How much do houses cost now in Davao City? (2026)

Authored by the expert who managed and guided the team behind the Philippines Property Pack

Everything you need to know before buying real estate is included in our The Philippines Property Pack

Before diving into the numbers, there is one critical point for foreigners: in the Philippines, foreigners generally cannot own land, which makes buying a typical house-and-lot legally complex unless structured through a long-term lease (up to 50 years, renewable for 25 more), a Philippine corporation with at least 60% Filipino ownership, or through a Filipino spouse.

That said, the price levels below still matter because they reflect what locals pay for houses in Davao City in early 2026, and what you may end up paying indirectly if you use one of these legal structures.

How much do houses cost in Davao City as of 2026?

What's the median and average house price in Davao City as of 2026?

As of early 2026, the estimated median house price in Davao City is around ₱3,300,000 (approximately $56,000 USD or €52,000 EUR), while the average house price reaches approximately ₱5,800,000 ($98,000 USD or €91,000 EUR) due to high-end homes pulling the figure upward.

The typical price range that covers roughly 80% of house sales in Davao City falls between ₱1,800,000 and ₱12,000,000 ($30,500 to $203,000 USD or €28,500 to €189,000 EUR), reflecting the city's diverse housing stock from modest outer-district homes to premium subdivision properties.

The significant gap between the median and average prices in Davao City reveals a market with a small but influential segment of luxury homes in areas like Lanang, Matina, and Maa that pull the average substantially above what a typical buyer actually pays.

At the median price of ₱3,300,000 in Davao City, a buyer can realistically expect a 2 to 3-bedroom house on a 100 to 150 square meter lot, typically in a gated subdivision in areas like Buhangin, Mintal, or the less central parts of Matina, with standard finishes and perhaps 5 to 15 years of age.

What's the cheapest livable house budget in Davao City as of 2026?

As of early 2026, the minimum budget for a livable house in Davao City starts at approximately ₱1,800,000 to ₱2,500,000 ($30,500 to $42,400 USD or €28,500 to €39,500 EUR), though you should add ₱150,000 to ₱400,000 for immediate fix-ups like paint, roof patches, and plumbing repairs.

At this entry-level price point in Davao City, "livable" typically means a solid roof with no major leaks, working water and electricity connections, a functional basic kitchen and bathroom, an acceptable access road, and no obvious flooding history, though finishes will be older and spaces smaller.

These cheapest livable houses in Davao City are usually found in outer districts like Toril, Calinan, Bunawan, Tugbok, and the farther reaches of Mintal, where land values are lower and commute times to the city center are longer.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Davao City here.

How much do 2 and 3-bedroom houses cost in Davao City as of 2026?

As of early 2026, typical 2-bedroom houses in Davao City cost around ₱2,800,000 ($47,500 USD or €44,200 EUR) while 3-bedroom houses average approximately ₱4,500,000 ($76,300 USD or €71,000 EUR), with significant variation based on location and condition.

The realistic price range for a 2-bedroom house in Davao City spans from ₱2,200,000 to ₱4,200,000 ($37,300 to $71,200 USD or €34,700 to €66,300 EUR), with the lower end found in outer areas like Toril and Tugbok and the upper end in gated subdivisions closer to the city center.

For 3-bedroom houses in Davao City, the realistic price range runs from ₱3,200,000 to ₱7,500,000 ($54,200 to $127,100 USD or €50,500 to €118,400 EUR), representing the core of the family housing market in the city.

The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Davao City is around 40% to 60%, reflecting not just the extra bedroom but usually a larger lot size and upgraded finishes that come with family-oriented properties.

How much do 4-bedroom houses cost in Davao City as of 2026?

As of early 2026, a typical 4-bedroom house in Davao City costs approximately ₱9,000,000 ($152,500 USD or €142,000 EUR), placing buyers firmly in the upper-middle segment of the market where subdivision quality and lot size become major price drivers.

The realistic price range for 5-bedroom houses in Davao City spans from ₱10,000,000 to ₱22,000,000 ($169,500 to $373,000 USD or €158,000 to €347,500 EUR), often featuring larger lots, better subdivisions like those in Lanang or Maa, and higher-quality construction.

For 6-bedroom houses in Davao City, expect to pay between ₱15,000,000 and ₱35,000,000 ($254,200 to $593,200 USD or €237,000 to €552,700 EUR), as these properties are typically custom-built homes in premium villages where you are paying significantly for subdivision prestige and lot size, not just bedrooms.

