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Davao City has quietly become one of the Philippines' most interesting markets for short-term rental investors, with roughly 4,200 active listings and average monthly revenues around 134,000 pesos.
In this guide, we break down everything you need to know about running an Airbnb in Davao City in 2026, from legal requirements to realistic profit expectations and neighborhood-level pricing.
We update this article regularly to reflect the latest regulations, market data, and local trends.
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 Davao City.
Insights
- Davao City's average Airbnb occupancy rate sits at around 36%, which translates to roughly 11 booked nights per month, making it essential for hosts to optimize pricing during peak periods like Kadayawan Festival in August.
- The price gap between Davao City's most expensive neighborhoods like Lanang and budget-friendly areas like Toril can exceed 2,000 pesos per night, creating significant opportunities for strategic property positioning.
- Top-performing Airbnb hosts in Davao City achieve occupancy rates between 45% and 55%, nearly double the market average, primarily through professional photography, fast response times, and competitive pricing.
- Studios and one-bedroom units dominate Davao City's Airbnb bookings because the city's guest mix skews heavily toward solo business travelers and couples visiting for work or medical tourism.
- Davao City requires hosts to obtain both a business permit and a City Tourism Certificate, but there are no published citywide caps on rental nights or minimum stay requirements as of early 2026.
- The white space opportunity in Davao City's Airbnb market lies in family-ready two-bedroom units with parking and washing machines, priced between 3,200 and 4,200 pesos per night, which remain undersupplied.
- Monthly operating expenses for a self-managed Airbnb in Davao City typically range from 45,000 to 70,000 pesos, with electricity for air conditioning being the single largest cost driver due to the city's tropical climate.
- Araw ng Davao in March and Kadayawan Festival in August can push nightly rates up by 30% to 50% in well-located properties, making these events critical for annual revenue planning.
- Condo buildings in Davao City's central districts like Bajada, Poblacion, and Ecoland often have HOA restrictions on transient guests that override city-level permissions, so checking building rules before buying is essential.
Can I legally run an Airbnb in Davao City in 2026?
Is short-term renting allowed in Davao City in 2026?
As of the first half of 2026, short-term renting in Davao City is not banned citywide, but the city expects hosts to register their accommodation activity through official business and tourism channels.
The main framework governing short-term rentals in Davao City comes from the City Tourism Operations Office (CTOO), which treats repeat paid accommodation as a licensable tourism-related business rather than casual home-sharing.
The most important condition hosts must comply with is obtaining proper business registration and tourism certification, especially if operating like a lodging house, apartelle, or tourist inn with regular paying guests.
Hosts who operate without proper registration may face issues during business permit renewals, and the city's Business Bureau can require compliance before allowing continued operation.
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 Davao City as of 2026?
As of the first half of 2026, Davao City has no published minimum-stay requirements or maximum nights-per-year caps for Airbnb hosts like you might see in cities such as London or San Francisco.
These rules do not differ by property type or host residency status in Davao City, meaning whether you own a condo, apartment, or house, the city's publicly available guidance does not impose numeric limits on how many nights you can rent out.
Since there are no official caps, hosts in Davao City do not need to track rental nights for city compliance purposes, though keeping records for tax purposes is still advisable.
That said, individual condo corporations and HOAs can impose their own restrictions on transient guests, which may effectively limit your rental activity even without a city rule.
Do I have to live there, or can I Airbnb a secondary home in Davao City right now?
Davao City does not have a published residency requirement stating that only primary residences can be used for short-term rentals.
Yes, owners of secondary homes and investment properties can legally operate short-term rentals in Davao City, provided they follow the standard business registration and tourism licensing process.
No additional permits specifically for non-primary residences exist in Davao City's public guidance, though you still need the same business permit and CTOO certification as any other host.
The main practical difference between renting a primary versus secondary home in Davao City is not regulatory but operational, since secondary home owners often need to arrange remote management or hire local property managers.
