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In this blog post, we break down the current housing prices in Negros Island and where they're headed in 2026 and beyond.
We update this article regularly to reflect the latest data from official sources, real estate portals, and our own market analysis.
Whether you're eyeing Bacolod's growing subdivisions or Dumaguete's retiree-friendly neighborhoods, you'll find the numbers you need here.
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
- Negros Island property prices grew around 5% over the past 12 months, outperforming the national average as the BSP's Residential Property Price Index slowed sharply into late 2025.
- Bacolod houses average roughly ₱20,000 per square meter while Dumaguete houses reach ₱71,500 per square meter, meaning location within the island matters more than island-wide trends.
- Condominiums in Negros Occidental are appreciating 6% to 9% annually, the fastest of any property type, driven by limited prime supply in Bacolod's core.
- The BSP policy rate dropped to 4.5% by late 2025, improving mortgage affordability and keeping buyer demand steady despite national price cooling.
- Dumaguete's new airport project, backed by a ₱13 billion Korean loan, is the biggest infrastructure catalyst expected to re-rate land values in Negros Oriental over the next five years.
- Mandalagan in Bacolod and Batinguel in Dumaguete are the two neighborhoods with the strongest pricing power heading into 2026, thanks to land scarcity and commercial gravity.
- The creation of the Negros Island Region in mid-2024 has boosted investment attention and is expected to improve public spending coordination across both provinces.
- Over five years, Negros Island property prices are projected to grow 28% to 38% in total, translating to a steady 5% to 7% compound annual growth rate.
- OFW remittances remain a key demand driver in Negros Island, with cash inflows reaching over $3.2 billion nationally in October 2025 alone, supporting home upgrades and new builds.
- Pag-IBIG home loan rates stayed stable through 2025, keeping entry-level subdivisions accessible and supporting steady take-up among first-time buyers in Negros Island.
What are the current property price trends in Negros Island as of 2026?
What is the average house price in Negros Island as of 2026?
As of early 2026, a typical mid-market house-and-lot in Negros Island (2 to 4 bedrooms in a subdivision or city-fringe area) costs between ₱4.8 million and ₱6.5 million, which works out to roughly $86,000 to $116,000 or €80,000 to €108,000.
The average price per square meter for residential properties in Negros Island sits around ₱40,000 (about $715 or €665 per square meter), though this blended figure masks a wide gap between Bacolod's more affordable subdivisions and Dumaguete's higher-end pockets.
To give you a realistic sense of the market, roughly 80% of property purchases in Negros Island fall between ₱2.5 million and ₱9 million ($45,000 to $160,000 or €42,000 to €150,000), covering everything from starter townhouses to comfortable family homes in established neighborhoods.
How much have property prices increased in Negros Island over the past 12 months?
Property prices across Negros Island increased by an estimated 5% over the past 12 months (January 2025 to January 2026), which is actually better than the national average as the broader Philippine market cooled into late 2025.
That said, the growth varies by property type: condominiums in Negros Island rose 6% to 9%, townhouses and duplexes climbed 5% to 7%, while single-detached houses saw more modest gains of 4% to 6%.
The single biggest factor behind this resilience is the improved borrowing environment, with the BSP policy rate dropping to 4.5% by late 2025, which kept buyer demand steady even as national price growth slowed.
Which neighborhoods have the fastest rising property prices in Negros Island as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Negros Island are Mandalagan in Bacolod (driven by prime land scarcity), Bata in Bacolod (attracting condo and mixed-use development), and Batinguel in Dumaguete (established as a higher-end residential area).
These top neighborhoods are experiencing annual price growth between 7% and 12%, with Mandalagan at the higher end due to its commercial gravity along the Lacson corridor, and Batinguel benefiting from steady demand from retirees and professionals.
The main demand driver across all three neighborhoods is the combination of proximity to jobs, schools, and retail centers, plus the simple fact that buildable land in these areas is becoming genuinely scarce.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Negros 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 Negros Island as of 2026?
As of early 2026, condominiums are appreciating fastest in Negros Island (6% to 9% annually), followed by townhouses and duplexes (5% to 7%), small income properties like apartment buildings (5% to 8%), and single-detached houses (4% to 6%).
The top-performing property type, condominiums, is seeing annual appreciation of up to 9% in prime Bacolod locations, where there simply aren't many "true prime" sites left for new vertical developments.
The main reason condos are outperforming is the scarcity of well-located condo inventory combined with steady investor demand, as the published price per square meter for condos in Negros Occidental remains notably high compared to horizontal housing.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Negros Island?
- How much should you pay for a house in Negros Island?
- How much should you pay for lands in Negros Island?
What is driving property prices up or down in Negros Island as of 2026?
As of early 2026, the top three factors driving property prices in Negros Island are the improved borrowing environment (BSP rate at 4.5%), steady OFW remittance inflows supporting household upgrades, and Bacolod's momentum as a provincial hub with strong take-up outside Metro Manila.
