How much do houses cost now in Cebu? (2026)

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

How much do houses cost in Cebu as of 2026?

What's the median and average house price in Cebu as of 2026?

As of early 2026, the estimated median asking price for a house in Metro Cebu (including Cebu City and nearby suburbs like Mandaue, Talisay, and Consolacion) is around ₱12 million, which works out to roughly $207,000 or €194,000.

The typical price range that covers about 80% of house sales in Cebu runs from ₱6 million to ₱25 million ($103,000 to $431,000, or €97,000 to €403,000), giving buyers a wide spread depending on location and size.

The average house price in Cebu sits higher at around ₱18 million ($310,000 or €290,000), and that gap between median and average tells you that luxury hillside homes and high-end gated communities in areas like Busay pull the average up significantly.

At the ₱12 million median price point in Cebu, you can realistically expect a 3-bedroom family house on a modest lot (around 100 to 150 sqm) in a mid-market neighborhood like Talamban or parts of Talisay, with decent finishes but not premium features.

What's the cheapest livable house budget in Cebu as of 2026?

As of early 2026, the minimum budget for a livable house in Cebu starts at around ₱4.5 million to ₱6 million ($78,000 to $103,000, or €73,000 to €97,000), though staying within Cebu City itself usually requires at least ₱6 million to ₱8 million.

At this entry-level price point in Cebu, "livable" typically means an older home with basic finishes, a smaller lot (often 60 to 120 sqm), limited parking, and possibly some renovation needs for roofing or plumbing.

These cheapest livable houses in Cebu are usually found in outer barangays like Tejero, Mambaling, Tisa, Labangon, and Bulacao within Cebu City, or in farther suburbs like Consolacion, Minglanilla, and Naga where you trade commute time for more affordable pricing.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Cebu here.

How much do 2 and 3-bedroom houses cost in Cebu as of 2026?

As of early 2026, a typical 2-bedroom house in Cebu costs around ₱6 million to ₱7.5 million ($103,000 to $129,000, or €97,000 to €121,000), while a 3-bedroom house typically runs ₱9 million to ₱12 million ($155,000 to $207,000, or €145,000 to €194,000).

The realistic price range for a 2-bedroom house in Cebu spans from ₱4.5 million to ₱9 million ($78,000 to $155,000, or €73,000 to €145,000), with prices heavily influenced by whether you're in Cebu City proper or in the outer suburbs.

For a 3-bedroom house in Cebu, expect a range of ₱6 million to ₱15 million ($103,000 to $259,000, or €97,000 to €242,000), with the higher end reflecting homes in desirable areas like Lahug, Banilad, or Apas where land values push prices up quickly.

The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Cebu is around 30% to 50%, though in land-scarce neighborhoods like Lahug or Banilad, the jump can be even steeper because lot size matters more than the extra room.

How much do 4-bedroom houses cost in Cebu as of 2026?

As of early 2026, a typical 4-bedroom house in Cebu costs between ₱12 million and ₱18 million ($207,000 to $310,000, or €194,000 to €290,000), with the full range extending from ₱9 million to ₱25 million depending on location and lot size.

For a 5-bedroom house in Cebu, the realistic price range is ₱14 million to ₱40 million ($241,000 to $690,000, or €226,000 to €645,000), with premium gated communities and hillside locations like Busay pushing prices toward the higher end.

A 6-bedroom house in Cebu typically costs ₱18 million to ₱60 million or more ($310,000 to $1,035,000+, or €290,000 to €968,000+), and luxury properties with views in Busay or exclusive enclaves can exceed ₱100 million for the most premium homes.

Please note that we give much more detailed data in our pack about the property market in Cebu.

How much do new-build houses cost in Cebu as of 2026?

As of early 2026, a typical new-build house in Cebu costs around ₱14 million to ₱30 million ($241,000 to $517,000, or €226,000 to €484,000) for a 3 to 4-bedroom home, with premium new-build enclaves starting at ₱30 million and going much higher.

New-build houses in Cebu typically carry a price premium of 10% to 30% compared to older resale houses, with the lower end of that range applying in areas where land is the main cost driver, and the higher end reflecting modern specs, better flood mitigation, and gated community amenities.

How much do houses with land cost in Cebu as of 2026?

As of early 2026, a house with land in Cebu typically costs ₱10 million to ₱20 million ($172,000 to $345,000, or €161,000 to €323,000) for a mid-market family home, with starter properties on small lots available from ₱5 million and prime addresses with big lots running ₱20 million to ₱60 million or more.

In Cebu, virtually all houses come with land (unlike condo living), so the real question is how much land you get: a typical "house with land" means a lot of at least 100 to 200 sqm, though smaller 60 to 80 sqm lots are common at entry-level prices, and larger 300+ sqm lots are found in premium subdivisions and hillside areas.

Where are houses cheapest and most expensive in Cebu as of 2026?

