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Looking for up-to-date rental prices in Central Luzon? You're in the right place.
We constantly update this blog post with the latest rent data for studios, 1-bedrooms, and 2-bedrooms across the region.
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
- Studio apartments in Central Luzon average PHP 17,000 per month, but older walk-ups outside Clark go for PHP 6,000 to PHP 12,000.
- The gap between 1-bedroom and 2-bedroom rents is surprisingly small (about PHP 2,000), suggesting the condo market skews toward expat and Clark-oriented tenants.
- Clark Freeport Zone commands the highest rents in Central Luzon, with furnished studios often starting at PHP 25,000 due to strong foreign worker demand.
- Rent-controlled units (PHP 10,000 or below) can only increase by about 2.3% per year, protecting lower-income tenants from sudden spikes.
- Properties near upcoming NSCR rail stations in Bulacan and Pampanga are already seeing faster leasing times.
- Peak rental demand hits twice yearly: May to August (school moves) and January to March (job relocations).
- Landlords typically set aside 1 to 2 months of rent annually for maintenance, about PHP 17,000 to PHP 34,000 for an average studio.
- Electricity costs run around PHP 13 per kWh under Meralco coverage, making air-conditioning a significant monthly expense.
- Young professionals cluster in Angeles City and San Fernando for walkable amenities and easy Clark access.
- Expats overwhelmingly prefer Clark Freeport Zone for international-standard security and proximity to Clark International Airport.
What are typical rents in Central Luzon as of 2026?
What's the average monthly rent for a studio in Central Luzon as of 2026?
As of early 2026, the average monthly rent for a studio in Central Luzon is around PHP 17,000 (about $300 USD or €280 EUR).
The realistic range spans from PHP 6,000 to PHP 25,000 ($105 to $445 USD or €100 to €415 EUR), depending on whether you're looking at older walk-ups or newer Clark-area condos.
Main factors causing studio rents to vary include proximity to Clark Freeport Zone, building age and condition, and whether the unit comes furnished.
What's the average monthly rent for a 1-bedroom in Central Luzon as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom in Central Luzon is around PHP 57,000 (about $1,020 USD or €950 EUR), reflecting the dominance of newer condos and Clark-oriented listings.
The realistic range runs from PHP 15,000 to PHP 80,000 ($265 to $1,430 USD or €250 to €1,330 EUR), with the lower end in provincial towns and higher end in Clark and prime Angeles City.
For the cheapest 1-bedrooms, look to Malolos, Baliwag, or smaller Pampanga municipalities; the highest rents cluster around Clark Freeport Zone and Angeles City's Balibago corridor.
What's the average monthly rent for a 2-bedroom in Central Luzon as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom in Central Luzon is around PHP 59,000 (about $1,050 USD or €985 EUR), only slightly higher than 1-bedroom averages due to how portal data skews toward condo inventory.
The realistic range spans from PHP 18,000 to PHP 90,000 ($320 to $1,600 USD or €300 to €1,500 EUR), covering older subdivision homes to premium furnished units near Clark.
For affordable 2-bedrooms, check Guiguinto, Plaridel, or Mexico in Pampanga; the priciest sit in Clark Global City and upscale Angeles City.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Central Luzon.
What's the average rent per square meter in Central Luzon as of 2026?
As of early 2026, the average rent per square meter in Central Luzon is around PHP 760 (about $13.50 USD or €12.50 EUR).
The realistic range runs from PHP 400 to PHP 1,200 ($7 to $21 USD or €6.50 to €20 EUR), with lower rates in provincial areas and higher rates in Clark and prime Angeles City.
Compared to Metro Manila, where rent per sqm often exceeds PHP 1,000, Central Luzon offers better value, though Clark approaches Metro Manila pricing.
Properties with newer finishes, Clark or NLEX proximity, parking, and 24/7 security typically push rent per sqm well above average.
How much have rents changed year-over-year in Central Luzon in 2026?
As of early 2026, market-rate rents in Central Luzon have increased by an estimated 3% to 6% year-over-year, with Clark and Angeles City at the higher end.
Main factors driving rent changes include steady demand from Clark-based workers, NSCR rail connectivity expectations, and a calm inflation environment keeping increases moderate.
Compared to 2024 and early 2025, when post-pandemic recovery pushed rents up more aggressively, the 2026 trajectory looks more stable for both landlords and tenants.
What's the outlook for rent growth in Central Luzon in 2026?
As of early 2026, we project rent growth of 3% to 6% region-wide, with the strongest growth (5% to 8%) in Clark, Angeles City, and Bulacan commuter nodes near future rail stations.
Key factors influencing rent growth include continued Clark Freeport hiring, NSCR rail boosting commuter-town appeal, and stable national inflation keeping landlords from aggressive hikes.
