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
If you're wondering how much it costs to rent in Cebu in 2026, you're in the right place.
We've gathered the latest rental data from local property portals, official government sources, and international benchmarks to give you a clear picture of what tenants pay and what landlords earn in Cebu right now.
This blog post is constantly updated as new data becomes available, so you always get the freshest numbers.
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
- Studios in Cebu's IT Park command a 30% to 50% rent premium over mid-market buildings in less central areas, largely because BPO workers prioritize short commutes.
- Furnished condos in Cebu typically rent 15% to 25% higher than unfurnished units, and expats and young professionals drive most of this demand.
- Cebu rent growth in 2026 is expected to stay between 3% and 6%, with prime towers in business districts pushing closer to the upper end.
- The average rent per square meter in Cebu in 2026 ranges from ₱800 to ₱1,200, which is notably lower than Metro Manila's prime districts.
- Well-priced 1-bedroom condos in IT Park or Cebu Business Park typically lease within 15 to 30 days, faster than older buildings elsewhere in the city.
- Vacancy rates in Cebu condos hover between 6% and 10%, with prime furnished units staying closer to 4% to 7%.
- Peak rental demand in Cebu happens from May to August and again from January to February, driven by school cycles and job relocations.
- Landlords in Cebu should budget ₱25,000 to ₱60,000 per year for maintenance on a typical condo unit, mainly for aircon servicing and minor repairs.
What are typical rents in Cebu as of 2026?
What's the average monthly rent for a studio in Cebu as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Cebu is around ₱23,000 (approximately $410 USD or €380 EUR) for a mid-market condo in a decent building.
Most studios in Cebu rent between ₱18,000 and ₱28,000 per month ($320 to $500 USD or €300 to €465 EUR), though prime locations like IT Park or Cebu Business Park can push asking rents up to ₱35,000.
The main factors that cause studio rents to vary in Cebu include the building's age and amenities, whether the unit is furnished, proximity to business districts, and the quality of property management.
What's the average monthly rent for a 1-bedroom in Cebu as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Cebu is around ₱32,000 (approximately $570 USD or €530 EUR) for a furnished unit in a decent mid-market building.
Most 1-bedroom apartments in Cebu rent between ₱25,000 and ₱40,000 per month ($445 to $715 USD or €415 to €665 EUR), with prime towers in newer developments reaching ₱55,000 or more.
The cheapest 1-bedroom rents in Cebu tend to be in Guadalupe or older parts of Lahug, while the highest rents are found in Cebu Business Park and IT Park where newer buildings with strong amenities command significant premiums.
What's the average monthly rent for a 2-bedroom in Cebu as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Cebu is around ₱52,000 (approximately $930 USD or €865 EUR) for a decent mid-market building with 55 to 75 square meters of floor space.
Most 2-bedroom apartments in Cebu rent between ₱40,000 and ₱70,000 per month ($715 to $1,250 USD or €665 to €1,165 EUR), while prime units with better views or larger layouts can reach ₱120,000.
Neighborhoods like Guadalupe, Labangon, and the Mandaue edges offer the most affordable 2-bedroom rents in Cebu, whereas Cebu Business Park and Banilad host the most expensive options favored by families and executives.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Cebu.
What's the average rent per square meter in Cebu as of 2026?
As of early 2026, the average rent per square meter in Cebu is around ₱900 to ₱1,000 (approximately $16 to $18 USD or €15 to €17 EUR) for mid-market condos.
Rent per square meter in Cebu ranges from ₱800 in older or less central buildings up to ₱1,400 ($14 to $25 USD or €13 to €23 EUR) in prime, newer, well-amenitized condos in business districts.
Compared to Metro Manila's prime districts where rents can exceed ₱1,500 per sqm, Cebu remains more affordable while still offering strong rental yields for investors.
Property characteristics that push rent per square meter above average in Cebu include newer construction, reliable building power backup, high-speed fiber internet, good security, and desirable views or balconies.
How much have rents changed year-over-year in Cebu in 2026?
