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Thinking about running an Airbnb in Central Luzon in 2026? This region has become one of the Philippines' fastest-growing short-term rental markets thanks to Clark's rising profile and the weekend staycation boom from Metro Manila.
This guide covers everything about Airbnb feasibility in Central Luzon: nightly rates, occupancy figures, licensing requirements, and the best neighborhoods to invest in.
We update this blog post regularly to reflect the latest market data and regulatory changes in Central Luzon.
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 Central Luzon.
Insights
- The typical Airbnb in Central Luzon earns around $800 per month (roughly ₱45,000), but top performers near Clark can exceed $1,500 monthly during event seasons.
- Occupancy rates in urban Pampanga run 10 to 15 percentage points higher than coastal destinations like Baler, making city properties more predictable for income.
- Central Luzon has approximately 6,500 active Airbnb listings as of early 2026, with Pampanga accounting for more than half.
- The average nightly rate across Central Luzon is around $70 (₱3,900), but premium villas with private pools can command $150 to $180 per night.
- San Fernando shows high concentration of 30-plus night minimum stays, suggesting many condo buildings restrict traditional short-term rentals through HOA rules.
- Budget listings priced between $25 and $60 per night represent the most crowded segment, while group-ready homes with parking remain underserved.
- Clark-area events like the Aurora Music Festival can spike local Airbnb demand by 40 to 60 percent.
- Top-performing hosts achieve occupancy rates around 45 to 55 percent, compared to the regional average of 35 percent.
- One and two-bedroom properties generate the most consistent bookings, though larger homes earn more during peak weekends.
- Monthly operating expenses range from $300 to $700, with utilities and cleaning representing the largest cost categories.
Can I legally run an Airbnb in Central Luzon in 2026?
Is short-term renting allowed in Central Luzon in 2026?
As of the first half of 2026, short-term renting through Airbnb is generally allowed in Central Luzon, though you need proper local permits and must comply with building or subdivision rules.
The main legal framework comes from the Local Government Code (RA 7160), which gives cities and municipalities authority to regulate businesses and issue permits.
The most important requirement is obtaining a Mayor's Permit or Business Permit from your local government unit (LGU), which typically requires a barangay clearance first.
Hosts must also register with the Bureau of Internal Revenue (BIR) for tax purposes, and properties must meet fire safety requirements under RA 9514.
Operating without proper permits can result in fines, business closure orders, and tax penalties from the BIR.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in The Philippines.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in The Philippines.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Central Luzon as of 2026?
As of the first half of 2026, Central Luzon does not have region-wide minimum-stay requirements or maximum nights-per-year caps like London or Amsterdam.
These rules do not vary by property type or host residency status, meaning there are no official government restrictions on rental nights anywhere in Central Luzon.
However, individual condo buildings and subdivisions often impose their own minimum-stay rules through HOA policies, which explains why AirDNA data shows many San Fernando listings require 30-plus night stays.
Since there are no official caps, hosts simply need to ensure their building allows short-term rentals and keep proper records for BIR tax filing.
Do I have to live there, or can I Airbnb a secondary home in Central Luzon right now?
Central Luzon does not have a residency requirement for operating an Airbnb, so you do not need to live in the property you rent out.
Owners of secondary homes can legally operate short-term rentals, provided they secure permits and comply with building rules.
There are no additional permits required for non-primary residences beyond the standard Mayor's Permit, BIR registration, and fire safety compliance.
The main practical difference is that you may need a co-host or property manager if you are not on-site to handle guest needs.
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Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Central Luzon right now?
Yes, you can operate multiple Airbnb listings under one name in Central Luzon, though this moves you closer to running a formal hospitality business.
There is no official maximum number of properties one person can list for short-term rental in Central Luzon.
Hosts with multiple listings should expect closer attention to their permits and BIR registration, especially if units are in different LGUs requiring separate permits.
Do I need a short-term rental license or a business registration to host in Central Luzon as of 2026?
As of the first half of 2026, Central Luzon requires a business permit stack rather than a single "STR license": barangay clearance, Mayor's Permit, and BIR taxpayer registration.
