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
Cebu is not Manila, and that matters a lot when you're trying to figure out what rental yield you can actually take home from a condo investment.
The city runs on a different demand engine, with IT and BPO workers, students, domestic migrants, and some tourism spillover from Mactan all competing for units.
We keep this blog post updated regularly so you always have fresh numbers to work with.
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.
What rental yields can I realistically get from a condo in Cebu?
What's the average gross rental yield for condos in Cebu as of 2026?
As of early 2026, the average gross rental yield for condos in Cebu City sits at around 4.9%, which is decent but not spectacular by Southeast Asian standards.
In practice, most Cebu condo investors see gross yields ranging from about 3.7% on the low end (typically larger units) up to around 6% for well-positioned 2-bedroom units.
The main factor that causes yields to vary so much in Cebu is bedroom count: 2-bed units hit a sweet spot where IT and BPO roommates share rent while families also compete for them, whereas 3-bed units get expensive faster than rents can keep up.
Compared to Manila, Cebu's gross yields are roughly similar or slightly better, and they tend to outperform many other regional Philippine cities because of the stronger BPO-driven tenant demand.
What's the average net rental yield for condos in Cebu as of 2026?
As of early 2026, the average net rental yield for condos in Cebu typically lands between 3.0% and 3.5% for well-bought and well-managed units.
Most Cebu condo investors can realistically expect net yields in the 2.5% to 4.0% range, with the lower end reflecting higher-cost buildings or unlucky vacancy stretches.
The single biggest expense that eats into your gross yield in Cebu is the combination of HOA dues and vacancy, which together can easily consume 1.5 to 2 percentage points of your return because Cebu tenants are price-sensitive and will wait you out if your unit is overpriced.
By the way, we have much more granular data about rental yields in our property pack about Cebu.
What's the typical rent-to-price ratio for condos in Cebu in 2026?
As of early 2026, the typical rent-to-price ratio for Cebu condos works out to roughly 16 to 20 times annual rent, meaning you pay between 16 and 20 years' worth of rent to buy a unit outright.
Most Cebu condo transactions fall within a price-to-rent range of about 16x (for yield-friendly 2-beds) up to 22x or more for premium branded towers with sea views.
The best rent-to-price ratios in Cebu tend to appear in secondary neighborhoods like Talamban, Guadalupe, and parts of Mandaue, where entry prices are lower but steady renter demand from students and local workers keeps occupancy reasonable.
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How much rent can I charge for a condo in Cebu?
What's the typical tenant budget range for condos in Cebu right now?
The typical tenant budget for renting a condo in Cebu in early 2026 ranges from about ₱18,000 to ₱75,000 per month (roughly $305 to $1,270 or €280 to €1,170), depending on the unit size and location.
For entry-level condos like studios or compact 1-beds in non-prime areas, tenants in Cebu typically budget ₱18,000 to ₱28,000 per month ($305 to $475, or €280 to €440).
Mid-range condos, meaning decent 1-beds near IT Park or newer 2-beds in Mabolo, attract tenants budgeting ₱28,000 to ₱60,000 per month ($475 to $1,020, or €440 to €940).
High-end and luxury condos, including large 2-beds in Cebu Business Park or sea-view units in Mactan, command tenant budgets of ₱60,000 to ₱150,000 or more per month ($1,020 to $2,540+, or €940 to €2,340+).
You can also check our latest update about rents in Cebu here.
What's the average monthly rent for a 1-bed condo in Cebu as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom condo in Cebu City is approximately ₱30,000 ($510 or €470).
At the entry level, a decent 1-bed condo in Cebu might rent for ₱18,000 to ₱25,000 per month ($305 to $425, or €280 to €390), and these are typically older buildings in areas like Guadalupe or Labangon with basic finishes but functional amenities.
A typical mid-range 1-bed condo in Cebu rents for ₱28,000 to ₱40,000 per month ($475 to $680, or €440 to €625), which usually means a unit in or near IT Park or Banilad with good security, reliable internet access, and maybe a pool.
High-end 1-bed condos in Cebu command ₱45,000 to ₱65,000 per month ($760 to $1,100, or €700 to €1,015), and these are typically branded developments in Cebu Business Park or Ayala-backed projects with premium finishes and full resort-style amenities.
What's the average monthly rent for a 2-bed condo in Cebu as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom condo in Cebu City is approximately ₱61,000 ($1,035 or €960).
Entry-level 2-bed condos in Cebu rent for around ₱35,000 to ₱50,000 per month ($595 to $850, or €545 to €780), typically found in secondary areas like Talamban or older towers in Mabolo where you get more space but fewer premium amenities.