As of early 2026, rents in Cebu have increased by an estimated 3% to 6% compared to January 2025, with mid-market units closer to 3% to 4% and prime furnished condos reaching 5% to 6%.
The main factors driving rent changes in Cebu this year include stable inflation that supports household affordability, rising housing prices that push landlords to protect yields, and continued demand from BPO workers and young professionals.
This year's rent growth in Cebu is similar to the previous year's trend, as the low-inflation environment heading into late 2025 kept increases moderate rather than accelerating sharply.
What's the outlook for rent growth in Cebu in 2026?
As of early 2026, projected rent growth for Cebu is moderate at 3% to 6% for most units, with prime pockets in business districts potentially seeing increases up to 8%.
Key factors likely to influence Cebu rent growth include continued housing price appreciation outside Metro Manila, stable inflation that keeps tenant budgets intact, and ongoing demand from the BPO sector and returning overseas Filipino workers.
Neighborhoods in Cebu expected to see the strongest rent growth include IT Park, Cebu Business Park, and Banilad, where new supply is limited and tenant demand remains high.
Risks that could cause Cebu rent growth to differ from projections include a sudden economic slowdown, oversupply from new condo completions, or unexpected utility cost spikes that strain tenant budgets.
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.
Which neighborhoods rent best in Cebu as of 2026?
Which neighborhoods have the highest rents in Cebu as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Cebu are Cebu Business Park at around ₱1,200 to ₱1,400/sqm ($21 to $25 USD or €20 to €23 EUR), IT Park/Lahug at ₱1,100 to ₱1,300/sqm, and Banilad at ₱1,000 to ₱1,200/sqm.
These Cebu neighborhoods command premium rents because they offer walkability, proximity to major employers, newer building stock with modern amenities, and a concentration of restaurants, cafes, and lifestyle options.
Tenants who typically rent in these high-rent Cebu neighborhoods include BPO executives, expats, corporate transferees, and young professionals who prioritize convenience and are willing to pay for quality.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Cebu.
Where do young professionals prefer to rent in Cebu right now?
The top three neighborhoods where young professionals prefer to rent in Cebu are IT Park/Lahug for work proximity and nightlife, Cebu Business Park for its walkable central location, and the edges of Banilad/Talamban for more space at lower prices.
Young professionals in Cebu typically pay between ₱25,000 and ₱40,000 per month ($445 to $715 USD or €415 to €665 EUR) for a 1-bedroom apartment in these neighborhoods, with furnished units at the higher end.
The specific amenities that attract young professionals to these Cebu neighborhoods include proximity to BPO offices, cafes and co-working spaces, gyms, reliable internet connectivity, and easy access to restaurants and entertainment.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Cebu.
Where do families prefer to rent in Cebu right now?
The top three neighborhoods where families prefer to rent in Cebu are Banilad/Talamban for space and school access, Guadalupe/Labangon fringes for value and proximity to the city core, and the Mandaue edges near bridges for commute flexibility.
Families in Cebu typically pay between ₱40,000 and ₱70,000 per month ($715 to $1,250 USD or €665 to €1,165 EUR) for a 2-3 bedroom apartment in these neighborhoods, with prices varying based on building quality and size.
The specific features that make these Cebu neighborhoods attractive to families include calmer streets, larger unit layouts, secure buildings with parking, and proximity to schools and healthcare facilities.
Top-rated schools near these family-friendly Cebu neighborhoods include Cebu International School, University of San Carlos campuses, and Sacred Heart School, all accessible within reasonable commuting distance.
Which areas near transit or universities rent faster in Cebu in 2026?
As of early 2026, the top three areas near transit or universities that rent fastest in Cebu are Lahug/IT Park as a dense job center, Talamban near universities with student demand, and Guadalupe/Capitol Site area for its central commute-friendly location.
Properties in these high-demand Cebu areas typically stay listed for 15 to 30 days when correctly priced, compared to 30 to 45 days for less convenient locations.
The typical rent premium for properties within walking distance of transit or university areas in Cebu is around ₱3,000 to ₱8,000 per month ($55 to $145 USD or €50 to €135 EUR) compared to similar units farther away.
Which neighborhoods are most popular with expats in Cebu right now?
