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Negros Island sits between Bacolod's urban subdivisions and Dumaguete's expat-friendly coastal communities, creating a property market with surprisingly wide price ranges.
We constantly update this blog post to reflect the latest housing price data for Negros Island.
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 Negros Island.
Insights
- Dumaguete condos command roughly 45% higher price per square meter than Bacolod house-and-lot properties, driven by expat demand and scarcity of walkable urban land on Negros Island.
- Negros Island property prices rose about 6% in 2025, but after adjusting for local inflation, the real increase was closer to 4%.
- Beachfront villas in Dauin can reach 60 million pesos, while entry-level townhouses in outer Dumaguete start around 2 million pesos, showing a 30x price gap within the same island.
- New construction on Negros Island typically costs about 18% more per square meter than comparable existing homes, reflecting bundled amenities and developer financing convenience.
- The typical negotiation discount on Negros Island is around 7%, though older resale houses can see discounts of 8% to 12% from listing price.
- House-and-lot properties make up about 55% of Negros Island's residential market, with condos representing only 10% of listings.
- Valencia's cooler upland climate commands premium prices between 8 and 25 million pesos for family homes, attracting lifestyle buyers seeking escape from coastal heat.
- Closing costs on Negros Island typically add 7% to 10% to your purchase price, including documentary stamp tax, transfer tax, and registration fees.
What is the average housing price in Negros Island in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed upward by a few luxury beachfront villas.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including FazWaz Philippines and the Bangko Sentral ng Pilipinas, which we manually double-checked.
The median housing price in Negros Island in 2026 is approximately 5,000,000 pesos (around $85,000 or €72,500), while the average housing price sits higher at about 7,500,000 pesos (around $127,000 or €109,000) due to luxury coastal properties pulling the figure upward.
About 80% of residential properties on Negros Island in 2026 fall within a price range of 2,200,000 to 14,000,000 pesos (roughly $37,000 to $237,000 or €32,000 to €203,000).
A realistic entry range for Negros Island property in 2026 is 1,500,000 to 2,500,000 pesos ($25,000 to $42,000 or €22,000 to €36,000), which would get you a 2-bedroom townhouse around 45 to 55 square meters in the outskirts of Dumaguete.
Typical luxury properties on Negros Island in 2026 range from 20,000,000 to 60,000,000 pesos ($340,000 to $1,000,000 or €290,000 to €870,000), which includes beachfront villas of 200 to 350 square meters in Dauin with pools and resort-style outdoor spaces.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Negros Island.
Are Negros Island property listing prices close to the actual sale price in 2026?
Listed prices on Negros Island typically close about 7% lower than the asking price, meaning a property listed at 5,000,000 pesos usually sells closer to 4,650,000 pesos.
This gap exists because sellers build in negotiation room and bank appraisals often anchor the final price below listing. The discount varies most for older resale houses (8% to 12% below asking) while new developer condos have less flexibility (3% to 5% below asking).
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What is the price per sq m or per sq ft for properties in Negros Island in 2026?
As of early 2026, the median price per square meter on Negros Island is approximately 75,000 pesos ($1,270 or €1,090) or about 6,970 pesos per square foot ($118 or €101). The average price per square meter runs higher at around 95,000 pesos ($1,610 or €1,380) or roughly 8,830 pesos per square foot ($150 or €128).
Condos in prime walkable areas like Dumaguete's Piapi district have the highest price per square meter on Negros Island in 2026 because land cost is embedded in a smaller footprint, while large-lot houses in outer barangays have the lowest price per square meter due to distance from urban centers and variable infrastructure.
The highest price per square meter on Negros Island in 2026 is found in Bacolod's Mandalagan area and Dumaguete's Piapi district, ranging from 110,000 to 240,000 pesos per square meter. The lowest ranges appear in Bacolod's Alijis and Singcang-Airport areas at 35,000 to 70,000 pesos per square meter.
How have property prices evolved in Negros Island?
Compared to January 2025, Negros Island property prices have risen about 6% in nominal terms, or roughly 4% after adjusting for local inflation. This growth was supported by the Bangko Sentral ng Pilipinas easing interest rates in 2025, which made mortgages more accessible for local buyers.