Mid-range 2-bed condos in Cebu go for ₱50,000 to ₱70,000 per month ($850 to $1,185, or €780 to €1,095), which gets you a unit near IT Park or Cebu Business Park with good building management, parking options, and reliable utilities.
Luxury 2-bed condos in Cebu command ₱75,000 to ₱120,000 per month ($1,270 to $2,035, or €1,170 to €1,875), and these are typically in top-tier developments like Ayala's Cebu Business Park towers or Mactan Newtown with sea views, concierge services, and resort facilities.
What's the average monthly rent for a 3-bed condo in Cebu as of 2026?
As of early 2026, the average monthly rent for a 3-bedroom condo in Cebu City is approximately ₱91,000 ($1,540 or €1,420).
Entry-level 3-bed condos in Cebu rent for around ₱65,000 to ₱85,000 per month ($1,100 to $1,440, or €1,015 to €1,330), typically in older developments or further from prime business districts, attracting families who prioritize space over location.
Mid-range 3-bed condos in Cebu go for ₱85,000 to ₱120,000 per month ($1,440 to $2,035, or €1,330 to €1,875), usually meaning a well-maintained unit in a reputable tower near Cebu Business Park or Banilad with full amenities and at least one parking slot.
Luxury 3-bed condos in Cebu can command ₱130,000 to ₱200,000+ per month ($2,200 to $3,390+, or €2,030 to €3,125+), and these are penthouse-style units or premium sea-view condos in developments like those in Mactan Newtown or the best Ayala towers.
How fast do well-priced condos get rented in Cebu?
A well-priced condo in Cebu's prime areas like IT Park or Cebu Business Park typically gets rented within 2 to 4 weeks, while units in secondary neighborhoods may take 4 to 8 weeks or longer.
The typical vacancy rate that Cebu condo investors should budget for is around 7% to 12% annually, which translates to roughly one to one-and-a-half months of vacancy per year.
The main factors that make some Cebu condos rent faster than others are proximity to IT Park (where BPO workers want short commutes), reliable internet infrastructure in the building, and whether the unit comes with parking, since Cebu traffic makes car access valuable to many tenants.
And if you want to know what should be the right price, check our latest update on how much a condo should cost 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.
Which condo type gives the best yield in Cebu?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Cebu as of 2026?
As of early 2026, 2-bedroom condos typically offer the best rental yield in Cebu, outperforming both smaller and larger unit types.
The typical gross rental yield by condo type in Cebu breaks down roughly as follows: studios and 1-beds yield around 5.1%, 2-beds yield around 6.0%, and 3-beds yield only about 3.7%.
The main reason 2-beds win in Cebu specifically is that they attract two strong tenant pools at once: IT and BPO workers who want to share rent with a roommate, and small families or relocating professionals who need the extra space but cannot afford the jump to a 3-bed.
Which amenities are best if you want a good yield for your condo in Cebu?
The amenities that most positively impact rental yield in Cebu are reliable fiber internet connectivity in the building, 24/7 security with good lobby management, and backup power or water systems, because BPO workers often work night shifts from home and cannot afford connectivity interruptions.
Mid-to-high floor units in Cebu tend to rent easier and faster than ground or lower floors because tenants want to escape street noise, get better airflow, and avoid the pest issues that plague lower units in tropical climates.
Condos with balconies in Cebu do tend to rent faster or command a small premium, since it is a visible lifestyle feature that tenants can immediately appreciate during viewings.
Building amenities like pools and gyms can support rent levels in Cebu, but the math only works if the HOA fees stay reasonable; many investors find that flashy amenities are not worth it if they push monthly dues above ₱4,000 to ₱5,000.
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Which neighborhoods give the best rental demand for condos in Cebu?
Which condo neighborhoods have the highest rental demand in Cebu as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for condos in Cebu are Cebu IT Park (Apas/Lahug), Cebu Business Park (Ayala area), Banilad, Mabolo, and select pockets of Mactan like Mactan Newtown.
The main demand driver in these Cebu neighborhoods is proximity to BPO and IT employers, since thousands of call center and tech workers want to live within walking distance or a short commute from their offices to avoid Cebu's notorious traffic.
In these high-demand Cebu neighborhoods, well-priced condos typically get rented within 2 to 4 weeks, and vacancy rates tend to stay below 8% for units priced correctly.
One emerging neighborhood gaining rental momentum in Cebu is the AS Fortuna corridor in Mandaue, where new commercial developments are pulling in workers who want affordable rent with decent accessibility to both Cebu City and Mactan.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cebu.