The top three neighborhoods most popular with expats in Cebu are Cebu Business Park for walkability and premium towers, IT Park/Lahug for convenience and newer buildings, and Mactan Newtown/Punta Engaño for resort-style beachfront living.
Expats in Cebu typically pay between ₱35,000 and ₱70,000 per month ($625 to $1,250 USD or €580 to €1,165 EUR) for furnished condos in these neighborhoods, with higher-end units reaching ₱100,000 or more.
The specific features that make these Cebu neighborhoods attractive to expats include English-speaking communities, international restaurants and services, reliable security, modern amenities, and proximity to international schools or the airport.
The nationalities most represented in these Cebu expat neighborhoods include Koreans, Japanese, Americans, Europeans, and returning overseas Filipino families, many working in BPO management or running businesses.
And if you are also an expat, you may want to read our exhaustive guide for expats in Cebu.
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Who rents, and what do tenants want in Cebu right now?
What tenant profiles dominate rentals in Cebu?
The top three tenant profiles that dominate the rental market in Cebu are BPO and office workers (especially around IT Park and Cebu Business Park), young professionals often sharing 2-bedroom units, and families renting for school access.
BPO workers make up roughly 40% to 50% of the Cebu condo rental market, young professionals sharing units account for about 25% to 30%, and families represent around 15% to 20%, with expats and OFWs filling the remainder.
BPO workers in Cebu typically seek furnished studios or 1-bedrooms near their offices, young professionals sharing units prefer 2-bedrooms with good internet and amenities, and families look for 2-3 bedrooms near schools with parking and security.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Cebu.
Do tenants prefer furnished or unfurnished in Cebu?
In Cebu, roughly 65% to 70% of condo tenants prefer furnished or semi-furnished units, while 30% to 35% prefer unfurnished rentals, particularly families planning longer stays who bring their own furniture.
The typical rent premium for furnished apartments in Cebu is around ₱5,000 to ₱10,000 per month ($90 to $180 USD or €85 to €165 EUR) compared to unfurnished units of similar size and location.
Tenant profiles that prefer furnished rentals in Cebu include expats, BPO workers on shorter contracts, young professionals new to the city, and returning OFWs who want move-in-ready convenience.
Which amenities increase rent the most in Cebu?
The top five amenities that increase rent the most in Cebu are reliable building power backup (generator), high-speed fiber internet readiness, dedicated parking, good security with professional property management, and a gym/pool with modern common areas.
In Cebu, a reliable power backup can add ₱2,000 to ₱4,000/month ($35 to $70 USD or €35 to €65 EUR) to rent, fiber readiness adds ₱1,000 to ₱2,000, parking adds ₱2,000 to ₱5,000, quality security adds ₱1,500 to ₱3,000, and gym/pool access adds ₱1,500 to ₱3,000.
In our property pack covering the real estate market in Cebu, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Cebu?
The top five renovations that get the best ROI for rental properties in Cebu are repainting with a lighting refresh, aircon upgrade or maintenance, kitchen and bathroom touch-point upgrades (faucets, shower, cabinet hardware), better bed/sofa/curtains for furnished units, and adding a washer or washer provision.
Repainting costs ₱15,000 to ₱30,000 ($270 to $535 USD or €250 to €500 EUR) and can boost rent by ₱1,500 to ₱3,000/month, aircon upgrades cost ₱25,000 to ₱50,000 and save tenants on electricity while justifying ₱2,000 to ₱4,000 more rent, and kitchen/bath refreshes at ₱10,000 to ₱25,000 can add ₱1,000 to ₱2,500/month.
Renovations that tend to have poor ROI in Cebu and should be avoided by landlords include expensive custom built-ins that tenants don't value, high-end appliances beyond what the market expects, and major structural changes that take months to complete and recoup.
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 strong is rental demand in Cebu as of 2026?
What's the vacancy rate for rentals in Cebu as of 2026?
As of early 2026, the estimated vacancy rate for condo rentals in Cebu is around 6% to 10% overall, with prime, well-priced furnished units closer to 4% to 7% and older or less convenient buildings at 9% to 12%.
