Authored by the expert who managed and guided the team behind the Philippines Property Pack
Yes, the analysis of Manila's property market is included in our pack
Thinking about running an Airbnb in Manila in 2026? You're looking at a market that's unique, competitive, and full of surprises.
Manila's short-term rental scene is shaped more by condo building rules than city regulations, and most listings operate as monthly rentals rather than nightly stays.
We constantly update this article with the latest housing prices, occupancy rates, and rental income data for Manila's Airbnb market.
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 Manila.
Insights
- About 76% of Manila Airbnb listings require a 30-night minimum stay, meaning most hosts in the city are effectively running furnished monthly rentals rather than traditional short-term vacation stays.
- The average Airbnb listing in Manila earns roughly 16,400 pesos per month (around $280), but top-performing hosts with true nightly rentals can earn three to four times that amount.
- Air conditioning and Wi-Fi are absolutely essential in Manila since 99% and 97% of listings respectively offer these amenities, making them table stakes rather than competitive advantages.
- One-bedroom units dominate the Manila Airbnb market at 81% of all listings, reflecting strong demand from solo travelers, couples, and business visitors rather than family groups.
- Condo corporation rules often matter more than city ordinances in Manila, and many buildings quietly restrict or ban short-term guests, making "permissioned buildings" a key factor for host success.
- The Feast of the Black Nazarene (Traslacion) in early January creates a unique demand spike in areas like Quiapo and Binondo, but also causes road closures that make walkable locations more valuable.
- Top-performing hosts in Manila achieve occupancy rates of 60 to 70%, compared to the citywide average of around 45%, largely through better photos, faster responses, and dynamic pricing strategies.
- Manila's Airbnb market shows over 50,000 available listings, but this number includes the broader Metro Manila catchment, meaning competition is fierce especially in tourist-core neighborhoods like Malate and Ermita.
- The price gap between neighborhoods in Manila is significant, with premium areas like Malate commanding up to 4,000 pesos per night while budget areas like Sampaloc average closer to 1,500 pesos.
Can I legally run an Airbnb in Manila in 2026?
Is short-term renting allowed in Manila in 2026?
As of the first half of 2026, short-term renting in Manila is generally allowed, but there's no single city-wide Airbnb ordinance that clearly spells out all the rules the way some major global cities have.
The main legal framework comes from a patchwork of national laws (like the Civil Code for lease contracts), tax obligations through the Bureau of Internal Revenue, and local government business permit requirements, rather than one unified short-term rental regulation.
The single most important restriction for Airbnb hosts in Manila is typically your condominium corporation's house rules, since many condo buildings actively restrict or prohibit short-term guests, and this is often enforced more strictly than any government rule.
Operating without proper tax registration or in a building that prohibits rentals can lead to fines from the BIR, eviction notices from your condo association, or denial of business permits from the local government unit.
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 Manila as of 2026?
As of the first half of 2026, Manila does not have a city-wide mandated minimum stay or maximum nights-per-year cap for Airbnb rentals, but the effective reality tells a different story since 76.5% of listings are set to 30-night minimums.
These minimum-stay rules typically come from individual condo buildings rather than government regulations, and they apply regardless of property type or host residency status because buildings enforce their own policies.
Hosts generally don't need to formally report rental nights to the city since there's no official night-cap tracking system, but you do need to keep records for tax purposes with the BIR.
Do I have to live there, or can I Airbnb a secondary home in Manila right now?
There's no Manila-wide primary residence requirement for operating an Airbnb, so you can generally host from either your main home or a secondary property.
Owners of investment properties or secondary homes can legally operate short-term rentals in Manila as long as they have the proper ownership rights, their building allows it, and they comply with tax registration requirements.
There aren't additional permits specifically required for non-primary residence rentals beyond the standard business and tax registrations that apply to all hosts.
The main practical difference between renting your primary residence versus a secondary home in Manila comes down to building rules and management logistics rather than government regulations, since neither faces extra restrictions at the city level.
Don't buy the wrong property, in the wrong area of Manila
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Can I run multiple Airbnbs under one name in Manila right now?
You can legally operate multiple Airbnb listings under one name in Manila, and the city doesn't impose a specific cap on how many properties a single host can manage.
