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
Buying property in Cebu is a major decision, and you want to know whether the timing is right before you commit.
This article breaks down real data on Cebu's housing prices, market conditions, and what local factors could push prices up or down in 2026.
We constantly update this blog post with fresh numbers so you get the most current picture of Cebu's real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Cebu.
So, is now a good time?
Rather yes, January 2026 is a reasonable time to buy property in Cebu if you negotiate well and pick the right location.
The strongest signal is that mortgage conditions have improved, with the BSP policy rate cut to 4.5% by December 2025, making financing more affordable than in recent years.
Another strong signal is that Cebu is clearly in a buyer-leaning market for condos, with developers offering promos and discounts due to heavy supply in the pipeline.
Cebu's demand fundamentals remain solid thanks to tourism recovery (over 7.5 million arrivals in Central Visayas in 2024), strong IT-BPM employment, and healthy airport traffic supporting rental demand.
The best strategy is to focus on well-located condos or apartments in proven tenant zones like Lahug, Cebu IT Park, or Cebu Business Park edge, negotiate hard on price, and plan to rent out for steady income.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase decision.
Is it smart to buy now in Cebu, or should I wait as of 2026?
Do real estate prices look too high in Cebu as of 2026?
As of January 2026, property prices in Cebu do not look dramatically overheated because the national housing price trend from the BSP shows cooling rather than runaway growth, and Cebu-specific forecasts from Colliers project only around 5% annual price growth through 2028.
One clear on-the-ground signal is that developers in Cebu have been offering ready-for-occupancy promos and incentives, which typically happens when sellers need to attract buyers rather than the other way around.
Another supporting sign is that Cebu's condo stock is projected to reach around 93,100 units by 2026, meaning buyers have plenty of options and are not competing desperately for limited inventory.
You can also read our latest update regarding the housing prices in Cebu.
Does a property price drop look likely in Cebu as of 2026?
As of January 2026, the likelihood of a big property price crash in Cebu is low, but selective softening in investor-heavy condo segments is a medium probability given the substantial supply pipeline.
The plausible price change range for Cebu over the next 12 months looks like flat to modest single-digit growth for most segments, with possible micro-corrections of 5% to 10% in oversupplied condo pockets.
The single most important macro factor that would increase the odds of a price drop in Cebu is a sharp tightening of credit conditions or a sudden spike in interest rates, which would squeeze buyer affordability.
However, this scenario looks unlikely in the near term because the BSP has been easing rates (down to 4.5% in December 2025) and signaled a cautious approach, so credit tightening is not the base case for Cebu in early 2026.
Finally, please note that we cover the price trends for next year in our pack about the property market in Cebu.
Could property prices jump again in Cebu as of 2026?
As of January 2026, the likelihood of a renewed broad price surge across all of Cebu is low to medium, but specific pockets like well-located family homes or scarcity-driven neighborhoods could see stronger gains.
The plausible upside price change for Cebu over the next 12 months is around 3% to 7% in the strongest segments, with less movement in oversupplied condo areas.
The single biggest demand-side trigger that could push Cebu prices higher is continued migration of IT-BPM jobs and tourism-related employment into the city, combined with further rate cuts making mortgages even more affordable.
Please also note that we regularly publish and update real estate price forecasts for Cebu here.
Are we in a buyer or a seller market in Cebu as of 2026?
As of January 2026, Cebu's residential property market leans toward buyers, especially in the condo and apartment segments where supply is heavy and developers are competing for purchasers.
The months-of-inventory equivalent in Cebu's condo market suggests above-balanced levels, meaning there are more units available than buyers actively absorbing, which typically gives buyers more time and more bargaining power.
Developer promos and ready-for-occupancy discounts reported by Colliers serve as a proxy for price reductions, signaling that sellers are working harder to close deals and that buyer leverage is real in Cebu right now.
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.
Are homes overpriced, or fairly priced in Cebu as of 2026?
Are homes overpriced versus rents or versus incomes in Cebu as of 2026?
As of January 2026, homes in Cebu appear reasonably priced relative to rents in the mid-market segment, with gross rental yields typically ranging from 4% to 7% for condos and apartments, though affordability versus local incomes remains stretched for many households.
The price-to-rent ratio in Cebu for a typical mid-market condo (say PHP 4.5 million renting at PHP 25,000 per month) implies roughly 15 years of rent to equal the purchase price, which is within a reasonable range for Philippine cities.
The price-to-income multiple in Cebu is more challenging, as PIDS research confirms that many Filipino households face affordability constraints, meaning upper-aspirational pricing often looks stretched while well-priced mid-market units remain accessible to employed renters and young professionals.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cebu.
Are home prices above the long-term average in Cebu as of 2026?
As of January 2026, Cebu home prices are not dramatically above any clear long-term average because no single official Cebu-only house price index exists publicly, but the national BSP trend shows cooling from prior highs rather than overheating.
The recent 12-month price change in Cebu condos has been modest, with Colliers projecting around 5% annual growth, which is slower than the double-digit jumps some markets saw in the pandemic recovery period.
In inflation-adjusted terms, Cebu prices are likely close to or slightly below prior cycle peaks when you account for the cumulative inflation Central Visayas has experienced, meaning real purchasing power has not been eroded by runaway price growth.
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What local changes could move prices in Cebu as of 2026?
Are big infrastructure projects coming to Cebu as of 2026?
As of January 2026, the most price-relevant infrastructure story in Cebu is the continued impact of the CCLEX (Cebu-Cordova Link Expressway), which is already operational and structurally boosting property values along the SRP corridor and in Cordova and Lapu-Lapu areas connected to Mactan.
Because CCLEX is already built and operating, the timeline question shifts to ongoing road improvements and potential future transit projects, though no single new mega-project with a firm delivery date is dominating headlines in early 2026.
For the latest updates on the local projects, you can read our property market analysis about Cebu here.
Are zoning or building rules changing in Cebu as of 2026?
The most important zoning change in Cebu recently is the new Comprehensive Zoning Ordinance signed in June 2025, which updates land use rules across Cebu City and can shift what gets built where.
As of January 2026, the net effect of this zoning update on prices is still unfolding, but areas that become more development-friendly may see more future supply (tempering price growth), while areas with tighter restrictions could become more scarcity-driven and see values hold or rise.
The type of area most affected by these zoning changes in Cebu includes transitional zones near the urban core, areas along major corridors like SRP and Guadalupe, and neighborhoods where density allowances may increase or decrease based on the new ordinance.
Are foreign-buyer or mortgage rules changing in Cebu as of 2026?
As of January 2026, no major foreign-buyer or mortgage rule changes are expected in Cebu, so the existing framework where foreigners cannot own land and face condo ownership caps remains in place, while mortgage conditions are improving due to BSP rate cuts.
The most relevant development for foreign buyers is simply enforcement of existing rules, as the Philippine Condominium Act continues to limit foreign ownership to 40% of a building's total units, with no new restrictions or relaxations on the horizon.
For mortgages, the key shift is that the BSP cut the policy rate to 4.5% in December 2025, which typically translates into lower bank lending rates, making financing more accessible for qualified buyers in Cebu.
You can also read our latest update about mortgage and interest rates in The Philippines.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Philippines versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Cebu as of 2026?
Is the renter pool growing faster than new supply in Cebu as of 2026?
As of January 2026, the balance between renter demand and new rental supply in Cebu is tight in prime areas but tilted toward oversupply in condo-heavy segments, meaning landlords in the best locations still find tenants while generic units face more competition.
The strongest demand signal in Cebu comes from the IT-BPM sector, which continues to employ tens of thousands of workers who typically rent near business districts like Cebu IT Park and Cebu Business Park, plus tourism recovery bringing over 7.5 million visitors to Central Visayas in 2024.
On the supply side, Cebu's condo completions have been substantial, with around 10,500 units delivered in Metro Cebu in 2023 alone and more in the pipeline through 2026, which means landlords must price competitively to fill units quickly.
Are days-on-market for rentals falling in Cebu as of 2026?
As of January 2026, there is no official days-on-market series for Cebu rentals, but our best estimate is that correctly priced units in prime tenant nodes like Lahug, Cebu IT Park, and Mactan Newtown are renting within 2 to 4 weeks, while overpriced or poorly located units can sit for months.