Please note that we give much more detailed data in our pack about the property market in Davao City.

How much do new-build houses cost in Davao City as of 2026?

As of early 2026, new-build houses from developers in Davao City typically cost between ₱4,000,000 and ₱10,500,000 ($67,800 to $178,000 USD or €63,200 to €165,800 EUR) for common family sizes, with pricing influenced by developer reputation, subdivision amenities, and finishing quality.

New-build houses in Davao City carry a typical price premium of 10% to 25% compared to similar-sized older resale houses, reflecting newer wiring and plumbing that require fewer immediate repairs, higher finishing standards, developer warranties, and the reality that construction material costs fluctuate over time as tracked by the Philippine Statistics Authority's Construction Materials Retail Price Index.

How much do houses with land cost in Davao City as of 2026?

As of early 2026, houses with land in Davao City (which is how most houses are sold, as "house-and-lot" packages) typically cost between ₱2,200,000 and ₱15,000,000 ($37,300 to $254,200 USD or €34,700 to €237,000 EUR), with the wide range driven primarily by lot size and location rather than the house structure alone.

In Davao City, a "house with land" that feels spacious to most buyers typically means a lot size of 150 to 300 square meters, with small-lot houses on 80 to 150 square meters costing ₱2,200,000 to ₱6,000,000, mid-lot houses on 150 to 250 square meters running ₱4,500,000 to ₱12,000,000, and large lots or corner lots in prestige villages reaching ₱10,000,000 to ₱30,000,000 or more.

Where are houses cheapest and most expensive in Davao City as of 2026?

Which neighborhoods have the lowest house prices in Davao City as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in Davao City are the outer districts including Toril, Calinan, Bunawan, Tugbok, and the farther parts of Mintal, where budget-conscious buyers can find the most affordable options.

In these cheapest neighborhoods of Davao City, the typical house price range falls between ₱1,800,000 and ₱4,000,000 ($30,500 to $67,800 USD or €28,500 to €63,200 EUR), with the best value usually found in older but well-maintained homes rather than new construction.

These neighborhoods have the lowest house prices in Davao City primarily because they sit 30 to 60 minutes from the commercial center, with Toril and Calinan being semi-rural agricultural districts and Bunawan having fewer commercial amenities, meaning buyers trade longer commute times for significantly lower land costs.

Which neighborhoods have the highest house prices in Davao City as of 2026?

As of early 2026, the top three neighborhoods with the highest house prices in Davao City are Lanang (including Azuela Cove), Bajada (especially near Abreeza Mall), and Matina (particularly the premium gated villages), followed closely by Maa and the upscale pockets of Buhangin near the airport corridor.

In these most expensive neighborhoods of Davao City, the typical house price range runs from ₱8,000,000 to ₱35,000,000 ($135,600 to $593,200 USD or €126,400 to €552,700 EUR), with trophy homes and waterfront properties commanding even higher premiums.

These neighborhoods command the highest house prices in Davao City because Lanang offers proximity to SM Lanang Premier, international hotels, and the Azuela Cove waterfront development; Bajada sits at the commercial heart near Abreeza and key business offices; and Matina provides established upscale subdivisions with mature landscaping and strong homeowner associations.

Buyers of houses in these premium Davao City neighborhoods are typically successful business owners, professionals from the BPO and IT sector, overseas Filipino workers who have accumulated savings abroad, and foreign nationals married to Filipino spouses seeking the best security, amenities, and resale value.

How much do houses cost near the city center in Davao City as of 2026?

As of early 2026, houses near the city center of Davao City, which includes the Poblacion downtown core, Bajada, and central Matina, typically cost between ₱4,000,000 and ₱20,000,000 ($67,800 to $339,000 USD or €63,200 to €316,000 EUR), with older houses on smaller lots at the lower end and renovated homes or gated properties at the higher end.

Houses near major transit hubs in Davao City, such as the Ecoland Overland Transport Terminal and the Francisco Bangoy International Airport corridor in Lanang and Buhangin, typically cost 5% to 15% more than similar houses deeper inside less-accessible barangays, with prices ranging from ₱4,500,000 to ₱15,000,000 ($76,300 to $254,200 USD or €71,000 to €237,000 EUR).

Houses near top-rated schools in Davao City, including the areas around Ateneo de Davao University, Assumption College of Davao, and Mapua Malayan Colleges Mindanao, typically command a 5% to 20% premium due to steady family demand and rental potential, with prices ranging from ₱5,000,000 to ₱14,000,000 ($84,700 to $237,300 USD or €79,000 to €221,000 EUR).

Houses in expat-popular areas of Davao City, primarily Lanang, Maa, Matina, and select gated villages in Buhangin, typically cost between ₱6,000,000 and ₱18,000,000 ($101,700 to $305,100 USD or €94,800 to €284,400 EUR), reflecting the preference for security, international-standard amenities, and proximity to western-style restaurants and shops.

We actually have an updated expat guide for Davao City here.

How much do houses cost in the suburbs in Davao City as of 2026?

As of early 2026, a typical house in the suburbs of Davao City, which includes outer districts like Toril, Calinan, Tugbok, and Bunawan, costs between ₱1,800,000 and ₱5,500,000 ($30,500 to $93,200 USD or €28,500 to €86,900 EUR), offering significantly more lot size and green space than central locations.

The typical price difference between suburban houses and city-center houses in Davao City ranges from 35% to 55% lower in the suburbs, meaning a house that would cost ₱8,000,000 in Bajada or Lanang might cost only ₱4,000,000 to ₱5,000,000 in Toril or Tugbok, with the trade-off being a 30 to 60 minute commute.

The most popular suburbs for house buyers in Davao City are Toril (well-established with good schools and hospitals), Tugbok (newer subdivisions with modern amenities), Mintal (near universities and growing commercial areas), and Calinan (preferred by those seeking larger agricultural-style lots and a quieter lifestyle).

What areas in Davao City are improving and still affordable as of 2026?

As of early 2026, the top areas in Davao City that are improving and still affordable for house buyers include parts of Mintal (especially edges that have not yet caught up to core zone pricing), the Tugbok growth corridors where new subdivisions are being developed, and sections of Buhangin that are not in the premium Lanang-adjacent pocket.

The current typical house price in these improving yet affordable areas of Davao City ranges from ₱2,500,000 to ₱5,500,000 ($42,400 to $93,200 USD or €39,500 to €86,900 EUR), offering buyers a chance to enter neighborhoods before prices fully catch up to infrastructure improvements.

The main sign of improvement driving buyer interest in these areas is the completion of new road connections like the Davao City Bypass Road, the expansion of retail centers and BPO office buildings into secondary districts, and the arrival of branded subdivision developers who bring improved water, power, and security infrastructure.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Davao City.

What extra costs should I budget for a house in Davao City right now?

What are typical buyer closing costs for houses in Davao City right now?

The estimated typical total closing cost for house buyers in Davao City ranges from 4% to 7% of the purchase price, meaning a ₱5,000,000 house would require an additional ₱200,000 to ₱350,000 ($3,400 to $5,900 USD or €3,160 to €5,530 EUR) for transaction-related expenses beyond the purchase price.

The main closing cost categories for house buyers in Davao City include Documentary Stamp Tax at 1.5% of the sale price or zonal value (whichever is higher), Local Transfer Tax at 0.5% to 0.75%, Registration Fees at the Land Registration Authority of around ₱10,000 to ₱30,000 depending on property value, and Notarial Fees typically at 1% to 2% of the sale price.

The single largest closing cost category for house buyers in Davao City is usually the Documentary Stamp Tax, which at 1.5% of a ₱5,000,000 property amounts to ₱75,000, though if the buyer also shoulders the Capital Gains Tax (sometimes negotiated to be split), that 6% charge would dominate.

We cover all these costs and what are the strategies to minimize them in our property pack about Davao City.

How much are property taxes on houses in Davao City right now?

The estimated typical annual property tax for a house in Davao City, based on a property with a market value of ₱5,000,000, ranges from ₱15,000 to ₱30,000 per year ($254 to $508 USD or €237 to €474 EUR), though this varies significantly based on the assessed value set by the city assessor rather than the actual market price.

Property tax in Davao City is calculated as 2.5% of the assessed value annually (1.5% basic real property tax plus 1.0% Special Education Fund), where the assessed value for residential properties is typically 20% of the fair market value as determined by the city assessor, meaning actual tax bills are much lower than they would be if calculated on full market prices.

If you want to go into more details, we also have a page with all the property taxes and fees in Davao City.

How much is home insurance for a house in Davao City right now?

The estimated typical annual home insurance cost for a house in Davao City ranges from ₱7,500 to ₱27,000 per year ($127 to $458 USD or €118 to €426 EUR) for a property with ₱3,000,000 in structure coverage, based on the Insurance Commission's fire insurance rate schedule and typical add-ons for allied perils.

The main factors that affect home insurance premiums for houses in Davao City include the construction type (concrete versus wood-frame), the property's location and flood risk profile, the coverage amount selected, whether you add typhoon and earthquake riders, and the deductible level you choose, with concrete homes in low-flood-risk subdivisions getting the best rates.

What are typical utility costs for a house in Davao City right now?

The estimated typical total monthly utility cost for a house in Davao City ranges from ₱3,500 to ₱9,000 per month ($59 to $153 USD or €55 to €142 EUR), covering electricity, water, and basic internet, with electricity being by far the largest component.

The breakdown of main utility categories for houses in Davao City includes electricity from Davao Light at approximately ₱11.72 per kWh (meaning ₱2,300 for light use at 200 kWh, ₱4,100 for typical use at 350 kWh, or ₱7,000 for heavy use at 600 kWh), water from Davao City Water District ranging from ₱400 to ₱1,500 per month depending on consumption, and internet from major providers at ₱1,500 to ₱2,500 per month for fiber connections.

What are common hidden costs when buying a house in Davao City right now?

The estimated total of common hidden costs that house buyers in Davao City often overlook ranges from ₱100,000 to ₱500,000 ($1,695 to $8,475 USD or €1,580 to €7,900 EUR), covering immediate repairs, security upgrades, association fees, and paperwork delays that catch first-time buyers off guard.

Typical inspection fees that buyers should expect when purchasing a house in Davao City include ₱5,000 to ₱20,000 ($85 to $339 USD or €79 to €316 EUR) for a basic home inspection or contractor walkthrough, and ₱15,000 to ₱60,000 ($254 to $1,017 USD or €237 to €948 EUR) for specialized checks like electrical load assessment or structural engineer opinions.

Other common hidden costs beyond inspections when buying a house in Davao City include immediate repairs for roof sealing, termite treatment, and plumbing leaks (₱50,000 to ₱300,000), security upgrades like gates, window grills, and CCTV (₱30,000 to ₱150,000), monthly subdivision or homeowner association dues (₱500 to ₱5,000 per month), and flood mitigation work if needed in certain barangays.

The hidden cost that tends to surprise first-time house buyers the most in Davao City is the cumulative expense of paperwork delays, including multiple trips to government offices, extra certified true copies, courier fees for original documents, and sometimes needing to hire fixers or expeditors when processing takes longer than expected.

You will find here the list of classic mistakes people make when buying a property in Davao City.

What do locals and expats say about the market in Davao City as of 2026?

Do people think houses are overpriced in Davao City as of 2026?

As of early 2026, sentiment among locals and expats in Davao City is mixed, with many feeling that prime areas like Lanang, Bajada, Matina, and Maa are "priced like a bigger city" due to scarce land and steady demand, while outer districts like Toril and Tugbok are still seen as offering fair value for patient buyers.

Houses in Davao City typically stay on the market for 1 to 3 months if well-priced in mainstream neighborhoods, while overpriced or niche luxury homes can sit for 3 to 9 months or longer, giving buyers negotiation leverage on properties that have been listed for extended periods.

The main reason locals and expats give for feeling that house prices in prime Davao City areas are too high is the comparison to income levels, where a median house at ₱3,300,000 represents roughly 8 to 10 years of average local salary, though those who see prices as fairly valued point to Davao being far cheaper than Metro Manila while offering better quality of life.

Current sentiment on house prices in Davao City compared to one or two years ago shows buyers feeling slightly less urgency, as the BSP data indicates price growth has slowed from double digits in 2024 to low single digits by Q3 2025, giving buyers more time to shop and negotiate without fear of being priced out.

You'll find our latest property market analysis about Davao City here.

Are prices still rising or cooling in Davao City as of 2026?

As of early 2026, house prices in Davao City are showing modest growth at a slower pace than the previous two years, with the market best described as stable to slightly rising rather than in a boom or correction phase.

The estimated year-over-year house price change in Davao City is approximately 4% to 6% in nominal terms (around 2% to 4% after inflation), based on the BSP RPPI data showing Metro Mindanao leading regional growth at 5.5% year-on-year in Q3 2025, with Davao City as the largest market in that region.

Experts and locals expect house prices in Davao City over the next 6 to 12 months to continue their moderate upward trajectory, supported by ongoing infrastructure projects like the Davao Bypass Road, sustained OFW remittance flows, and the expanding BPO sector, though further BSP rate cuts could boost demand and potentially accelerate price growth.

Finally, please note that we have covered property price trends and forecasts for Davao City here.

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.