Get all the data you need about the real estate market in Davao City
SUMMARY
Yes. Property prices in Davao City are still rising overall, but the broad market is only edging higher and the strongest gains are concentrated in specific projects, land, and well-positioned locations.
The closest official benchmark, Metro Mindanao, was up only about 1.3% year on year in the first quarter of 2026. That is positive, but it also means Davao is lagging the broader provincial market rather than leading another citywide boom.
New-build pricing looks stronger than the broad index because developers can reprice successful projects in stages. That makes primary-market appreciation real, but it does not mean completed owners can resell at the same headline valuation.
The clearest long-run pricing power is in land. Across major VisMin markets including the Davao Region, residential lots have posted much stronger historical appreciation than house-and-lot projects, while well-located land remains structurally harder to replace.
Demand has not disappeared. Several large Davao launches absorbed billions of pesos of inventory in days, showing that buyers still move quickly when the location, product and payment structure are convincing.
Liquidity is the weak point that headline sell-outs can hide. A sold-out tower can still have a soft resale market if too many similar completed units are competing for cash buyers at the same time.
Davao's economic base remains a real support. Strong recent city growth, continued regional expansion and unusually low office vacancy suggest that the property market is being supported by genuine business activity, not only by speculative construction.
Demographics are less powerful than they used to be. The city is still adding residents, but population growth has slowed to around 1% a year, so future price gains will need to rely more on income growth, household formation, employment, infrastructure and investor demand.
Affordability is already becoming a constraint. A ₱4 million to ₱5 million new property costs roughly ten to twelve times the latest cited average annual family income, which limits how far mainstream prices can rise without stronger household purchasing power.
The next major test is supply. Davao has absorbed new projects well so far, but the wider VisMin condominium pipeline is large enough that weaker, investor-heavy units could separate sharply from family-sized stock and projects with real end-user demand.
The best appreciation case now sits with prime land, established townships, useful infrastructure corridors and projects tied to employment and daily convenience. Generic investor condos and peripheral sites without a strong access story deserve much more skepticism.
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Are Davao City property prices still rising now?
Davao City property prices are still rising overall, but the broad market is moving much more slowly than the city's most expensive new projects might suggest.
The freshest official evidence comes from the Bangko Sentral ng Pilipinas' Residential Property Price Index. The BSP does not publish a Davao City-only index, so the closest official measure is Metro Mindanao, which includes metropolitan areas in the Davao Region and Cagayan de Oro. In the first quarter of 2026, residential prices in Metro Mindanao were about 1.3% higher than a year earlier.
That is positive growth, but barely. For comparison, residential prices across all areas outside Metro Manila increased 5.7% year on year during the same quarter, while the Philippines as a whole was up 4.5%.
This gives us a useful starting point. Davao property is still appreciating, but calling the city a broad property boom would get ahead of the data. The more interesting action is happening inside particular property types, projects and locations.
| Latest official benchmark | Annual price change | What we can reasonably infer |
|---|---|---|
| Metro Mindanao | ~+1.3% | Prices are still edging higher |
| Areas outside Metro Manila | +5.7% | Davao's broader region is lagging other provincial markets |
| Philippines overall | +4.5% | National prices have regained some momentum |
| Philippine condominiums | +4.6% | Condos remain one of the stronger property types |
Why is it so hard to know exactly how much Davao property prices have risen?
There is still no reliable Davao City transaction-price index that lets us say the typical local home is up exactly 3%, 6% or 10%.
That limitation sounds technical, but it explains a lot of the confusion around Davao property prices. The BSP's Metro Mindanao index combines several metropolitan areas. Developer price lists show what new units are being offered for, while resale listings show what owners hope to receive. BIR zonal values serve tax purposes and are updated periodically rather than continuously.
Those numbers can move in different directions at the same time.
A developer might release the next batch of units at a higher price after selling the previous batch quickly. Existing owners in the same building may still have to negotiate heavily to find a resale buyer. Both observations can be true.
The BSP's new RPPI is useful because it is based on actual acquisition prices attached to bank housing loans and now includes pre-owned and foreclosed homes. Cash purchases remain outside that dataset, though, which is relevant in a market with OFW families, business owners and investors who do not always rely on conventional bank financing.
So when we say Davao prices are currently rising, we are talking about the direction of the market rather than pretending there is one precise citywide percentage.
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Are new Davao condos still getting more expensive?