The single factor with the strongest upward pressure on Negros Island property prices is the lower interest rate environment, which has made mortgages more affordable at the margin and kept buyer demand from freezing despite the national market cooling.
Get fresh and reliable information about the market in Negros Island
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What is the property price forecast for Negros Island in 2026?
How much are property prices expected to increase in Negros Island in 2026?
As of early 2026, property prices in Negros Island are expected to increase by 4% to 7% over the calendar year, with condos at the higher end (6% to 9%) and single-detached houses at the lower end (4% to 6%).
Forecasts from different analysts and our own models suggest a realistic range of 3% on the conservative side (if inflation surprises upward and rate cuts pause) to 8% on the optimistic side (if borrowing conditions improve further and provincial demand stays strong).
The main assumption underlying most price increase forecasts for Negros Island is that the BSP will not raise rates significantly in 2026 and that provincial demand, particularly in Bacolod, will continue to outperform the national average.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Negros Island.
Which neighborhoods will see the highest price growth in Negros Island in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Negros Island are Mandalagan and Bata in Bacolod, and Batinguel and Piapi in Dumaguete, all benefiting from a combination of land scarcity and strong local demand.
These top neighborhoods are projected to see price growth of 8% to 12% in 2026, outpacing the island-wide average by 3 to 5 percentage points due to their proximity to commercial centers and limited new supply.
The primary catalyst driving expected growth in these neighborhoods is urban concentration: jobs, schools, hospitals, and retail are pulling demand into these core areas while buildable land becomes increasingly scarce.
One emerging neighborhood that could surprise with higher-than-expected growth is Bacong in Negros Oriental, where the planned new Dumaguete airport is expected to gradually attract investor attention as project timelines become clearer.
What property types will appreciate the most in Negros Island in 2026?
As of early 2026, condominiums in prime Bacolod locations are expected to appreciate the most in Negros Island, followed by townhouses and duplexes in commuter-friendly barangays.
The projected appreciation for top-performing condos in Negros Island is 6% to 9% in 2026, with the best-located units near major retail and education nodes potentially reaching the higher end of that range.
The main demand trend driving condo appreciation is the growing preference among investors and young professionals for low-maintenance, centrally located units in a market where truly prime vertical inventory remains limited.
On the other hand, single-detached houses in far-fringe subdivision areas are expected to underperform (4% to 5% growth) because land is still abundant on the outskirts, limiting pricing power compared to scarce urban locations.
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 Negros Island in 2026?
As of early 2026, the current interest rate environment is supportive of property prices in Negros Island, with the BSP policy rate at 4.5% making mortgages more accessible than they were during the tighter conditions of 2023 and 2024.
The benchmark BSP policy rate stands at 4.5% after a 25 basis point cut in December 2025, and while further cuts are possible, recent inflation data suggests the central bank may pause before easing further.
Generally, a 1% change in interest rates affects property affordability by roughly 8% to 10% in terms of monthly mortgage payments, which in Negros Island's price-sensitive market can meaningfully shift demand toward or away from higher-priced properties.
You can also read our latest update about mortgage and interest rates in The Philippines.
What are the biggest risks for property prices in Negros Island in 2026?
As of early 2026, the three biggest risks for property prices in Negros Island are an inflation surprise that pauses or reverses rate cuts, overbuilding in far-fringe subdivision areas that could flatten prices, and execution delays on major infrastructure projects like the Dumaguete airport.
The risk with the highest probability of materializing is the inflation and rate risk, since December 2025 inflation already came in above forecast, and the BSP has signaled it may hold off on further cuts if price pressures persist.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Negros Island.
Is it a good time to buy a rental property in Negros Island in 2026?
As of early 2026, it is generally a good time to buy a rental property in Negros Island, particularly if you focus on locations with proven rental demand rather than speculative future-value plays.
The strongest argument in favor of buying now is that borrowing costs are relatively low (BSP rate at 4.5%), provincial demand remains solid according to industry reports, and rental yields in well-located Bacolod and Dumaguete neighborhoods can still justify purchase prices.
The strongest argument for waiting is that if inflation rises and rate cuts pause, affordability could tighten and buyer competition could soften, potentially creating better entry points later in 2026 or 2027.
You'll also find a dedicated document about this specific question in our pack about real estate in Negros Island.
Buying real estate in Negros 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 Negros Island?
What is the 5-year property price forecast for Negros Island as of 2026?
As of early 2026, cumulative property price growth in Negros Island over the next five years (2026 to 2031) is expected to reach 28% to 38% in nominal terms, assuming steady economic conditions and no major shocks.
The range of 5-year forecasts spans from a conservative 25% (if inflation stays elevated and rates don't fall further) to an optimistic 45% (if infrastructure projects accelerate and provincial demand strengthens), with our base case sitting in the middle.
This translates to a projected average annual appreciation rate of 5% to 7% per year over the next five years in Negros Island, which reflects steady compounding rather than a speculative boom.
The key assumption most forecasters rely on is that the Philippine economy will continue growing at a moderate pace, interest rates will remain manageable, and local catalysts like the Dumaguete airport will progress on schedule.
Which areas in Negros Island will have the best price growth over the next 5 years?
The top three areas in Negros Island expected to have the best price growth over the next five years are Mandalagan in Bacolod (due to prime land scarcity), core Dumaguete neighborhoods like Piapi and Batinguel (benefiting from durable rental and end-user demand), and selective parts of the Bacong corridor (tied to airport development).
These top-performing areas are projected to see 5-year cumulative price growth of 35% to 50%, outperforming the island-wide average by 7 to 12 percentage points thanks to their combination of scarcity, access, and infrastructure catalysts.
This is broadly consistent with our shorter 2026 forecast, though the 5-year view gives more weight to infrastructure plays like Bacong, which may see slower early gains followed by sharper appreciation once airport construction becomes visible.
One currently undervalued area with strong 5-year potential is Granada and Estefania in Bacolod, where high-quality residential expansion is underway but prices haven't yet caught up to more established neighborhoods like Mandalagan.
What property type will give the best return in Negros Island over 5 years as of 2026?
As of early 2026, prime-location condominiums in Bacolod are expected to give the best total return over five years in Negros Island, combining strong appreciation potential with relatively stable rental income.
The projected 5-year total return for well-located Bacolod condos is 45% to 60% (including both price appreciation and rental income), assuming you buy in a genuinely rentable location near retail or education centers.
The main structural trend favoring condos is the scarcity of prime vertical inventory in Bacolod's core, combined with growing demand from young professionals and investors who prefer low-maintenance properties.
For those seeking a better balance of return and lower risk, townhouses and duplexes in proven rental barangays like Villamonte or Bata offer steadier occupancy, easier tenant turnover, and less price volatility than prime condos.
How will new infrastructure projects affect property prices in Negros Island over 5 years?
The top three major infrastructure projects expected to impact property prices in Negros Island over the next five years are the new Dumaguete Airport development in Bacong (backed by a ₱13 billion Korean loan), road improvements connecting Bacolod's expansion areas, and the ongoing build-out of commercial and retail nodes in both cities.
Properties near completed infrastructure projects in the Philippines typically see a price premium of 15% to 30% over comparable properties farther away, though this premium often takes 2 to 4 years to fully materialize after project completion.
The neighborhoods that will benefit most from these infrastructure developments are Bacong and nearby areas in Negros Oriental (from the airport), Singcang-Airport in Bacolod (from road and commercial development), and Granada and Estefania (from improved access to Bacolod's core).
How will population growth and other factors impact property values in Negros Island in 5 years?
Negros Island's urban centers are projected to grow steadily over the next five years, with Bacolod and Dumaguete continuing to pull population and demand from surrounding towns, which should support property values in well-located areas by 3% to 5% annually.
The demographic shift with the strongest influence on property demand in Negros Island is the rise of OFW-supported household formation, where remittance income funds home upgrades, new builds, and rental investments for extended families.
Migration patterns are also favorable: domestic migration from rural Negros areas into Bacolod and Dumaguete is expected to continue, while Dumaguete's appeal to retirees (both Filipino and foreign) adds a layer of demand that supports higher price points in lifestyle-oriented neighborhoods.
The property types and areas that will benefit most from these demographic trends are family-sized townhouses and duplexes in Bacolod's Villamonte and Bata areas, and compact homes near schools and hospitals in Dumaguete's Piapi and Bantayan neighborhoods.
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 Negros Island?
What is the 10-year property price prediction for Negros Island as of 2026?
As of early 2026, cumulative property price growth in Negros Island over the next ten years (2026 to 2036) is expected to reach 60% to 90% in nominal terms, reflecting steady compounding rather than a speculative surge.
The range of 10-year forecasts spans from a conservative 55% (if economic growth disappoints or infrastructure stalls) to an optimistic 110% (if Negros Island captures outsized provincial growth and the airport catalyzes a Dumaguete re-rating), with our base case in the 60% to 90% range.
This translates to a projected average annual appreciation rate of 4.8% to 6.6% per year over the next decade in Negros Island, which is consistent with long-run Philippine property market behavior outside Metro Manila.
The biggest uncertainty factor in making 10-year property price predictions for Negros Island is infrastructure execution, particularly whether the Dumaguete airport and related projects proceed on schedule and deliver the expected economic benefits.
What long-term economic factors will shape property prices in Negros Island?