The process involves getting barangay clearance first (a few days), then applying for a Mayor's Permit, and finally BIR registration, taking two to six weeks total.
Documents typically required include proof of ownership or lease, valid ID, barangay clearance, and sometimes a fire safety certificate.
Costs vary by LGU, but hosts can expect ₱2,000 to ₱10,000 for initial permits plus annual renewal fees.
Are there neighborhood bans or restricted zones for Airbnb in Central Luzon as of 2026?
As of the first half of 2026, Central Luzon has no government-mandated neighborhood bans, but many private developments restrict short-term rentals through internal rules.
The strictest restrictions are in master-planned estates, particularly in Clark Freeport Zone, Subic Bay Freeport Zone, and upscale subdivisions in Balibago and Malabanias (Angeles City) where HOAs often prohibit stays under 30 days.
These private restrictions exist due to security concerns and complaints from permanent residents about turnover and noise.
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.
How much can an Airbnb earn in Central Luzon in 2026?
What's the average and median nightly price on Airbnb in Central Luzon in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Central Luzon is around $70 (₱3,900 / €64), while the median sits at approximately $60 (₱3,400 / €55) due to many budget listings.
The typical price range covering 80% of listings falls between $25 and $130 (₱1,400 to ₱7,300 / €23 to €120).
The biggest factor impacting nightly pricing in Central Luzon is whether the property has a private pool, which can add $30 to $50 per night.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Central Luzon.
How much do nightly prices vary by neighborhood in Central Luzon in 2026?
As of the first half of 2026, nightly prices vary from around $25 (₱1,400 / €23) in budget areas to over $180 (₱10,000 / €165) in premium locations like Doña Remedios Trinidad's nature retreats and Clark-area villas with pools.
The three highest-priced neighborhoods are Doña Remedios Trinidad in Bulacan (around $114 / ₱6,400 / €105), Clark Freeport Zone surroundings ($90 to $120 / ₱5,000 to ₱6,700 / €83 to €110), and Sabang Beach in Baler ($80 to $100 / ₱4,500 to ₱5,600 / €74 to €92).
The three lowest-priced are Telabastagan and Dolores in San Fernando ($35 to $45 / ₱2,000 to ₱2,500 / €32 to €41), Dau area in Mabalacat ($30 to $40 / ₱1,700 to ₱2,200 / €28 to €37), and inner Poblacion areas of smaller Aurora towns ($25 to $35 / ₱1,400 to ₱2,000 / €23 to €32), though these still attract steady demand.
What's the typical occupancy rate in Central Luzon in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Central Luzon is around 35%, translating to roughly 10 to 11 booked nights per month.
The realistic range spans from about 20% in seasonal markets like Baler to around 40% in high-demand areas like Angeles City.
Central Luzon's 35% average is somewhat lower than Metro Manila but comparable to other regional Philippine destinations relying on weekend traffic.
The biggest factor for above-average occupancy is proximity to Clark, since business travelers and event attendees provide more consistent midweek demand.
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What's the average monthly revenue per listing in Central Luzon in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Central Luzon is approximately $800 (₱45,000 / €735) gross.
The realistic range covering 80% of listings falls between $400 and $1,400 (₱22,000 to ₱78,000 / €368 to €1,290).
Top-performing listings can achieve $1,500 to $2,500 (₱84,000 to ₱140,000 / €1,380 to €2,300) monthly during peak periods. A villa charging $120 per night at 50% occupancy would gross around $1,800 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Central Luzon.
What's the typical low-season vs high-season monthly revenue in Central Luzon in 2026?
As of the first half of 2026, typical low-season monthly revenue in Central Luzon ranges from $450 to $650 (₱25,000 to ₱36,000 / €414 to €598), while high season brings $1,000 to $1,600 (₱56,000 to ₱90,000 / €920 to €1,470).
Low season falls during July through September and late January through February, while high season peaks around Holy Week, Christmas, long weekends, and major Clark events.
What's a realistic Airbnb monthly expense range in Central Luzon in 2026?