Vacancy rates across different Cebu neighborhoods range from around 4% in high-demand areas like IT Park and Cebu Business Park to 12% or higher in older buildings or peripheral locations with weaker transport links.
The current vacancy rate in Cebu is roughly in line with historical averages, as the fact that rents are still rising moderately signals that vacancy is not spiking out of control despite new supply coming online.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Cebu.
How many days do rentals stay listed in Cebu as of 2026?
As of early 2026, the average number of days rentals stay listed in Cebu is around 20 to 45 days for correctly priced condos, with hot 1-bedrooms in IT Park or Cebu Business Park leasing in 15 to 30 days.
Days on market in Cebu range from 15 days for well-priced furnished 1-bedrooms in prime locations to 60 days or more for premium or overpriced units that require more negotiation.
Compared to one year ago, days-on-market in Cebu remain relatively stable, as moderate rent growth suggests the market is absorbing supply at a healthy pace without significant slowdowns.
Which months have peak tenant demand in Cebu?
The peak months for tenant demand in Cebu are typically May to August (driven by school cycles and job moves) and January to February (driven by post-holiday relocations and new lease signings).
The specific factors that drive seasonal demand patterns in Cebu include the Philippine academic calendar, BPO hiring cycles that often ramp up early in the year, and families relocating during summer break before the school year starts.
The months with the lowest tenant demand in Cebu are typically September through November and late December, when most tenants are settled and fewer relocations occur.
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What will my monthly costs be in Cebu as of 2026?
What property taxes should landlords expect in Cebu as of 2026?
As of early 2026, landlords in Cebu should expect to pay around 0.5% to 1.0% of their property's market value per year in real property tax, which for a ₱5 million condo works out to roughly ₱25,000 to ₱50,000 annually ($445 to $890 USD or €415 to €835 EUR).
The realistic range of annual property taxes in Cebu varies from ₱15,000 for modest units to ₱100,000 or more ($270 to $1,785 USD or €250 to €1,665 EUR) for high-value properties in premium locations, depending on assessed value and classification.
Property taxes in Cebu are calculated based on the assessed value of your property (which is typically a fraction of market value), multiplied by the local tax rate, with Cebu City having its own RPT system that landlords should verify directly with the city government.
Please note that, in our property pack covering the real estate market in Cebu, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Cebu right now?
A realistic annual maintenance budget for a typical rental condo in Cebu is around ₱25,000 to ₱60,000 ($445 to $1,070 USD or €415 to €1,000 EUR), covering light repairs, appliance servicing, and minor replacements.
Maintenance costs in Cebu range from ₱25,000 for newer well-maintained condos to ₱120,000 or more ($445 to $2,140 USD or €415 to €2,000 EUR) for older properties or house-and-lots that require more frequent repairs.
Most landlords in Cebu set aside around 5% to 10% of their annual rental income for maintenance, which provides a buffer for unexpected repairs while keeping the property tenant-ready.
What utilities do landlords often pay in Cebu right now?
In Cebu, landlords most commonly pay condo association dues on behalf of tenants (or bake them into rent), and sometimes cover internet for furnished "move-in ready" units, while tenants typically pay electricity and water directly.
Condo dues in Cebu typically cost ₱3,000 to ₱8,000 per month ($55 to $145 USD or €50 to €135 EUR) depending on building amenities, while internet runs ₱1,500 to ₱2,500 per month if the landlord provides it.
The common practice in Cebu is for tenants to pay electricity (which averages ₱3,000 to ₱6,000/month for a 1-bedroom) and water (₱300 to ₱800/month) directly to utilities, while landlords handle association fees and sometimes internet as part of the furnished package.
How is rental income taxed in Cebu as of 2026?
As of early 2026, rental income in Cebu is subject to Philippine income tax at graduated rates (up to 35% for individuals) or 25% to 30% for corporations, and tenants who are withholding agents may deduct expanded withholding tax from rent payments.
The main deductions landlords in Cebu can claim against rental income include property depreciation, repair and maintenance costs, association dues, property taxes, mortgage interest, and other documented expenses directly related to the rental activity.