Yes, many new Davao condominiums are still getting more expensive, especially inside established townships and projects where developers have already proved they can find buyers.
Developer repricing is one of the clearest places where the upward trend remains visible.
DMCI Homes' Verdon Parc in Ecoland, for example, was originally marketed years ago with units starting around ₱3 million. Current developer inventory starts above ₱4 million, while larger units move comfortably beyond ₱6 million.
The comparison is imperfect because the mix of units still available changes as a development sells out. Even so, Verdon Parc shows what has happened across a large part of Davao's new-build market: buyers entering completed or late-stage projects now face materially higher peso prices than early preselling buyers did.
The premium end has moved much further. Developments around Azuela Cove and other high-end districts can reach price levels that would have looked exceptional for Davao a decade ago.
Rising developer prices show that builders are still confident enough to push prices higher. They do not prove that every existing condo owner can immediately resell at the same valuation.
That gap has become increasingly important.
Are Davao house and lot prices still rising too?
Yes, Davao house-and-lot and residential land prices are still moving higher in good locations, and the long-term evidence for land is actually stronger than the latest citywide housing numbers.
Colliers' latest Visayas-Mindanao research found that house-and-lot prices across major VisMin markets rose by roughly 2% to 6% a year between 2016 and 2025. Take-up rates at the end of that period ranged from 87% to 96%, which is unusually healthy for nearly a decade of development.
Residential lots have done even better. Colliers found average land-price increases of about 7% to 13% a year across Central Visayas, Western Visayas and the Davao Region over the same period. Take-up rates remained around 80% to 94%.
Those are multi-market figures rather than a Davao City index, but Davao is explicitly one of the major markets behind the dataset.
Land also benefits from something condominiums cannot reproduce: the supply of well-positioned plots close to established roads, employment areas and commercial districts is finite. As Davao spreads outward, the value gap between genuinely accessible land and merely cheap peripheral land can become enormous.
| VisMin residential segment | Average annual price trend, 2016–2025 | End-2025 take-up | Davao reading |
|---|---|---|---|
| House and lot | +2% to +6% | 87%–96% | Healthy but moderate appreciation |
| Residential lots | +7% to +13% | 80%–94% | Stronger long-run pricing power |
| New condominiums | Varies widely by project | Project-specific | Selective rather than uniform |
| Generic resale stock | No robust citywide series | No reliable citywide figure | Much harder to claim strong appreciation |
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Are buyers still actually buying Davao property?
Yes, buyers are still putting serious money into Davao property, although demand is concentrated in projects that offer a convincing location, price point or township story.
Cebu Landmasters gives us some of the clearest evidence because it has repeatedly disclosed reservation figures from its Davao launches.
Its first three residential towers at Davao Global Township generated about ₱4.07 billion in reservations and sold out within four days. Mindara Residences, a 546-unit project worth around ₱2.6 billion, sold out in less than a week. Velmiro Heights Davao, with 362 units and roughly ₱2.7 billion in inventory, sold out within two days.
Combined, those launches represent more than ₱9 billion of Davao residential inventory that buyers absorbed exceptionally quickly.
One launch can be hype. Three launches across different formats tell us more: Davao still has enough buyers with the money and confidence to absorb large projects when the product fits the market.
CLI's more recent company-wide numbers point the same way. Its residential reservation sales across Visayas and Mindanao reached ₱24.6 billion in 2025, up 45%, and its residential portfolio remained heavily sold.
We would still avoid taking those sell-outs as proof that every Davao condo is easy to sell. Developers can stage inventory releases, offer long payment schedules and spend heavily on launches. But repeated billion-peso absorption makes it difficult to argue that local residential demand has disappeared.
| Davao development | Approximate project or reservation value | Units disclosed | Reported sales pace |
|---|---|---|---|
| Early Davao Global Township towers | ₱4.07B | Multiple towers | Sold out in 4 days |
| Mindara Residences | ₱2.6B | 546 | Sold out in under a week |
| Velmiro Heights Davao | ₱2.7B | 362 | Sold out in 2 days |
| Combined | More than ₱9B | 900+ known units | Exceptionally fast absorption |
Does a Davao condo sell-out mean owners can easily resell for a profit?
No. A sold-out Davao condominium can still have a much softer resale market than its developer price suggests.
This is where property investors can get fooled by the headline numbers.