Don't buy the wrong property, in the wrong area of Davao City
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Can I run multiple Airbnbs under one name in Davao City right now?
Running multiple Airbnb listings under one name is likely allowed in Davao City, but the paperwork requirements scale up with each additional property you add to your portfolio.
There is no published maximum number of properties that one person or entity can list for short-term rental in Davao City based on the city's current public guidance.
However, hosts with multiple listings should expect to maintain proper business registration for their accommodation activity and potentially separate tourism documentation for each establishment, especially if properties are in different barangays or buildings.
Do I need a short-term rental license or a business registration to host in Davao City as of 2026?
As of the first half of 2026, Davao City does not have a single "Airbnb license," but hosts operating repeat paid accommodation should expect to go through the city's business permit pathway and obtain CTOO tourism certification.
The typical process involves applying through the Davao City Online BPLS portal, submitting required documents, and waiting for approval, which can take several weeks during peak permit renewal season in January.
Documents typically required include proof of property ownership or lease, barangay clearance, and for lodging-type businesses, DOT accreditation may appear on the checklist as shown in the city's tourism office renewal guides.
If you are operating under a business name as a sole proprietor, you will also need to register through the DTI BNRS portal, which is the official business name registration system for the Philippines.
Are there neighborhood bans or restricted zones for Airbnb in Davao City as of 2026?
As of the first half of 2026, Davao City has no publicly available "Airbnb ban map" or list of restricted zones where short-term rentals are explicitly prohibited by the city government.
However, restrictions in Davao City are more likely to come from building-level rules, such as condo corporation bylaws or HOA policies in subdivisions, rather than from city zoning ordinances specifically targeting short-term rentals.
For general zoning questions, the Davao City Planning and Development Office handles land use compliance, but they have not published an Airbnb-specific restricted zone list.
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 Davao City in 2026?
What's the average and median nightly price on Airbnb in Davao City in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Davao City is approximately 2,300 pesos (around $39 USD or 36 EUR), while the median nightly price sits closer to 2,000 pesos ($34 USD or 31 EUR) because of the large number of budget and mid-market listings.
The typical nightly price range covering roughly 80% of Davao City Airbnb listings falls between 1,400 and 3,500 pesos ($24 to $59 USD or 22 to 54 EUR), spanning everything from basic studio apartments to well-appointed two-bedroom condos.
The single biggest factor affecting nightly pricing in Davao City is location, specifically how close a property is to major commercial areas like Bajada, Lanang, or Poblacion, which command meaningful premiums over more suburban districts.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Davao City.
How much do nightly prices vary by neighborhood in Davao City in 2026?
As of the first half of 2026, nightly prices in Davao City can vary by more than 2,000 pesos ($34 USD or 31 EUR) between premium areas like Lanang and more affordable districts like Toril or Calinan.
The three neighborhoods with the highest average nightly prices in Davao City are Lanang, Bajada, and Poblacion (downtown), where typical rates range from 2,700 to 3,500 pesos ($46 to $59 USD or 42 to 54 EUR) for entire-place listings.
The three neighborhoods with the lowest average nightly prices are Toril, Calinan, and Tugbok, where rates typically fall between 1,400 and 2,000 pesos ($24 to $34 USD or 22 to 31 EUR), though these areas still attract guests looking for quieter stays or visiting family outside the city center.
What's the typical occupancy rate in Davao City in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Davao City is around 36%, which means an average property gets booked roughly 11 nights per month.
The realistic occupancy rate range covering most Davao City listings falls between 25% and 45%, with significant variation depending on property quality, pricing strategy, and host responsiveness.
This occupancy rate is moderate compared to major Philippine tourism destinations like Boracay or Palawan, but reasonable for a city where domestic business travel and medical tourism drive much of the demand rather than vacation tourists.
The single factor with the biggest impact on achieving above-average occupancy in Davao City is proximity to commercial centers and hospitals, combined with professional listing photos and competitive pricing for your neighborhood.