The top three long-term economic factors that will shape property prices in Negros Island over the next decade are interest rate cycles (determining how cheap mortgages are over time), OFW remittance durability (supporting household balance sheets), and infrastructure execution quality (especially the Dumaguete airport and road improvements).
The single long-term economic factor with the most positive impact on Negros Island property values will be urban land scarcity in Bacolod and Dumaguete's cores, which will slowly but steadily push up prices in the best locations as buildable land runs out.
The single long-term economic factor posing the greatest structural risk is a sustained rise in interest rates or inflation that makes mortgages unaffordable, which would disproportionately hurt demand in price-sensitive provincial markets like Negros Island.
You'll also find a much more detailed analysis in our pack about real estate 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 Hub | The Philippine central bank's official house-price index hub. | We used it to anchor the national price trend and ensure our definitions match the official index. We also cross-checked that private-sector signals weren't wildly off. |
| BSP RPPI Report (Q3 2025) | The central bank's latest detailed release on residential price movements. | We used its year-on-year and quarter-on-quarter readings to set a realistic Philippines-wide baseline going into 2026. We then adjusted locally using Negros-specific demand and supply signals. |
| IMF Technical Assistance Report on the RPPI | A top-tier international institution explaining the statistical methodology behind the index. | We used it to validate that the official index follows global best practices. We relied on it to justify using the BSP RPPI as the backbone for trend direction. |
| Colliers Philippines Residential Report (Q1 2025) | A major global real estate consultancy with established Philippine coverage. | We used it to support the idea that demand outside Metro Manila is a key bright spot. We used that to tilt Negros forecasts toward steady growth. |
| Dot Property - Houses for Sale (Bacolod) | A large, established portal that publishes explicit average price per square meter. | We used its Bacolod house benchmark as a grounded starting point for horizontal pricing. We sanity-checked whether implied house totals match typical price brackets. |
| Dot Property - Condos (Negros Occidental) | Same portal with transparent page-level benchmarks for vertical housing. | We used it to price the condo premium in the Bacolod and Negros Occidental market. We used it to separate condo dynamics from house trends. |
| Dot Property - Houses (Dumaguete) | Provides a comparable house price benchmark for Negros Oriental's main city. | We used it to capture Dumaguete's higher-end and retiree-driven pricing pressure. We blended it with Bacolod to estimate an island-wide typical range. |
| Dot Property - Condos (Dumaguete) | One of the few places with a clear, comparable condo price number for Dumaguete. | We used it to estimate condo pricing in Negros Oriental and compare it against Negros Occidental. We used the gap to explain where condo demand is strongest. |
| Reuters - BSP Stance and December Inflation (Jan 2026) | A globally trusted wire service that carefully attributes numbers to official sources. | We used it to describe the January 2026 macro backdrop including inflation and rate-cut pause tone. We used it to frame affordability and mortgage sensitivity. |
| ABS-CBN News - BSP Rate Cut (Dec 2025) | A major national outlet reporting a specific policy decision and headline rate level. | We used it to set the starting interest-rate level entering January 2026. We used it to explain why buyer demand didn't freeze despite slower national price growth. |
| Philstar - Pag-IBIG Home Loan Rate | A major national paper citing Pag-IBIG's own announced loan pricing. | We used it to reflect mass-market mortgage conditions important outside Metro Manila. We used it to explain why entry-level subdivisions still see steady take-up. |
| Inquirer - Pag-IBIG Rates Unchanged Through 2025 | Another major national business desk source, useful as an independent cross-check. | We used it to confirm that government-backed home-loan pricing stayed stable through 2025. We used that stability as support for our 2026 base-case demand outlook. |
| GMA News - Dumaguete Airport Financing | A top national broadcaster citing DOTr and DOF financing facts. | We used it to identify a concrete infrastructure catalyst that can re-rate land values around Dumaguete and Bacong. We used it in the 5-year view because airports move prices slowly, then suddenly. |
| GMA News - Negros Island Region Created (June 2024) | Reports the official creation of the Negros Island Region, a structural governance change. | We used it as a soft but real driver of investment attention and public spending focus. We used it to explain why Bacolod and Dumaguete narratives strengthened in 2024 to 2026. |
| Lamudi - Houses for Sale (Bacolod) | A major Philippine property portal showing active listing distribution by barangay. | We used it to identify which neighborhoods have the most listing activity as a proxy for market heat. We cross-referenced with price data from other portals. |
| Philippine News Agency - OFW Remittances (Oct 2025) | The official government news agency reporting BSP remittance data. | We used it to quantify the remittance flow supporting household balance sheets. We used it to explain why housing upgrades and self-builds remain a steady demand source. |
| Reuters - Philippines Current Account Outlook | A globally trusted wire service with careful attribution to central bank forecasts. | We used it to frame the broader economic context and external balance outlook. We referenced it when discussing long-term economic factors affecting property values. |
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If you want to go deeper, you can read the following: