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Mindoro Island remains one of the most interesting property markets in the Philippines right now, offering a rare mix of tourism-driven coastal demand and steady provincial end-user housing.
We created this guide to help you understand what is actually happening with property prices in Mindoro Island, from Calapan City to Puerto Galera and everywhere in between.
This blog post is constantly updated with the latest data we can find, so bookmark it if you want to stay informed.
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.
Insights
- Mindoro Island property prices grew roughly 5.5% over the past year, which is slightly above the cooling national average because tourism and coastal scarcity keep demand firm in places like Puerto Galera.
- A typical house-and-lot in Mindoro Island costs around 6 million pesos in January 2026, but prices range from 3 million pesos in inland towns to 25 million pesos or more for beachfront villas near White Beach.
- Puerto Galera's prime beachfront zones like Sabang, Aninuan, and White Beach command price premiums of 80,000 to 140,000 pesos per square meter, compared to just 45,000 to 65,000 pesos per square meter in rural inland areas.
- The BSP's policy rate now sits at 4.5% after five consecutive cuts in 2025, which has improved mortgage affordability compared to mid-2024 when rates peaked at 6.5%.
- Residential lots are the fastest-appreciating property type in Mindoro Island because many buyers prefer to purchase land first and build later, especially near tourism nodes and town centers.
- Calapan City barangays like San Vicente, Sto. Niño, and Guinobatan are seeing 5% to 7% annual price growth, driven by local services expansion and steady end-user demand from families and OFW households.
- Tourism-adjacent properties in Puerto Galera can outperform inland housing by 3 to 5 percentage points in strong years, but they also carry higher risk if visitor numbers drop or typhoons hit.
- Our base-case forecast for Mindoro Island in 2026 is around 4% price growth, with a bear case of 0% to 2% if rates stay tight and a bull case of 6% to 8% if tourism demand stays strong.
- Over five years, we estimate Mindoro Island property prices could grow roughly 35% cumulatively, which translates to about 6.2% per year if tourism and regional economic growth stay on track.
What are the current property price trends in Mindoro Island as of 2026?
What is the average house price in Mindoro Island as of 2026?
As of early 2026, the estimated average house price in Mindoro Island is around 6 million pesos (about $102,000 or €88,000), though this blended figure combines everything from modest inland townhouses to beachfront villas near Puerto Galera.
When you look at price per square meter, a typical home in Mindoro Island costs roughly 65,000 pesos per square meter ($1,100 or €950 per sqm), but this varies a lot depending on whether you are buying in Calapan City, a rural municipality, or a tourism-heavy area like Sabang.
For most buyers in Mindoro Island, the realistic price range that covers about 80% of purchases runs from 3 million to 12 million pesos ($51,000 to $203,000 or €44,000 to €176,000), with starter homes and townhouses at the low end and well-located beach houses or larger family homes at the high end.
How much have property prices increased in Mindoro Island over the past 12 months?
Property prices in Mindoro Island increased by an estimated 5.5% over the past 12 months (January 2025 to January 2026), which is slightly above the national cooling trend but not a dramatic surge.
Across different property types and locations in Mindoro Island, the realistic range of price increases over the past year runs from about 2% to 4% in rural inland towns up to 7% to 10% in Puerto Galera's prime tourism-adjacent zones.
The single most significant factor behind this price movement in Mindoro Island is the combination of tourism recovery in Puerto Galera and limited supply of prime coastal land, which keeps demand firm even as the national market cools.
Which neighborhoods have the fastest rising property prices in Mindoro Island as of 2026?
As of early 2026, the neighborhoods with the fastest rising property prices in Mindoro Island are Sabang, White Beach, and Aninuan in Puerto Galera (tourism-driven), along with San Vicente, Sto. Niño, and Guinobatan in Calapan City (services and convenience-driven).
In Puerto Galera's prime tourism belt, annual price growth is running at roughly 7% to 10%, while Calapan's top barangays are seeing more moderate growth of about 5% to 7% per year.
The main demand driver behind these fast-rising neighborhoods in Mindoro Island is the intersection of scarcity and visibility: Puerto Galera has limited buildable beachfront land and strong visitor demand, while Calapan offers the best urban services on the island, which attracts families, OFW households, and local businesses.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Mindoro Island.