There's no official maximum number of units one person or entity can list for short-term rental in Manila, and AirDNA data shows large multi-listing property managers actively operating in the market.
If you scale to multiple listings, you'll face increased scrutiny for proper business registration with the DTI or SEC, consistent tax reporting across all properties, and compliance with each building's individual rules.
Do I need a short-term rental license or a business registration to host in Manila as of 2026?
As of the first half of 2026, Manila doesn't have a specific "short-term rental license" but you should expect to register your rental activity as a business and comply with BIR tax requirements if you're hosting regularly.
The typical process involves registering a business name with the DTI for sole proprietors, obtaining local government unit permits (barangay clearance and mayor's permit), and then registering with the BIR for your taxpayer identification number.
You'll typically need to provide a valid ID, proof of address, lease contract or property ownership documents, and barangay clearance to complete the registration process.
Registration costs vary but generally run from 1,000 to 5,000 pesos for the DTI business name, plus local permit fees that depend on your barangay and the assessed value of your rental income.
Are there neighborhood bans or restricted zones for Airbnb in Manila as of 2026?
As of the first half of 2026, there's no verified citywide map of "Airbnb banned zones" published by the Manila city government, so restrictions are primarily building-by-building rather than neighborhood-by-neighborhood.
The areas where you'll face the most restrictions aren't necessarily specific neighborhoods but rather certain condo developments that have strict house rules against short-term rentals, and these can exist in any part of the city.
Buildings that restrict Airbnb typically do so due to security concerns, noise complaints from long-term residents, or insurance liability issues rather than formal zoning regulations.
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 Manila in 2026?
What's the average and median nightly price on Airbnb in Manila in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Manila is around 2,300 pesos ($40 USD or approximately 37 euros), while the median price sits closer to 1,900 pesos ($33 USD or about 30 euros) since premium listings pull the average upward.
About 80% of Manila Airbnb listings fall within the 1,500 to 3,500 peso range per night (roughly $26 to $60 USD or 24 to 55 euros), with significant variation based on location and amenities.
The single biggest factor affecting nightly pricing in Manila is whether your building allows true nightly stays or requires 30-night minimums, since properties with short-stay flexibility can command significantly higher per-night rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Manila.
How much do nightly prices vary by neighborhood in Manila in 2026?
As of the first half of 2026, the nightly price gap between Manila's most expensive and most affordable neighborhoods can reach 2,500 pesos or more per night (about $43 USD or 40 euros), with premium areas like Malate and Ermita commanding 2,600 to 4,000 pesos ($45 to $69 USD) while budget areas like Sampaloc average 1,400 to 2,000 pesos ($24 to $34 USD).
The three Manila neighborhoods with the highest average nightly prices are Malate (3,000 to 4,000 pesos or $52 to $69 USD), Ermita (2,600 to 3,500 pesos or $45 to $60 USD), and Intramuros (2,400 to 3,200 pesos or $41 to $55 USD) due to their proximity to Manila Bay, heritage tourism, and walkability.
The three neighborhoods with the lowest average nightly prices are Sampaloc (1,400 to 2,000 pesos or $24 to $34 USD), Santa Cruz (1,500 to 2,200 pesos or $26 to $38 USD), and Paco (1,600 to 2,400 pesos or $28 to $41 USD), though these areas still attract steady demand from students, medical visitors, and budget-conscious travelers seeking university or hospital proximity.
What's the typical occupancy rate in Manila in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Manila hovers around 45% citywide, which is moderate compared to major global tourism destinations.
Most Manila Airbnb listings realistically achieve occupancy rates between 30% and 55%, with significant variation depending on property quality, pricing strategy, and whether the building allows short-stay bookings.
Manila's occupancy rates are competitive within the Philippine market, though they trail slightly behind Metro Manila's broader average of around 51% since the city proper faces more building restrictions on short-term stays.
The single biggest factor for achieving above-average occupancy in Manila is operating in a building that permits true nightly stays, since hosts stuck with 30-night minimums compete in an entirely different market segment with different demand patterns.
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What's the average monthly revenue per listing in Manila in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Manila is approximately 16,400 pesos ($283 USD or about 260 euros), calculated from an annual revenue of around 195,000 pesos ($3,400 USD).
About 80% of Manila Airbnb listings earn between 8,000 and 30,000 pesos per month ($138 to $517 USD or 127 to 476 euros), with the wide range reflecting the split between monthly-stay properties and true nightly rentals.
Top-performing Manila Airbnb listings operating in true nightly mode can achieve monthly revenues of 40,000 to 55,000 pesos ($690 to $950 USD or 635 to 875 euros). That means a well-optimized 1BR unit charging 2,800 pesos per night at 55% occupancy could gross around 46,000 pesos monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Manila.
What's the typical low-season vs high-season monthly revenue in Manila in 2026?
As of the first half of 2026, Manila Airbnb hosts typically earn between 12,000 and 15,000 pesos ($207 to $259 USD or 190 to 238 euros) during low-season months, compared to 18,000 to 25,000 pesos ($310 to $431 USD or 286 to 397 euros) during peak periods.
Low season for Manila Airbnbs generally runs from February through May (outside of Holy Week) and September through October, while high season includes January (Traslacion and New Year tourism), November through December (holiday season), and periods around major conventions and concerts at venues like the Philippine International Convention Center and SM Mall of Asia Arena.
What's a realistic Airbnb monthly expense range in Manila in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Manila range from 12,000 to 28,000 pesos ($207 to $483 USD or 190 to 445 euros) for self-managed properties, and 20,000 to 50,000 pesos ($345 to $862 USD or 317 to 794 euros) if you use a property manager.
The single largest expense category for Manila Airbnb hosts is typically utilities (electricity for air conditioning is expensive in the tropical climate) combined with cleaning costs, which together can account for 40 to 50% of total monthly operating expenses.
Hosts in Manila should expect to spend between 60% and 80% of gross revenue on operating expenses, which is higher than many markets due to the relatively low average revenue combined with fixed costs like condo dues and utilities.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Manila.
What's realistic monthly net profit and profit per available night for Airbnb in Manila in 2026?
As of the first half of 2026, realistic monthly net profit for an average Manila Airbnb listing is between 0 and 4,000 pesos ($0 to $69 USD or 0 to 64 euros), translating to roughly 0 to 130 pesos per available night ($0 to $2.25 USD), though optimized nightly-stay properties can achieve 11,000 to 24,000 pesos ($190 to $414 USD) in monthly profit.
Most Manila Airbnb listings operating in the common 30-night minimum format struggle to clear meaningful profits after expenses, with net profit ranging from break-even to around 4,000 pesos monthly for average hosts.
Hosts in Manila typically achieve net profit margins between 5% and 25% of gross revenue, with the lower end representing monthly-rental operations and the higher end achievable only by top performers with true nightly stays.
The break-even occupancy rate for a typical Manila Airbnb listing sits around 35 to 40%, meaning hosts need to fill roughly 11 to 12 nights per month just to cover their fixed and variable costs before earning any profit.
In our property pack covering the real estate market in Manila, 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 Manila as of 2026?
How many active Airbnb listings are in Manila as of 2026?
As of the first half of 2026, there are approximately 50,000 available Airbnb listings in the Manila market, though this figure includes the broader Metro Manila catchment area since most analytics platforms define "Manila" more broadly than just the city proper.
The Manila Airbnb market has grown substantially over the past few years, driven by the post-pandemic tourism recovery and increased interest in flexible accommodation options, though the growth rate has moderated as many buildings have tightened their short-term rental policies.
Which neighborhoods are most saturated in Manila as of 2026?
As of the first half of 2026, the most saturated Manila neighborhoods for Airbnb are Malate, Ermita, the Taft Avenue corridor near universities, and Binondo/Escolta, where condo density meets high tourist and business traveler traffic.
These areas became saturated because they combine three factors: high-density residential condo developments built in the 2010s, walkable access to transit and attractions, and a critical mass of buildings that tolerate or overlook short-term rental activity.
Relatively undersaturated neighborhoods that may offer better opportunities for new Manila Airbnb hosts include Intramuros (heritage tourism niche with limited condo supply), Quiapo (event-driven demand around Traslacion with fewer professional operators), and residential pockets of Paco near government offices that serve business visitors.
If you want to know more, we have a blog article listing all the top property areas in Manila.
What local events spike demand in Manila in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Manila include the Feast of the Black Nazarene (Traslacion) on January 9, Chinese New Year celebrations in Binondo, major concerts at the SM Mall of Asia Arena and Philippine International Convention Center, and the Metropolitan Manila Film Festival in late December.
