Get all the data you need about the real estate market in Manila
This blog post covers condo purchase prices in Manila as of 2026, and we update it regularly so the data stays current.
You will find a full neighborhood ranking, a summary table, key insights, and a transparent methodology section.
Whether you are buying your first condo or comparing areas across Metro Manila, this guide is written to be simple and easy to follow.
And if you're planning to buy a property in Manila, you may want to download our real estate pack about Manila.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Manila neighborhood for condo buyers | Ayala Center / Urdaneta (Makati) |
| Most affordable Manila neighborhood for condo buyers | Santa Mesa / V. Mapa corridor |
| Average price per square meter across all Manila neighborhoods | PHP 225,000 |
| Median condo price across Metro Manila | PHP 9,500,000 |
| Lowest realistic starting budget for a Manila condo | PHP 2,700,000 |
| Most expensive condo type in Manila by bedroom count | Two-bedroom condos |
| Most affordable condo type in Manila by bedroom count | Studio condos |
| Average price for a studio condo in Manila | PHP 7,500,000 |
| Average price for a one-bedroom condo in Manila | PHP 11,250,000 |
| Average price for a two-bedroom condo in Manila | PHP 19,700,000 |
| Price gap between the most and least expensive Manila neighborhoods | PHP 250,000 per sqm (Ayala Center vs Santa Mesa) |
| Price spread across all Metro Manila condo neighborhoods tracked | From PHP 130,000 to PHP 380,000 per sqm |
Make a profitable investment in Manila
Better information leads to better decisions. Save time and money. Download our data.
Manila neighborhoods in 2026 ranked by condo purchase price
This table ranks the top neighborhoods in the Manila condo market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio condo, a one-bedroom condo, and a two-bedroom condo, the typical property type, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Manila.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Condo | Average Price for a One-Bedroom Condo | Average Price for a Two-Bedroom Condo | Typical Property Type | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Ayala Center / Urdaneta | PHP 380,000 | PHP 38,000,000 | PHP 18,000,000 | PHP 16,500,000 | PHP 27,000,000 | PHP 48,000,000 | Ultra-luxury CBD condos | Best Greenbelt access in Makati, top schools and elite offices nearby, and the deepest end-user demand of any Manila neighborhood | Very high entry ticket, some older inventory in the surrounding area, and heavy CBD traffic during peak hours | Luxury |
| 2 | Rockwell Center | PHP 325,000 | PHP 34,500,000 | PHP 14,000,000 | PHP 13,500,000 | PHP 20,500,000 | PHP 33,000,000 | Luxury masterplanned condos | Walkable upscale enclave with strong security, Power Plant Mall, and a loyal high-income buyer base that keeps demand steady | Small resale pool, expensive parking, and very few bargains compared with the rest of Makati | Luxury |
| 3 | Bonifacio Global City (BGC) | PHP 275,000 | PHP 18,100,000 | PHP 8,500,000 | PHP 9,000,000 | PHP 13,500,000 | PHP 24,000,000 | Prime mixed-use condos | Newer towers, strong expat appeal, excellent walkability, and very broad buyer demand across all condo types | Premium pricing throughout, a dense supply pipeline still being absorbed, and some blocks feel more investor-driven than residential | Luxury |
| 4 | Legazpi Village | PHP 255,000 | PHP 17,000,000 | PHP 7,500,000 | PHP 7,000,000 | PHP 12,500,000 | PHP 22,000,000 | Premium CBD condos | A short walk from Greenbelt, parks, and Makati offices, with strong resale appeal for professionals and couples | Older building mix in some blocks, tighter streets, and premium pricing stays high relative to unit size | Premium |
| 5 | Salcedo Village | PHP 245,000 | PHP 16,000,000 | PHP 7,000,000 | PHP 6,800,000 | PHP 11,500,000 | PHP 20,500,000 | Premium village condos | More residential feel than the Ayala core, a popular weekend market nearby, and stable long-stay tenant demand | Some towers are aging, unit layouts vary a lot, and resale liquidity is weaker than BGC | Premium |
| 6 | Wack-Wack / Shaw (Ortigas fringe) | PHP 225,000 | PHP 15,500,000 | PHP 8,000,000 | PHP 8,000,000 | PHP 12,500,000 | PHP 21,500,000 | Upscale skyline condos | Larger units than most Makati or BGC options, golf-adjacent addresses, and better value for buyers who want more space | Less walkable than BGC, a mixed streetscape, and luxury stock is concentrated in only a few developments | Premium |