Over the past decade from January 2016 to January 2026, Negros Island residential prices have increased approximately 65% in nominal terms, or about 25% in real (inflation-adjusted) terms. This long-term appreciation reflects urban expansion in Bacolod's northern subdivisions and sustained tourism-driven demand around Dumaguete and the coastal areas.
By the way, we've written a blog article detailing the latest updates on property price variations in Negros Island.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Negros Island.
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 types of homes are available on Negros Island and how do prices vary in 2026?
The Negros Island residential market in 2026 breaks down to approximately 55% house-and-lot properties, 20% townhouses or duplexes, 10% condominiums, 10% residential lots for self-build, and 5% small apartment buildings, reflecting a market that still favors traditional single-family homes over vertical living.
Average prices by property type on Negros Island in 2026 are: house-and-lot at around 7,800,000 pesos ($132,000 or €113,000), townhouse or duplex at 4,200,000 pesos ($71,000 or €61,000), condominium at 5,300,000 pesos ($90,000 or €77,000), residential lot at 3,500,000 pesos ($59,000 or €51,000), and income property at approximately 12,000,000 pesos ($203,000 or €174,000). Condos price higher per square meter than houses because they're concentrated in prime urban locations with embedded land value.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Negros Island?
- How much should you pay for lands in Negros Island?
How do property prices compare between existing and new homes in Negros Island in 2026?
New construction on Negros Island in 2026 typically costs about 18% more per square meter than comparable existing homes in the same area.
This premium exists because developers bundle amenities, security features, modern layouts, and convenient payment terms into new builds, while also passing along recent construction cost inflation to buyers.
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How do property prices vary by neighborhood in Negros Island in 2026?
In Dumaguete's Piapi district, you'll find mostly condominiums and small serviced apartments popular with expats and retirees, with prices ranging from 4,000,000 to 9,000,000 pesos ($68,000 to $153,000 or €58,000 to €130,000). This area commands premium pricing because it offers walkable access to restaurants, healthcare, and the waterfront promenade.
Valencia, located in the cooler uplands of Negros Oriental, features larger single-detached homes on generous lots, typically priced between 8,000,000 and 25,000,000 pesos ($136,000 to $424,000 or €116,000 to €362,000). The temperature difference and lush greenery attract lifestyle buyers seeking space and a retreat from coastal humidity.
Dauin, the coastal town south of Dumaguete, is home to villas and boutique resort-style properties ranging from 15,000,000 to 60,000,000 pesos ($254,000 to $1,020,000 or €217,000 to €870,000). Scarcity of beachfront land and strong international demand from divers and second-home buyers drive these premium prices.
You will find a much more detailed analysis by areas in our property pack about Negros Island. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range | Per sqm | Per sqft |
|---|---|---|---|---|
| Bacolod - Mandalagan | Premium, schools | ₱8M-₱25M ($136K-$424K) | ₱120K-₱220K ($2,030-$3,730) | ₱11,150-₱20,450 ($189-$347) |
| Bacolod - Lacson corridor | Prime, commute | ₱6M-₱18M ($102K-$305K) | ₱110K-₱200K ($1,860-$3,390) | ₱10,220-₱18,580 ($173-$315) |
| Bacolod - Villamonte | Central, mixed | ₱4M-₱12M ($68K-$203K) | ₱80K-₱140K ($1,360-$2,370) | ₱7,430-₱13,010 ($126-$220) |
| Bacolod - Estefania | Family, premium pockets | ₱5M-₱20M ($85K-$339K) | ₱90K-₱170K ($1,530-$2,880) | ₱8,360-₱15,790 ($142-$268) |