New developments and existing units compete under very different conditions. Developers can stretch down payments over several years, bundle discounts into payment terms, release inventory gradually and create urgency around launches. A private owner trying to sell a completed one-bedroom unit usually has far fewer tools.
The latest BSP numbers reinforce the point. Property prices nationally recovered in the first quarter of 2026, yet residential housing loans fell sharply from the previous quarter. Buyers were therefore paying higher recorded prices even while borrowing activity weakened.
For a Davao investor, the practical question is how many comparable completed units are already being advertised in the same building, how long they stay available and how far sellers have to come down to close a deal. A developer raising its next release from ₱5 million to ₱5.5 million does not automatically make an existing ₱5 million unit worth ₱5.5 million in cash today.
The gap between primary and resale pricing is now one of the biggest things we would check before calling any particular Davao condominium an appreciating asset.
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Is Davao's economy still strong enough to push property prices higher?
Yes, Davao still has an unusually strong economic base for a Philippine regional property market.
The latest Philippine Statistics Authority data make that case stronger than it was a year ago. Davao City remains the only economy outside Luzon among the country's ten largest provincial and highly urbanized city economies.
The city's economy had already grown 7.9% in 2024, after 7.5% growth the previous year. Output reached roughly ₱575 billion at constant prices. Construction grew 19.1%, transportation and storage 12.6%, and several service industries expanded quickly.
The wider Davao Region then grew another 5.1% in 2025, beating the Philippines' 4.4% national growth rate. Services now account for roughly 62% of the regional economy.
There are useful local clues beyond GDP. Davao City's government revenue collections rose almost 13% in 2025 to more than ₱15 billion. Meanwhile, Colliers recently reported an office vacancy rate of only around 3% in Davao, far below the 16% to 34% range seen across several other VisMin office markets.
A 3% office vacancy rate does not directly push residential prices higher, but it does show that Davao currently has genuine business-space demand rather than a skyline full of unused commercial buildings.
That economic depth is a major reason we remain comfortable saying well-chosen Davao property can keep appreciating.
| Davao economic indicator | Latest relevant figure | What it tells us |
|---|---|---|
| Davao City economic growth | +7.9% in 2024 | Very strong recent city growth |
| Davao Region growth | +5.1% in 2025 | Still ahead of national growth |
| Davao City construction growth | +19.1% | Development remains intense |
| Davao City government revenue growth | +12.9% in 2025 | Local activity and collections remain strong |
| Davao office vacancy | ~3% | Commercial demand is unusually tight |
Is Davao's population still growing fast enough to support higher property prices?
Davao City's population is still growing, but demographic growth has slowed too much to explain today's property-price increases by itself.
The 2024 census counted 1,848,947 people in Davao City, up from 1,776,949 in 2020. That means the city added roughly 72,000 residents in four years.
The trend becomes less impressive when we compare growth rates. Davao's population grew at about 2.42% a year from 2010 to 2015, slowed to 1.70% from 2015 to 2020 and then fell to only 1.00% annually between 2020 and 2024.
Eight of the city's eleven administrative districts experienced slower population growth in the latest intercensal period. Talomo was one of the exceptions, growing around 1.27% annually and reaching nearly 468,000 residents.
So Davao still has more people needing homes, but the demographic tailwind is roughly half as powerful as it was a decade ago.
Prices can continue rising with 1% population growth because property demand also depends on household formation, wages, OFW money, business expansion, credit and investor purchases. We simply cannot use "Davao is growing fast" as a catch-all explanation anymore.
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Can ordinary Davao families still afford these property prices?
A lot of new Davao property is already expensive relative to local incomes, which puts a natural limit on how quickly mainstream prices can keep climbing.
The Philippine Statistics Authority estimated average annual family income in Davao City at roughly ₱413,000 in its latest detailed city-level family-income data. That is around ₱34,000 per month before normal household expenses.
Compare that with a modest new condominium costing ₱4 million to ₱5 million. The purchase price is roughly ten to twelve times one year of average family income. At ₱7 million, the multiple moves toward seventeen times income.
Those ratios are too high for the average household to carry comfortably through a conventional mortgage.
Of course, the average household is not the average condo buyer. Davao's buyer pool includes higher-income professionals, entrepreneurs, families receiving overseas remittances and investors. Developers can also make the initial purchase feel easier through stretched preselling schedules.
But developers eventually run into arithmetic. If property prices repeatedly rise 8% or 10% while household purchasing power grows much more slowly, fewer local families qualify as buyers.