Which condo neighborhoods have the highest yields in Cebu as of 2026?
As of early 2026, the Cebu neighborhoods with the highest condo rental yields are Talamban, Guadalupe, Labangon, and parts of Mandaue near the AS Fortuna commercial corridor.
In these higher-yielding Cebu neighborhoods, gross rental yields typically range from about 6% to 8%, compared to the 4% to 5% more common in prime but expensive areas like Cebu Business Park.
The main reason these neighborhoods offer higher yields is that entry prices are significantly lower while rental demand remains consistent, driven by university students in Talamban, local workers in Guadalupe and Labangon, and commercial employees along the Mandaue corridor who cannot afford premium rents.
We have a whole part covering all the neighborhoods in our pack about buying a property in Cebu.
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.
Should I do long-term rental or short-term rental in Cebu?
Is short-term rental legal for condos in Cebu as of 2026?
As of early 2026, short-term rentals for condos in Cebu are generally legal in principle, but they are subject to building rules, local permits, and tax compliance requirements that you must verify on a case-by-case basis.
The main legal restrictions for operating a short-term rental condo in Cebu come from the Condominium Act (RA 4726), which allows condo corporations to set and enforce house rules that can restrict or ban Airbnb-style rentals, plus local business permit and tax registration requirements.
There is no official percentage of Cebu condo buildings that allow short-term rentals, but in practice, many newer developments and some buildings like Horizons 101, Avida Towers near IT Park, and Mactan Newtown are commonly marketed for short stays, though you must always verify the current house rules before buying.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Cebu.
What's the gross yield difference short-term vs long-term in Cebu in 2026?
As of early 2026, the gross revenue difference between short-term and long-term rentals in Cebu is surprisingly small, with short-term rentals generating only about 8% to 10% more gross revenue than long-term leases on average.
For a typical 1-bed condo in Cebu, long-term rental yields around 5.1% gross, while short-term rental at current market rates (around $38 average daily rate with 48% occupancy) produces only marginally higher gross revenue of roughly $6,600 per year versus $6,100 for long-term.
The main additional costs that reduce the net yield advantage of short-term rentals in Cebu include platform fees (typically 3% to 15%), cleaning and turnover costs between guests, higher furnishing and replacement expenses, utilities you pay instead of tenants, and more intensive property management (often 15% to 25% of revenue).
To actually outperform a long-term rental in Cebu on a net basis, a short-term rental typically needs to achieve at least 55% to 60% occupancy consistently, which is above the current Cebu City average of around 48%.
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What costs will destroy my net yield for a condo in Cebu?
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Cebu.
What are condo HOA fees as a % of rent in Cebu as of 2026?
As of early 2026, typical HOA fees for condos in Cebu run about 8% to 15% of monthly rent, which translates to roughly ₱2,500 to ₱5,000 per month ($42 to $85, or €39 to €78) for a standard 1-bed unit.
The realistic range of HOA fees in Cebu covers about ₱80 to ₱150 per square meter per month, so a 35 sqm studio might pay ₱2,800 to ₱5,250 monthly ($47 to $89, or €44 to €82), while a larger 70 sqm 2-bed could pay ₱5,600 to ₱10,500 ($95 to $178, or €88 to €164).
Higher-than-average HOA fees in Cebu are typically justified by resort-style amenities like multiple pools, gyms, and function rooms, plus 24/7 security with CCTV, backup generators for common areas, and professional property management, but you should always check whether these amenities actually help you rent faster or just inflate your costs.
What annual maintenance budget should I assume for a condo in Cebu right now?
A typical annual maintenance budget for a condo owner in Cebu should be around 0.5% to 1.0% of the property value, which for a ₱7 million 1-bed works out to roughly ₱35,000 to ₱70,000 per year ($595 to $1,185, or €545 to €1,095).
The realistic range depends heavily on condo age and condition: newer units might need only ₱20,000 to ₱40,000 annually ($340 to $680, or €315 to €625) for minor touch-ups, while older units or those with heavy tenant use could require ₱50,000 to ₱100,000 per year ($850 to $1,695, or €780 to €1,560) for appliance repairs and repainting.
The most common maintenance expenses Cebu condo owners face annually are aircon servicing and repairs (critical in the tropical climate), water heater replacement, repainting after tenant turnover, and occasional plumbing fixes due to hard water buildup that affects many Cebu buildings.
What property taxes should I expect for a condo in Cebu as of 2026?
