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What will happen in Negros Island’s real estate market? Will prices go up or down? Is Bacolod still a hotspot for foreign investors? How is the Philippine government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with local developers, real estate agents, and clients who buy properties in Negros Island, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
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1) Foreign investors will drive innovation in sustainable housing by focusing on eco-friendly developments
The global demand for sustainable housing is booming, with a notable shift towards eco-friendly living.
In 2023, the market for single-family green buildings was valued at USD 137.91 billion, and it's projected to soar to USD 417.92 billion by 2032. This surge is largely due to growing consumer awareness about climate change and the benefits of sustainable living.
Foreign investors are eyeing eco-friendly projects, especially in places like Negros Island. The Philippines' real estate sector is embracing sustainability, with leaders adopting innovative building practices. A standout project is the Negros Occidental Impact 2025, which plans to build 10,000 affordable, disaster-resilient homes using sustainable bamboo technology.
Government incentives are a big part of this green push. The Philippine government has introduced strict building codes and offers incentives to promote sustainable construction. This support is a key factor in the growth of the green building market in the country.
Sources: Credence Research, Ikot.ph, Business Inquirer, Sendai Commitments
2) Rental yields for coastal properties will rise as short-term vacation rentals gain popularity
Coastal properties in Negros Island are set to see a rise in rental yields as short-term vacation rentals gain popularity.
Tourism is booming here, with Negros Occidental raking in P6 billion in tourist receipts in 2023. This is a 36% jump in overnight tourist arrivals from the previous year, showing that more people are choosing this island as their getaway spot.
Platforms like Airbnb are making waves too. Vacation rentals in Negros Island are getting rave reviews for their prime locations and cleanliness. For instance, a villa in Don Salvador Benedicto and an oceanfront luxury villa in Bacolod boast impressive ratings of 4.77 and 4.89 out of 5, respectively.
Getting to these beautiful spots is easier than ever, thanks to the new international airport in the Negros Island Region. This development is a game-changer, making coastal areas more accessible and boosting both tourism and rental income.
Social media is also playing its part, with Negros Island being showcased as a must-visit travel destination. The island's stunning natural beauty and attractions are catching the eye of potential tourists worldwide.
Sources: Invest Negros Occidental, Airbnb, City of Bacolod
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.
3) Property prices on Negros Island will continue to rise as demand from local and foreign buyers grows
Property prices on Negros Island are on the rise, and there's a lot fueling this trend.
In the past, the median sales price for properties here was around ₱4,480,000, showing a strong market presence. With a limited number of properties available, prices naturally climb as demand outpaces supply.
Real estate developments are popping up, like the Camella Negros Oriental project, signaling ongoing investment. This activity indicates that both developers and buyers see great potential in the area, which only adds to the demand.
Government projects, such as the Panay-Guimaras-Negros Inter-Island Link Bridge, have made the island more accessible. Better connectivity means more people are considering Negros Island for both living and investing, boosting its appeal.
Tourism is another big player, with the Philippines welcoming over 5.45 million international visitors in 2023. This surge in tourists has increased the demand for vacation properties, driving prices up as more people seek places to stay.
The Philippine economy is also on the upswing, with growth rates expected between 6.5% and 7.5%. This economic boost enhances spending power, increasing the demand for properties, especially in attractive spots like Negros Island.
Sources: FazWaz, Migronis, Global Property Guide
4) International interest in Negros Island real estate will surge as foreign ownership restrictions ease
The easing of foreign ownership restrictions is set to spark a wave of international interest in Negros Island real estate.
In the second quarter of 2024, foreign investments in the region surged, with Negros Island grabbing nearly half of these commitments. This shows that investors are already eyeing the island as a prime spot. With fewer restrictions, even more international investors are likely to be drawn to this promising location.
Negros Island is also catching the eye of digital nomads and remote workers. This growing community is on the lookout for properties that fit their lifestyle, and the island's unique charm and diverse experiences make it a hot destination. As more of these individuals settle in, real estate demand is expected to rise, attracting both short-term visitors and long-term residents.
Infrastructure developments, especially in electricity and gas, are another big draw for foreign investors. These improvements not only enhance the island's appeal but also signal to international buyers that Negros Island is a promising place for real estate investment.
With its stunning landscapes and vibrant culture, Negros Island offers a unique blend of opportunities and experiences. The easing of ownership restrictions is likely to make it even more attractive to international buyers, who are eager to tap into the island's potential.
Sources: Trading Economics, Negros Island, BusinessWorld Online
5) Demand for retirement properties in Negros Island will grow as more foreign buyers target the area
Foreign buyers are increasingly eyeing Negros Island for retirement properties.
One big reason is the Philippine government's enticing offer of the Special Resident Retiree’s Visa (SRRV). This visa lets retirees stay indefinitely without the hassle of constant renewals and comes with perks like senior citizen discounts and tax breaks on foreign pensions.