This is one reason affordable and mid-income housing is receiving so much attention from developers now. Colliers' latest Philippine residential research says those categories have become the main source of condominium demand.
| Example | Approximate value | Multiple of ₱413,000 annual family income |
|---|---|---|
| Average Davao City family income | ₱413,000 | 1.0x |
| ₱4M property | ₱4.0M | ~9.7x |
| ₱5M property | ₱5.0M | ~12.1x |
| ₱7M property | ₱7.0M | ~16.9x |
| ₱10M property | ₱10.0M | ~24.2x |
Is Davao heading toward a condo oversupply problem?
Davao does not look oversupplied today, but the amount of new construction coming through means we would watch this risk much more closely than a few years ago.
Colliers' latest VisMin outlook expects roughly 45,000 condominium units to be completed between 2026 and 2029 across the region's main property markets, led by Cebu and Davao.
That is a substantial pipeline.
The current Davao evidence is still reassuring. Successful projects have recorded strong take-up, horizontal developments remain well absorbed, and the city's office market is unusually tight. Developers would have little reason to keep expanding this aggressively if completed inventory were already impossible to move.
Still, the experience of Metro Manila shows how quickly a condo market can change once developers build faster than genuine end-user demand grows. Colliers expects Metro Manila's condominium vacancy rate to peak around 25.6% in 2026 after years of heavy construction.
Davao starts from a much healthier position, and its total market is smaller. But the lesson is relevant.
We would be especially careful with small, investor-heavy units in areas where several competing towers are arriving at the same time. Family-sized units in established neighborhoods or well-planned townships have a different demand base.
So far, Davao has absorbed new supply remarkably well. The next few years will test whether that continues as the pipeline gets larger.
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Which parts of Davao City have the best chance of keeping their prices rising?
The strongest Davao property appreciation should increasingly cluster around established townships, major employment areas and locations where new infrastructure genuinely cuts travel times.
Lanang already benefits from the commercial concentration around SM Lanang, Azuela Cove and established business activity in the northern part of the city. Ecoland and Matina combine existing residential density with malls, schools, transport access and large developments. Davao Global Township is creating another major mixed-use node on the former Matina golf-course site.
Further out, Mintal, Tugbok and sections of Toril offer cheaper land and more room for horizontal development. Their investment case depends much more heavily on specific access improvements.
The Davao City Bypass is particularly important here. Once major sections are fully operational, properties close to useful connections could see travel patterns change significantly. Land that becomes twenty minutes easier to reach can attract buyers who would previously have ignored it.
We would avoid treating every plot near a future road as an infrastructure winner. Distance to an interchange, road width, flooding, utilities, surrounding commercial activity and the actual destination of commuters matter enormously.
These days, "Davao property" is simply too broad to be an investment thesis. A lot in Mintal, an upscale condo in Lanang and a townhouse in Matina are exposed to completely different demand.
Are rising Davao property prices actually beating inflation?
Some Davao properties are beating inflation, but slow broad-market appreciation can disappear almost entirely once we adjust for higher living costs.
This distinction becomes important when nominal price increases drop into the low single digits.
If the closest official Davao benchmark is rising around 1% year on year while consumer prices are also increasing, the owner has gained little or nothing in real purchasing power. The peso value of the property may have increased while its inflation-adjusted value stagnated.
Higher-performing land, premium projects and particular subdivisions can obviously do much better than the Metro Mindanao average. Colliers' longer-term 7% to 13% annual appreciation range for residential lots across several VisMin markets easily clears ordinary inflation in many years.
The broad market currently looks different.
Someone who bought a good Davao lot ten years ago may have enjoyed excellent real appreciation. Someone buying an average property today should not automatically expect the same outcome simply because previous owners did well.
The current cycle demands a stronger property-level reason for expecting above-inflation gains.
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Will infrastructure keep pushing Davao property prices higher?
Yes, infrastructure should keep lifting selected Davao locations, although the effect will be far more concentrated than many property sales pitches imply.
Davao continues to receive major transport investment, led by the Davao City Bypass and other road improvements intended to ease congestion and connect expanding residential areas more efficiently.
Infrastructure changes land values when it changes everyday behavior. A new connection that removes a long detour, makes an employment center reachable within a normal commute or brings commercial traffic through an area can create real demand for nearby land.