As of the first half of 2026, monthly expenses range from $250 to $450 (₱14,000 to ₱25,000 / €230 to €414) for a self-managed condo, $350 to $700 (₱20,000 to ₱39,000 / €322 to €644) for a house, and $700 to $1,400 (₱39,000 to ₱78,000 / €644 to €1,290) for a villa.
The largest expense category is utilities, particularly electricity for air conditioning, running ₱8,000 to ₱15,000 ($140 to $270 / €129 to €248) monthly.
Hosts should expect to spend 40% to 65% of gross revenue on operating expenses.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Central Luzon.
What's realistic monthly net profit and profit per available night for Airbnb in Central Luzon in 2026?
As of the first half of 2026, realistic monthly net profit for a typical self-managed Airbnb in Central Luzon is $150 to $350 (₱8,400 to ₱20,000 / €138 to €322), or roughly $5 to $12 (₱280 to ₱670 / €4.60 to €11) per available night.
The range spans from near break-even for poorly optimized properties to around $900 (₱50,000 / €828) for well-managed homes.
Hosts typically achieve net profit margins of 15% to 35% of gross revenue.
The break-even occupancy rate is around 20% to 25%, meaning you need 6 to 8 booked nights monthly just to cover operating costs.
In our property pack covering the real estate market in Central Luzon, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Central Luzon as of 2026?
How many active Airbnb listings are in Central Luzon as of 2026?
As of the first half of 2026, Central Luzon has approximately 6,500 active Airbnb listings, with Pampanga accounting for the largest share (Angeles has around 2,150 and San Fernando adds 1,085).
This represents steady growth as the region benefits from Clark's expanding role, Metro Manila spillover demand, and post-pandemic travel recovery.
Which neighborhoods are most saturated in Central Luzon as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Balibago and Malabanias in Angeles City, Clark-area corridors through Mabalacat and Dau, and Sindalan and Telabastagan in San Fernando.
These areas are saturated because they combine high Clark traffic with dense condo inventory originally built for long-term tenants but increasingly used for short-term rentals.
Undersaturated areas with better opportunities include Bulacan nature zones around Doña Remedios Trinidad, less developed Zambales coastal pockets, and secondary Pampanga towns within 30 minutes of Clark.
What local events spike demand in Central Luzon in 2026?
As of the first half of 2026, the main events spiking Airbnb demand are the Aurora Music Festival at Clark, hot air balloon and aviation events, Baler surf competitions, and concerts or MICE events at Clark venues.
During peak events, hosts see booking increases of 40% to 60% with nightly rates rising 30% to 50%.
Hosts should adjust pricing two to four weeks before major events and track the Clark calendar year-round.
What occupancy differences exist between top and average hosts in Central Luzon in 2026?
As of the first half of 2026, top-performing hosts in Central Luzon achieve occupancy rates of 45% to 55%, roughly 10 to 20 percentage points higher than average.
The average host sees around 35% occupancy, meaning top performers fill nearly half again as many nights by doing fundamentals well.
New hosts typically need 6 to 12 months to reach top-performer levels, assuming a competitive property in a good location.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Central Luzon.
Which price points are most crowded, and where's the "white space" for new hosts in Central Luzon right now?
The highest concentration of listings falls in the $25 to $60 (₱1,400 to ₱3,400 / €23 to €55) range, with budget condos and one-bedrooms competing intensely.
The most crowded segment is $40 to $70 (₱2,200 to ₱3,900 / €37 to €64) midscale, while white space exists at $90 to $150 (₱5,000 to ₱8,400 / €83 to €138) premium tier.
To compete in the underserved premium segment, offer private pools with good maintenance, backup power, soundproofing, parking, and work-from-home amenities like fast internet and ergonomic desks.
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What property works best for Airbnb demand in Central Luzon right now?
What bedroom count gets the most bookings in Central Luzon as of 2026?
As of the first half of 2026, one-bedroom and two-bedroom properties get the most consistent bookings in Central Luzon.
Booking breakdown: studios/rooms capture about 20%, one-bedrooms take 35%, two-bedrooms account for 30%, and three-plus bedrooms take 15% (concentrated on weekends).
One and two-bedrooms perform best because Central Luzon's demand is weighted toward Clark business travelers wanting compact spaces and Metro Manila families doing weekend staycations.
What property type performs best in Central Luzon in 2026?
As of the first half of 2026, townhouses and small houses (two to three bedrooms) perform best overall, offering optimal balance of occupancy, costs, and family appeal.
Occupancy by type: condos/apartments average 35% to 40%, townhouses/houses 32% to 38%, villas 25% to 35% (higher revenue but volatile), and beach houses 20% to 28% (highly seasonal).
Townhouses outperform because they accommodate the dominant family market, usually allow short-term rentals without HOA issues, and have lower operating costs than villas while commanding better rates than condos.
What location traits boost bookings in Central Luzon right now?
Key traits that boost bookings: fast access to Clark (airport, business areas, venues), walkability to dining, ample parking with easy self-check-in, low flood risk with reliable utilities, and genuine proximity to main attractions.
Properties within 15 to 20 minutes of Clark Airport or business district consistently outperform, capturing business travelers and event attendees.
Flood risk and utility reliability matter greatly because guests punish outages and access problems with negative reviews.
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 Central Luzon, 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.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| AirDNA Angeles Dashboard | AirDNA is a widely used STR analytics provider tracking Airbnb/Vrbo performance at market level. | We pulled ADR ($77.6), occupancy (39%), and listing counts (2,150) for Central Luzon's largest STR hub. We used it as the urban anchor for pricing and demand. |
| AirDNA San Fernando Dashboard | Second large Pampanga market view using the same standardized dataset. | We triangulated Pampanga performance beyond Angeles and benchmarked secondary city metrics. We used its amenity and minimum-stay data to infer competitive norms. |
| AirDNA Baler Dashboard | Captures a destination-type market with comparable metrics to cities. | We modeled leisure coastal seasonality and lower occupancy patterns. We kept region-wide estimates from being overly Pampanga-centric. |
| AirDNA Doña Remedios Trinidad Dashboard | Captures nature/outdoors submarket in Bulacan with quantified STR data. | We represented the nature staycation segment (cabins, farm stays). We treated it as high-ADR but thinner-demand when building ranges. |
| AirDNA Metric Definitions | AirDNA's methodology page explaining what metrics include/exclude. | We interpreted occupancy and ADR properly. We computed revenue consistently across property types. |
| Local Government Code (RA 7160) | Core national framework empowering LGUs to license and regulate businesses. | We explained why STR rules are LGU-driven. We established legal basis for permit requirements. |
| Revised Fire Code (RA 9514) | National fire-safety law underpinning inspections for lodging businesses. | We justified fire-safety compliance in local permitting. We framed safety expense assumptions. |
| Tourism Act (RA 9593) | Sets national tourism policy and DOT's role in accreditation. | We explained DOT's role and why accreditation matters beyond LGU permits. |
| DOT Accreditation Portal | DOT's official description of accreditation process. | We described what accreditation signals to guests and when it's worth pursuing. |
| Airbnb STR Regulations Help Page | Airbnb's host guidance on local rules and taxes. | We reinforced the compliance checklist. We bridged legal text and real host behavior. |
| Airbnb Philippines Tax Guide | Platform-issued tax overview pointing hosts to BIR obligations. | We explained tax requirements and justified including BIR registration in compliance workflow. |
| BIR Registration Portal | Official Bureau of Internal Revenue site for registration forms. | We anchored that BIR registration is a formal process. We supported treating STR income as business activity. |
| BSP Property Price Index (Q3 2025) | Central bank's official property price index publication. | We characterized the macro housing backdrop for 2026. We tempered ROI expectations. |
| BSP 2026 Monetary Policy Schedule | Official BSP page confirming policy meeting cadence. | We grounded interest rate risk with specific dates. We explained why hosts should stress-test financing. |
| Reuters December 2025 Inflation Report | Globally recognized wire service reporting from official releases. | We anchored January 2026 macro conditions. We contextualized utility costs and travel demand. |
| Rolling Stone Philippines | Credible entertainment publication covering major Clark-area events. | We identified specific events spiking STR demand. We supported event-driven seasonality analysis. |
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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