk premiums.
- Remote far-Cavite subdivisions: Two-plus hour commutes to Metro Manila make these unattractive despite low prices.
- Quezon inland municipalities: Limited rental demand and thin buyer interest create liquidity problems at resale.
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Which Areas in Calabarzon Have the Best Long-Term Appreciation Potential?
Which areas in Calabarzon have historically appreciated the most recently?
The Calabarzon areas that have appreciated most strongly over the past five to ten years are the West Laguna industrial belt (Santa Rosa, Binan, Cabuyao, San Pedro), the Cavite commuter corridor (Imus, Dasmarinas, General Trias), and the Rizal western edge (Cainta, Taytay, parts of Antipolo).
Each of these top-performing Calabarzon areas has delivered notable appreciation:
- Santa Rosa-Binan belt (Laguna): Estimated 60% to 100% total appreciation over 10 years, driven by Nuvali's success and industrial job growth.
- Dasmarinas-General Trias (Cavite): Estimated 50% to 80% total appreciation over 10 years, supported by expressway access and affordable pricing.
- Cainta-Taytay (Rizal): Estimated 40% to 70% total appreciation over 10 years, fueled by Metro Manila spillover demand.
- Tagaytay ridge (Cavite): Estimated 30% to 60% total appreciation over 10 years, though recent oversupply has moderated gains.
The main driver behind above-average appreciation in these Calabarzon areas is the combination of sustained job creation from industrial ecozones and BPO centers, improved expressway connectivity that reduced commute times, and continued migration from Metro Manila households seeking better value for money.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Calabarzon.
Which neighborhoods in Calabarzon are expected to see price growth in coming years?
The Calabarzon neighborhoods expected to see the strongest price growth in coming years are Santa Rosa (Nuvali-adjacent belt), Cabuyao-Calamba (near future rail stations), Silang (Cavite's lifestyle alternative to Tagaytay), and select Antipolo ridge communities (where landslide risk is demonstrably low).
Each of these high-potential Calabarzon neighborhoods has projected growth drivers:
- Santa Rosa (Nuvali belt): Projected 5% to 8% annual growth from continued masterplanned development and amenity expansion.
- Cabuyao-Calamba fringe (Laguna): Projected 6% to 10% annual growth if South Commuter Railway stations deliver as planned.
- Silang (Cavite): Projected 5% to 7% annual growth as buyers seek Tagaytay climate without peak view-premium pricing.
- Safe Antipolo ridge areas (Rizal): Projected 4% to 6% annual growth from continued Metro Manila migration to cooler elevations.
The single most important catalyst expected to drive future price growth in these Calabarzon neighborhoods is the completion and operationalization of the South Commuter Railway, which will fundamentally change the commuting equation for Laguna and make Calamba-area properties far more accessible to Metro Manila workers.
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 Do Locals and Expats Really Think About Different Areas in Calabarzon?
Which areas in Calabarzon do local residents consider the most desirable to live?
The Calabarzon areas that local Filipino residents consider most desirable are Santa Rosa's Nuvali-adjacent communities in Laguna, Tagaytay's cooler ridge neighborhoods in Cavite, established Antipolo ridge villages in Rizal, and Lipa's growing urban center in Batangas.
Each of these locally-preferred Calabarzon areas has distinct appeal:
- Santa Rosa (Nuvali belt): Masterplanned lifestyle with top schools, safe streets, and walkable commercial areas attracts families.
- Tagaytay ridge: Cooler climate and scenic views make it the preferred weekend and retirement destination.
- Antipolo ridge: Established community feel with churches, restaurants, and cooler weather draws middle-class families.
- Lipa (Batangas): Growing commercial center with good hospitals and schools serves as the regional hub.
The typical demographic in these locally-preferred Calabarzon areas consists of upper-middle-class Filipino families, OFW (Overseas Filipino Worker) families building retirement homes, and young professionals from Metro Manila seeking better quality of life at lower costs.
Local Filipino preferences in Calabarzon largely align with what foreign investors target, though foreigners tend to over-focus on Tagaytay vacation properties while locals prioritize practical factors like school quality, hospital access, and commute reliability in areas like Santa Rosa or Lipa.
Which neighborhoods in Calabarzon have the best reputation among expat communities?
The Calabarzon neighborhoods with the best reputation among expat communities are Nuvali and Santa Rosa masterplanned communities in Laguna, Tagaytay second-home zones in Cavite, and select professionally-managed beach enclaves in Batangas.