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What's the average monthly revenue per listing in Davao City in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Davao City is approximately 134,000 pesos ($2,270 USD or 2,090 EUR), though this figure represents active listings with consistent availability rather than a guarantee for every property.
The realistic monthly revenue range covering roughly 80% of Davao City Airbnb listings falls between 70,000 and 180,000 pesos ($1,190 to $3,050 USD or 1,090 to 2,810 EUR), depending heavily on location, property type, and host performance.
Top-performing Airbnb listings in Davao City can achieve monthly revenues above 200,000 pesos ($3,390 USD or 3,120 EUR), especially well-located two-bedroom units during peak festival months. For example, a two-bedroom condo in Lanang charging 3,500 pesos per night with 50% occupancy would generate roughly 52,500 pesos from just 15 booked nights.
Finally, note that we give here all the information you need to buy and rent out a property in Davao City.
What's the typical low-season vs high-season monthly revenue in Davao City in 2026?
As of the first half of 2026, typical low-season monthly revenue in Davao City ranges from 95,000 to 115,000 pesos ($1,610 to $1,950 USD or 1,480 to 1,790 EUR), while high-season months can push revenues to 155,000 to 190,000 pesos ($2,630 to $3,220 USD or 2,420 to 2,960 EUR).
Low season in Davao City generally covers the months outside major events, roughly April through July and September through November, while high season aligns with Araw ng Davao in March, Kadayawan Festival in August, and year-end holiday travel in December.
What's a realistic Airbnb monthly expense range in Davao City in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Davao City range from 45,000 to 95,000 pesos ($760 to $1,610 USD or 700 to 1,480 EUR), depending on whether you self-manage or hire a property manager.
The single largest expense category for Davao City Airbnb hosts is typically electricity, especially air conditioning costs given the tropical climate, which can run 8,000 to 15,000 pesos ($135 to $255 USD or 125 to 235 EUR) monthly for a well-used unit.
Hosts in Davao City should typically expect to spend between 35% and 55% of gross revenue on operating expenses, including platform fees, cleaning, utilities, internet, consumables, and condo dues if applicable.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Davao City.
What's realistic monthly net profit and profit per available night for Airbnb in Davao City in 2026?
As of the first half of 2026, realistic monthly net profit for an Airbnb in Davao City ranges from 45,000 to 85,000 pesos ($760 to $1,440 USD or 700 to 1,330 EUR), with profit per available night falling between 1,500 and 2,800 pesos ($25 to $47 USD or 23 to 44 EUR).
The realistic monthly net profit range covering most Davao City listings spans from 35,000 pesos for underperforming properties to 100,000 pesos for well-optimized units in prime locations ($590 to $1,690 USD or 545 to 1,560 EUR).
Hosts in Davao City typically achieve net profit margins between 30% and 50% of gross revenue, with self-managed properties in good locations hitting the higher end of that range.
The break-even occupancy rate for a typical Airbnb listing in Davao City sits around 20% to 25%, meaning you need roughly 6 to 8 booked nights per month just to cover operating costs before making any profit.
In our property pack covering the real estate market in Davao City, 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 Davao City as of 2026?
How many active Airbnb listings are in Davao City as of 2026?
As of the first half of 2026, there are approximately 4,000 to 4,300 active short-term rental listings in Davao City across platforms like Airbnb and Vrbo, according to AirDNA's market tracking.
This number has grown steadily over the past few years as Davao City's tourism infrastructure improved and more property owners recognized the income potential, though the growth rate has moderated compared to the post-pandemic surge seen in 2022 and 2023.
Which neighborhoods are most saturated in Davao City as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Davao City are Poblacion (downtown), Bajada, Lanang, Ecoland, and Matina, where listing density is highest due to their proximity to malls, hospitals, and business districts.
