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Condo fees in the Philippines can make or break your investment returns, yet many buyers underestimate these ongoing costs.
Association dues in Metro Manila typically range from PHP 80 to PHP 150 per square meter monthly, with premium buildings charging even more for luxury amenities and prime locations.
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Monthly condo association dues in Metro Manila range from PHP 80-150 per square meter, calculated on floor area and covering security, maintenance, and amenities.
A 50 m² one-bedroom unit typically costs PHP 4,000-7,500 monthly in dues, plus utilities, parking, and taxes that can add another PHP 5,000-10,000 per month.
| Unit Size | Monthly Dues Range | All-In Monthly Cost |
|---|---|---|
| 30 m² Studio | PHP 2,400-4,500 | PHP 6,750-11,850 |
| 50 m² 1-Bedroom | PHP 4,000-7,500 | PHP 9,420-14,920 |
| 70 m² 2-Bedroom | PHP 5,600-10,500 | PHP 12,100-18,000 |
| Parking Slot | PHP 3,000-7,000 | Additional monthly cost |
| Sinking Fund | 5-10% of dues | PHP 200-1,050 extra |
| Utilities (separate) | PHP 4,000-12,000 | Electricity, water, internet |
| Annual Increases | 5-15% yearly | Subject to by-law caps |
What are the typical monthly association dues in Metro Manila condos per square meter?
Monthly condo association dues in Metro Manila range from PHP 80 to PHP 150 per square meter as of September 2025.
Mid-market buildings in areas like Makati, BGC, and Ortigas typically charge PHP 100-120 per square meter monthly. Luxury developments in prime locations can reach PHP 150 or higher per square meter, while older buildings or those in emerging areas may charge as low as PHP 80 per square meter.
The rate depends heavily on the building's amenities, age, location prestige, and management quality. Buildings with extensive facilities like multiple pools, full gyms, function rooms, and concierge services command higher dues than basic residential towers.
Premium developments in Bonifacio Global City and Makati CBD consistently charge at the upper end of this range, while condos in Quezon City or emerging areas like Pasig often fall in the PHP 80-100 range.
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How much would monthly fees be for different unit sizes using these rates?
Using the PHP 80-150 per square meter range, here are the monthly association dues for common unit sizes.
| Unit Type | Floor Area | Low Rate (PHP 80/sqm) | High Rate (PHP 150/sqm) |
|---|---|---|---|
| Studio | 30 m² | PHP 2,400 | PHP 4,500 |
| 1-Bedroom | 50 m² | PHP 4,000 | PHP 7,500 |
| 2-Bedroom | 70 m² | PHP 5,600 | PHP 10,500 |
| Penthouse (100 m²) | 100 m² | PHP 8,000 | PHP 15,000 |
| Luxury 3-BR (120 m²) | 120 m² | PHP 9,600 | PHP 18,000 |
How are condo fees calculated - floor area, gross area, or saleable area?
Philippines condo associations typically calculate dues based on the unit's floor area as stated in the condominium certificate of title.
Most buildings use the "saleable area" or "sellable area" measurement, which includes the interior space of your unit but excludes common areas like hallways and lobbies. This measurement usually excludes balconies unless they're specifically included in your unit's titled area.
Parking slots are often calculated separately and charged as an additional line item, typically ranging from PHP 3,000-7,000 per month per slot. Some buildings include one parking slot in the unit's square meter calculation, while others always bill parking separately.
The master deed and condominium by-laws specify exactly how your building calculates areas. Always review these documents during your purchase process to understand what's included in your dues calculation.
Storage units, if any, may be charged separately or included in the unit's square meter count depending on the specific building's setup.
What services and amenities do condo dues typically cover?
Monthly association dues in Philippines condos cover essential building operations and maintenance across multiple categories.
1. **Security Services (20-30% of dues)** - 24/7 security guards and lobby staff - CCTV monitoring and maintenance - Access control systems and key cards - Perimeter security and visitor management - Emergency response coordination2. **Common Area Utilities (15-25% of dues)** - Electricity for hallways, elevators, and lobby - Water for common areas and landscaping - Generator fuel for backup power - Common area air conditioning - Elevator operation and maintenance3. **Cleaning and Maintenance (10-15% of dues)** - Daily janitorial services for common areas - Lobby and hallway cleaning - Garbage collection from common areas - Landscaping and garden maintenance - General building upkeep4. **Amenity Operations (15-25% of dues)** - Swimming pool maintenance and chemicals - Gym equipment servicing and utilities - Clubhouse and function room upkeep - Children's playground maintenance - Sports facilities like tennis courts5. **Administrative Costs (10-15% of dues)** - Property management company fees - Accounting and bookkeeping services - Legal compliance and permits - Board meeting expenses - Office supplies and communicationsWhat additional recurring fees might apply beyond basic dues?
Several building-specific add-ons can significantly increase your monthly costs beyond the basic association dues.
Parking slot fees range from PHP 3,000-7,000 per month per slot, with covered slots and those in premium locations commanding higher rates. Most buildings charge parking separately rather than including it in unit dues.
Pet registration fees typically cost PHP 200-500 per month per pet, with some buildings requiring additional deposits or insurance for pet owners. Large dogs or multiple pets may incur higher monthly fees.
Amenity subscriptions for exclusive services like premium gym access, spa facilities, or business center usage can add PHP 500-2,000 monthly. Some luxury buildings offer optional concierge services for an additional PHP 1,000-3,000 per month.
Garbage disposal fees, while often included in basic dues, may be charged separately at PHP 100-300 per month in some buildings. Move-in/move-out fees are typically one-time charges but can reach PHP 5,000-15,000.
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Is there a separate sinking fund or reserve fund contribution?
Most Philippines condo buildings collect a sinking fund contribution for major capital expenditures and repairs.
The sinking fund typically represents 5-10% of your monthly dues, collected either as part of your regular monthly payment or billed separately on a quarterly or annual basis. For a unit paying PHP 6,000 monthly in dues, expect an additional PHP 300-600 monthly for the sinking fund.
This fund covers major building improvements like facade repairs, roof replacement, elevator modernization, fire safety system upgrades, and structural repairs. Well-managed buildings maintain healthy sinking fund balances to avoid special assessments.
Some buildings calculate sinking fund contributions as a fixed peso amount per square meter (typically PHP 4-15 per sqm per month), while others use a percentage of regular dues. The condominium by-laws specify the exact calculation method and minimum fund levels.
Buildings that neglect sinking fund contributions often face financial difficulties when major repairs are needed, leading to expensive special assessments for unit owners.
Are unit utilities included in dues or billed separately?
Individual unit utilities are always billed separately from condo association dues in the Philippines.
Electricity costs typically range from PHP 2,500-8,000+ monthly for air-conditioned units, depending on usage patterns, unit size, and number of occupants. Studios average PHP 2,500-4,000 monthly, while larger units with multiple air conditioning units can exceed PHP 8,000 during peak summer months.
Water bills generally run PHP 300-1,500 monthly for residential use, with higher consumption for families or units with washing machines. Most buildings use individual meters, though some older developments may have shared water systems with allocated costs.
Internet service costs PHP 1,200-2,500 monthly for fiber connections with speeds of 25-100 Mbps. Premium packages offering higher speeds or additional services can reach PHP 3,000-5,000 monthly.
Cable TV and streaming services add PHP 800-2,000 monthly, while landline phones typically cost PHP 500-1,000 monthly if desired. Some buildings offer bundled utility packages at slightly discounted rates.
What are typical property tax and insurance costs annually?
Annual property-related costs beyond monthly dues include Real Property Tax and condo insurance.
| Unit Size | Annual RPT (0.25% assessed value) | Condo/Fire Insurance | Total Annual |
|---|---|---|---|
| 30 m² Studio | PHP 1,800-3,000 | PHP 1,500-2,500 | PHP 3,300-5,500 |
| 50 m² 1-Bedroom | PHP 2,500-4,000 | PHP 2,000-3,000 | PHP 4,500-7,000 |
| 70 m² 2-Bedroom | PHP 3,500-5,000 | PHP 2,500-4,000 | PHP 6,000-9,000 |
| 100 m² Penthouse | PHP 5,000-8,000 | PHP 3,500-6,000 | PHP 8,500-14,000 |
| 120 m² Luxury | PHP 6,000-10,000 | PHP 4,000-7,000 | PHP 10,000-17,000 |
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How often do condo dues increase and by what percentage?
Condo association dues in the Philippines typically increase every 1-2 years by 5-15%, though the exact frequency and amount depend on building by-laws and economic conditions.
Most well-managed buildings implement annual increases of 5-10% to keep pace with inflation and rising operational costs. During periods of high inflation or significant utility rate increases, buildings may implement higher increases of 10-15%.
Condominium by-laws usually cap board-approved increases at 10-15% annually, with higher increases requiring unit owner approval through a general assembly vote. Buildings exceeding these caps must justify the increase with detailed financial reports.
Recent trends show that buildings implemented 8-12% increases in 2022-2023 due to post-pandemic cost pressures, while 2024-2025 increases have moderated to 5-8% as economic conditions stabilized.
Premium buildings with extensive amenities tend to have more frequent but smaller increases, while older buildings may go 2-3 years without increases followed by larger adjustments.
Have there been recent special assessments and what triggers them?
Special assessments in Philippines condos typically range from PHP 300-600 per square meter as one-time charges for major building improvements or repairs.
Common triggers for special assessments include major facade repairs, elevator modernization, fire safety system upgrades, structural repairs from natural disasters, and swimming pool renovations. Buildings with inadequate sinking funds are more likely to impose special assessments.
Recent special assessments (2020-2025) have been driven by post-pandemic building improvements like enhanced ventilation systems, contactless access controls, and lobby renovations. Many buildings also assessed owners for generator replacements and water system upgrades.
Typhoon damage has triggered emergency assessments in some buildings, particularly for roof repairs and window replacements. Buildings in flood-prone areas have implemented assessments for improved drainage and waterproofing systems.
Well-managed buildings with healthy reserve funds can avoid most special assessments by properly budgeting for capital expenditures. Buildings should provide 60-90 days notice and detailed justification for any special assessment exceeding PHP 10,000 total per unit.
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Do short-term rentals or other uses affect condo fees?
Many Philippines condos impose additional fees, restrictions, or penalties for short-term rentals, extra occupants, and commercial use.
Short-term rental operations often incur administrative fees of PHP 5,000-15,000 monthly, registration fees, or outright prohibitions depending on building policies. Some buildings require Airbnb hosts to pay additional security deposits of PHP 20,000-50,000.
Extra occupants beyond the typical 2-4 person limit may trigger additional utility surcharges or administrative fees. Buildings with strict occupancy limits may fine violations at PHP 2,000-5,000 per month.
Pet policy violations typically result in fines of PHP 500-2,000 per month per pet, with some buildings requiring immediate removal of unauthorized pets. Registration fees for approved pets range from PHP 1,000-5,000 as one-time charges.
Commercial use of residential units is generally prohibited or heavily restricted, with violations resulting in fines of PHP 10,000-50,000 and potential legal action. Some buildings allow home-based businesses with special permits and additional monthly fees of PHP 2,000-10,000.
Moving violations like using service elevators during restricted hours or exceeding noise limits typically incur fines of PHP 500-2,000 per incident.
What should I budget for all-in monthly and annual costs?
Here's a realistic budget breakdown including all condo-related costs for different unit sizes in Metro Manila.
| Cost Category | 30 m² Studio | 50 m² 1-Bedroom | 70 m² 2-Bedroom |
|---|---|---|---|
| Association Dues | PHP 2,400-4,500 | PHP 4,000-7,500 | PHP 5,600-10,500 |
| Sinking Fund (8%) | PHP 200-350 | PHP 320-600 | PHP 450-850 |
| Parking (1 slot) | PHP 3,000-7,000 | PHP 3,000-7,000 | PHP 3,000-7,000 |
| Utilities (elec/water/internet) | PHP 4,000-6,000 | PHP 5,000-7,000 | PHP 6,000-9,000 |
| Insurance & Tax (monthly) | PHP 275-450 | PHP 375-585 | PHP 500-750 |
| Monthly Total | PHP 9,875-18,300 | PHP 12,695-22,685 | PHP 15,550-28,100 |
| Annual Total | PHP 118,500-219,600 | PHP 152,340-272,220 | PHP 186,600-337,200 |
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding condo fees is crucial for making informed property investment decisions in the Philippines real estate market.
Always factor in all monthly costs - not just the purchase price - when evaluating condo investments, as ongoing expenses can significantly impact your returns and cash flow.
Sources
- BambooRoutes - Condo Monthly Fees Philippines
- Respicio Law - Condo Association Dues Increase Rights
- BambooRoutes - Manila Condo Maintenance Fees
- LegalDex - Guidelines on Dues and Contributions
- 3D Universal - Understanding Condo Dues Philippines
- Reddit - Condo Fees Manila Discussion
- Mandani Bay - Cost of Condo Living
- Federal Land - Condo Homeowner Fees List