Expats prefer these Calabarzon neighborhoods for specific reasons:
- Nuvali-Santa Rosa (Laguna): International school access, organized community governance, and Metro Manila proximity appeal to families.
- Tagaytay (Cavite): Cool climate, scenic views, and established tourism infrastructure attract retirees and second-home buyers.
- Batangas beach enclaves: Resort-style living with professional property management suits those seeking vacation lifestyles.
The expat profile in these popular Calabarzon neighborhoods typically includes retirees from Western countries seeking lower cost of living, Asian expats (Korean, Japanese, Chinese) with business ties to the Philippines, and foreign professionals working in Metro Manila who prefer weekend homes outside the city.
Which areas in Calabarzon do locals say are overhyped by foreign buyers?
The Calabarzon areas that locals commonly say are overhyped by foreign buyers are generic Tagaytay condos marketed as sure-fire investments, oversaturated Batangas beach villa clusters, and any property sold primarily on "view premium" without practical livability factors.
Locals believe these Calabarzon areas are overvalued for specific reasons:
- Generic Tagaytay condos: Many units lack parking, views, or unique amenities but are priced as if location alone guarantees returns.
- Crowded Batangas beach strips: Oversupply of similar pool villas means rental income depends on operations, not just owning property.
- View-only properties: Scenic locations without transport access, reliable water, or nearby services create livability headaches.
What foreign buyers typically see in these overhyped Calabarzon areas that locals do not value as highly is the pure aesthetic appeal of views and vacation lifestyle, while locals tend to prioritize practical factors like commute reliability, school quality, hospital access, and year-round utility that sustain long-term property values.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Calabarzon.
Which areas in Calabarzon are considered boring or undesirable by residents?
The Calabarzon areas that residents commonly consider boring or undesirable are remote subdivisions in far Quezon province, sprawling housing projects in distant Cavite with two-plus hour commutes, and isolated agricultural municipalities without commercial amenities or reliable transport.
Residents find these Calabarzon areas boring or undesirable for specific reasons:
- Far Quezon subdivisions: Limited restaurants, malls, and entertainment options plus long travel times to anything interesting.
- Distant Cavite housing projects: Affordable pricing comes with traffic-choked commutes that consume hours daily.
- Rural Laguna-Batangas agricultural towns: Few job opportunities and sparse amenities make daily life inconvenient.
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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. | We used BSP data to understand national price trends and contextualize Calabarzon's performance. We also referenced their methodology to explain why neighborhood-level data requires multiple sources. |
| Bureau of Internal Revenue (BIR) | Official government agency publishing auditable zonal values for taxation. | We used BIR zonal values as the backbone for comparing land prices across Calabarzon areas. We treated these as floor prices since market transactions often exceed them. |
| Asian Development Bank (ADB) | Major multilateral lender documenting funded infrastructure projects. | We used ADB project documentation to validate which infrastructure improvements are real and funded. We relied on their South Commuter Railway pages to identify areas likely to benefit from rail connectivity. |
| PHIVOLCS | Official Philippine volcanology institute publishing hazard maps. | We used PHIVOLCS maps to identify Taal Volcano hazard zones and flag specific areas investors should avoid. We recommend all buyers overlay these maps on their target locations. |
| MGB Region IV-A | Government agency publishing landslide and flood susceptibility maps. | We used MGB geohazard maps to identify landslide-prone areas in Rizal and Quezon provinces. We incorporated their data into our "areas to avoid" recommendations. |
| PAGASA | National weather agency providing flood hazard mapping. | We used PAGASA flood maps to complement MGB data and identify low-lying areas with repeated flooding risk. We recommend buyers check these before purchasing in river plains. |
| Colliers Philippines | Top-tier global real estate consultancy with published research. | We used Colliers quarterly reports to triangulate where demand is strong outside Metro Manila. We referenced their analysis to validate our neighborhood-level observations. |
| LawPhil (Condominium Act) | Widely used legal repository for Philippine statutory text. | We used the Condominium Act text to explain what foreigners can legally own in the Philippines. We referenced this to clarify the condo ownership pathway for foreign buyers. |
| LawPhil (RA 12252) | Official law text for the 99-year lease framework signed in 2025. | We used this to explain the new long-term lease option for foreigners as of September 2025. We clarified where this option applies most in Calabarzon. |
| Airbtics | Data analytics platform tracking short-term rental performance. | We used Airbtics data to provide accurate occupancy rates, daily rates, and revenue estimates for Tagaytay and other Calabarzon vacation rental markets. |
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