Large mixed-use developments amplify the effect. Davao Global Township, Azuela Cove and other master-planned projects are gradually creating additional centers of offices, retail, hospitality and housing outside the old downtown core.
The combination can be powerful. Better roads make a new district practical, while offices, shops and schools give people a reason to live there.
We would therefore expect infrastructure to keep producing substantial price gains around some corridors even if Davao's average residential index grows only slowly.
That also explains why the city can simultaneously have a soft broad-market number and individual neighborhoods where asking prices jump much faster.
So, are property prices in Davao City still rising?
Yes. Davao City property prices are still rising, but the broad increase is currently modest and the best-performing parts of the market are pulling away from everything else.
The latest official benchmark puts Metro Mindanao residential price growth at only around 1.3% year on year. That is enough to answer the headline question positively, but it hardly describes a booming citywide market.
Once we dig below that average, the picture becomes much more interesting.
Davao remains the only economy outside Luzon among the Philippines' ten largest provincial and highly urbanized city economies. Major residential projects have repeatedly absorbed billions of pesos of inventory in days. Colliers still finds healthy take-up across VisMin housing, long-run land appreciation has been strong, Davao's office vacancy is unusually low and developers are committing to another substantial wave of residential construction.
At the same time, population growth has slowed to around 1% a year, average local incomes sit far below the price of most new condominiums, mortgage demand remains uneven and resale liquidity can be much weaker than developer pricing suggests.
Our conclusion today is quite specific: Davao property prices are still going up, but buying almost anything and waiting for the city to lift it is no longer a convincing strategy.
Prime land, established townships, genuinely useful infrastructure corridors and projects built for real end users still have a good case for further appreciation. Generic investor condos and weaker peripheral locations need much more scrutiny.
Davao's property market has matured enough that the address and the product now matter more than the citywide story.
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OUR METHODOLOGY
This analysis tests whether property prices in Davao City are still rising by combining broad price data with project-level evidence, buyer absorption, resale conditions, land and horizontal housing trends, economic activity, demographics, affordability, incoming supply, inflation and infrastructure.
We treated this as an evidence-synthesis question rather than a one-number lookup. Davao does not have a clean citywide transaction-price index, so the analysis separates what each dataset can actually show before bringing the evidence together.
The closest official price benchmark is the Bangko Sentral ng Pilipinas' Metro Mindanao Residential Property Price Index. We use it for broad market direction, while recognizing that it covers more than Davao City and that the BSP dataset is based on acquisition prices tied to bank housing loans rather than every cash transaction.
Developer pricing and sell-through are treated differently from resale evidence. A developer raising prices or selling a launch quickly shows primary-market demand, but it does not prove that a private owner can resell a completed unit at the same valuation or with the same speed.
For longer-run housing and land trends, we rely heavily on Colliers' Visayas-Mindanao research. Its work is also used for the condominium pipeline, horizontal housing take-up, office vacancy and the comparison with Metro Manila's much heavier supply conditions.
Project-specific demand is checked against direct disclosures from Cebu Landmasters, Davao Global Township and Philippine Stock Exchange filings, including the reservation values and sales pace of major Davao launches. DMCI Homes' current Verdon Parc inventory is used as a direct developer reference for new-build pricing.
Economic and demographic context comes primarily from the Philippine Statistics Authority, including Davao City's 2024 economic growth, Davao Region's 2025 growth and the 2024 Census of Population. These figures are used as demand context rather than as proof that every property segment must appreciate.
Infrastructure is assessed using government and project sources rather than developer marketing. The Department of Budget and Management and Japan International Cooperation Agency are the main references for the Davao City Bypass and its role in improving accessibility and reducing congestion.
We did not mechanically average these indicators or give every datapoint equal weight. More recent, more local and more directly measured evidence carries more weight, and disagreements between datasets are kept visible instead of being smoothed into one citywide number.
Key sources used for this analysis include: Bangko Sentral ng Pilipinas' Q1 2026 RPPI report, the BSP RPPI statistical series, Colliers' July 2026 VisMin report, Colliers' Q1 2026 Residential Market Report, Davao Global Township's disclosure on the first residential towers, DMCI Homes' Verdon Parc project inventory, the Philippine Statistics Authority on Davao City's 2024 economy, the Philippine Statistics Authority on Davao Region's 2025 economy, the 2024 Davao City census release, the Department of Budget and Management on 2026 infrastructure funding, and JICA's Davao City Bypass project page.
Get to know the market before buying a property in Davao City
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