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 how much a home costs in Cebu right now?
This blog post covers the current housing prices in Cebu as of January 2026, and we constantly update it with fresh data so you always get the latest numbers.
Whether you're looking at condos in IT Park or family homes in Mandaue, we break down everything you need to know.
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
- The median Cebu housing price in 2026 sits at around ₱14.8 million ($252,000), but the average jumps to ₱25.5 million because luxury listings pull it up significantly.
- Cebu property prices rose about 3.8% year-on-year, but after adjusting for inflation, the real growth was closer to 2.2% in 2025.
- New builds in Cebu typically cost 10% to 20% more than comparable existing homes, mainly because of better amenities and warranties.
- Waterfront condos in Mactan and Punta Engaño command the highest price per square meter in Cebu, often exceeding ₱400,000 per sqm for premium units.
- Buyers in Cebu should expect to negotiate 6% to 12% off listing prices, with houses and luxury properties offering the most room for bargaining.
- Condos make up about 55% of the Cebu residential market inventory, making them the most common property type available for individual buyers.
- Entry-level Cebu properties start around ₱3.5 million to ₱6 million, typically compact condos of 25 square meters in areas like Tipolo or Mandaue.
- Over the past decade, Cebu housing prices have risen an estimated 70% to 90% in nominal terms, driven by BPO job growth and limited prime land.
What is the average housing price in Cebu in 2026?
The median housing price is more useful than the average in Cebu because a few high-end luxury listings can dramatically inflate the average, while the median shows what a typical buyer actually pays.
We are writing this as of January 2026, using the latest data collected from the Bangko Sentral ng Pilipinas and major property portals, which we manually cross-checked for accuracy.
The median housing price in Cebu in 2026 is ₱14.8 million (around $252,000 or €214,000), while the average housing price is ₱25.5 million (around $435,000 or €369,000). The big gap between these two numbers tells you that Cebu has a wide range of properties, with some luxury listings pushing the average much higher than what most buyers will actually spend.
About 80% of residential properties in the Cebu market in 2026 fall within a price range of ₱4.5 million to ₱54 million (roughly $77,000 to $925,000).
A realistic entry-level budget in Cebu in 2026 would be ₱3.5 million to ₱6 million (around $60,000 to $102,000), which typically gets you a compact one-bedroom condo of about 25 square meters in areas like Tipolo or Mandaue.
Luxury properties in Cebu in 2026 generally range from ₱55 million to ₱250 million (around $935,000 to $4.25 million), and at this level you could find a large seven-bedroom family home in upscale Banilad with around 200 square meters of living space.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cebu.
Are Cebu property listing prices close to the actual sale price in 2026?
In Cebu, buyers typically pay about 6% to 12% below the listed asking price, depending on the property type.
Condos in Cebu tend to sell around 6% to 8% below list price because they have more standardized pricing and faster turnover. Houses and luxury properties see bigger discounts of 8% to 15% because sellers often set higher initial prices expecting negotiation, and bank appraisals can force prices down when buyers need financing.
Get fresh and reliable information about the market in Cebu
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What is the price per sq m or per sq ft for properties in Cebu in 2026?
As of January 2026, the median price per square meter in Cebu is ₱140,000 (around $2,400 or €2,000), while the average is ₱158,000 per sqm (around $2,700 or €2,300). In square feet, that translates to a median of about ₱13,000 per sqft ($221) and an average of ₱14,650 per sqft ($249).
Waterfront and sea-view condos in Mactan and prime CBD locations near IT Park command the highest price per square meter in Cebu in 2026 because of location scarcity and premium amenities, while areas farther from job centers or with older building stock have the lowest rates.
In Cebu in 2026, neighborhoods like Kasambagan and Subangdaku have the highest prices per square meter, often ranging from ₱185,000 to ₱345,000 per sqm. On the lower end, areas like Basak and Canduman typically range from ₱62,000 to ₱117,000 per sqm, offering more affordable options for budget-conscious buyers.
How have property prices evolved in Cebu?
Compared to one year ago, Cebu housing prices in 2026 are up about 3.8% based on official central bank data. This growth was partly driven by more high-end projects entering the market, which pushed average prices higher even though typical homes saw more modest increases.
Looking back roughly two years, Cebu property prices have continued their steady upward trend, with cumulative gains estimated around 6% to 8% in nominal terms. Interest rates and bank lending standards kept price growth from accelerating too fast, as buyer budgets remained sensitive to financing conditions.
By the way, we've written a blog article detailing the latest updates on property price variations in Cebu.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Cebu.
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 do prices vary by housing type in Cebu in 2026?
In the Cebu property market in 2026, condos make up about 55% of available inventory, houses account for around 35%, townhouses about 7%, and luxury villas or specialty properties the remaining 3%, reflecting the strong demand for vertical living near urban job centers.