We have made this infographic to give you a quick and clear snapshot of the property market in the Philippines. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Mindoro Island as of 2026?
As of early 2026, residential lots are appreciating fastest in Mindoro Island, followed by beach houses and villas in tourism zones, then practical house-and-lot properties in Calapan and growth corridors, with basic inland rentals and older apartments at the bottom of the appreciation ranking.
The top-performing property type in Mindoro Island (residential lots in prime locations) is appreciating at roughly 8% to 12% per year, depending on proximity to tourism nodes or Calapan's convenience belt.
The main reason residential lots outperform other property types in Mindoro Island is that many buyers prefer to purchase land first and build later, which creates strong demand for well-located plots while limiting supply as owners hold out for better prices.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Mindoro Island?
- How much should you pay for a house in Mindoro Island?
- How much should you pay for lands in Mindoro Island?
What is driving property prices up or down in Mindoro Island as of 2026?
As of early 2026, the top three factors driving property prices in Mindoro Island are tourism momentum in Puerto Galera and nearby beaches, services-led regional economic growth supporting Calapan's housing demand, and the improved mortgage affordability from BSP rate cuts throughout 2025.
The single factor with the strongest upward pressure on Mindoro Island property prices right now is the scarcity of prime coastal land in Puerto Galera and other tourism nodes, because the ocean does not expand and buildable beachfront plots keep getting harder to find.
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What is the property price forecast for Mindoro Island in 2026?
How much are property prices expected to increase in Mindoro Island in 2026?
As of early 2026, our base-case forecast is that property prices in Mindoro Island will increase by about 4% over the full year, with tourism-driven areas like Puerto Galera likely outperforming and rural inland towns lagging.
The realistic range of forecasts for Mindoro Island property price growth in 2026 runs from about 0% to 2% in a bear case (if interest rates stay tight and tourism softens) up to 6% to 8% in a bull case (if financing eases further and visitor demand stays strong).
The main assumption underlying most price increase forecasts for Mindoro Island is that tourism will remain healthy and the BSP will not reverse course on rate cuts, which together keep demand firm without pushing prices into overheated territory.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Mindoro Island.
Which neighborhoods will see the highest price growth in Mindoro Island in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Mindoro Island are Sabang, White Beach, Aninuan, Balatero, and Sinandigan in Puerto Galera, along with San Vicente, Sto. Niño, Guinobatan, Masipit, and Tawiran in Calapan City.
The projected price growth for these top neighborhoods in Mindoro Island ranges from about 5% to 7% for Calapan's convenience belt up to 7% to 10% for Puerto Galera's prime tourism zones.
The primary catalyst driving expected growth in these Mindoro Island neighborhoods is the combination of scarcity (limited buildable land in coastal areas) and demand visibility (tourism and city services attract the most active buyer pools).
One emerging area in Mindoro Island that could surprise with higher-than-expected growth is Naujan, which sits adjacent to Calapan and benefits from spillover affordability demand as prices in the city proper rise.
What property types will appreciate the most in Mindoro Island in 2026?
As of early 2026, residential lots in prime locations are expected to appreciate the most in Mindoro Island, followed by well-located beach houses and villas, then mid-market house-and-lot properties in subdivisions and growth municipalities.
The projected appreciation for the top-performing property type (prime residential lots) in Mindoro Island is around 8% to 12% for the year, depending on location and proximity to tourism or urban services.
The main demand trend driving appreciation for residential lots in Mindoro Island is the "buy land first, build later" preference among Filipino and OFW buyers, which keeps demand high while supply stays tight as landowners hold out for better offers.
The property type expected to underperform in Mindoro Island in 2026 is basic inland rental apartments without a location advantage, because these are more yield-driven and less scarcity-driven, so they do not benefit from the same price pressures.
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 will interest rates affect property prices in Mindoro Island in 2026?
As of early 2026, the BSP's policy rate sits at 4.5% after five consecutive cuts in 2025, which has improved mortgage affordability in Mindoro Island compared to mid-2024 when rates peaked at 6.5%, but further rapid cuts are uncertain given recent inflation upticks.