Negros Island is also stepping up its game with better infrastructure and healthcare. New hospitals, such as the Cadiz City General Hospital and the Abelardo and Remedios Bantug Memorial Hospital, are popping up, ensuring retirees have access to quality healthcare, which is a top concern for many.
Another appealing factor is the affordability of property on Negros Island. Compared to other popular retirement spots, the cost of living here is likely lower than in places like France. This makes it a great option for those looking to stretch their retirement savings.
Improved connectivity and transportation options add to the island's charm. With these developments, Negros Island becomes a convenient and appealing choice for foreign retirees who want a mix of comfort and accessibility.
All these factors combined make Negros Island a hot spot for those looking to retire in a place that offers both value and quality of life.
Sources: SunStar, International Living
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6) Eco-friendly residential projects will grow as new tax incentives for green buildings are introduced
New tax incentives for green buildings are set to boost eco-friendly residential projects, especially in places like Negros Island.
These incentives, like those from the Inflation Reduction Act of 2022, offer financial perks for developers who build energy-efficient homes. For example, the Internal Revenue Code Section 45L provides up to $2,500 per unit for homes meeting ENERGY STAR certification and up to $5,000 for homes achieving Zero Energy Ready Home certification.
By cutting down the initial costs of eco-friendly construction, these financial incentives make it more appealing for developers to invest in green building practices. This trend aligns with the global shift towards sustainable living, driven by both government policies and consumer preferences for eco-friendly options.
Negros Island is already seeing success with renewable energy projects like the ThomasLloyd-built solar and biomass plants. These projects have reached many people and achieved significant CO₂ reductions, highlighting the environmental benefits of green infrastructure.
As more developers see these benefits, the demand for eco-friendly residential projects is expected to grow. The success of these projects on Negros Island shows the potential for similar developments elsewhere.
With these incentives, developers are more likely to use sustainable materials and energy-efficient designs, further promoting the growth of green building practices. This is a win-win for both the environment and the real estate market.
Sources: Philippine News Agency, ThomasLloyd Impact Report, Building Innovation Hub
7) Foreign buyers will diversify architectural styles and property designs on the island
Foreign buyers are transforming Negros Island's architectural landscape.
These buyers bring their unique tastes, which influence the types of properties they choose. In the Philippines, while foreigners can't own land, they can own condominium units. This has led to a rise in foreign ownership of residential properties, introducing a mix of architectural styles. The Condominium Act supports this trend, encouraging projects with international architectural influences.
Local and international architects often collaborate on these projects, blending new ideas and techniques. This teamwork results in diverse architectural styles, as fresh perspectives and innovative designs come into play.
On Negros Island, this influx of foreign buyers is not just about property ownership; it's about reshaping the island's architectural identity. The mix of styles reflects a global influence, making the island's real estate market more vibrant and varied.
These changes are evident in the design of new condominium projects, where international trends meet local traditions. The result is a unique blend that appeals to a wide range of buyers, both local and foreign.
As more foreign buyers invest in the island, expect to see even more diverse property designs that reflect a fusion of cultures and architectural styles.
Sources: Filipino Homes, Investopedia
8) Virtual reality tours will transform property viewings, allowing buyers to explore homes remotely more easily
Virtual reality tours are changing how we view properties, making it super easy to check out homes from anywhere.
Back in 2023 and 2024, the buzz around VR in real estate was huge, with its market value expected to hit $2.6 billion by 2025. This shows how quickly people are jumping on board with this tech.
By 2025, the virtual tour market is set to grow at a stunning 29.3% annually. Why? Because a whopping 67% of home buyers want listings with virtual tours. Young adults, especially those aged 18 to 34, are 130% more likely to book a property if they can take a virtual tour first.
Thanks to tech improvements, VR is now more accessible and cheaper. You don't even need fancy VR goggles anymore. This has made virtual tours more popular, with listings that include them getting 87% more views. People are spending more time exploring these listings online.
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.
9) Younger people will be drawn to co-living spaces as they seek affordable housing options
Co-living spaces are becoming a hit among young people because they're easier on the wallet.
In places like Bacolod and Dumaguete on Negros Island, co-living spaces are popping up more and more. This trend is driven by the need for affordable and community-focused living. Developers like Bria Homes are jumping on this, offering spaces that fit the modern Filipino lifestyle with shared areas and different unit options.
For millennials and Gen Z, it's not just about having a place to crash. They care more about location, amenities, and networking than just square footage. Co-living spaces tick these boxes by providing flexible leases and shared perks. Plus, they host social events, which is a big draw for those who love to mingle and make connections.
These spaces are about more than just saving money. They offer a sense of community that traditional rentals often lack. With shared kitchens, lounges, and workspaces, residents can easily interact and build relationships, making it feel more like a home.