Which neighborhoods have the lowest house prices in Cebu as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in Cebu include Tejero, Mambaling, Tisa, Labangon, and Bulacao within Cebu City, plus outer suburbs like Consolacion, Minglanilla, Naga, and Danao where buyers consistently find more affordable options.

In these lower-cost Cebu neighborhoods, typical house prices range from ₱4.5 million to ₱10 million ($78,000 to $172,000, or €73,000 to €161,000), giving budget-conscious buyers a realistic entry point into the market.

The main reason these Cebu neighborhoods have lower prices is a combination of longer commute times to business hubs like IT Park and Cebu Business Park, older housing stock that may need renovation, and in some cases, narrower roads or less developed infrastructure compared to premium barangays.

Which neighborhoods have the highest house prices in Cebu as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in Cebu are Banilad (including the Maria Luisa enclave area), Lahug, and the Busay hillside district, with Apas near IT Park and Cebu Business Park also commanding premium prices.

In these most expensive Cebu neighborhoods, typical house prices range from ₱20 million to ₱60 million ($345,000 to $1,035,000, or €323,000 to €968,000), with luxury Busay view properties sometimes exceeding ₱100 million.

These Cebu neighborhoods command the highest prices because they combine land scarcity with proximity to major business districts, established gated communities with security and amenities, and in Busay's case, panoramic views and cooler temperatures that wealthy buyers prize.

The typical buyer in these premium Cebu neighborhoods is either a successful local business owner seeking prestige and convenience, or a foreign expat (often working in BPO or regional business) who prioritizes security, school access, and easy commutes to IT Park or Cebu Business Park.

How much do houses cost near the city center in Cebu as of 2026?

As of early 2026, houses near the city center in Cebu (around Cebu Business Park, Fuente Osmeña, and the Lahug edge) typically cost ₱15 million to ₱40 million ($259,000 to $690,000, or €242,000 to €645,000), reflecting the premium for convenience and land scarcity in these areas.

Houses near major transit hubs in Cebu, particularly along the planned BRT corridor running from Bulacao through the Osmeña Boulevard area toward Ayala Center and Talamban, typically carry a 5% to 15% premium, putting prices at roughly ₱12 million to ₱25 million ($207,000 to $431,000, or €194,000 to €403,000) for a family home.

Houses near top-rated schools in Cebu, such as Cebu International School in the Pit-os/Talamban area and University of San Carlos near downtown, generally cost ₱12 million to ₱30 million ($207,000 to $517,000, or €194,000 to €484,000), with the school proximity stacking on top of any existing neighborhood premium.

Houses in expat-popular areas of Cebu, including Banilad, Lahug, IT Park/Apas, and parts of Mactan/Lapu-Lapu near the airport, typically range from ₱15 million to ₱50 million ($259,000 to $862,000, or €242,000 to €806,000), depending on whether the home is inside a gated community.

We actually have an updated expat guide for Cebu here.

How much do houses cost in the suburbs in Cebu as of 2026?

As of early 2026, a typical house in the suburbs of Cebu costs ₱6 million to ₱16 million ($103,000 to $276,000, or €97,000 to €258,000), with bigger lots and newer gated communities running ₱12 million to ₱25 million.

The typical price difference between suburban houses and city-center houses in Cebu is around 30% to 50% savings, meaning a ₱20 million house in Lahug might have a comparable-sized equivalent in Consolacion for ₱10 million to ₱14 million, with the tradeoff being a longer daily commute.

The most popular suburbs for house buyers in Cebu include Consolacion and Liloan to the north, Talisay and Minglanilla to the south, and parts of Mandaue and Lapu-Lapu for those prioritizing airport access or newer developments.

What areas in Cebu are improving and still affordable as of 2026?

As of early 2026, the top areas in Cebu that are improving and still affordable for house buyers include the southern corridor from Talisay toward Minglanilla, the northern growth belt from Consolacion toward Liloan, and parts of Talamban on the north side of Cebu City.

In these improving yet affordable Cebu areas, current house prices typically range from ₱6 million to ₱14 million ($103,000 to $241,000, or €97,000 to €226,000), offering better value than established premium neighborhoods while infrastructure catches up.

The main sign of improvement driving buyer interest in these Cebu areas is the combination of new subdivision developments, road widening projects, and proximity to the planned BRT corridor, which is expected to significantly cut commute times once operational.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Cebu.

What extra costs should I budget for a house in Cebu right now?

What are typical buyer closing costs for houses in Cebu right now?

House buyers in Cebu should budget around 3% to 6% of the purchase price for total closing costs, or 6% to 8% if the deal is complex with title issues or rush processing needs.

The main closing cost categories in Cebu include local transfer tax (paid to the LGU), registration fees at the Registry of Deeds (around ₱10,000 to ₱50,000 or $170 to $860), notarial and document costs, and potentially a share of Documentary Stamp Tax depending on how the contract allocates it.