Neighborhoods expected to see strongest growth include Clark Global City, Mabalacat, Angeles City's Balibago corridor, and Bulacan towns like Malolos and Calumpit along the NSCR route.
Risks that could alter projections include a Clark hiring slowdown, rail construction delays, or unexpected inflation spikes affecting 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 Central Luzon as of 2026?
Which neighborhoods have the highest rents in Central Luzon as of 2026?
As of early 2026, the top three highest-rent neighborhoods in Central Luzon are Clark Freeport Zone (PHP 30,000 to PHP 50,000 or $535 to $890 USD / €500 to €830 EUR for studios), Angeles City's Balibago corridor, and San Fernando's Dolores-Sindalan area.
These neighborhoods command premium rents due to Clark job proximity, modern condo housing, 24/7 security, and access to malls, hospitals, and restaurants.
Tenants in these high-rent areas typically include expats in aviation or logistics, BPO managers, and senior corporate staff on relocation packages seeking furnished, move-in-ready units.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Central Luzon.
Where do young professionals prefer to rent in Central Luzon right now?
Young professionals in Central Luzon cluster in Angeles City (Balibago and Malabanias), San Fernando (Dolores and Telabastagan), and Bulacan commuter towns like Malolos, Guiguinto, and Marilao.
Typical monthly rents in these neighborhoods range from PHP 10,000 to PHP 25,000 ($180 to $445 USD or €165 to €415 EUR) for studios and small 1-bedrooms.
What draws young professionals is the combination of walkable food and nightlife, reliable internet for remote work, and easy Clark access without paying full Clark prices.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Central Luzon.
Where do families prefer to rent in Central Luzon right now?
Families in Central Luzon prefer San Fernando and Mexico in Pampanga, Malolos and Baliwag in Bulacan, and Balanga in Bataan for more space and a calmer suburban feel.
Typical monthly rents for 2-3 bedroom units range from PHP 20,000 to PHP 45,000 ($355 to $800 USD or €330 to €750 EUR), often in subdivision-style homes.
These neighborhoods attract families with larger homes with yards, proximity to schools and hospitals, and retail access without Metro Manila congestion.
Top schools near these areas include Holy Angel University in Angeles, La Consolacion College in Malolos, and various public science high schools across Pampanga and Bulacan.
Which areas near transit or universities rent faster in Central Luzon in 2026?
As of early 2026, the fastest-renting areas in Central Luzon are Clark (near UP Diliman Extension), Angeles City near Holy Angel University, and Bulacan towns along the NSCR route like Malolos and Calumpit.
Properties in these high-demand areas stay listed for only 10 to 30 days, compared to 45 to 60 days in less connected locations.
The typical rent premium for properties within walking distance of transit or universities runs PHP 3,000 to PHP 8,000 ($55 to $145 USD or €50 to €135 EUR) monthly.
Which neighborhoods are most popular with expats in Central Luzon right now?
The top expat neighborhoods in Central Luzon are Clark Freeport Zone and Clark Global City (top choice), Angeles City's Malabanias and Balibago, and Subic Bay Freeport and Olongapo-Barretto corridor.
Typical monthly rents for expats range from PHP 25,000 to PHP 60,000 ($445 to $1,070 USD or €415 to €1,000 EUR) for furnished studios and 1-bedrooms, with Clark commanding highest prices.
These neighborhoods attract expats with international-standard security, Clark International Airport proximity, English-friendly services, and Western-style restaurants and shops.
The most represented expat communities include Americans, Koreans, Japanese, and Europeans working in aviation, logistics, BPO management, or retirees using the Philippines' retirement visa program.
And if you are also an expat, you may want to read our exhaustive guide for expats in Central Luzon.
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Who rents, and what do tenants want in Central Luzon right now?
What tenant profiles dominate rentals in Central Luzon?
The top three tenant profiles in Central Luzon are Clark-linked workers (aviation, logistics, BPO), young professionals in Angeles City and San Fernando, and students or staff near campuses like Holy Angel University and UP Diliman Extension in Clark.
Clark-linked workers represent roughly 40% of market-rate rental demand, young professionals about 35%, students and staff around 15%, with families and retirees making up the remaining 10%.
Clark workers seek furnished condos near the Freeport, young professionals want affordable 1-bedrooms in walkable areas, and students prioritize budget studios close to campuses.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Central Luzon.
Do tenants prefer furnished or unfurnished in Central Luzon?
In Central Luzon, about 55% of market-rate tenants prefer furnished rentals and 45% opt for unfurnished, though this varies by neighborhood and tenant type.
The typical rent premium for furnished apartments runs PHP 5,000 to PHP 12,000 ($90 to $215 USD or €85 to €200 EUR) monthly above unfurnished equivalents, with Clark seeing highest premiums.
Furnished rentals attract expats, short-term corporate assignees, and BPO workers valuing convenience, while families and long-term renters choose unfurnished to bring their own furniture and save money.
Which amenities increase rent the most in Central Luzon?
The top five rent-increasing amenities in Central Luzon are parking with 24/7 security, air-conditioning (split-type), reliable high-speed internet readiness, Clark or NLEX proximity, and pool or gym access.
Parking with security adds PHP 3,000 to PHP 5,000 ($55 to $90 USD) monthly, AC adds PHP 2,000 to PHP 4,000 ($35 to $70 USD), internet readiness adds PHP 1,000 to PHP 2,000 ($18 to $35 USD), Clark proximity adds PHP 5,000 to PHP 10,000 ($90 to $180 USD), and pool/gym access adds PHP 2,000 to PHP 5,000 ($35 to $90 USD).
In our property pack covering the real estate market in Central Luzon, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Central Luzon?
The top five ROI renovations in Central Luzon are split-type AC installation, kitchen and bathroom upgrades, basic furniture packages for Clark-targeted units, electrical and plumbing improvements, and repainting with modern neutral colors.
Split-type AC costs PHP 25,000 to PHP 40,000 ($445 to $715 USD) and adds PHP 2,000 to PHP 4,000 monthly; kitchen/bath refresh costs PHP 30,000 to PHP 60,000 ($535 to $1,070 USD) and adds PHP 1,500 to PHP 3,000; furniture packages cost PHP 40,000 to PHP 80,000 ($715 to $1,430 USD) and add PHP 5,000 to PHP 10,000 in Clark; electrical upgrades cost PHP 15,000 to PHP 30,000 ($265 to $535 USD) and reduce vacancy; repainting costs PHP 10,000 to PHP 20,000 ($180 to $355 USD) and speeds leasing.
Avoid high-end luxury finishes tenants won't pay for, swimming pool additions for single-family homes, and overly customized layouts limiting your tenant pool.
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 Central Luzon as of 2026?
What's the vacancy rate for rentals in Central Luzon as of 2026?
As of early 2026, the estimated effective vacancy rate for market-rate rentals in Central Luzon is around 8% to 12%.
Across neighborhoods, vacancy ranges from 5% in high-demand areas like Clark Freeport Zone to 15% or more in oversupplied condo clusters or far-suburban locations.
Compared to the historical average, current vacancy is slightly elevated due to new condo supply but expected to normalize as NSCR rail boosts connectivity and demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Central Luzon.
How many days do rentals stay listed in Central Luzon as of 2026?
As of early 2026, the average rental in Central Luzon stays listed for 30 to 60 days, though Clark properties can be absorbed in just 10 to 30 days.
Days on market range from under 2 weeks for well-priced furnished studios in Clark to over 60 days for overpriced or poorly located units.
Compared to one year ago, days-on-market figures have remained stable, with slight improvement in Clark and Angeles as BPO and aviation demand held steady.
Which months have peak tenant demand in Central Luzon?
Peak tenant demand in Central Luzon occurs May through August (school calendar and family relocations) and January through March (new job contracts and corporate relocations).
Seasonal demand drivers include the academic year cycle affecting university towns like Angeles, corporate hiring tied to the fiscal year, and expat assignment cycles at Clark Freeport Zone.
Lowest tenant demand typically falls in September through November, when school moves are done and holiday budgets make renters hesitant to commit.
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What will my monthly costs be in Central Luzon as of 2026?
What property taxes should landlords expect in Central Luzon as of 2026?
As of early 2026, landlords in Central Luzon should expect annual property taxes of roughly PHP 10,000 to PHP 40,000 ($180 to $715 USD or €165 to €665 EUR), depending on assessed value and location.
The realistic range runs from PHP 5,000 ($90 USD) for modest provincial homes to PHP 80,000 ($1,430 USD) or more for high-value condos in Clark or Angeles City.
Property taxes are calculated on assessed value (a percentage of fair market value), with basic RPT capped at 1% in provinces and 2% in cities, plus 1% for the Special Education Fund.
Please note that, in our property pack covering the real estate market in Central Luzon, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Central Luzon right now?
A realistic annual maintenance budget in Central Luzon is PHP 17,000 to PHP 35,000 ($300 to $625 USD or €280 to €580 EUR), roughly 1 to 2 months of rent for a mid-market unit.
The range spans from PHP 10,000 ($180 USD) for newer condos to PHP 60,000 ($1,070 USD) or more for older homes requiring roof, plumbing, or exterior repairs.
Landlords typically set aside 5% to 10% of annual rental income for maintenance, with furnished unit or older property owners budgeting toward the higher end.
What utilities do landlords often pay in Central Luzon right now?
In Central Luzon, landlords most commonly pay condo association dues and sometimes water or common-area electricity, while day-to-day utilities are almost always tenant-paid.
Typical monthly landlord-paid costs run PHP 2,000 to PHP 6,000 ($35 to $105 USD or €33 to €100 EUR) for association dues, depending on building amenities and location.
Common practice is for landlords to include condo dues in rent for high-end furnished units (especially in Clark), while most leases pass consumption-based utilities to tenants, with electricity at PHP 13 per kWh under Meralco coverage.
How is rental income taxed in Central Luzon as of 2026?
As of early 2026, rental income in Central Luzon is subject to income tax under BIR rules, with graduated rates up to 35% or an optional 8% flat rate for gross receipts under PHP 3 million.
Main deductions include property depreciation, real property taxes paid, maintenance expenses, and loan interest used for property acquisition.
A common mistake in Central Luzon is failing to document withholding tax when renting to corporate tenants, especially relevant in Clark where many lessees are companies required to withhold tax under BIR regulations.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Central Luzon.
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 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 and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| FazWaz Philippines - Central Luzon Rentals | Large, established property portal publishing transparent market statistics from active listings. | We used its rental averages by unit size and rent-per-sqm as our primary anchor. We cross-checked against other portals and policy caps. |
| FazWaz Philippines - Central Luzon Property Supply | Same trusted portal covering all property types, validating supply depth. | We used its inventory as a proxy for market liquidity. We confirmed low, mid, and high rent bands with example listings. |
| Lamudi - Clark, Pampanga Rentals | One of the biggest Philippine real estate marketplaces with frequently updated inventory. | We used Clark asking rents to represent Central Luzon's high-rent pocket. We cross-checked portal-wide averages. |
| MyProperty - Clark, Pampanga Rentals | Major national portal under a large international classifieds group. | We cross-checked Clark pricing for studios and condos. We validated the expat premium in neighborhood sections. |
| Philippine Statistics Authority - CPI Databases | Official national statistics agency with the country's benchmark inflation dataset. | We used PSA CPI as the macro backdrop for rent growth expectations. We framed why 2026 growth is likely moderate. |
| PSA RSSO Region III - CPI Infographic | PSA's regional office publishing official Region III CPI materials. | We ensured our narrative stays tied to Region III specifically. We triangulated local cost-of-living momentum. |
| Bangko Sentral ng Pilipinas - RPPI Report Q1 2025 | Philippines' central bank with highly credible housing price reports. | We contextualized the sales-market cycle influencing rent-setting. We supported a steady-to-moderating rent outlook. |
| Colliers Philippines - Residential Q3 2025 | Top-tier global real estate consultancy with formal research methodologies. | We used forward-looking vacancy and developer signals. We justified selective rent growth by node and property type. |
| Inquirer - Colliers Vacancy Outlook Article | Major national newspaper explicitly attributing claims to Colliers research. | We used it as a pointer to the consultancy view. We strengthened the 2026 easing narrative with Central Luzon caveats. |
| Republic Act 9653 - Rent Control Act of 2009 | Official law text from a government legislative repository. | We explained the rent cap framework for applicable units. We clarified controls apply only to certain lower-rent units. |
| Philippine News Agency - Rent Hike Cap Article | Government's official newswire reflecting agency announcements. | We grounded regulated rent increases for the low-end segment. We reality-checked portal asking rents above PHP 10,000. |
| Republic Act 7160 - Local Government Code | Government legislative document for the Local Government Code. | We explained how real property tax is set by LGUs. We supported typical tax-rate ranges in cost estimates. |
| Bureau of Internal Revenue - Income Tax Overview | National tax authority's official gateway to tax rules. | We referenced rental income taxation responsibilities. We kept tax guidance accurate and current. |
| BIR - Revenue Regulations No. 5-2025 | Official BIR issuance relevant for withholding rules. | We flagged that withholding mechanics can change. We justified a "check latest RR" step for landlords. |
| Meralco - December 2025 Rate Advisory | Utility's official published rate advisory. | We anchored electricity-cost assumptions for Meralco-covered households. We translated typical kWh use into peso estimates. |
| North-South Commuter Railway - Station Map | Official project site for major rail investment reshaping commuter demand. | We identified rail nodes becoming rent hotspots. We justified why corridor areas near stations lease faster. |
| UP Diliman Extension Programs in Pampanga | Official site for UP Diliman's extension campus in Central Luzon. | We identified university-driven rental demand around Clark. We referenced student housing needs in tenant analysis. |
| Lamudi - Holy Angel University Rentals | Specific listings near major Central Luzon landmarks and universities. | We understood rental demand near Holy Angel University. We validated student-area pricing. |
| Trading Economics - Philippines Inflation | Aggregates official data with accessible trend visualizations. | We contextualized inflation affecting rent adjustments. We supported our moderate rent growth outlook. |
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