| 7 | Ortigas Center | PHP 190,000 | PHP 9,500,000 | PHP 5,500,000 | PHP 5,000,000 | PHP 8,000,000 | PHP 15,000,000 | Mixed CBD condo stock | Central position for Pasig, Mandaluyong, and Quezon City buyers, with practical pricing for office-based professionals | Heavy traffic, some buildings feel dated, and the area carries less prestige than Makati or BGC | Mid-Market |
| 8 | Bay Area / MOA / Macapagal (Pasay) | PHP 200,000 | PHP 8,500,000 | PHP 4,500,000 | PHP 4,800,000 | PHP 7,000,000 | PHP 12,500,000 | High-density investor condos | Close to Mall of Asia, airport routes, and entertainment hubs, with strong short-stay rental appeal for investors | High investor concentration, many small units, and resale competition can pressure prices over time | Mid-Market |
| 9 | Alabang / Filinvest City | PHP 185,000 | PHP 8,000,000 | PHP 4,500,000 | PHP 4,500,000 | PHP 7,500,000 | PHP 14,500,000 | Family-oriented premium condos | Greener environment, wider roads, and strong end-user appeal for families in the south who want more living space | Far from the main CBDs, fewer highly liquid towers, and commute value depends heavily on where you work | Mid-Market |
| 10 | McKinley Hill | PHP 172,000 | PHP 5,500,000 | PHP 4,000,000 | PHP 4,300,000 | PHP 6,200,000 | PHP 11,500,000 | Compact township condos | More affordable than BGC, township convenience, and steady renter demand from nearby offices | Road access can be frustrating at peak hours, unit sizes tend to run small, and prestige is below the BGC core | Affordable |
| 11 | Malate / Manila Bay fringe | PHP 145,000 | PHP 4,400,000 | PHP 3,000,000 | PHP 3,200,000 | PHP 4,800,000 | PHP 8,500,000 | Older mixed condo stock | Lower entry cost, easy city access, and decent value for buyers focused on Manila proper rather than the CBDs | Older buildings dominate the supply, neighborhood quality varies by block, and long-term capital upside is less consistent | Affordable |
| 12 | Santa Mesa / V. Mapa corridor | PHP 130,000 | PHP 3,600,000 | PHP 2,700,000 | PHP 2,800,000 | PHP 3,700,000 | PHP 6,200,000 | Compact commuter condos | The most affordable realistic entry point among Manila's major condo zones, with strong student and commuter rental demand | Smaller units throughout, lower neighborhood prestige, and resale demand is budget-driven rather than lifestyle-led | Budget |
Get fresh and reliable information about the market in Manila
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Key insights about condo purchase prices in Manila
Insights
- Makati CBD still beats BGC on the highest price per square meter in Metro Manila: Ayala Center condos average PHP 380,000 per sqm, while BGC sits at PHP 275,000 per sqm, a gap of PHP 105,000.
- Rockwell Center's high median ticket of PHP 34.5 million is partly explained by larger unit sizes, not just prestige: buyers get more square meters than in most other Manila luxury condo projects.
- The price gap between the most expensive Manila condo neighborhood and the most affordable one is enormous: Ayala Center averages PHP 380,000 per sqm, while Santa Mesa averages PHP 130,000 per sqm, nearly three times less.
- BGC stays expensive because buyers are paying for newer towers and walkability, not just a Taguig address: the neighborhood draws consistent expat and end-user demand that supports pricing even in a softer market.
- NCR condo prices softened in 2025, which means Manila condo buyers today have more room to negotiate than they did during the peak years, particularly in mid-market zones.
- Studios in Manila's prime condo neighborhoods carry the highest price per square meter of any unit type: compact units cost more per sqm than larger units in the same building, so buyers pay a size premium on top of a location premium.
- A Manila condo budget of PHP 5 million to PHP 8 million opens up meaningfully more neighborhoods than a sub-PHP 4 million budget: at PHP 5 million, buyers can access Ortigas Center, Bay Area, and Alabang, while below PHP 4 million the realistic choices narrow sharply.
- Bay Area and MOA-area condos in Pasay are supported by rental demand, not mainly end-user demand: investors targeting short-stay and Airbnb-style rentals drive much of the pricing, which creates resale risk if that demand weakens.
- McKinley Hill is one of the most common step-down options for Taguig buyers who want BGC proximity at a lower cost: at PHP 172,000 per sqm versus PHP 275,000 per sqm in BGC, the saving is real and meaningful.
- Alabang condos are not cheap relative to their distance from the CBDs: at PHP 185,000 per sqm, Alabang prices reflect the family lifestyle premium and the quality of the southern suburbs, not just geography.
