Authored by the expert who managed and guided the team behind the Philippines Property Pack
Yes, the analysis of Cebu's property market is included in our pack
Wondering if owning an Airbnb in Cebu is worth the investment in 2026?
This guide covers legality, licensing, realistic revenue, expenses, and profit margins for Cebu short-term rentals.
We constantly update this blog post with current housing prices and Airbnb market data.
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 Cebu.
Insights
- Cebu City hosts 4,200 to 8,300 active Airbnb listings in 2026, making it one of the largest STR markets in the Philippines outside Metro Manila.
- Average Airbnb occupancy in Cebu ranges from 48% to 57%, leaving room for well-optimized listings to significantly outperform.
- One-bedroom units dominate at 85% of listings, meaning 2-bedroom properties face far less competition and can command premium pricing.
- Sinulog Festival in January pushes Cebu Airbnb rates up 50% to 100%, with occupancy often reaching near-full capacity for downtown properties.
- Around 39% of Cebu Airbnb guests are international, with South Koreans making up over 40% of foreign arrivals.
- Cebu recorded over 5 million tourist arrivals in 2024, a 37% jump from the prior year, signaling strong accommodation demand.
- Unlike heavily regulated Western markets, Cebu has no citywide cap on rental nights per year.
- Building house rules, not city ordinances, often determine whether you can legally run an Airbnb in a specific Cebu property.
- Top-performing Cebu hosts achieve 60%+ occupancy and monthly revenues exceeding PHP 55,000, while average performers earn around PHP 32,000.
Can I legally run an Airbnb in Cebu in 2026?
Is short-term renting allowed in Cebu in 2026?
As of the first half of 2026, short-term renting through Airbnb is generally allowed in Cebu, though no single national STR license law explicitly governs it.
The legal framework relies on local business permits, building or condominium rules, and national tax registration rather than dedicated STR-specific regulation.
The most important restriction is obtaining your condominium corporation's approval, since many Cebu listings are in condo buildings that can independently restrict transient guests.
Hosts should also secure a Cebu City business permit, register with the Bureau of Internal Revenue, and follow applicable Department of Tourism guidelines.
Penalties for operating without proper permits include fines, tax liabilities, and potential legal action from condo corporations.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in The Philippines.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in The Philippines.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Cebu as of 2026?
As of the first half of 2026, Cebu has no citywide minimum-stay requirement or maximum nights-per-year cap imposed by local government.
These rules don't differ by property type or host residency status, meaning no official restriction applies regardless of whether you rent a condo, house, or villa.
However, individual condo corporations or HOAs may impose their own minimum-stay rules, so always verify building-specific policies before listing.
Do I have to live there, or can I Airbnb a secondary home in Cebu right now?
Cebu has no residency requirement for Airbnb hosts, so you don't need to live in the property to operate it as a short-term rental.
Secondary home and investment property owners can legally operate STRs in Cebu, and this is the norm, as most listings are "entire home" rentals managed by non-resident owners.
No special permits apply specifically to non-primary residence rentals, though standard business registration and tax compliance remain required.
The main difference between primary and secondary home rentals lies in building rules, as some condo corporations have stricter policies for non-owner-occupied units.
Don't buy the wrong property, in the wrong area of Cebu
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Cebu right now?
Operating multiple Airbnb listings under one name is legally possible in Cebu, and multi-listing hosts are a visible part of the market.
No published maximum exists for properties one person or entity can list for short-term rental in Cebu City.
However, running multiple units increases the importance of proper Cebu City business registration, DTI or SEC registration, and consistent BIR tax compliance across all properties.
Do I need a short-term rental license or a business registration to host in Cebu as of 2026?
As of the first half of 2026, Cebu requires no dedicated STR license, but hosts should secure a standard business permit from Cebu City and register with the BIR for tax purposes.
The process involves obtaining a barangay clearance, then a Mayor's Permit through Cebu City's online system, and separately registering with BIR to receive your Certificate of Registration.
Required documents typically include valid ID, proof of property ownership or lease, barangay clearance, and for condos, building administration approval.
Costs include barangay fees (a few hundred pesos), Mayor's Permit fees based on gross income, and BIR registration (PHP 500 plus PHP 500 annual fee).
Are there neighborhood bans or restricted zones for Airbnb in Cebu as of 2026?
As of the first half of 2026, Cebu City has no published citywide neighborhood bans or restricted zones for Airbnb hosting.
The real restriction risk comes at the building or subdivision level, where individual condo corporations or HOAs can create "STR-friendly" or "STR-hostile" environments through house rules.
Two buildings on the same street could have completely different policies, making due diligence on specific property rules essential before purchasing.
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.
How much can an Airbnb earn in Cebu in 2026?
What's the average and median nightly price on Airbnb in Cebu in 2026?
As of the first half of 2026, the average nightly price for a Cebu City Airbnb is approximately PHP 1,900 to PHP 2,200 (around $33 to $38 USD, EUR 30 to EUR 35).
The typical price range covering 80% of listings falls between PHP 1,200 and PHP 3,500 ($21 to $60 USD, EUR 19 to EUR 55), with most clustering in PHP 1,500 to PHP 2,800.
Location has the biggest impact on pricing, specifically proximity to Cebu IT Park, Cebu Business Park, or tourist areas like Mactan and the Basilica corridor.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Cebu.
How much do nightly prices vary by neighborhood in Cebu in 2026?
As of the first half of 2026, nightly prices range from PHP 1,500 ($26 USD, EUR 24) in outer areas like Talamban or Guadalupe to PHP 4,500+ ($78 USD, EUR 71) in premium Mactan locations like Punta Engano or Mactan Newtown.
The three highest-priced neighborhoods are Punta Engano and Maribago in Lapu-Lapu (PHP 3,200 to PHP 4,500) and Cebu IT Park/Apas (PHP 2,400 to PHP 3,000).
The three lowest-priced neighborhoods are outer Talamban, Banawa, and peripheral Guadalupe (PHP 1,500 to PHP 1,900), though these still attract budget-conscious guests and monthly renters.
What's the typical occupancy rate in Cebu in 2026?
As of the first half of 2026, typical Cebu City Airbnb occupancy ranges from 48% to 57%, depending on data source and measurement period.
The realistic range spans 35% for underperforming properties to 65%+ for well-optimized listings with strong reviews and competitive pricing.
Cebu's occupancy rates are generally in line with or slightly above Philippine national averages, though they trail top markets like Boracay during peak season.
The biggest factor for above-average occupancy is listing quality: professional photography, accurate descriptions, fast responses, and positive reviews.
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What's the average monthly revenue per listing in Cebu in 2026?
As of the first half of 2026, average monthly revenue per Cebu Airbnb listing is approximately PHP 32,000 to PHP 35,000 ($550 to $600 USD, EUR 500 to EUR 550).
The realistic range covering 80% of listings spans PHP 18,000 ($310 USD) for lower performers to PHP 50,000 ($860 USD) for well-optimized properties.
Top performers achieve PHP 55,000 to PHP 70,000 monthly ($950 to $1,200 USD), particularly 2-bedroom units in IT Park or premium Mactan locations. A top-tier listing earning PHP 65,000 monthly translates to about PHP 780,000 annually.
Finally, note that we give here all the information you need to buy and rent out a property in Cebu.
What's the typical low-season vs high-season monthly revenue in Cebu in 2026?
As of the first half of 2026, low-season monthly revenue runs PHP 22,000 to PHP 27,000 ($380 to $465 USD), while high season generates PHP 42,000 to PHP 55,000 ($725 to $950 USD) or more.
Low season falls during July through October (typhoon season, lower tourist traffic), while high season peaks in January (Sinulog), December (holidays), and February.
What's a realistic Airbnb monthly expense range in Cebu in 2026?
As of the first half of 2026, realistic monthly expenses for a Cebu Airbnb range from PHP 12,000 to PHP 28,000 ($210 to $480 USD), depending on property type and management approach.
Electricity typically represents the largest expense at PHP 3,000 to PHP 8,000 monthly depending on air conditioning usage, followed by cleaning and turnover costs.
Hosts should expect to spend 35% to 55% of gross revenue on operating expenses, with self-managed condos at the lower end and professionally managed properties higher.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cebu.
What's realistic monthly net profit and profit per available night for Airbnb in Cebu in 2026?
As of the first half of 2026, realistic monthly net profit for a Cebu Airbnb ranges from PHP 4,000 to PHP 20,000 ($70 to $345 USD), with a midpoint around PHP 12,000. Profit per available night ranges from PHP 130 to PHP 660.
The realistic range spans near break-even for poor performers to PHP 25,000+ ($430 USD) for optimized listings in high-demand locations.
Net profit margins typically fall between 15% and 40% of gross revenue, depending on expense control and pricing strategies.
Break-even occupancy is approximately 30% to 35%, meaning hosts need roughly 9 to 11 nights monthly just to cover operating expenses.
In our property pack covering the real estate market in Cebu, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Cebu as of 2026?
How many active Airbnb listings are in Cebu as of 2026?
As of the first half of 2026, Cebu City has approximately 4,200 to 8,300 active short-term rental listings, varying by data platform and activity definition.
This number has grown steadily, reflecting Cebu's tourism recovery and the continued appeal of STR investments, with consistent year-over-year supply growth.
Which neighborhoods are most saturated in Cebu as of 2026?
As of the first half of 2026, the most saturated Cebu neighborhoods are Cebu IT Park/Apas, Lahug, Cebu Business Park/Luz, Mabolo, and Mactan Newtown.
These areas became saturated because they contain the highest concentration of condos originally built for BPO workers, creating large supplies of investor-owned units that gravitated toward STR use.
Relatively undersaturated neighborhoods include Banilad, Kasambagan, Consolacion, Liloan, and parts of Talisay City, though transport logistics require consideration.
If you want to know more, we have a blog article listing all the top property areas in Cebu.
What local events spike demand in Cebu in 2026?
As of the first half of 2026, main demand-spiking events are Sinulog Festival (January 8-19, Grand Parade January 18), IRONMAN 70.3 Philippines in Mactan (typically August), and Cebu City Charter Day (February 24).
During Sinulog, rates increase 50% to 100% with occupancy approaching 90% to 100% for well-located properties, while IRONMAN boosts Mactan listings by 30% to 60%.
Hosts should adjust pricing 60 to 90 days before major events, setting higher minimum stays (3 to 5 nights) during peak festival days.
What occupancy differences exist between top and average hosts in Cebu in 2026?
As of the first half of 2026, top-performing Cebu hosts achieve 60% to 83% occupancy, with the top 10% reaching 83% or higher.
Average hosts achieve 48% to 57%, while underperformers (bottom quartile) see just 18% to 35% occupancy.
New hosts typically take 3 to 6 months to reach top-performer levels, assuming professional photography, competitive pricing, and responsive communication from the start.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Cebu.
What amenities do nearly all competitors offer in Cebu right now?
In Cebu's 2026 Airbnb market, nearly all competitors offer air conditioning (98%), WiFi (94%), kitchen (85%), and TV (81%).
Air conditioning is non-negotiable in Cebu's tropical climate, making it table stakes rather than a differentiator.
Differentiating amenities include workspace setups, dedicated parking, pool access, and balconies with city or sea views.
Which price points are most crowded, and where's the "white space" for new hosts in Cebu right now?
The most crowded price range is PHP 1,800 to PHP 2,800 ($31 to $48 USD), where most 1-bedroom condos compete head-to-head.
White space exists at premium tiers above PHP 3,500 ($60 USD) for 2-bedroom units or villas with pools, and in extended-stay segments targeting 30+ night bookings.
Properties that succeed in underserved segments include 2+ bedroom units near IT Park, work-from-home-friendly spaces, or Mactan properties with unique features like pool access.
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What property works best for Airbnb demand in Cebu right now?
What bedroom count gets the most bookings in Cebu as of 2026?
As of the first half of 2026, 1-bedroom units get the most bookings in Cebu because they dominate supply and match the core guest profile of solo travelers, couples, and business visitors.