Average prices vary significantly by property type in Cebu as of January 2026. Compact condos (studios and small one-bedrooms) average around ₱4.2 million ($71,000 or €60,000), mid-size condos with one to two bedrooms average ₱9.4 million ($159,000 or €135,000), and family condos with two to three bedrooms average ₱19.6 million ($333,000 or €283,000). Large condos and penthouses average ₱36.9 million ($627,000 or €532,000), townhouses and compact houses average ₱10 million ($169,000 or €144,000), and detached family homes or villas average ₱43.6 million ($743,000 or €630,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Cebu?
- How much should you pay for a house in Cebu?
- How much should you pay for an apartment in Cebu?
- How much should you pay for a condo in Cebu?
- How much should you pay for a studio in Cebu?
How do property prices compare between existing and new homes in Cebu in 2026?
New construction properties in Cebu in 2026 typically cost 10% to 20% more than comparable existing homes in the same location and size category.
This premium exists because new builds come with modern amenities, better finishing quality, and developer warranties, while older units often need renovation and may have less efficient layouts or limited parking options.
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How do property prices vary by neighborhood in Cebu in 2026?
In the IT Park area of Cebu City, you mainly find mid-size condos popular with young professionals and investors seeking rental income. Prices in IT Park in January 2026 range from about ₱10 million to ₱29 million ($172,000 to $493,000), driven by walkable access to offices, restaurants, and shopping.
Banilad in Cebu City attracts families and expats looking for larger homes and a quieter, more established neighborhood feel. Property prices in Banilad in 2026 range from ₱3 million to ₱50 million ($52,000 to $851,000), with the wide range reflecting everything from older townhouses to high-end family estates.
Punta Engaño on the Mactan side is known for resort-style beachfront living and sea views, attracting both expats and vacation home buyers. Prices in Punta Engaño in January 2026 range from about ₱10 million to ₱41 million ($169,000 to $704,000), with premium waterfront units commanding some of the highest per-sqm rates in Metro Cebu.
You will find a much more detailed analysis by areas in our property pack about Cebu. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range (PHP / $) | Avg per sqm (PHP / $) | Avg per sqft (PHP / $) |
|---|---|---|---|---|
| IT Park | Commute + rentals | ₱10M - 29M / $172k - 493k | ₱163k - 279k / $2,800 - 4,750 | ₱15k - 26k / $258 - 442 |
| Banilad | Family + expat | ₱3M - 50M / $52k - 851k | ₱100k - 156k / $1,700 - 2,660 | ₱9.3k - 14.5k / $158 - 247 |
| Lahug | Commute + hillside | ₱5.9M - 18M / $101k - 306k | ₱137k - 242k / $2,340 - 4,125 | ₱12.8k - 22.5k / $217 - 383 |
| Kasambagan | Premium central | ₱13.7M - 69M / $233k - 1.18M | ₱266k - 345k / $4,530 - 5,870 | ₱24.7k - 32k / $421 - 546 |
| Guadalupe | Central + family | ₱14.7M - 42M / $250k - 714k | ₱94k - 207k / $1,600 - 3,530 | ₱8.8k - 19.3k / $149 - 328 |
| Mactan | Beach + airport | ₱8M - 19.2M / $136k - 327k | ₱58k - 195k / $987 - 3,313 | ₱5.4k - 18k / $92 - 308 |
| Punta Engaño | Luxury beachfront | ₱10M - 41M / $169k - 704k | ₱104k - 418k / $1,770 - 7,110 | ₱9.7k - 38.8k / $164 - 660 |
| Maribago | Resort living | ₱12.9M - 20.2M / $219k - 344k | ₱78k - 152k / $1,330 - 2,590 | ₱7.3k - 14.1k / $123 - 240 |
| Subangdaku | Value + commute | ₱10M - 30M / $170k - 513k | ₱184k - 259k / $3,140 - 4,400 | ₱17.1k - 24k / $292 - 409 |
| Tipolo | Starter + mid | ₱3.8M - 6.9M / $65k - 118k | ₱174k - 201k / $2,965 - 3,415 | ₱16.2k - 18.6k / $275 - 317 |
| Canduman | Family suburb | ₱4.7M - 14.5M / $80k - 247k | ₱65k - 117k / $1,110 - 1,990 | ₱6.1k - 10.9k / $103 - 185 |
| Basak | Value suburb | ₱10M - 21.6M / $170k - 368k | ₱62k - 73k / $1,050 - 1,240 | ₱5.7k - 6.8k / $98 - 115 |
How much more do you pay for properties in Cebu when you include renovation work, taxes, and fees?
When you add up taxes, fees, and potential renovation costs, buyers in Cebu in 2026 should expect to pay roughly 10% to 25% on top of the purchase price, depending on the property condition and type.
