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Mindoro Island offers two very different property markets on one island: practical family homes near Calapan City, and tourism-driven beach properties around Puerto Galera.
House prices in Mindoro Island in 2026 range from around ₱2 million for basic homes in rural areas to over ₱20 million for beachfront properties with ocean views.
We constantly update this blog post to give you the freshest data available on Mindoro Island house prices.
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 Mindoro Island.
How much do houses cost in Mindoro Island as of 2026?
What's the median and average house price in Mindoro Island as of 2026?
As of early 2026, the median asking price for a house in Mindoro Island is approximately ₱5 million (around $86,000 USD or €81,000 EUR), while the average asking price sits higher at about ₱8.5 million ($147,000 USD or €137,000 EUR).
The typical price range that covers roughly 80% of house sales in Mindoro Island falls between ₱2.5 million and ₱12 million ($43,000 to $207,000 USD, or €40,000 to €194,000 EUR), though beach properties in Puerto Galera can push well beyond this range.
The gap between the median and average house price in Mindoro Island reveals a market with a heavy "upper tail," where high-end beach homes and resort-style properties in Puerto Galera pull the average significantly higher than what most buyers actually pay.
At the median price of ₱5 million in Mindoro Island, a buyer can realistically expect a solid 3-bedroom family house with around 100 to 150 square meters of floor area, located in the Calapan City area or nearby municipalities like Naujan or Victoria, with basic finishes and good road access.
What's the cheapest livable house budget in Mindoro Island as of 2026?
As of early 2026, the minimum budget for a livable house in Mindoro Island starts at around ₱1.2 million to ₱2 million ($21,000 to $34,000 USD, or €19,000 to €32,000 EUR), though most foreign buyers find that a safer practical minimum is closer to ₱2 million to ₱2.8 million ($34,000 to $48,000 USD).
"Livable" at this entry-level price point in Mindoro Island typically means a structurally sound older home with basic utilities connected, simple finishes, and you can move in without a full rebuild, though you should expect tradeoffs on road access, water pressure reliability, and distance from hospitals or shopping centers.
The cheapest livable houses in Mindoro Island are usually found in rural municipalities away from tourism centers, including areas like Bansud, Gloria, Bongabong, and the outskirts of Pinamalayan in Oriental Mindoro, as well as interior barangays in Sablayan and Magsaysay in Occidental Mindoro.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Mindoro Island here.
How much do 2 and 3-bedroom houses cost in Mindoro Island as of 2026?
As of early 2026, a typical 2-bedroom house in Mindoro Island costs around ₱2.5 million to ₱3.5 million ($43,000 to $60,000 USD, or €40,000 to €56,000 EUR), while a 3-bedroom house typically runs between ₱4 million and ₱5.5 million ($69,000 to $95,000 USD, or €65,000 to €89,000 EUR).
The realistic price range for a 2-bedroom house in Mindoro Island spans from ₱2 million to ₱4.5 million ($34,000 to $78,000 USD, or €32,000 to €73,000 EUR), depending on location, with Calapan City properties at the higher end and rural municipalities at the lower end.
For a 3-bedroom house in Mindoro Island, buyers should expect a realistic range of ₱3 million to ₱7 million ($52,000 to $121,000 USD, or €48,000 to €113,000 EUR), with homes near main roads in Calapan often reaching ₱4 million to ₱8 million.
Moving from a 2-bedroom to a 3-bedroom house in Mindoro Island typically adds a premium of around ₱1.5 million to ₱2.5 million ($26,000 to $43,000 USD), which represents roughly a 40% to 60% price increase for the extra bedroom and generally larger lot size.
How much do 4-bedroom houses cost in Mindoro Island as of 2026?
As of early 2026, a typical 4-bedroom house in Mindoro Island costs between ₱6 million and ₱12 million ($103,000 to $207,000 USD, or €97,000 to €194,000 EUR) for non-beach family homes, while 4-bedroom properties in Puerto Galera or near-beach areas start at ₱10 million and can reach ₱25 million or more ($172,000 to $431,000 USD).
The realistic price range for a 5-bedroom house in Mindoro Island falls between ₱12 million and ₱30 million ($207,000 to $517,000 USD, or €194,000 to €484,000 EUR), as these larger homes often come with bigger lots and are very location-dependent.
For a 6-bedroom house in Mindoro Island, buyers commonly find prices ranging from ₱20 million to ₱60 million or higher ($345,000 to over $1 million USD), since homes of this size typically appear as compound-style or resort-style properties rather than standard family homes.
Please note that we give much more detailed data in our pack about the property market in Mindoro Island.
How much do new-build houses cost in Mindoro Island as of 2026?
As of early 2026, a typical new-build house in Mindoro Island costs between ₱3.5 million and ₱7.5 million ($60,000 to $129,000 USD, or €56,000 to €121,000 EUR) for a basic 2 to 3-bedroom subdivision home, while mid-finish 3 to 4-bedroom new builds range from ₱6 million to ₱12 million ($103,000 to $207,000 USD).
New-build houses in Mindoro Island typically carry a premium of 15% to 35% compared to older resale houses, because new construction reduces immediate repair risks for roofing, electrical wiring, and plumbing, and developers price in subdivision infrastructure like paved roads and gated access.
How much do houses with land cost in Mindoro Island as of 2026?
As of early 2026, a house with land in Mindoro Island typically costs between ₱4 million and ₱15 million ($69,000 to $259,000 USD, or €65,000 to €242,000 EUR) depending heavily on whether the lot is in urban Calapan, rural agricultural areas, or coastal tourism zones like Puerto Galera.
In Mindoro Island, a "house with land" typically refers to properties with lot sizes of 300 to 800 square meters, which is larger than the standard 80 to 200 square meter lots that come with most basic house-and-lot packages.
We cover everything there is to know about land prices in Mindoro Island here.
Thinking of buying real estate in Mindoro Island?
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Where are houses cheapest and most expensive in Mindoro Island as of 2026?
Which neighborhoods have the lowest house prices in Mindoro Island as of 2026?
As of early 2026, the municipalities with the lowest house prices in Mindoro Island include Bansud, Gloria, Bongabong, and Victoria (outside prime road frontage) in Oriental Mindoro, as well as interior barangays in Sablayan and Magsaysay in Occidental Mindoro.
In these cheapest areas of Mindoro Island, typical house prices range from ₱1.2 million to ₱3.5 million ($21,000 to $60,000 USD, or €19,000 to €56,000 EUR), offering significantly more house for the money compared to Calapan or Puerto Galera.
These municipalities have the lowest house prices in Mindoro Island primarily because they lack proximity to the main Calapan Port transit hub and sit outside the tourism economy, meaning buyers face longer travel times to hospitals, malls, and ferries to Batangas.
Which neighborhoods have the highest house prices in Mindoro Island as of 2026?
As of early 2026, the three areas with the highest house prices in Mindoro Island are Sabang (the diving and tourism hub), the White Beach area near Barangay San Isidro, and the Aninuan and Talipanan beach pockets, all located within Puerto Galera municipality.
In these most expensive areas of Mindoro Island, typical house prices range from ₱10 million to ₱25 million ($172,000 to $431,000 USD, or €161,000 to €403,000 EUR), with beachfront or view properties often exceeding ₱40 million ($690,000 USD).
These Puerto Galera neighborhoods command the highest house prices in Mindoro Island because they combine beach proximity, diving tourism infrastructure, and established expat communities, creating sustained rental income potential that buyers price into their offers.
Buyers who purchase houses in these premium Puerto Galera neighborhoods are typically foreign retirees seeking second homes, expat couples looking for rental income properties, or Manila-based families wanting beach vacation houses within a few hours of the capital.
How much do houses cost near the city center in Mindoro Island as of 2026?
As of early 2026, a house near the city center in Mindoro Island, specifically in the Calapan Poblacion and surrounding core barangays, typically costs between ₱4 million and ₱9 million ($69,000 to $155,000 USD, or €65,000 to €145,000 EUR) for a 2 to 3-bedroom home, while larger 4-bedroom homes with prime access can reach ₱8 million to ₱15 million.
Houses near major transit hubs in Mindoro Island, particularly near Calapan Port and the main transport terminals, typically cost 5% to 20% more than similar homes farther away, putting prices at roughly ₱4.5 million to ₱10 million ($78,000 to $172,000 USD) for the convenience factor.
Houses near top-rated schools in Mindoro Island, such as Mindoro State University (MinSU) and Divine Word College of Calapan, carry a modest premium of 5% to 15% for walkable access, with typical prices ranging from ₱4.5 million to ₱9 million ($78,000 to $155,000 USD, or €73,000 to €145,000 EUR).
Houses in expat-popular areas of Mindoro Island, namely Sabang, White Beach near San Isidro, and the Aninuan and Talipanan areas in Puerto Galera, typically cost between ₱6 million and ₱20 million ($103,000 to $345,000 USD, or €97,000 to €323,000 EUR), with beachfront properties priced far above this range.
We actually have an updated expat guide for Mindoro Island here.
How much do houses cost in the suburbs in Mindoro Island as of 2026?
As of early 2026, a house in the suburbs of Mindoro Island, meaning areas outside Calapan core but still within easy access like Naujan and Victoria, typically costs between ₱2.8 million and ₱6.5 million ($48,000 to $112,000 USD, or €45,000 to €105,000 EUR) for a 2 to 3-bedroom home.
Suburban houses in Mindoro Island are typically 20% to 35% cheaper than comparable city-center houses in Calapan, which translates to savings of roughly ₱1 million to ₱3 million ($17,000 to $52,000 USD) on a mid-range family home.
The most popular suburbs for house buyers in Mindoro Island are the Calapan edge barangays moving toward Naujan, as well as parts of Victoria and Socorro, which offer a balance of lower prices and reasonable commute times to Calapan's malls, hospitals, and port.
What areas in Mindoro Island are improving and still affordable as of 2026?
As of early 2026, the top areas in Mindoro Island that are improving and still affordable for house buyers include the Calapan edge barangays moving toward Naujan, the Gloria to Pinamalayan corridor, and the outskirts of San Jose in Occidental Mindoro.
In these improving yet affordable areas of Mindoro Island, current typical house prices range from ₱2.5 million to ₱5 million ($43,000 to $86,000 USD, or €40,000 to €81,000 EUR), which is 30% to 50% below comparable homes in established Calapan neighborhoods.
The main sign of improvement driving buyer interest in these Mindoro Island areas is better road access and expanding services, as local governments invest in infrastructure that shortens travel times to hospitals, schools, and the Calapan port without the premium prices that come with being inside the city proper.
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.
What extra costs should I budget for a house in Mindoro Island right now?
What are typical buyer closing costs for houses in Mindoro Island right now?
Buyer closing costs for houses in Mindoro Island typically total around 1% to 2.5% of the purchase price, though this can vary depending on the specific municipality and whether any title complications arise.
The main closing cost categories for house buyers in Mindoro Island include transfer tax (up to 0.5% of the property value), Registry of Deeds fees and certificates (roughly 0.2% to 0.6%), and notarial plus legal document handling fees (commonly ₱15,000 to ₱60,000 or $260 to $1,035 USD).
The largest single closing cost category for house buyers in Mindoro Island is usually the documentary stamp tax and transfer fees combined, which together can account for more than half of the total closing costs on a typical transaction.
We cover all these costs and what are the strategies to minimize them in our property pack about Mindoro Island.
How much are property taxes on houses in Mindoro Island right now?
Annual property taxes on houses in Mindoro Island typically fall in the low five figures for most homes, with a typical ₱5 million house often paying between ₱15,000 and ₱40,000 per year ($260 to $690 USD, or €240 to €645 EUR), though exact amounts depend on the specific municipality's assessment schedule.
Property tax in Mindoro Island is calculated based on the assessed value of your property (which is usually lower than market value) multiplied by the local government unit's tax rate, which under the Local Government Code framework generally falls between 0.5% and 1.5% of the assessment base.
How much is home insurance for a house in Mindoro Island right now?
Annual home insurance for a house in Mindoro Island typically costs between ₱4,500 and ₱15,000 ($78 to $260 USD, or €73 to €240 EUR) for basic fire and property coverage on a ₱3 million structure value, with additional riders for typhoon or flood coverage adding to the premium.
The main factors that affect home insurance premiums for houses in Mindoro Island include the insured value of the structure, the construction materials (concrete versus wood), proximity to flood-prone areas, and whether you add catastrophe riders for typhoons, which are particularly relevant given Mindoro's exposure to tropical storms.
What are typical utility costs for a house in Mindoro Island right now?
Total monthly utility costs for a house in Mindoro Island typically range from ₱3,500 to ₱8,000 ($60 to $138 USD, or €56 to €130 EUR) for a standard household, depending on electricity usage patterns and whether you rely on piped water or delivery services.
The main utility categories and their typical monthly costs for houses in Mindoro Island include electricity at around ₱2,700 to ₱6,700 per month ($47 to $116 USD) based on ORMECO's published rate of ₱13.34 per kWh for 200 to 500 kWh usage, and water at around ₱300 to ₱1,200 per month ($5 to $21 USD) for piped service where available through providers like Calapan Waterworks Corporation.
What are common hidden costs when buying a house in Mindoro Island right now?
Common hidden costs that house buyers in Mindoro Island often overlook can add up to ₱50,000 to ₱200,000 ($860 to $3,450 USD, or €810 to €3,230 EUR) or more, depending on the property's condition and any title complications that need resolving.
Typical inspection fees buyers should expect when purchasing a house in Mindoro Island include ₱5,000 to ₱20,000 ($86 to $345 USD) for a basic engineer or contractor walk-through, and ₱15,000 to ₱60,000 ($260 to $1,035 USD) or more for a land survey if boundary verification is needed.
Other common hidden costs beyond inspections when buying a house in Mindoro Island include title and boundary cleanup (re-surveys, missing annotations, heirs' issues), septic and drainage repairs, and backup power equipment like AVR units or generators since brownouts are common in the area.
The hidden cost that tends to surprise first-time house buyers the most in Mindoro Island is title cleanup, because resolving missing documents, annotation issues, or multiple heir signatures can stretch from weeks to months and cost anywhere from ₱20,000 to well over ₱100,000 depending on complexity.
You will find here the list of classic mistakes people make when buying a property in Mindoro Island.
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What do locals and expats say about the market in Mindoro Island as of 2026?
Do people think houses are overpriced in Mindoro Island as of 2026?
As of early 2026, locals in the Calapan working-class market generally feel house prices are fair when the title is clean and road access is good, while expats and buyers in Puerto Galera more often call prime beach properties overpriced because the buyer pool is thinner and sellers assume sustained tourism rental income.
Well-priced, clean-title family houses in the Calapan area of Mindoro Island typically sell within 1 to 4 months, while tourism and expat premium homes in Puerto Galera often sit on the market for 3 to 12 months or longer, especially if priced like resort assets.
The main reason locals call some Mindoro Island house prices too high is when sellers try to charge Metro Manila-style pricing without the same infrastructure, while expats in Puerto Galera feel prices are stretched because sellers factor in optimistic rental projections that may not materialize in slower tourism seasons.
Compared to one or two years ago, sentiment on house prices in Mindoro Island has stayed relatively stable in the practical Calapan market, but Puerto Galera has seen more price negotiation as some sellers who listed high during the post-pandemic tourism recovery have had to adjust expectations downward.
Are prices still rising or cooling in Mindoro Island as of 2026?
As of early 2026, house prices in Mindoro Island are showing mixed trends: the practical Calapan market is steady to slowly growing as affordability-sensitive buyers keep demand stable, while Puerto Galera's tourism market is more two-speed, with prime beach and view properties holding firm but "nice but not special" homes cooling if rental income assumptions soften.
The estimated year-over-year house price change in Mindoro Island is approximately 2% to 5% growth in the Calapan corridor and flat to slightly negative for mid-tier Puerto Galera inventory, though prime beachfront properties remain resilient due to limited supply.
Experts and locals expect house prices in Mindoro Island over the next 6 to 12 months to continue this split pattern, with steady modest growth in practical family home areas and continued price discovery in the tourism market as sellers and buyers find equilibrium after the post-pandemic adjustment period.
Finally, please note that we have covered property price trends and forecasts for Mindoro Island here.
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.
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 Mindoro Island, 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 |
|---|---|---|
| Bangko Sentral ng Pilipinas (BSP) RPPI | The Philippine central bank's official house price index. | We used it to anchor the national direction of house prices going into early 2026. We treated it as a trend check rather than a Mindoro-specific price list. |
| Bureau of Internal Revenue (BIR) Zonal Values | Official government baseline used in tax computation. | We used it as a floor reference for land values in key Mindoro municipalities. We cross-checked whether listing prices looked realistic against these official values. |
| Lamudi Philippines | A major national property portal with large inventory and filters. | We sampled asking prices for houses across Mindoro Island. We built practical price bands by filtering for bedrooms, location, and property type. |
| OnePropertee | A major Philippine portal used by brokers and developers. | We used it as a triangulation layer for asking prices and supply mix. We especially looked for lower-budget inventory signals. |
| Dot Property Philippines | An established Southeast Asian property portal for breadth. | We used it to triangulate price ranges seen on Lamudi. We treated it as a cross-check rather than a single source of truth. |
| DILG Local Government Code (RA 7160) | The law that sets core LGU taxes and rules. | We used it to ground buyer taxes and fees in national law. We explained why rates can vary by municipality. |
| ORMECO (Oriental Mindoro Electric Cooperative) | The local electric cooperative publishing its own rates. | We used it to estimate realistic household electricity bills in Oriental Mindoro. We converted kWh usage into pesos using the published residential rate. |
| Energy Regulatory Commission (ERC) | The power regulator providing official pricing context. | We used it as a national benchmark so Mindoro rates have context. We explained why electricity costs move with generation changes. |
| Insurance Commission Philippines | The regulator that sets fire insurance tariff guidance. | We used it to anchor home insurance budgeting in something official. We translated tariff guidance into simple ranges for homeowners. |
| IMF RPPI Technical Assistance Report | Documents how the central bank's index is validated. | We used it to confirm the RPPI uses a defensible statistical method. We cited it when describing our methodology limitations. |
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