These neighborhoods became saturated because they sit at the intersection of what business travelers and medical tourists need: walkable access to SM Lanang Premier, Abreeza Mall, major hospitals like Davao Doctors and SPMC, and reliable transport options to the airport.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include Buhangin, Agdao, Talomo, and some parts of Toril, where competition is lower but you can still attract guests who prioritize value or are visiting specific areas outside the core.
What local events spike demand in Davao City in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Davao City are Araw ng Davao in March, Kadayawan Festival during the third week of August, and year-end holiday travel in December.
During these peak events, well-positioned Davao City Airbnb listings typically see booking rates increase by 30% to 50%, and nightly rates can be pushed 20% to 40% higher than normal without significantly hurting occupancy.
Hosts in Davao City should adjust their pricing and block dates at least 6 to 8 weeks before major events to capture early bookers, while keeping some flexibility for last-minute reservations at premium rates during the event week itself.
What occupancy differences exist between top and average hosts in Davao City in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Davao City achieve occupancy rates between 45% and 55%, which translates to roughly 14 to 17 booked nights per month.
By comparison, average hosts in Davao City see occupancy around 35% to 38% (about 11 nights per month), while under-optimized listings may struggle at 20% to 30%, booking only 6 to 9 nights monthly.
New hosts in Davao City typically take 3 to 6 months to reach top-performer occupancy levels, as they need time to accumulate reviews, optimize their listing photos, and fine-tune their pricing strategy for the local market.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Davao City.
Which price points are most crowded, and where's the "white space" for new hosts in Davao City right now?
The nightly price range with the highest concentration of Airbnb listings in Davao City falls between 1,600 and 2,400 pesos ($27 to $41 USD or 25 to 37 EUR), where budget and mid-market condos and apartments cluster heavily.
The white space opportunity for new hosts in Davao City exists in the 3,200 to 4,200 peso range ($54 to $71 USD or 50 to 65 EUR), where well-appointed family-ready units with premium amenities remain undersupplied relative to demand.
To successfully compete in this underserved segment, new Davao City hosts should focus on two-bedroom units with secure parking, a washing machine, reliable fast Wi-Fi, and professional photography that clearly communicates value beyond the budget options.
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What property works best for Airbnb demand in Davao City right now?
What bedroom count gets the most bookings in Davao City as of 2026?
As of the first half of 2026, studios and one-bedroom units get the most bookings in Davao City because they match the dominant guest profile of solo business travelers, couples, and medical tourists visiting for short stays.
The estimated booking rate breakdown in Davao City shows studios and one-bedrooms capturing roughly 55% to 60% of total bookings, two-bedrooms taking 25% to 30%, and three-bedroom-plus units accounting for the remaining 10% to 15%.
Studios and one-bedrooms perform best specifically in Davao City because the city's tourism mix skews heavily toward domestic business travel and medical visits rather than large family vacations, making compact, affordable units the practical choice for most guests.
What property type performs best in Davao City in 2026?
As of the first half of 2026, condominiums and well-located apartments perform best overall for Airbnb in Davao City, offering the most consistent occupancy rates due to their proximity to commercial centers, malls, and hospitals.
Occupancy rates across property types in Davao City show condos and apartments averaging 35% to 40%, townhouses around 30% to 35%, and single-family houses varying widely from 25% to 45% depending heavily on location and family-readiness features.
Condos outperform in Davao City because the city's core guest base prioritizes convenience and security over space, and condo buildings near Bajada, Lanang, and Ecoland offer exactly what business travelers and medical tourists need for stays of a few nights to a few weeks.
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 Davao City, 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 |
|---|---|---|
| Davao City Government CTOO | It's the city government telling businesses what is required for 2026. | We used it to confirm that tourism-related businesses in Davao City are expected to register for a City Tourism Certificate for 2026. We treat this as the clearest city-level signal that short-stay accommodation operators should expect local compliance steps. |
| Davao City Tourism Office Licensing Guide | It's the official tourism office's own checklist for lodging-type businesses. | We used it to map what Davao's tourism office considers a licensable accommodation activity. We also used it to infer what paperwork an Airbnb-style operator may be asked to produce. |
| Davao City Tourism Office Renewal Guide | It's the official renewal checklist and it explicitly lists required items including DOT accreditation. | We used it to confirm that DOT accreditation appears as a requirement in the city's tourism licensing workflow. We used it to structure the permit requirements section realistically. |
| Davao City Business Bureau | It's the city office responsible for permits and licensing for businesses. | We used it as the anchor that an Airbnb operation is treated as a regulated business activity when done repeatedly for paying guests. We also used it to point readers to the correct city department. |
| Davao City Business Permits Process | It's the city's published process for securing business permits. | We used it to outline the practical permit pathway a small host should expect. We also used it to keep the compliance steps accurate to the city's own process description. |
| Davao City Online BPLS Portal | It's the city's official online system for business permits. | We used it to support the claim that Davao has a formal permitting workflow including online application. We also used it to show there's an actual portal for readers to use. |
| Davao City CTOO Profile | It's the city's official description of the tourism office's role. | We used it to justify why CTOO is relevant to short-stay accommodation operators. We also used it to explain why tourism certification shows up for lodging-like activity. |
| DOT Memorandum Circular 2020-005 | It's an official DOT circular published as a primary legal and standards document. | We used it to define what DOT accreditation means in plain English and why it matters. We also used it to keep the accreditation discussion tied to formal DOT language. |
| DOT Accreditation Listings | It's DOT's public-facing listing for accredited establishments. | We used it as a cross-check that DOT accreditation is an active ongoing program. We also used it to show how readers can verify accreditation norms independently. |
| Bangko Sentral ng Pilipinas Exchange Rates | It's the central bank's official FX reference source. | We used it to justify converting USD-denominated STR data into PHP in a defensible way. We also used it to keep all peso figures consistent with early January 2026 FX levels. |
| BSP RREPI Housing Price Index | It's BSP explaining the official house price index methodology. | We used it to avoid outdated house-price series terminology. We also used it to keep property-price discussion aligned with BSP's current statistical framework. |
| GMA Network BSP Housing Data | It's a major national outlet explicitly attributing figures to BSP data. | We used it to anchor national-level price context without relying on random listing sites. We also used it to frame Davao investing decisions within broader Philippine housing dynamics. |
| Colliers Philippines Residential Report | Colliers is a major global real-estate advisory firm with published research notes. | We used it to support why Davao is regularly tracked as a meaningful residential market outside Metro Manila. We also used it to keep our property types grounded in how big advisors segment PH residential demand. |
| AirDNA Davao City Overview | AirDNA is a widely used short-term-rental analytics provider with a consistent methodology. | We used it as our primary quantitative backbone for ADR, occupancy, revenue, and approximate listing counts. We then cross-checked the implied revenue math for internal consistency. |
| Philippine News Agency Tourism Arrivals | PNA is a state-run newswire and is typically careful about attributing to DOT and city data. | We used it to ground demand drivers in real visitor volumes rather than assumptions. We also used it to justify seasonality and event spikes as meaningful for STR demand. |
| Philippine News Agency Local Celebrations | It's PNA and it explicitly references proclamations and major local celebrations. | We used it to support that Davao's biggest local celebrations are material citywide demand spikes. We also used it to avoid relying on festival blogs for the peak demand section. |
| Manila Bulletin Araw ng Davao | Manila Bulletin is a major national newspaper covering official holiday declarations. | We used it to confirm Araw ng Davao timing and its significance as an official local holiday. We also used it to validate our peak event calendar for Davao City. |
| DTI BNRS Portal | It's the official business name registration system for the Philippines. | We used it to provide readers with the correct portal for sole proprietor business name registration. We also used it to complete the compliance pathway for new hosts. |
| Davao City Planning Office | It's the city unit responsible for zoning and land use compliance. | We used it to address zoning questions and clarify that no Airbnb-specific restricted zone list exists. We also used it to direct readers to the appropriate office for zoning inquiries. |
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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