As of early 2026, the effective annual property tax on a Cebu condo typically works out to about 0.3% to 0.6% of market value, which for a ₱7 million 1-bed means roughly ₱21,000 to ₱42,000 per year ($355 to $710, or €330 to €655).
The realistic range of property taxes in Cebu depends on the assessed value assigned by the local assessor and can vary from about ₱15,000 per year for a modest unit up to ₱100,000 or more for a high-end 3-bed ($255 to $1,695, or €235 to €1,560).
Property taxes in Cebu are calculated based on assessed value (not market value), and the assessed value is typically set at a fraction of fair market value; the basic Real Property Tax rate for cities can be up to 2% of assessed value, plus an additional 1% Special Education Fund levy.
There are some property tax relief options available in the Philippines, including possible exemptions for owner-occupied units and occasional amnesty programs for delinquent taxes, but these vary by local government and are not guaranteed.
How much does condo insurance cost in Cebu in 2026?
As of early 2026, annual condo insurance in Cebu typically costs around ₱1,500 to ₱5,000 per year ($25 to $85, or €23 to €78) for a standard unit with basic fire and contents coverage.
The realistic range of annual condo insurance costs in Cebu runs from about ₱1,000 for minimal coverage on a small studio up to ₱10,000 to ₱15,000 ($170 to $255, or €155 to €235) for comprehensive coverage including earthquake and flood riders on a higher-value unit.
What's the typical property management fee for condos in Cebu as of 2026?
As of early 2026, the typical property management fee for long-term rental condos in Cebu is about 8% to 10% of collected rent, which for a ₱30,000 monthly rent works out to roughly ₱2,400 to ₱3,000 per month ($41 to $51, or €38 to €47).
The realistic range of property management fees in Cebu spans from about 8% for basic tenant-finding and rent collection services up to 15% to 25% for short-term rental management that includes guest communication, cleaning coordination, and listing optimization.
Standard property management services in Cebu typically include tenant sourcing and screening, lease preparation, rent collection, coordinating minor repairs, and handling move-in and move-out inspections, though you should always confirm exactly what is covered before signing.
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 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 |
|---|---|---|
| Global Property Guide | Long-running international housing data publisher with clear yield methodology. | We used this as our primary source for Cebu condo gross yields, prices, and rents. We converted their USD figures to PHP using BSP rates for January 2026. |
| Bangko Sentral ng Pilipinas RPPI | Philippine central bank's official housing price index. | We used this to understand the broader market context and price trends. We referenced their methodology to explain what official data can and cannot tell investors about Cebu yields. |
| BSP Exchange Rate Data | Central bank's official FX reference rates. | We used this to anchor our currency conversions at approximately ₱59 per USD for January 2026. We kept all conversions consistent across the article. |
| AirDNA Cebu City | Widely used STR analytics provider aggregating Airbnb and Vrbo data. | We used their ADR and occupancy metrics to estimate realistic short-term rental revenue. We compared this against long-term rental benchmarks to quantify the yield gap. |
| Colliers Philippines Quarterly Report | Major global real estate consultancy with formal research publications. | We used this for market direction context on demand recovery and vacancy. We triangulated their narrative with listing-derived yield data. |
| Colliers Philippines Outlook 2025 | Flagship annual outlook from a top-tier consultancy. | We used this to cross-check macro drivers affecting Cebu leasing demand. We referenced their outside-NCR analysis to support our neighborhood recommendations. |
| RA 7160 Local Government Code | Governing law for local taxes including real property tax. | We used this to explain how property tax is calculated on assessed value. We built our conservative property tax estimates based on this legal framework. |
| RA 4726 Condominium Act | Core Philippine statute governing condo ownership. | We used this to explain why condo corporations can restrict short-term rentals. We referenced it to answer questions about Airbnb legality in specific buildings. |
| IMF Philippines Property Tax Materials | International organization summarizing Philippine tax structure. | We used this as a cross-check on RPT rate ceilings and the SEF add-on. We kept our tax assumptions conservative based on their parameters. |
| Insurance Commission Fire Tariff | Philippine insurance regulator publishing official tariff guidance. | We used this to justify our insurance cost range rather than guessing. We translated tariff-style rates into peso estimates for typical condo coverage. |
| Airbnb Responsible Hosting (Philippines) | Airbnb's official compliance guidance page for hosts. | We used this to frame STR legality and compliance requirements. We referenced it to keep our "what you must check" advice practical for foreign buyers. |
| PSA Region 7 Databank | Official government portal for regional statistics. | We used this to ground that regional price and inflation pressures exist. We referenced it for cost escalation context on utilities and maintenance. |
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