The current benchmark interest rate in the Philippines is 4.5%, and mortgage rates for home buyers in Mindoro Island typically run 2 to 3 percentage points above the policy rate, meaning effective mortgage rates are roughly 6.5% to 7.5% for most borrowers.
A 1% change in interest rates typically affects property affordability in Mindoro Island by shifting monthly payments by about 10% to 12%, which can push some buyers out of the market or pull new ones in, depending on the direction.
You can also read our latest update about mortgage and interest rates in The Philippines.
What are the biggest risks for property prices in Mindoro Island in 2026?
As of early 2026, the three biggest risks for property prices in Mindoro Island are a tourism shock (such as a major typhoon or travel demand drop), persistent inflation keeping interest rates higher for longer than expected, and climate or disaster exposure that raises insurance and maintenance costs for coastal properties.
The single risk with the highest probability of materializing in Mindoro Island is climate or weather-related disruption, because the island sits in the typhoon belt and beachfront properties face ongoing exposure to storms, erosion, and flooding.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Mindoro Island.
Is it a good time to buy a rental property in Mindoro Island in 2026?
As of early 2026, buying a rental property in Mindoro Island can be a good decision if you choose the right micro-market, particularly Puerto Galera for tourism rentals (Sabang, White Beach, Aninuan) or Calapan for steady local rentals near hospitals, schools, and transport hubs.
The strongest argument in favor of buying a rental property in Mindoro Island now is that mortgage rates have improved compared to 2024, tourism demand remains healthy, and prime coastal land is getting scarcer, so waiting could mean paying more later.
The strongest argument for waiting before buying a rental property in Mindoro Island is that inflation has ticked up recently, the BSP may pause further rate cuts, and tourism-dependent properties carry real risk if visitor numbers soften or a major storm hits.
You'll also find a dedicated document about this specific question in our pack about real estate in Mindoro Island.
Buying real estate in Mindoro Island 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.
Where will property prices be in 5 years in Mindoro Island?
What is the 5-year property price forecast for Mindoro Island as of 2026?
As of early 2026, we estimate that property prices in Mindoro Island could grow by roughly 35% cumulatively over the next five years (2026 to 2030), which translates to about 6.2% average annual appreciation.
The range of 5-year forecasts for Mindoro Island property prices runs from about 15% to 20% cumulative growth in a conservative scenario (if tourism stagnates or rates stay elevated) up to 50% to 60% in an optimistic scenario (if infrastructure improves and visitor demand booms).
This projected average annual appreciation rate of about 6% per year for Mindoro Island over the next five years assumes steady but not spectacular growth, with some years hotter and others flatter depending on rate cycles and tourism conditions.
The key assumption most forecasters rely on for their 5-year property price predictions in Mindoro Island is that tourism will remain a core demand driver and that no major external shock (such as a prolonged economic downturn or severe climate event) derails the market.
Which areas in Mindoro Island will have the best price growth over the next 5 years?
The top three areas in Mindoro Island expected to have the best price growth over the next five years are Puerto Galera's tourism belt (Sabang, White Beach, Aninuan, Balatero, Sinandigan), Calapan City's convenience corridors (San Vicente, Sto. Niño, Guinobatan, Masipit, Tawiran), and spillover municipalities like Naujan that benefit from Calapan's rising prices.
The projected 5-year cumulative price growth for these top-performing areas in Mindoro Island ranges from about 30% to 40% for Calapan's best barangays up to 40% to 60% for Puerto Galera's prime tourism zones, assuming no major shocks.
This 5-year outlook is broadly consistent with our shorter forecast, but the longer time horizon allows tourism-driven areas to compound their scarcity advantage, which is why Puerto Galera's premium over inland areas tends to widen over multi-year periods.
The currently undervalued area in Mindoro Island with the best potential for outperformance over five years is Naujan, because it offers Calapan-adjacent convenience at lower prices and could see accelerated growth if Calapan's expansion pushes more buyers to look nearby.
What property type will give the best return in Mindoro Island over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over five years in Mindoro Island is near-beach residential lots or villas in Puerto Galera's prime zones, because scarcity and tourism demand create both appreciation potential and rental income.
The projected 5-year total return (combining appreciation and rental income) for this top-performing property type in Mindoro Island could reach 60% to 90% cumulatively for well-located, rentable beach properties, though this comes with higher risk than more stable options.
The main structural trend favoring beach properties and prime lots over the next five years in Mindoro Island is the continued scarcity of buildable coastal land combined with growing domestic and international tourism interest in Puerto Galera.
For buyers seeking the best balance of return and lower risk over five years in Mindoro Island, mid-market house-and-lot properties in Calapan or well-serviced subdivisions offer steadier appreciation (around 25% to 35% cumulative) with better liquidity and less exposure to tourism swings.
How will new infrastructure projects affect property prices in Mindoro Island over 5 years?
The top three infrastructure developments expected to impact property prices in Mindoro Island over the next five years are improved port facilities connecting the island to Batangas, road upgrades linking Calapan to other municipalities, and potential bridge or ferry enhancements that could shorten travel times from Metro Manila.
The typical price premium for properties near completed infrastructure projects in Mindoro Island runs about 10% to 20% above comparable properties farther from improved access points, though premiums only materialize once projects are actually funded and built.
The neighborhoods in Mindoro Island most likely to benefit from these infrastructure developments are Calapan's port-adjacent barangays, Puerto Galera's transport hubs, and emerging areas along improved road corridors like parts of Naujan and Gloria.
How will population growth and other factors impact property values in Mindoro Island in 5 years?
Population growth in Mindoro Island is projected to continue at roughly 1.5% to 2% per year, which supports steady housing demand, particularly in Calapan City and municipal centers where new households form and OFW families look for homes.
The demographic shift that will have the strongest influence on property demand in Mindoro Island over five years is the continued growth of middle-income households driven by remittances and services sector employment, which creates demand for practical family homes in convenient locations.
Migration patterns affecting Mindoro Island property values over five years include domestic migration from crowded Metro Manila (retirees and remote workers seeking cheaper, quieter locations) and some international interest from foreign retirees drawn to Puerto Galera's beaches and lower cost of living.
The property types and areas that will benefit most from these demographic trends in Mindoro Island are mid-market house-and-lot in Calapan (end-user families), rentable beach properties in Puerto Galera (retirees and visitors), and residential lots in growth corridors (buyers building for the future).
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.
What is the 10 year property price outlook in Mindoro Island?
What is the 10-year property price prediction for Mindoro Island as of 2026?
As of early 2026, we estimate that property prices in Mindoro Island could grow by roughly 75% cumulatively over the next ten years (2026 to 2035), which translates to about 5.7% average annual appreciation.
The range of 10-year forecasts for Mindoro Island property prices runs from about 40% to 50% cumulative growth in a conservative scenario up to 100% to 120% in an optimistic scenario where tourism booms and infrastructure connectivity improves significantly.
This projected average annual appreciation rate of about 5.7% per year for Mindoro Island over the next decade is slightly lower than our 5-year estimate because longer forecasts must account for more potential downturns and slower phases in the cycle.
The biggest uncertainty factor in making 10-year property price predictions for Mindoro Island is climate change and disaster risk, because the island's coastal properties face ongoing exposure to typhoons, sea level changes, and potential tourism disruptions from extreme weather events.
What long-term economic factors will shape property prices in Mindoro Island?
The top three long-term economic factors that will shape property prices in Mindoro Island over the next decade are tourism competitiveness (Puerto Galera's ability to keep attracting visitors), regional income growth (services sector expansion in MIMAROPA), and connectivity improvements (how "close" Mindoro feels to larger markets via ports and potential bridges).
The single long-term economic factor that will have the most positive impact on property values in Mindoro Island is tourism growth, because it drives both rental demand and second-home buying, creating multiple channels of price support in coastal areas.
The single long-term economic factor that poses the greatest structural risk to property values in Mindoro Island is climate and disaster exposure, because coastal properties face typhoon damage, erosion, and insurance cost increases that could dampen buyer enthusiasm over time.
You'll also find a much more detailed analysis in our pack about real estate in Mindoro Island.
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 |
|---|---|---|
| BSP Residential Property Price Index (RPPI) Report Q3 2025 | It's the Philippine central bank's official nationwide residential price index publication. | We used it to anchor the national direction of travel for prices (growth slowing, plus the latest year-on-year and quarter-on-quarter moves). We then adjusted Mindoro Island's estimates using local demand drivers like tourism and supply constraints. |
| BSP RPPI/RREPI Publications Page | It's the BSP's official landing page for its property price statistics and releases. | We used it to confirm which index is currently official and how the series is maintained. We also used it as a cross-check that we're citing the correct, latest framework. |
| BSP Shift to Hedonic RPPI Methodology Report | It explains how the BSP builds the index, making the data more trustworthy and comparable. | We used it to understand what the RPPI measures (and what it doesn't) so we don't over-interpret it for a specific island. We also used it to justify triangulating the RPPI with local price proxies. |
| IMF Technical Assistance Report on RPPI (Jan 2025) | It's an IMF review of the statistical approach, which is a strong credibility check. | We used it to validate that the hedonic approach follows international best practice. We used that to give more confidence in using RPPI as the national backbone for our Mindoro Island estimates. |
| Reuters on BSP Policy Rate (Dec 2025) | Reuters is a highly reputable wire service reporting directly on the policy move and context. | We used it to set the interest-rate backdrop going into January 2026. We then translated that into what buyers can afford and how that tends to move prices in provincial markets. |
| Reuters on Inflation and BSP Stance (Jan 2026) | It gives a timely, well-sourced snapshot of inflation and central bank guidance. | We used it to frame why mortgage rates may not fall quickly from here. We used that to keep 2026 price forecasts realistic rather than assuming straight-line growth. |
| PSA MIMAROPA Provincial Product Accounts Infographic (2024) | It's produced by the Philippine Statistics Authority, the official statistics agency. | We used it to ground Mindoro Island's demand story in real regional economic performance. We used it to explain why Calapan-led everyday housing demand differs from tourism-led coastal demand. |
| PSA via PIA: MIMAROPA GRDP and Sector Drivers | PIA is a government channel and the piece clearly attributes numbers to PSA. | We used it to explain what's powering regional income (services-heavy), which matters for housing demand. We used it to support why rental and end-user demand can stay resilient even if national prices cool. |
| DHSUD (Philippines Housing Authority) | It's the national regulator and lead agency for housing policy and programs. | We used it as the policy backdrop for housing supply, socialized housing push, and regulation. We used it to inform risks and medium-term supply responses rather than point price levels. |
| BIR Zonal Values Portal | It's the government's official reference for zonal values used in property taxation. | We used it as a hard-floor proxy for land values and location premiums. We then applied realistic market premia because market prices typically exceed zonal values in prime tourism pockets. |
| DOST MIMAROPA TourLISTA | It's an official regional platform for tracking tourist arrivals and inventory. | We used it to support the demand story for Puerto Galera and other visitor-driven areas. We used it to justify why beach-adjacent housing can outperform inland housing in up-cycles. |
| Colliers Philippines Residential Market Report Q3 2025 | Colliers is a major global real-estate consultancy with transparent market reporting. | We used it to cross-check sentiment: easing mortgage rates and promos can revive demand even when prices cool. We used it to support our "moderate growth, not a boom" base case for 2026. |
| Lamudi Listings (Calapan Houses) | It's one of the largest Philippine property portals with lots of live asking-price data. | We used it to sanity-check the current asking-price ranges for typical house-and-lot stock. We used that to turn macro trends into a realistic "what a buyer actually pays" estimate for Mindoro Island. |
| MyProperty Listings (Calapan Houses) | It's a major portal that helps confirm ranges seen on other platforms. | We used it to cross-check that Lamudi ranges aren't an outlier. We used both portals to reduce single-source bias when estimating today's averages. |
| Dot Property (Oriental Mindoro Listings) | It's another major regional portal with diverse property listings. | We used it to verify the property type mix and price ranges across Oriental Mindoro. We also used it to spot any outlier listings that might skew averages on other platforms. |
| Trading Economics (Philippines Interest Rate) | It aggregates official central bank data with clear historical context. | We used it to track the BSP's rate-cutting cycle and understand the interest rate trajectory. We used that to inform our mortgage affordability analysis for Mindoro Island buyers. |
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If you want to go deeper, you can read the following: