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Negros Island offers a unique real estate market where house prices vary dramatically between coastal cities like Bacolod and Dumaguete and the quieter inland municipalities.
Foreigners are often surprised to learn that while they cannot own land outright in the Philippines, there are legal structures that make buying a house on Negros Island possible and practical.
We constantly update this blog post to reflect the latest market data and pricing trends in 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.
How much do houses cost in Negros Island as of 2026?
What's the median and average house price in Negros Island as of 2026?
As of early 2026, the median house price in Negros Island sits around 6.2 million pesos (approximately $109,000 USD or €100,000 EUR), while the average house price reaches about 8.8 million pesos ($154,000 USD or €142,000 EUR).
The typical price range that covers roughly 80% of house sales in Negros Island falls between 3 million and 15 million pesos ($53,000 to $263,000 USD, or €49,000 to €242,000 EUR).
The gap between the median and average house prices in Negros Island reveals that luxury homes in prime areas like Mandalagan in Bacolod or Daro in Dumaguete pull the average significantly higher than what most buyers actually pay.
At the median price of 6.2 million pesos in Negros Island, a buyer can typically expect a 3-bedroom house in a decent subdivision on the outskirts of Bacolod or Dumaguete, with around 100 to 150 square meters of floor area and basic modern finishes.
What's the cheapest livable house budget in Negros Island as of 2026?
As of early 2026, the minimum budget for a livable house in Negros Island ranges from 1.8 to 2.8 million pesos ($32,000 to $49,000 USD, or €29,000 to €45,000 EUR).
At this entry-level price point in Negros Island, "livable" typically means a small 1 to 2 bedroom house with basic finishes, functional plumbing and electricity, but often older construction that may need minor repairs within a few years.
These cheapest livable houses in Negros Island are usually found in areas like Mansilingan, Handumanan, or Alijis on the outskirts of Bacolod, or in Junob, Bagacay, and the outer parts of Candau-ay near Dumaguete, as well as smaller cities like Bago, La Carlota, Kabankalan, Bacong, and Sibulan.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Negros Island here.
How much do 2 and 3-bedroom houses cost in Negros Island as of 2026?
As of early 2026, 2-bedroom houses in Negros Island typically cost between 3 and 5 million pesos ($53,000 to $88,000 USD, or €49,000 to €81,000 EUR), while 3-bedroom houses range from 4.5 to 8 million pesos ($79,000 to $140,000 USD, or €73,000 to €129,000 EUR).
For a 2-bedroom house in Negros Island, the realistic price range spans from about 3 million pesos in non-prime areas like Taculing or outer Bagacay, up to 6 million pesos ($53,000 to $105,000 USD, or €49,000 to €97,000 EUR) in better subdivisions closer to city centers.
For a 3-bedroom house in Negros Island, buyers should expect to pay between 4.5 and 9.5 million pesos ($79,000 to $167,000 USD, or €73,000 to €154,000 EUR), with this range representing the mass-market sweet spot for subdivision homes around Bacolod and Dumaguete.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Negros Island runs about 40 to 60%, reflecting the extra floor area, larger lot sizes, and better finishes that usually come with the additional bedroom.
How much do 4-bedroom houses cost in Negros Island as of 2026?
As of early 2026, a 4-bedroom house in Negros Island typically costs between 7 and 16 million pesos ($123,000 to $281,000 USD, or €113,000 to €258,000 EUR), with prime city or subdivision homes often exceeding 10 million pesos.
For a 5-bedroom house in Negros Island, the realistic price range stretches from about 12 to 25 million pesos ($211,000 to $439,000 USD, or €194,000 to €404,000 EUR), as these larger homes typically sit on bigger lots in established neighborhoods.
For a 6-bedroom house in Negros Island, buyers should budget between 18 and 30 million pesos or more ($316,000 to $526,000+ USD, or €291,000 to €484,000+ EUR), with luxury pockets near waterfront areas or prime barangays pushing well beyond that range.
Please note that we give much more detailed data in our pack about the property market in Negros Island.
How much do new-build houses cost in Negros Island as of 2026?
As of early 2026, new-build houses in Negros Island typically cost between 4.8 and 12 million pesos ($84,000 to $211,000 USD, or €78,000 to €194,000 EUR) for most common 2 to 4 bedroom subdivision stock.
The typical percentage premium that new-build houses carry compared to older resale houses in Negros Island ranges from 10 to 25%, driven by subdivision amenities like security and clubhouses, modern construction standards, and reduced near-term repair risks in the humid coastal climate.
How much do houses with land cost in Negros Island as of 2026?
As of early 2026, a house with land in Negros Island typically costs between 8 and 20 million pesos ($140,000 to $351,000 USD, or €129,000 to €323,000 EUR) for peri-urban family homes on 300 to 500 square meter lots, while large-lot properties of 800 square meters or more can reach 15 to 60 million pesos or higher.
In Negros Island, a "house with land" typically means a property with a lot size of at least 300 square meters, which is meaningfully larger than the standard 80 to 150 square meter subdivision cuts that most developments offer.
We cover everything there is to know about land prices in Negros Island here.
Thinking of buying real estate in Negros Island?
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Where are houses cheapest and most expensive in Negros Island as of 2026?
Which neighborhoods have the lowest house prices in Negros Island as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Negros Island include Alijis, Mansilingan, Handumanan, Taculing, Sum-ag, and Pahanocoy on the Bacolod side, plus Junob, outer Bagacay, outer Candau-ay, and peripheral Banilad on the Dumaguete side.
In these cheapest neighborhoods of Negros Island, typical house prices range from 1.8 to 4 million pesos ($32,000 to $70,000 USD, or €29,000 to €65,000 EUR), making them accessible for budget-conscious buyers.
The main reason these neighborhoods in Negros Island have lower house prices is their distance from the central business districts and major commercial strips, combined with older housing stock and less developed infrastructure compared to prime barangays.
Which neighborhoods have the highest house prices in Negros Island as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Negros Island are Mandalagan and Granada in Bacolod, plus Daro and Valencia town center near Dumaguete.
In these most expensive neighborhoods of Negros Island, typical house prices range from 10 to 30 million pesos ($175,000 to $526,000 USD, or €161,000 to €484,000 EUR), with luxury properties pushing well beyond.
These neighborhoods command the highest house prices in Negros Island because they offer proximity to major commercial corridors like Bacolod's Lacson-Capitol area, newer high-end subdivisions with modern amenities, and in Valencia's case, a cooler upland lifestyle while staying close to Dumaguete.
The typical buyer purchasing houses in these premium Negros Island neighborhoods tends to be either a successful local business owner, an overseas Filipino worker returning with savings, or a foreign retiree (often in Dumaguete-Valencia) seeking modern homes with reliable infrastructure and security.
How much do houses cost near the city center in Negros Island as of 2026?
As of early 2026, houses near the city centers in Negros Island, specifically around Bacolod's Lacson-Capitol corridor and Dumaguete's Rizal Boulevard-Silliman area, typically cost between 6 and 14 million pesos ($105,000 to $246,000 USD, or €97,000 to €226,000 EUR), carrying a 15 to 30% premium over similar homes farther out.
Houses near major transit corridors in Negros Island, such as Bacolod's circumferential roads, Silay airport access, or Dumaguete's north-south highway near Sibulan airport, typically cost 5 to 15% more than comparable homes without such access, translating to roughly 5.5 to 9 million pesos ($97,000 to $158,000 USD, or €89,000 to €145,000 EUR).
Houses near top-rated schools in Negros Island, including University of St. La Salle and Colegio San Agustin in Bacolod or Silliman University and St. Paul University in Dumaguete, typically command a 10 to 25% premium, putting prices at roughly 6.5 to 10 million pesos ($114,000 to $175,000 USD, or €105,000 to €161,000 EUR).
Houses in expat-popular areas of Negros Island, particularly Piapi and Daro in Dumaguete and Valencia's Poblacion area, typically range from 8 to 18 million pesos ($140,000 to $316,000 USD, or €129,000 to €291,000 EUR), as expats tend to target newer homes with good infrastructure.
We actually have an updated expat guide for Negros Island here.
How much do houses cost in the suburbs in Negros Island as of 2026?
As of early 2026, houses in the suburbs of Negros Island typically cost between 3.5 and 10 million pesos ($61,000 to $175,000 USD, or €57,000 to €161,000 EUR) on the Bacolod side in areas like Talisay, Silay, Bago, and Murcia, and between 3.5 and 12 million pesos ($61,000 to $211,000 USD, or €57,000 to €194,000 EUR) on the Dumaguete side in Valencia, Sibulan, and Bacong.
The typical price difference between suburban houses and city-center houses in Negros Island runs about 20 to 35% lower, meaning buyers can often save 1.5 to 4 million pesos ($26,000 to $70,000 USD, or €24,000 to €65,000 EUR) by choosing a commuter-belt location.
The most popular suburbs for house buyers in Negros Island are Valencia near Dumaguete for its cooler climate and lifestyle appeal, Silay near Bacolod for its heritage charm and airport proximity, and Talisay for its balance of accessibility and affordability.
What areas in Negros Island are improving and still affordable as of 2026?
As of early 2026, the top areas in Negros Island that are improving yet still affordable for house buyers include parts of Alijis, Handumanan, and Mansilingan on Bacolod's growth edges, plus the Sibulan corridor and Bacong near Dumaguete.
The current typical house price in these improving yet affordable areas of Negros Island ranges from 3 to 6 million pesos ($53,000 to $105,000 USD, or €49,000 to €97,000 EUR), which sits well below the prime neighborhood prices of 10 million pesos and above.
The main sign of improvement driving buyer interest in these Negros Island areas is the arrival of new subdivision developments and expanded utility connections, while prices have not yet caught up to established premium barangays like Mandalagan or Granada.
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 Negros Island right now?
What are typical buyer closing costs for houses in Negros Island right now?
Buyer closing costs for houses in Negros Island typically total about 2 to 4% of the purchase price, assuming the seller pays the Capital Gains Tax as is common practice.
The main closing cost categories for house buyers in Negros Island include local transfer tax (up to 0.5% of the sale price), Registry of Deeds registration fees (variable based on assessed value), notary fees (around 20,000 to 50,000 pesos or $350 to $880 USD), and miscellaneous document processing (around 5,000 to 15,000 pesos or $88 to $263 USD).
The single largest closing cost category for house buyers in Negros Island is usually the local transfer tax combined with registration fees, which together can easily reach 1.5 to 2.5% of the purchase price depending on how the local government and Registry of Deeds assess the property value.
We cover all these costs and what are the strategies to minimize them in our property pack about Negros Island.
How much are property taxes on houses in Negros Island right now?
Annual property taxes on houses in Negros Island typically range from 10,000 to 50,000 pesos ($175 to $880 USD, or €161 to €810 EUR) for a mid-range home, though this varies widely based on the property's assessed value and local government unit.
Property tax in Negros Island is calculated based on the assessed value (not market price) of your house and land, with provincial areas applying a basic tax rate capped around 1% plus a Special Education Fund levy of 1%, totaling roughly 2% of the assessed value, which is typically much lower than the actual purchase price.
How much is home insurance for a house in Negros Island right now?
Annual home insurance for a typical middle-class house in Negros Island costs between 8,000 and 25,000 pesos ($140 to $440 USD, or €129 to €404 EUR) for basic structure coverage, with higher premiums if you add comprehensive typhoon and flood protection.
The main factors that affect home insurance premiums for houses in Negros Island include the declared replacement cost of the structure, the property's proximity to coastal flood zones, the age and construction materials of the house, and whether you choose riders for typhoon damage which is relevant given the island's seasonal exposure.
What are typical utility costs for a house in Negros Island right now?
Total monthly utility costs for a typical house in Negros Island range from 3,000 to 12,000 pesos ($53 to $211 USD, or €49 to €194 EUR), depending heavily on air conditioning usage and household size.
The breakdown of main utility categories for houses in Negros Island includes electricity at 2,000 to 10,000 pesos per month ($35 to $175 USD) based on consumption, with Negros Power's January 2026 generation rate at about 7.79 pesos per kilowatt-hour before other charges, plus water from providers like BACIWA in Bacolod at 400 to 1,500 pesos per month ($7 to $26 USD), and internet at around 1,500 to 3,000 pesos per month ($26 to $53 USD).
What are common hidden costs when buying a house in Negros Island right now?
Common hidden costs that house buyers in Negros Island often overlook can total an additional 50,000 to 300,000 pesos ($880 to $5,260 USD, or €810 to €4,840 EUR) beyond the purchase price and standard closing costs.
Typical inspection fees when purchasing a house in Negros Island range from 8,000 to 25,000 pesos ($140 to $440 USD, or €129 to €404 EUR) for a basic professional inspection covering structure, electrical, and plumbing, with specialist checks for roofing, termites, or land surveying adding more.