During peak events like Traslacion or major K-pop concerts, Manila Airbnb bookings can increase by 30 to 50% with nightly rates rising 20 to 40% above normal levels, particularly for walkable locations near event venues.
Hosts should adjust pricing and minimum-stay requirements at least two to four weeks before major events, since savvy travelers book early and you can miss the premium pricing window if you wait until the last minute.
What occupancy differences exist between top and average hosts in Manila in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Manila achieve occupancy rates of 60 to 70%, significantly outperforming the market average of around 45%.
Average hosts in Manila typically see occupancy rates between 35% and 50%, meaning top performers book roughly 50% more nights per month than their average competitors.
New hosts in Manila typically need 6 to 12 months of consistent operation with strong reviews before reaching top-performer occupancy levels, since the Airbnb algorithm and guest trust both reward established track records.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Manila.
What amenities do nearly all competitors offer in Manila right now?
In Manila's Airbnb market, 99% of listings offer air conditioning, 97% provide Wi-Fi, 90% include kitchen access, and 82% have a TV, making these amenities absolute table stakes rather than competitive differentiators.
The high penetration of air conditioning reflects Manila's tropical climate where guests simply won't tolerate a stay without it, while reliable internet has become essential for both leisure travelers and the growing remote-work segment.
To stand out in Manila, hosts need amenities beyond the basics, such as dedicated workspace setups, backup power solutions for brownout-prone areas, excellent soundproofing, or genuine beds in 2BR units rather than sofa beds.
Which price points are most crowded, and where's the "white space" for new hosts in Manila right now?
The most crowded price range in Manila is 1,500 to 2,500 pesos per night ($26 to $43 USD or 24 to 40 euros), where the mass market of studio and 1BR condos creates intense competition for budget-conscious travelers.
White space opportunities for new Manila Airbnb hosts exist at higher price points, specifically in the 3,500 to 5,000 peso range ($60 to $86 USD or 55 to 79 euros) for genuinely differentiated properties that solve specific problems guests can't easily find elsewhere.
Properties that can successfully compete in the underserved higher price segment in Manila include quiet work-friendly units with real desk setups and backup power, family-ready 2BR units in heritage areas like Binondo or Intramuros with actual beds (not sofa beds), and ultra-walkable locations positioned for event weekends with premium photography and instant booking.
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What property works best for Airbnb demand in Manila right now?
What bedroom count gets the most bookings in Manila as of 2026?
As of the first half of 2026, one-bedroom units get the most bookings in Manila's Airbnb market, dominating with 81% of all listings, followed by two-bedroom units at 16%, with studios and 3BR+ making up the remainder.
The booking rate breakdown shows 1BR units capturing the largest share of reservations, 2BR units performing well for group and family stays, studios appealing to solo budget travelers, and 3BR+ properties serving a niche market of larger groups willing to pay premium rates.
One-bedroom units perform best in Manila specifically because the city's Airbnb demand is heavily weighted toward solo business travelers, couples visiting for tourism, and patients or companions seeking proximity to major hospitals, all of whom prefer private space without paying for excess capacity.
What property type performs best in Manila in 2026?
As of the first half of 2026, condominiums and apartments in "permissioned" buildings (those that allow short-term stays) perform best for Airbnb in Manila, since building rules rather than guest preferences are the primary constraint on success.
Occupancy rates across property types show condos and apartments achieving the highest and most consistent bookings when their buildings allow nightly stays, while houses and townhouses can achieve strong performance but face more variable demand since they're rarer in tourist-core areas.
Condos outperform other property types in Manila primarily because they're located where travelers want to be (near transit, attractions, and business centers), they offer security that guests appreciate, and the ones that do allow short-term rentals have already sorted through the building politics that trip up hosts elsewhere.
What location traits boost bookings in Manila right now?
Location traits that boost Airbnb bookings in Manila include walkability to a clear "reason to be there" like heritage sites, food destinations, hospitals, or universities, plus proximity to rail transit that helps guests avoid Manila's notorious traffic.
Event adjacency matters significantly in Manila, with properties near the Philippine International Convention Center, SM Mall of Asia Arena, and Quiapo Church (for Traslacion) seeing booking spikes during major events that can justify premium pricing.
Specific Manila neighborhoods where these booking-boosting traits converge include Ermita and Malate (bay access, tourism, venue proximity), Binondo and Escolta (food and heritage tourism), Intramuros (heritage weekend stays), Sampaloc near UST (education-driven demand), and the Taft corridor (transit access and hospital proximity).
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 Manila, 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 |
|---|---|---|
| AirDNA | AirDNA is a widely used short-term rental analytics provider with transparent market metrics drawn from live listings. | We used it for ADR, occupancy rates, annual revenue, listing counts, bedroom mix, and amenity penetration data. We also relied on their minimum-stay distribution to explain Manila's unique market structure. |
| Airbnb Philippines Tax Guide 2025 | This is published by Airbnb and built around BIR compliance requirements with clear tax workflow definitions. | We used it to outline tax registration, filing, and remittance expectations for hosts. We cross-checked the institutions it references against BIR and DTI official portals. |
| Bureau of Internal Revenue (BIR) | BIR is the Philippine government's tax authority and the source of binding tax forms, rules, and official guidance. | We used it to ground the article's tax compliance framing and anchor the "register and pay tax" requirements. We treated it as the highest authority for anything tax-related. |
| DTI Business Name Registration System | DTI is the official agency for sole proprietor business name registration in the Philippines. | We used it to explain the most common path for individual hosts: DTI name registration followed by LGU permits and BIR registration. |
| DOT Memorandum Circular 2020-005 | This is an official Department of Tourism circular hosted by a reputable academic law source (UP College of Law). | We used it to explain that DOT accreditation is a separate layer from LGU permits and matters if you market as a tourism accommodation. |
| Bangko Sentral ng Pilipinas (BSP) Exchange Rates | BSP is the Philippines' central bank and the official source for reference exchange rate statistics. | We used it to convert USD-denominated STR analytics into peso amounts for pricing and profit estimates. We applied roughly 58 pesos per dollar for early 2026 calculations. |
| BSP Residential Property Price Index Report | BSP RPPI is an official national housing price index based on bank appraisal data with documented methodology. | We used it to understand the property purchase price environment and explain why cap rate expectations matter when prices rise faster than rents. |
| Official Gazette - Civil Code (RA 386) | The Official Gazette is the Philippine government's official publication for laws and issuances. | We used it to anchor the legal point that a rental is still a lease contract under the Civil Code, regardless of the platform used to market it. |
| JLL Manila Hotel Market Report Q3 2025 | JLL is a major global real estate consultancy with professional market reporting standards. | We used it as a proxy for citywide accommodation pricing power to sanity-check STR nightly pricing potential against hotel ADR and RevPAR trends. |
| Philippine International Convention Center (PICC) Events | PICC is a primary Manila MICE venue, and its event calendar provides direct demand signals for accommodations. | We used it to identify demand spikes driven by conventions and expos, and to tailor seasonality advice around the Roxas Boulevard and CCP area. |
| Inquirer - Traslacion 2026 Coverage | Inquirer is a major national newsroom with coverage tied to official schedules and road closures for Manila mega-events. | We used it to support the Manila-specific demand spike analysis around Traslacion, which drives short stays and makes walkable locations more valuable in early January. |
| Manila City Government Ordinances Portal | This is the official City of Manila government site and primary source for local ordinances. | We used it as a starting point to check whether Manila has a specific STR ordinance. We did not find a clearly labeled STR framework, so we treat Manila as operating under general rules plus building rules. |
| Airbtics Metro Manila Data | Airbtics provides STR market data with revenue, occupancy, and property analysis for vacation rental markets worldwide. | We used it to cross-reference AirDNA data and provide additional context on Metro Manila occupancy trends and guest origin patterns. |
| DOT Visit My Philippines Accreditation Requirements | This is under the DOT's official tourism web ecosystem and lists formal minimum requirements by accommodation category. | We used it to summarize what DOT looks for in tourism accommodation standards including safety, facilities, and operations requirements. |
| JLL Metro Manila Hospitality Growth Guide | JLL's regional research is widely cited and based on tracked hotel supply and demand data. | We used it to support the competitive lens, showing how new hotel room supply in the pipeline competes with Airbnbs on price and occupancy. |
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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