Common tax mistakes landlords in Cebu should avoid include failing to register rental income with the BIR, not issuing official receipts to tenants who request them, and overlooking the VAT threshold if their total gross receipts exceed ₱3 million annually.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Cebu.
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 |
|---|---|---|
| DotProperty | It's a large, established property portal with transparent market insight stats pulled from its live listing database. | We used it as our local ground truth for Cebu asking rents and typical listing sizes. We then cross-checked its implied rent per sqm with other datasets to avoid overfitting to one portal. |
| Rentpad | It's a long-running Philippine rental marketplace showing real asking rents and unit attributes at the listing level. | We used it to sanity-check rent ranges, especially furnished versus unfurnished, and spot current price bands by unit type. We treated it as a cross-check rather than a single source of truth. |
| Global Property Guide (Cebu median rents) | It's a recognized international housing market data publisher with a consistent methodology across cities and time. | We used it as an external benchmark for Cebu's monthly rent levels by bedroom count. We converted its USD figures into pesos and checked that they land inside local portal ranges. |
| Global Property Guide (rent trends) | It provides a long-run rent index that's useful for direction and magnitude of rent growth. | We used it to anchor year-over-year rent change when Cebu-specific official rent inflation isn't easily accessible. We then reconciled it with listing-based signals so the final estimate feels realistic. |
| BSP Residential Property Price Index | It's the Philippines' central bank, and the RPPI is an official, regularly published housing price index. | We used it to frame the macro backdrop for landlords since rising prices affect yields and investor behavior. We also used the "outside NCR" angle as a better proxy for Cebu than NCR-only data. |
| BSP CPI / Inflation Table | It's an official BSP statistical table based on PSA CPI data and updated regularly. | We used it to anchor the inflation environment going into 2026, which is important for rent negotiations and affordability. We also used it as a reality check for rent-growth claims that seem too high. |
| Reuters | Reuters is a highly reputable wire service that tightly sources central bank statements and macro data. | We used it to support the rates and financing conditions story that indirectly affects rental supply and investor appetite. We only used it for macro context, not for Cebu rent levels. |
| BIR RMC No. 11-2024 | It's an official BIR circular that clarifies how lease transactions are treated under the tax code. | We used it to ground the rental-income tax section in official language around leases and withholding concepts. We then translated it into what a small landlord actually feels in monthly cash flow. |
| Cebu City Government (RPT) | It's the official Cebu City government website for real-property-tax services. | We used it to point readers to the right official place to verify their exact RPT bill and payment process. We also used it to keep the property-tax section grounded in Cebu City's actual admin setup. |
| Philstar (RPT context) | It's a major regional paper that clearly frames Cebu's local RPT timing and policy context. | We used it to flag a calendar risk for landlords in 2026 with possible changes after the amnesty ends. We did not use it for tax rates, only for context and timing. |
| Visayan Electric | It's the utility itself, so it's the cleanest source for what customers are actually billed. | We used it to anchor the electricity cost assumptions in a real, published rate update. We then translated it into typical monthly electricity for a Cebu condo tenant. |
| Philstar (electricity rates) | It's a major local paper that cites the utility's announced billing rate changes. | We used it as a cross-check for the all-in rate per kWh that households actually see. We then used that headline to estimate monthly power bills for common kWh usage. |
| Cebu Daily News / Inquirer | Inquirer is a national outlet, and this piece cites LWUA-approved tariff actions and bill impacts. | We used it to estimate a realistic minimum water bill and explain why water costs can jump in 2025 to 2026. We treated it as bill-impact guidance, not as a full tariff schedule. |
| Philstar (MCWD water rates) | It's a major local paper that clearly reports the timing of the water rate adjustment. | We used it to confirm the direction and timing of water-cost changes going into 2026. We then reflected that in the monthly cost examples for landlords and tenants. |
| MCWD Official Website | It's the official utility site where customers can verify advisories and announcements. | We used it as the official "where to verify" reference for readers who want the latest water advisories. We also used it to avoid relying only on secondary reporting for utility context. |
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