Other common hidden costs beyond inspections when buying a house in Negros Island include title clean-up for missing annotations or heirship issues, electrical and plumbing upgrades on older properties, septic system repairs, subdivision association dues that can rise over time, and renovation costs where materials and labor prices can vary significantly.
The hidden cost that tends to surprise first-time house buyers the most in Negros Island is the title clean-up process, where seemingly simple transfers can get delayed by old encumbrances, boundary disputes, or incomplete heirship documentation that requires legal fees and months of patience to resolve.
You will find here the list of classic mistakes people make when buying a property in Negros Island.
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What do locals and expats say about the market in Negros Island as of 2026?
Do people think houses are overpriced in Negros Island as of 2026?
As of early 2026, sentiment among locals and expats in Negros Island is mixed, with many feeling that seller expectations remain anchored to peak-era listing prices while buyers have become more payment-sensitive due to interest rates and cost of living pressures.
Houses in Negros Island typically stay on the market for 4 to 12 weeks when well-priced with clean titles, but properties with ambitious pricing or title complications can sit for 3 to 9 months or longer before selling.
The main reason locals and expats give for feeling house prices in Negros Island are either too high or fairly valued often comes down to location, with prime Bacolod neighborhoods like Mandalagan and Dumaguete's expat-friendly Piapi area seen as holding value, while outer barangays feel overpriced relative to infrastructure and amenities.
Compared to one or two years ago, current sentiment on house prices in Negros Island reflects more caution and negotiation power for buyers, as the Bangko Sentral ng Pilipinas RPPI showed slower year-over-year growth by Q3 2025 and even a quarter-on-quarter decline, signaling a shift from the earlier seller's market.
Are prices still rising or cooling in Negros Island as of 2026?
As of early 2026, house prices in Negros Island are cooling and normalizing rather than crashing, with more room for buyer negotiation than in previous years.
The estimated year-over-year house price change in Negros Island appears to be flat to slightly negative, as the Bangko Sentral ng Pilipinas RPPI showed slower national growth by Q3 2025 and a quarter-on-quarter decline, a pattern that typically indicates increased buyer pushback and seller flexibility.
Experts and locals expect house prices in Negros Island over the next 6 to 12 months to remain stable with modest negotiation room, as prime pockets in Mandalagan, Granada, and Dumaguete-Valencia hold up better while secondary cities and farther-out barangays offer the best opportunities for bargaining.
Finally, please note that we have covered property price trends and forecasts for Negros 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 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 RPPI | Official Philippine central bank home-price index program. | We used it to anchor the official way housing prices are tracked nationally. We also pulled methodology notes to validate our listing-based estimates. |
| BSP RPPI Q3 2025 Report | Central bank statistical release based on actual housing loan transactions. | We used it to benchmark typical house costs nationally and outside Metro Manila. We used its median house price as a reality-check against Negros listing-based medians. |
| IMF RPPI Technical Assistance Report | International organization that reviews and improves official statistics methods. | We used it to validate that BSP's index follows global statistical practice. We also used it to explain why we triangulate listings with transaction-based data. |
| Dot Property Bacolod | Large property portal publishing transparent market insight medians. | We used its Bacolod median listing price as one of the two main Negros pricing anchors. We then adjusted it to estimate island-wide prices beyond the city center. |
| Dot Property Dumaguete | Major portal with published median list prices and price-per-sqm context. | We used its Dumaguete median listing price as the second big anchor for Negros Oriental. We then combined it with Bacolod to estimate an island-wide baseline. |
| Republic Act 7160 (Local Government Code) | Primary law governing local taxes like real property and transfer tax. | We used it to explain property tax caps and transfer tax rules accurately. We kept extra cost estimates grounded in law rather than hearsay. |
| Presidential Decree 1529 | Core law for land and title registration in the Philippines. | We used it to frame what fees and steps exist when transferring a title. We used it as the legal backbone behind Registry of Deeds registration costs. |
| LRA Circular 06-2025 | Official Land Registration Authority circular on registration fee computation. | We used it to support how registration fee bases are determined in practice. We avoided guessing what value the Registry should use. |
| Negros Power Monthly Rates | Official utility site for published rate documents in its franchise area. | We used it to ground electricity budgeting in a real, local Negros tariff source. We avoided generic Philippines average utility guesses. |
| BACIWA (Bacolod City Water District) | Official water district site for Bacolod. | We used it to anchor who provides water and avoid random blog estimates. We gave a household budget range that matches local service realities. |
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