The breakdown shows 1-bedroom at 85% of listings and bookings, 2-bedroom at 12%, and 3-bedroom+ at just 3%.
One-bedrooms perform best because Cebu's market is shaped by BPO workers, couples on getaways, and solo travelers prioritizing affordability over space.
What property type performs best in Cebu in 2026?
As of the first half of 2026, condos and apartments perform best for consistent, low-friction hosting, though houses and villas generate higher per-booking revenue for groups and families.
Condos average 50% to 58% occupancy, while houses and villas achieve 35% to 50% but at significantly higher nightly rates.
Condos outperform for most hosts because they offer standardized amenities, easier operations, lower maintenance, and strong booking flow from business travelers and city-break tourists.
What location traits boost bookings in Cebu right now?
Key booking-boosting traits are walkable access to Cebu IT Park or Business Park for city stays, beach and resort proximity in Mactan for leisure travelers, and easy airport access for short trips.
For city properties, being within 15 minutes of major malls (Ayala, SM), hospitals, and Lahug/Mabolo dining hubs improves appeal significantly.
For Mactan properties, proximity to Punta Engano resort strip, Maribago beaches, and Mactan Newtown drives premium pricing.
During Sinulog, properties near the Basilica and downtown parade route see the strongest demand spikes.
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 Cebu, 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.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| AirDNA Cebu City | Leading STR data provider with transparent methodology based on observed listings and bookings. | We used it for occupancy, ADR, RevPAR, supply, unit mix, and amenity data. We converted metrics to PHP using transparent formulas. |
| Airbtics Cebu City | Specialized STR analytics platform providing market-specific metrics based on real listing data. | We cross-referenced ADR, occupancy, and revenue figures against AirDNA to validate estimates. |
| BSP Exchange Rate Bulletin | The Philippines' central bank publishes official reference exchange rates. | We used it to anchor USD to PHP conversions at approximately PHP 58 per dollar. |
| MCIAA Airport Statistics | Official airport authority publishes operational traffic statistics. | We used it to validate demand drivers and seasonality around inbound travel. |
| SunStar Cebu Sinulog 2026 | Major local newspaper publishing official event schedules. | We used it to pin down 2026 demand spike windows and event-driven pricing strategies. |
| IRONMAN 70.3 Philippines | Official event organizer's website for verifiable event details. | We used it to validate sports tourism demand spikes centered on Mactan. |
| Cebu City Permits Portal | Official Cebu City government service portal. | We used it to anchor business permit requirements for STR hosts. |
| BIR NewBizReg | National tax authority's official registration channel. | We used it to support tax registration requirements for hosts. |
| Airbnb Philippines Tax Guide | Official Airbnb publication on Philippine tax compliance. | We used it to triangulate BIR compliance expectations for hosts. |
| Airbnb Regulations Help Center | Airbnb's official compliance guidance for hosts. | We used it to reinforce local rule compliance requirements. |
| Condominium Act (RA 4726) | Direct copy of Philippine statute from established legal repository. | We used it as legal backbone for condo governance affecting STR feasibility. |
| SunStar Central Visayas Tourism | Major newspaper citing official DOT-7 regional data. | We used it to quantify 7.5 million regional arrivals supporting STR demand. |
| Daily Tribune Cebu Arrivals | Mainstream publication citing DOT-7 official figures. | We used it to cross-check 5+ million Cebu arrivals, reducing single-source risk. |
| AirROI Cebu City | STR analytics platform providing performance tier data. | We used it for top 10%, median, and bottom 25% performance breakdowns. |
| Cebu Daily News Sinulog 2026 | Major local publication with official event announcements. | We used it to verify dates and 4-5 million visitor projections. |
| Airbnb Responsible Hosting PH | Official Airbnb guidance for Philippine hosts. | We used it to frame tax and safety compliance expectations. |
| DTI Business Registration | Official DTI portal for sole proprietor registration. | We used it to support business registration pathways for hosts. |
| Cebu Daily News Tourist Arrivals | Local publication reporting official DOT-7 nationality data. | We used it to understand guest composition, including 40%+ South Korean share. |
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.
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