The difference in rental absorption between best areas and weaker areas in Cebu is significant: a well-priced studio in Cebu Business Park edge may rent in under 3 weeks, while a similar unit in a less connected barangay could take 8 weeks or longer.
One common reason days-on-market falls in Cebu's prime areas is seasonal demand from the influx of new IT-BPM hires and returning overseas workers, which peaks in the first and third quarters when companies ramp up staffing.
Are vacancies dropping in the best areas of Cebu as of 2026?
As of January 2026, vacancy trends in Cebu's best rental areas like Lahug, Cebu IT Park, Apas, Cebu Business Park edge, Banilad, and Mactan Newtown are generally stable to slightly tightening, though new building completions keep vacancies from dropping dramatically.
In these best areas, vacancy rates are typically lower than the overall Cebu condo market because tenant demand from IT-BPM workers, airport-linked employment, and young professionals concentrates in these walkable, amenity-rich neighborhoods.
One practical sign that these areas are tightening first is when landlords start receiving multiple inquiries within the first week of listing, or when tenants begin accepting units sight-unseen to secure desirable locations in Cebu.
By the way, we've written a blog article detailing what are the current rent levels in Cebu.
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Am I buying into a tightening market in Cebu as of 2026?
Is for-sale inventory shrinking in Cebu as of 2026?
As of January 2026, for-sale inventory in Cebu's condo market is not shrinking but rather growing, as Colliers projects total condo stock to reach around 93,100 units by 2026, meaning buyers have more choices rather than fewer.
The months-of-supply equivalent in Cebu condos suggests a buyer-friendly level, likely above 6 months in many segments, compared to the 3 to 4 months that would indicate a balanced or seller-leaning market.
Are homes selling faster in Cebu as of 2026?
As of January 2026, the median time-to-sell for homes in Cebu is not uniformly speeding up because the heavy condo supply pipeline keeps competition intense, though well-priced units in the PHP 3.2 million to PHP 7 million range move relatively quickly.
Year-over-year, selling times in Cebu have been relatively stable rather than dramatically improving, as buyer caution and ample inventory offset the benefits of lower interest rates.
Are new listings slowing down in Cebu as of 2026?
As of January 2026, new for-sale listings in Cebu are not slowing down in the way buyers might hope, because developer launches and project completions continue to feed the market, especially in the condo segment.
Cebu's listing pattern typically sees more activity in the first half of the year as developers push sales targets, with some cooling in the rainy season months, but the current level is not unusually low given the robust pipeline.
Is new construction failing to keep up in Cebu as of 2026?
As of January 2026, new construction in Cebu is not failing to keep up with demand in the condo segment, where the opposite risk exists: supply may be outpacing absorption in some pockets, though well-located landed homes face genuine scarcity due to limited land.
The recent trend in Cebu shows steady completions, with around 10,500 condo units delivered in 2023 and more expected through 2026, indicating that developers have been active and the construction pipeline is full.
For landed homes like houses, townhouses, and duplexes in prime school and job corridors, the biggest bottleneck is available land, as desirable lots in established Cebu neighborhoods are finite and not easily expandable.
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.
Will it be easy to sell later in Cebu as of 2026?
Is resale liquidity strong enough in Cebu as of 2026?
As of January 2026, resale liquidity in Cebu is moderate overall but strongest in proven demand zones like Cebu IT Park, Lahug, Cebu Business Park edge, Banilad, and select Mactan areas near the airport, where buyer pools are deepest.
The median days-on-market for resale homes in these strong Cebu neighborhoods is likely in the 60 to 120 day range for realistically priced units, which is acceptable liquidity but not the rapid turnover you see in undersupplied markets.
The property characteristic that most improves resale liquidity in Cebu is location near major employment hubs and transport links, as units within walking distance of IT Park or near CCLEX access points attract both investors and end-users.
Is selling time getting longer in Cebu as of 2026?
As of January 2026, selling time in Cebu for condos is more likely to be flat or slightly longer than a year ago because supply competition remains intense, though sellers who price realistically can still transact within a reasonable timeframe.
The current median days-on-market in Cebu ranges widely, from around 60 days for well-priced units in top locations to 180 days or more for overpriced or poorly positioned properties, so pricing strategy matters enormously.
One clear reason selling time can lengthen in Cebu is affordability pressure on buyers, as local incomes have not kept pace with asking prices in some segments, forcing sellers to wait longer or reduce prices to find qualified purchasers.
Is it realistic to exit with profit in Cebu as of 2026?
As of January 2026, the likelihood of exiting with profit in Cebu is medium, depending heavily on buying at a discount, choosing a strong location, and holding long enough to ride out the current supply wave.
The minimum holding period in Cebu that typically makes exiting with profit realistic is around 5 to 7 years, allowing time for capital appreciation to outpace transaction costs and for the market to absorb current supply.
The total round-trip cost drag in Cebu, including buying costs like transfer taxes and fees plus selling costs like agent commissions and capital gains tax, typically runs around 10% to 15% of the property value (roughly PHP 450,000 to PHP 1 million on a PHP 6 million unit, or about USD 10,000 to USD 18,000 / EUR 9,000 to EUR 16,500).
The factor that most increases profit odds in Cebu is buying below typical asking prices during the current buyer-friendly market, as the promos and discounts available in 2026 can effectively build in equity from day one.
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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 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 and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bangko Sentral ng Pilipinas (BSP) | The Philippine central bank and official source for housing price indicators. | We used BSP data to anchor the big-picture price cycle and determine if Philippine housing prices are accelerating or cooling. This helped us set the national baseline for Cebu analysis. |
| Reuters | Top-tier international wire service with precise central bank reporting. | We used Reuters to confirm the BSP policy rate cut to 4.5% in December 2025. This established the financing backdrop for buyers entering the Cebu market in January 2026. |
| BusinessWorld | Major Philippine business newspaper with direct BSP attribution. | We used BusinessWorld as secondary confirmation of the interest rate environment. This supported our narrative that mortgage conditions are easing for Cebu buyers. |
| Colliers Philippines (Cebu Report) | Global real estate advisory with consistent research methodology. | We used Colliers for Cebu-specific data on condo take-up, completions, and forward supply. This gave us ground truth on the local supply pipeline and expected price growth pace. |
| Colliers Philippines (Q1 2025) | Major brokerage research house with quarterly market summaries. | We used this report to understand developer promo activity and take-up outside Metro Manila. This supported our assessment that Cebu is currently a buyer-leaning market. |
| Property Report | Long-running regional real estate publication with Colliers-attributed projections. | We used Property Report for Cebu condo stock projections through 2026. This reinforced our supply wave analysis and helped quantify inventory levels. |
| PSA Central Visayas | National statistics authority's regional office with official inflation data. | We used PSA data to estimate local cost pressures and affordability stress for households. This helped us assess real price positioning in Cebu. |
| Philippine Information Agency (PIA) | Government information arm reporting official DOT-7 tourism figures. | We used PIA data showing 7.5 million tourist arrivals in Central Visayas in 2024. This supported our demand driver analysis for Cebu rentals and the broader economy. |
| MCIAA (Airport Authority) | Official airport authority portal with passenger and flight volume data. | We used MCIAA statistics as a real-world proxy for business and visitor flow into Cebu. This validated connectivity-driven demand in Lapu-Lapu and Mactan areas. |
| IBPAP | Industry association representing a key employment engine in the Philippines. | We used IBPAP data to support the tenant pool thesis for Cebu. IT-BPM jobs drive rental demand near Cebu IT Park and Cebu Business Park. |
| PIDS (Philippine Institute for Development Studies) | Government think tank with formal housing affordability research. | We used PIDS to frame affordability tests based on income rather than gut feeling. This explained why overpricing often shows up first as affordability strain. |
| Cebu Daily News | Part of a major national news organization with local Cebu reporting. | We used Cebu Daily News to flag the 2025 zoning ordinance signing. This is a real regulatory change that can shift land values and development patterns. |
| Bureau of Internal Revenue (BIR) | Official tax authority source for zonal values used in transaction taxes. | We used BIR as a reference for declared values and transaction cost estimates. This reminded us that market price does not equal tax basis. |
| LawPhil | Legal reference site hosting Philippine statutes including property laws. | We used LawPhil to confirm the framework for foreign ownership restrictions in Philippine condos. This ensured accuracy on the legal backdrop for international buyers. |
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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