- The jump from the affordable tier to the premium tier in Manila is much steeper than the differences within mid-market neighborhoods: moving from Santa Mesa to Legazpi Village, for example, means paying roughly twice the price per sqm.
- Malate is cheaper than the Bay Area despite also having Manila Bay exposure, mainly because its building stock is significantly older: buyers in Malate are paying for location access, not for modern finishes or new construction.
Don't lose money on your property in Manila
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
About our methodology
There is no single official dataset that publishes Manila condo purchase prices by neighborhood for April 2026. What you see in this article is a triangulated working estimate built from multiple authoritative sources.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Manila.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Manila neighborhood, we started with the Bangko Sentral ng Pilipinas official condo price trend for the National Capital Region. We then layered in market context from Colliers Philippines and JLL Manila to understand supply, absorption, and which districts were most active.
For each neighborhood, we aggregated the freshest condo purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a condo in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard condo purchase in Manila.
For each condo category, we estimated an average purchase price based on local market conventions. The typical size and layout of a studio, a one-bedroom, and a two-bedroom condo can vary across Manila neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and condo type to better reflect local ownership conditions and price levels in Metro Manila.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Manila.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Manila, we rely on verifiable sources and a transparent methodology.
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 is authoritative | How we used it |
|---|---|---|
| Bangko Sentral ng Pilipinas RPPI Q2 2025 | It is the Philippine central bank's official residential property price index, making it the most authoritative pricing benchmark available for the NCR. | We used it to anchor the official condo price direction in Metro Manila and to avoid overstating prices in segments that softened in mid-2025. It set the baseline trendline before we layered in neighborhood-level data. |
| Bangko Sentral ng Pilipinas RPPI Q3 2025 | It is the follow-up official BSP release that confirms whether the mid-2025 condo price trend continued or reversed later in the year. | We used it to cross-check whether the Manila condo slowdown persisted into late 2025. We also used it to keep our April 2026 neighborhood estimates consistent with the latest official trendline. |
| Colliers Philippines Residential Q4 2025 | Colliers is one of the most established institutional property research firms in the Philippines, with consistent quarterly coverage of the Metro Manila condo market. | We used it to understand Metro Manila inventory levels, absorption rates, and which districts were most active in late 2025. We also used it to identify which Manila neighborhoods still command premium pricing despite softer overall market conditions. |
| Colliers Philippines Residential Q2 2025 | It is a mainstream institutional research report focused on Metro Manila residential conditions, published by one of the market's most cited advisory firms. | We used it to cross-check the timing of discounts and ready-for-occupancy promotions across Manila neighborhoods. We also used it to avoid assuming that asking prices match closed transaction prices in weaker Manila submarkets. |
| JLL Manila Residential Market Dynamics Q4 2025 | JLL is a global real estate advisory firm with dedicated residential market research coverage across Asia-Pacific, including Metro Manila. | We used it to confirm that Manila's residential condo market was still seeing real end-user demand at the end of 2025. We also used it to support the finding that prime Manila districts continued to attract business owners and foreign buyers even in a period of broader softening. |
| Global Property Guide Philippines 2026 | It is a long-running international property market tracker that cross-references local institutional sources, giving a useful second opinion on Manila condo pricing levels. | We used it mainly as a secondary cross-check for CBD luxury condo pricing in Makati and BGC. We also used it to sanity-check high-end price-per-sqm figures before including them in the neighborhood table. |
| Dot Property BGC listings | Dot Property is one of the Philippines' largest property listing portals and publishes location-level medians and price-per-sqm snapshots that reflect live market activity. | We used it as a live pricing benchmark for BGC condos specifically. We also used it to estimate realistic studio, one-bedroom, and two-bedroom price bands for the Taguig market. |
| Dot Property Rockwell listings | It is one of the few Philippine portals that publishes neighborhood-level condo medians with enough listing depth to be statistically meaningful. | We used it to anchor Rockwell's median ticket and price-per-sqm figures. We also used it to confirm Rockwell's position near the top of the Manila condo market by overall price level. |
| Dot Property Pasay and Bay Area listings | It is a strong benchmark for the Bay Area and MOA-side condo market in Pasay, with live listing data that reflects current investor and buyer activity. | We used it to anchor Bay Area condo pricing and starting budgets. We also used it to compare Pasay's high-density investor stock against Manila proper neighborhoods on a price-per-sqm basis. |
| Dot Property Alabang listings | It provides a location-level live pricing read for the Alabang and Filinvest City condo market in Muntinlupa. | We used it to benchmark southern Manila condo pricing and to position Alabang correctly below Makati CBD and BGC but above most mid-market zones. We also used it to estimate family-unit price ranges in the south. |
Buying real estate in Manila can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.