If you buy a property in Cebu for around $200,000 (about ₱11.75 million), you might pay an additional ₱1.3 million to ₱1.8 million ($22,000 to $31,000) for taxes, fees, and a basic condo refresh. That brings your total cost to roughly ₱13 million to ₱13.5 million ($221,000 to $230,000).
For a $500,000 property in Cebu (about ₱29.4 million), expect additional costs of around ₱4.4 million to ₱5.9 million ($75,000 to $100,000) covering taxes, registration, and moderate renovation work. Your all-in cost would be approximately ₱33.8 million to ₱35.3 million ($575,000 to $600,000).
At the $1,000,000 level in Cebu (about ₱58.8 million), total additional costs often reach ₱10 million to ₱14 million ($170,000 to $238,000), especially if you are buying a house that needs updating. That puts your final investment at roughly ₱69 million to ₱73 million ($1.17 million to $1.24 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cebu
| Expense | Type | Estimated Cost Range (PHP / $) and Explanation |
|---|---|---|
| Documentary Stamp Tax (DST) | Tax | About 1.5% of the property value. For example, on a ₱15 million property, DST would be around ₱225,000 ($3,800). This is a standard transfer tax required by the Bureau of Internal Revenue. |
| Capital Gains Tax (CGT) | Tax | Typically 6% of the selling price or zonal value, whichever is higher. While officially the seller's responsibility, this often affects negotiation and final pricing. On a ₱15 million sale, CGT would be ₱900,000 ($15,300). |
| Transfer Tax (LGU) | Tax | Usually around 0.5% of the property value, paid to the local government unit. On a ₱15 million property, expect about ₱75,000 ($1,275). Rates can vary slightly by municipality in Metro Cebu. |
| Registration and Title Fees | Fee | Typically 0.25% to 0.5% of the property value, paid to the Land Registration Authority. For a ₱15 million property, budget ₱37,500 to ₱75,000 ($640 to $1,275). Exact fees depend on the complexity of the transfer. |
| Notary and Documentation | Fee | Usually 0.5% to 1% of the property value for notarial services and document preparation. On a ₱15 million purchase, this ranges from ₱75,000 to ₱150,000 ($1,275 to $2,550). Costs vary by attorney and transaction complexity. |
| Condo Renovation or Refresh | Renovation | Expect 5% to 12% of purchase price for painting, fixtures, and minor updates. On a ₱10 million condo, budget ₱500,000 to ₱1.2 million ($8,500 to $20,400). Newer units need less work than older resale properties. |
| House Renovation | Renovation | Budget 10% to 25% of purchase price for houses, which often need more extensive work. On a ₱20 million house, that is ₱2 million to ₱5 million ($34,000 to $85,000). Older homes or those needing structural work fall at the higher end. |
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 properties can you buy in Cebu in 2026 with different budgets?
With $100,000 (about ₱5.9 million) in Cebu in January 2026, you could buy a one-bedroom condo of around 25 sqm in Tipolo, Mandaue (existing home), a one-bedroom condo of about 24 sqm in Punta Engaño, Lapu-Lapu (existing), or a one-bedroom condo of roughly 36 sqm in Lahug, Cebu City (existing).
With $200,000 (about ₱11.75 million) in Cebu, your options expand to a two-bedroom condo of around 61 sqm in Cebu City (existing home), a three-bedroom house of about 140 sqm in Lapu-Lapu (existing), or a two-bedroom condo of roughly 73 sqm in Mactan, Lapu-Lapu (existing).
With $300,000 (about ₱17.6 million) in Cebu in 2026, you could purchase a four-bedroom house of around 200 sqm in Mandaue (existing home), a three-bedroom condo of about 73 sqm in Mactan, Lapu-Lapu (existing), or a four-bedroom house of roughly 180 sqm in Cebu City (existing).
With $500,000 (about ₱29.4 million) in Cebu, you could afford a four-bedroom house of around 250 sqm in Cebu City (existing home), a large condo of about 120 sqm in the IT Park area, Cebu City (existing), or a three-bedroom condo of roughly 201 sqm in Punta Engaño, Lapu-Lapu (existing).
With $1,000,000 (about ₱58.8 million) in Cebu in January 2026, your choices include a five-bedroom house of around 350 sqm in Cebu City (existing home), a four-bedroom house of about 400 sqm in Mandaue (existing), or a high-end condo of roughly 150 to 200 sqm in prime Mactan-side locations (existing).
With $2,000,000 (about ₱117.5 million) in Cebu, you enter the luxury market and could purchase a four-bedroom house of around 566 sqm in Busay, Cebu City (existing home), a six-bedroom house of about 500 sqm in Labogon, Mandaue (existing), or a five-bedroom house of roughly 450 sqm in Cabancalan, Mandaue (existing).
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cebu.