The single largest closing cost category for house buyers in Cebu is typically the local transfer tax, which is calculated based on the higher of the selling price, BIR zonal value, or LGU schedule of values, making it important to know these reference values before negotiating.

We cover all these costs and what are the strategies to minimize them in our property pack about Cebu.

How much are property taxes on houses in Cebu right now?

The typical annual property tax (Real Property Tax) on a house in Cebu runs roughly 0.5% to 1.5% of the home's market value as a planning estimate, which for a ₱12 million house would mean around ₱60,000 to ₱180,000 per year ($1,000 to $3,100, or €970 to €2,900).

Property tax in Cebu is calculated based on the assessed value (not market price) shown on your Tax Declaration document, with rates set by the local government under the framework of the Local Government Code, and Cebu City has its own online RPT system for payments and clearances.

If you want to go into more details, we also have a page with all the property taxes and fees in Cebu.

How much is home insurance for a house in Cebu right now?

The typical annual home insurance cost for a house in Cebu ranges from ₱6,000 to ₱30,000 ($100 to $520, or €97 to €484) for standard coverage, with larger or higher-value homes running ₱30,000 to ₱80,000 or more when you add typhoon, flood, and earthquake coverage.

The main factors affecting home insurance premiums for houses in Cebu include the insured rebuild value, construction type (concrete costs less to insure than wood), location-specific flood or typhoon exposure, and whether you add optional coverages beyond basic fire protection.

What are typical utility costs for a house in Cebu right now?

The typical total monthly utility cost for a house in Cebu ranges from ₱4,000 to ₱16,000 ($70 to $275, or €65 to €258), depending heavily on air conditioning usage and household size.

Breaking it down, electricity in Cebu (from Visayan Electric at around ₱11.50 per kWh) typically runs ₱2,500 to ₱12,000 per month ($43 to $207) depending on AC use, while water from MCWD costs ₱500 to ₱4,000 per month ($9 to $70), with internet and other utilities adding another ₱1,500 to ₱3,000 ($26 to $52).

What are common hidden costs when buying a house in Cebu right now?

Common hidden costs that house buyers in Cebu often overlook can add up to ₱100,000 to ₱500,000 ($1,700 to $8,600, or €1,600 to €8,000) beyond standard closing costs, covering everything from title cleanup to post-purchase repairs.

Inspection fees for houses in Cebu typically run ₱10,000 to ₱25,000 ($170 to $430, or €160 to €400) for a basic scope, with additional costs if you need electrical assessments, structural engineer visits, or termite inspections.

Other common hidden costs in Cebu include unpaid Real Property Tax arrears that must be settled before transfer, title cleanup fees if documents are missing or have issues, HOA dues in gated subdivisions, and renovation catch-up for roofing, plumbing, or termite damage.

The hidden cost that tends to surprise first-time house buyers in Cebu the most is flooding and drainage issues, because some barangays have micro-areas prone to water problems that only become obvious during heavy rains, and fixing drainage can require significant unexpected investment.

You will find here the list of classic mistakes people make when buying a property in Cebu.

What do locals and expats say about the market in Cebu as of 2026?

Do people think houses are overpriced in Cebu as of 2026?

As of early 2026, sentiment among both locals and expats in Cebu is mixed: buyers in prime areas like Banilad, Lahug, and near IT Park often feel prices are "expensive for what you get" due to land scarcity, while those looking at suburbs like Consolacion or Talisay tend to see better value for the space.

Well-priced family houses in Cebu typically stay on the market for 1 to 3 months before selling, while overpriced properties or very specific luxury homes can sit for 6 to 12 months or longer, especially if there are title issues or flood concerns.

The main reason locals and expats feel Cebu house prices are high is that land in desirable barangays is genuinely scarce, so even modest houses on small lots command significant prices simply because of location, not because of what the structure itself offers.

Compared to one or two years ago, sentiment on Cebu house prices has shifted toward "more negotiation-friendly" in early 2026, with buyers reporting that developers and sellers are more willing to offer promos or discounts than during the peak-demand years, especially in segments with more supply.

You'll find our latest property market analysis about Cebu here.

Are prices still rising or cooling in Cebu as of 2026?

As of early 2026, house prices in Cebu are neither crashing nor surging, with the market best described as stable with a slight cooling bias, meaning buyers have more room to negotiate than they did during the post-pandemic boom period.

The estimated year-over-year house price change in Cebu is modest, likely in the low single digits (around 2% to 5% growth), with prime addresses holding firm due to land scarcity while mid-market segments see flatter or slightly discounted pricing.

Experts and locals expect Cebu house prices over the next 6 to 12 months to remain relatively stable, with continued negotiation opportunities in competitive segments, though a return to rapid price growth is not anticipated unless major infrastructure projects accelerate or economic conditions shift significantly.

Finally, please note that we have covered property price trends and forecasts for Cebu here.

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.