| Bacolod - Granada | Family, spacious | ₱5M-₱14M ($85K-$237K) | ₱70K-₱120K ($1,190-$2,030) | ₱6,500-₱11,150 ($110-$189) |
| Bacolod - Bata | Popular, mid-range | ₱3.5M-₱9M ($59K-$153K) | ₱60K-₱110K ($1,020-$1,860) | ₱5,580-₱10,220 ($95-$173) |
| Bacolod - Alijis | Value, family | ₱2.5M-₱7M ($42K-$119K) | ₱35K-₱65K ($590-$1,100) | ₱3,250-₱6,040 ($55-$102) |
| Bacolod - Singcang-Airport | Value, commute | ₱2.8M-₱7.5M ($47K-$127K) | ₱40K-₱70K ($680-$1,190) | ₱3,720-₱6,500 ($63-$110) |
| Dumaguete - Piapi | Expat, condos | ₱4M-₱9M ($68K-$153K) | ₱110K-₱200K ($1,860-$3,390) | ₱10,220-₱18,580 ($173-$315) |
| Dumaguete - Candau-ay | Family, mid-range | ₱3M-₱8M ($51K-$136K) | ₱45K-₱85K ($760-$1,440) | ₱4,180-₱7,900 ($71-$134) |
| Dumaguete - Bajumpandan | Value, land | ₱2.2M-₱6M ($37K-$102K) | ₱40K-₱70K ($680-$1,190) | ₱3,720-₱6,500 ($63-$110) |
| Valencia (Negros Oriental) | Expat, lifestyle | ₱8M-₱25M ($136K-$424K) | ₱80K-₱160K ($1,360-$2,710) | ₱7,430-₱14,860 ($126-$252) |
How much more do you pay for properties in Negros Island when you include renovation work, taxes, and fees?
When you factor in closing costs, taxes, and potential renovation on Negros Island in 2026, expect to pay roughly 7% to 10% more than the purchase price for a move-in ready home, or up to 20% more if significant renovation is needed.
For a property priced around $100,000 (approximately 5,900,000 pesos), you would typically add 410,000 to 590,000 pesos ($7,000 to $10,000) in closing costs covering documentary stamp tax, transfer tax, and registration fees. Your total outlay would land between 6,300,000 and 6,500,000 pesos ($107,000 to $110,000).
For a property priced around $200,000 (approximately 11,800,000 pesos), closing costs would run about 830,000 to 1,180,000 pesos ($14,000 to $20,000), bringing your total to roughly 12,600,000 to 13,000,000 pesos ($214,000 to $220,000).
For a property priced around $500,000 (approximately 29,500,000 pesos), expect closing costs of 2,100,000 to 2,950,000 pesos ($35,000 to $50,000), resulting in a total investment of approximately 31,600,000 to 32,500,000 pesos ($535,000 to $550,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Negros Island
| Expense | Type | Estimated Cost |
|---|---|---|
| Documentary Stamp Tax | Tax | Approximately 1.5% of the property price. For a 5,000,000 peso home, this amounts to about 75,000 pesos ($1,270). This is a mandatory national tax on property transfers. |
| Transfer Tax | Tax | Typically 0.5% to 0.75% of the property price depending on the local government unit. For a 5,000,000 peso home, expect 25,000 to 37,500 pesos ($420 to $635). Rates vary between Bacolod and Dumaguete. |
| Registration Fees | Fee | Variable based on property value using the LRA fee schedule. For most residential transactions, budget 15,000 to 50,000 pesos ($250 to $850). Higher-value properties pay progressively more. |
| Notarial and Legal Fees | Fee | Approximately 15,000 to 60,000 pesos ($250 to $1,020) depending on transaction complexity. Simple transfers cost less while properties with encumbrances or irregular titles require more legal work. |
| Broker Commission | Service | Commonly 3% to 5% of the sale price, usually paid by the seller but sometimes negotiable. For a 5,000,000 peso property, this would be 150,000 to 250,000 pesos ($2,540 to $4,240). Confirm who pays before signing. |
| Light Renovation | Works | Approximately 150,000 to 350,000 pesos ($2,540 to $5,930) for a 5,000,000 peso home. This covers repainting, minor repairs, and basic upgrades like new fixtures or light landscaping. |
| Heavy Renovation | Works | Approximately 400,000 to 1,000,000 pesos ($6,780 to $16,950) for a 5,000,000 peso home. This includes kitchen or bathroom remodels, roofing repairs, electrical rewiring, or structural improvements. |
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 properties can you buy in Negros Island in 2026 with different budgets?
With $100,000 (approximately 5,900,000 pesos) on Negros Island in January 2026, you could purchase a 3-bedroom existing house-and-lot of about 100 square meters in Bacolod's Bata neighborhood, or a 3-bedroom bungalow around 110 square meters in Dumaguete's Candau-ay area, or a newer townhouse of 75 square meters in Bacolod's Singcang-Airport district.
With $200,000 (approximately 11,800,000 pesos), your options include an upgraded family home of 150 square meters in Bacolod's Villamonte that has been recently renovated, a premium 1 to 2 bedroom newer condo around 35 square meters in Dumaguete's Piapi district, or a hillside family home of 180 square meters on a larger lot in Valencia.
With $300,000 (approximately 17,700,000 pesos), you could acquire a modern 4-bedroom newer home of about 220 square meters in Bacolod's Mandalagan near schools and retail, a larger condo unit in Dumaguete's coastal area, or an upscale 3-bedroom newer home around 200 square meters in Dauin away from the immediate beachfront.
With $500,000 (approximately 29,500,000 pesos), Negros Island offers beachfront or near-beach villas in Dauin around 250 square meters with a pool and landscaped lot, a large-lot newer home exceeding 300 square meters in Bacolod's top subdivisions in Mandalagan or Estefania, or an estate-style property in Valencia with views and privacy.
With $1,000,000 (approximately 59,000,000 pesos), you enter the premium segment with options like a signature beachfront villa in Dauin exceeding 400 square meters with high-end resort design, a compound-style home in Bacolod's most exclusive gated communities, or a portfolio of 2 to 3 mid-market properties across Bacolod and Dumaguete for combined lifestyle and rental income.
With $2,000,000 (approximately 118,000,000 pesos), the market becomes quite thin with limited listings at any given time, but options include a beachfront compound in the Dauin area with multiple structures on extensive land, a mixed-use residential mini-resort with a main home plus guest villas, or a very large prime lot with a substantial budget remaining for custom luxury construction.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Negros 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 Negros 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 publishes the country's official residential property price index. | We used BSP's index to verify that our Negros Island price trend estimates align with broader national patterns. We relied on it as a sanity check rather than direct pricing data. |
| BSP RPPI Methodology Report | This document explains the methodology, coverage, and limitations of the official property index. | We used the methodology notes to understand what the official index captures and why island-level prices may differ from national trends. We applied these insights when explaining regional variations. |
| Philippine Statistics Authority (PSA) Central Visayas | PSA is the national statistics office providing official inflation data for each region. | We used PSA's inflation figures for Negros Occidental and Negros Oriental to convert nominal price changes into real (inflation-adjusted) changes. We applied this to both 1-year and 10-year comparisons. |
| European Central Bank (ECB) EUR/PHP Rates | The ECB publishes transparent daily reference exchange rates used globally. | We used ECB's PHP/EUR rate to establish our working euro conversion of approximately 69 pesos per euro. We applied this consistently throughout the article for all euro figures. |
| Development Bank of the Philippines (DBP) FX Board | DBP is a government-owned bank that publishes daily foreign exchange rates for public reference. | We used DBP's published rates to verify our working dollar conversion of approximately 59 pesos per dollar. We cross-checked this against late 2025 published rates. |
| FazWaz Philippines - Bacolod City | FazWaz is a major property portal that publishes market-wide median prices and price-per-square-meter directly on city pages. | We used Bacolod's published median property price and median price per square meter as one of our two main market anchors for Negros Island. We weighted Bacolod data slightly higher due to its larger market size. |
| FazWaz Philippines - Dumaguete City | FazWaz provides verifiable median price data for Dumaguete, the island's second major market. | We used Dumaguete's published medians as our second core anchor to triangulate island-wide estimates. We combined Dumaguete data with Bacolod to avoid single-city bias in our figures. |
| FazWaz Philippines - Dumaguete Condos | This page isolates condominium listings with separate median prices, allowing segment-specific analysis. | We used the condo-specific data to measure the condo premium in Dumaguete and estimate the high end of price-per-square-meter ranges. We cross-checked this against house-dominated listings to separate segments. |
| Land Registration Authority (LRA) ERCF | The LRA is the government authority for land title registration and publishes official fee schedules. | We used LRA's fee estimator as the anchor for registration and annotation costs in our transaction cost estimates. We kept explanations scenario-based for practical buyer use. |
| Reuters - BSP Rate Cuts | Reuters is a major international news agency providing timely coverage of central bank policy decisions. | We referenced Reuters reporting on BSP's 2025 rate cuts to explain why mortgage financing became more accessible. We used this as context for the year-over-year price increase drivers. |
| On The World Map - Negros Island | This mapping resource provides geographic reference for Negros Island's location and layout. | We used this as a geographic reference to understand the relationship between Bacolod, Dumaguete, and other locations mentioned. We applied this context when describing neighborhood locations. |
| Local Real Estate Agent Interviews | On-the-ground professionals provide current market intelligence not captured in aggregate data. | We consulted local agents to verify typical negotiation discounts between listing and closing prices. We used their input to estimate the 7% average gap and segment-specific variations. |
| Philippine Bureau of Internal Revenue (BIR) Tax Guidelines | BIR sets the rates for documentary stamp tax and capital gains tax on property transactions. | We referenced standard BIR rates to calculate the 1.5% documentary stamp tax in our closing cost estimates. We applied these rates consistently across all price examples. |
| Local Government Unit Tax Ordinances | LGUs set their own transfer tax rates within national guidelines, creating local variation. | We reviewed typical transfer tax rates for Bacolod and Dumaguete to estimate the 0.5% to 0.75% range. We noted this variation in our closing cost table. |
| Philippine Contractors Association Price Guides | Industry associations track construction and renovation costs across different regions. | We used contractor price benchmarks to estimate light and heavy renovation costs per peso of property value. We applied Visayas-specific rates rather than Manila benchmarks. |
| Property Appraisal Reports | Licensed appraisers provide transaction-level valuations that differ from listing prices. | We reviewed patterns in appraisal-versus-listing gaps to support our estimate that bank appraisals often anchor final prices below asking. We used this to explain negotiation dynamics. |
| Bacolod City Planning Office | Local planning offices track development permits and subdivision approvals. | We referenced expansion patterns in Bacolod's northern and eastern areas to explain long-term price appreciation drivers. We used this context for the 10-year price change discussion. |
| Negros Oriental Provincial Tourism Office | Tourism data helps explain demand patterns from expats and second-home buyers. | We used tourism growth trends to explain why Dumaguete and Dauin command premium pricing. We applied this as context for the expat-popular neighborhood analysis. |
| Chamber of Real Estate and Builders Association (CREBA) Regional Reports | CREBA represents developers and tracks housing supply trends across provinces. | We referenced CREBA data on housing starts and inventory to estimate the breakdown between new and existing stock. We used this for the new-versus-old price premium discussion. |
| Pag-IBIG Fund Mortgage Data | Pag-IBIG is the government housing finance agency with data on typical mortgage values. | We used Pag-IBIG loan size distributions to understand what price points are most active for financed purchases. We applied this to validate our median and entry-level price estimates. |
| Subdivision Developer Price Lists | Developers publish official price lists for new projects that set market reference points. | We reviewed published prices from major Bacolod and Dumaguete subdivisions to verify the 18% new-build premium. We cross-checked these against resale listings in the same areas. |
| Dauin Municipal Tourism and Investment Office | Local government offices track coastal property development and foreign investment patterns. | We used information on beachfront scarcity and development restrictions to explain why Dauin commands the highest prices. We applied this to the luxury segment analysis. |
| Historical Property Transaction Records | Registry of Deeds records provide actual transaction prices for closed sales. | We reviewed historical transaction patterns to estimate 10-year nominal and real price appreciation. We used this as a cross-check against listing-based estimates. |
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