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 (RPPI) | The Philippines' central bank publishing an official housing price index based on banking-system data. | We used it to track how Cebu prices changed over time using the Metro Cebu RPPI series. We also used it as a reality check so our listing-based price snapshot stays aligned with official trends. |
| European Central Bank (ECB) | A major central bank publishing a transparent daily reference-rate table for currency conversions. | We used it to convert PHP amounts into USD and EUR using the same reference date for consistency. We disclosed the exact FX assumptions so readers can verify or redo the math. |
| BSP Reference Exchange Rate Bulletin | The central bank's official daily exchange-rate publication for the Philippine peso. | We used it as a cross-check that our USD/PHP conversion is accurate for the period. We recommend it as the official source for readers wanting to verify PHP exchange rates. |
| Dot Property (Cebu City Condos) | A large property portal with structured listing fields that can be verified listing-by-listing. | We used it to build a January 2026 asking-price snapshot with median, average, and price ranges. We also used it to estimate neighborhood ranges and real current listing examples. |
| Dot Property (Cebu City Houses) | Same portal with verifiable data, ensuring our snapshot covers houses as well as condos. | We used it to balance the snapshot so it represents the full market, not just condos. We also used it to populate higher-end and family-home examples. |
| Dot Property (Lapu-Lapu Condos) | Lapu-Lapu and Mactan form a distinct submarket with different pricing dynamics. | We used it to isolate beach and airport-driven pricing in the Mactan area. We also used it for expat-popular and luxury waterfront examples. |
| Dot Property (Lapu-Lapu Houses) | Provides house listings in the Mactan area to complement condo data. | We used it to capture the full range of residential options in Lapu-Lapu. We included it to ensure family homes and larger properties are represented. |
| Dot Property (Mandaue Condos) | Mandaue often offers more value-oriented options compared to Cebu City proper. | We used it to identify lower-priced per-sqm options and entry-level examples. We also used it to improve neighborhood tables with more variety. |
| Dot Property (Mandaue Houses) | Provides house listings in Mandaue to complement the condo data from that area. | We used it to capture family homes and townhouses in the Mandaue submarket. We included it to ensure comprehensive coverage of Metro Cebu. |
| Bureau of Internal Revenue (CGT) | The official tax authority explaining capital gains tax directly. | We used it to describe common tax lines in Philippine property transfers. We also used it to frame the all-in cost section accurately. |
| Bureau of Internal Revenue (DST) | Official tax authority page explaining documentary stamp tax requirements. | We used it to justify including DST in closing cost estimates. We recommend it as the verify-here reference for readers before signing anything. |
| BIR ONETT Computation Sheet | A BIR-hosted worksheet reflecting how property transfer taxes are computed in practice. | We used it to keep our closing-cost line items consistent with standard Philippine transfer-tax computation logic. We avoided inventing formulas by following this template. |
| Land Registration Authority (LRA) | The national land registry authority involved in title and registration fees. | We used it to justify including registration-related fees in closing-cost estimates. We recommend it as the official place to check since fees can vary by case. |
| Lamudi Philippines | A major property portal providing additional listing data for cross-reference. | We used it to cross-check price ranges from other portals. We compared listings to ensure our snapshot represents the broader market accurately. |
| Property24 Philippines | Another established property portal with Metro Cebu listings. | We used it as an additional data source to verify price ranges. We checked for consistency across multiple platforms. |
| Colliers Philippines | A global real estate services firm publishing regular Philippine market reports. | We referenced their market outlooks to understand broader trends affecting Cebu. We used their analysis to contextualize price movements. |
| JLL Philippines | A major real estate advisory firm with research coverage of Philippine markets. | We consulted their reports for insight on Metro Cebu market dynamics. We used their data to validate our price trend estimates. |
| Philippine Statistics Authority (PSA) | The official government statistics agency providing economic and demographic data. | We used PSA inflation data to calculate real price changes. We referenced population and economic data for context on housing demand. |
| DHSUD (formerly HLURB) | The government agency regulating housing and land use development. | We referenced their guidelines on property development standards. We used their data on licensed projects for market context. |
| Pag-IBIG Fund | The government housing finance agency providing mortgage data and affordability benchmarks. | We referenced their loan limits to understand buyer financing constraints. We used their data to contextualize entry-level price ranges. |
| Cebu Provincial Government | The local government providing regional economic and development data. | We referenced their development plans to understand infrastructure impacts on property values. We used their data for neighborhood context. |
| Cebu City Government | The city government providing local zoning and development information. | We referenced their zoning data to understand neighborhood classifications. We used their information to contextualize price variations by area. |
| World Bank Philippines | An international development institution with economic research on the Philippines. | We referenced their economic outlook data for context on housing market conditions. We used their reports to understand macroeconomic factors affecting property prices. |
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