In urban areas, where rent can be sky-high, co-living offers a budget-friendly alternative. It's a smart choice for young professionals and students who want to live in the city without breaking the bank.
As more people look for affordable housing, the demand for co-living spaces is only going to grow. This trend is reshaping the real estate market, making it more accessible for younger generations.
Sources: Green Ocean Property Management, Bria Homes, Precision Reports
10) Property values near protected natural areas will rise due to environmental conservation efforts
Environmental conservation efforts are on the rise, thanks to increased government funding.
In 2023, a major agreement was signed to boost nature conservation in Negros Oriental, followed by a similar pact in Negros Occidental in 2024. These initiatives aim to tap into new financial sources for sustainable biodiversity protection. Rising property values near protected natural sites are becoming more common, reflecting the positive impact of these conservation efforts.
Take Negros Occidental, for example, where the biodiversity budget jumped from P297 million in 2023 to P366 million in 2024. This shows a growing commitment to conservation, which can enhance property values. In Negros Oriental, a similar budget increase supports initiatives that could make properties more attractive.
Research indicates that higher biodiversity boosts property desirability. The Negros Island Biodiversity Strategy and Action Plan plays a key role in this, ensuring that important programs are funded and executed. This strategic approach can make properties near protected areas more appealing.
Imagine living next to a lush, protected natural area. It's not just about the view; it's about the value. Properties in these areas often see a rise in desirability, thanks to the ongoing conservation efforts. This trend is particularly noticeable in regions like Negros, where strategic planning and investment are making a real difference.
So, if you're considering buying property, keep an eye on areas with strong conservation initiatives. These efforts not only protect the environment but also enhance property values, making them a smart investment choice.
Sources: Biofin, MetroPost Online
11) Yields for high-end rentals will drop slightly as more affordable options emerge
On Negros Island, high-end rental properties are seeing a slight dip in yields due to a surge in affordable housing options.
The Negros Occidental Impact 2025 project is a game-changer, aiming to deliver 10,000 affordable and disaster-resilient homes. This initiative is significantly boosting the supply of budget-friendly housing, making it easier for people to find cost-effective living spaces.
Developers are increasingly focusing on budget-friendly housing projects, using quality materials and sharing construction expertise. This approach is leading to more affordable homes being built, drawing in tenants who are keen on saving money without compromising on quality.
Recent economic trends show that people are shifting their spending habits, favoring affordable housing over luxury rentals. This change in consumer behavior is expected to persist, as more budget-friendly developments become available, aligning with market predictions.
Real estate market analyses are backing this trend, indicating a move towards affordability. As these new housing options come online, the demand for high-end rentals is likely to soften, making way for more accessible living solutions.
With these developments, the rental market is evolving, offering more choices for those seeking affordable living. This shift is not just a temporary phase but a reflection of a broader trend towards cost-effective housing solutions.
Sources: Prevention Web, Illume Property Management, Real Estate Investing Advisor
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12) Rental yields in Bacolod and Dumaguete will rise as demand for rentals increases
Rental yields in Bacolod and Dumaguete are on the rise as more people look for places to rent.
In Bacolod, the buzz is all about the growing number of condos. By mid-2024, the city had 5,810 condo units, and they're adding about 1,000 more each year until 2026. This shows a strong appetite for rentals, especially since condo prices jumped 14.5% annually from 2016 to 2023.
Dumaguete is a magnet for expats and tourists, thanks to its tropical vibe and friendly locals. It's also known as a "university town," which means lots of students are looking for places to stay. This mix of people keeps the rental market buzzing.
Both cities are seeing a boom in economic activity. Big property companies are rolling out huge residential projects, drawing even more folks to settle down here. This influx of people is a big reason why rental demand is climbing.
More folks are choosing to rent instead of buy, especially in cities where living costs are steep. Renting offers flexibility and affordability, making it a smart choice as property prices soar. Plus, government projects are making these cities easier to get around, which is a big draw for renters.
Sources: Expat Exchange, Business Inquirer, Bacolod City Real Estate
13) Negros Island’s property prices will grow moderately due to urbanization and economic development
Negros Island is seeing a steady rise in population, signaling urbanization.
With more people moving to cities, the demand for housing is naturally increasing, which nudges real estate prices upward. Infrastructure projects like the Bacolod Negros Occidental Economic Highway are making the region more accessible, reducing travel time significantly and attracting both residents and businesses.
New facilities such as the Negros Occidental Convention Center and the Bacolod City Museum and General Hospital are popping up, boosting community development and making the area more appealing. This development is a magnet for commercial establishments and business investments.
Foreign companies are setting up shop here, drawn by the competitive local workforce. This influx of businesses means more offices, hotels, and restaurants, which in turn fuels the local economy and real estate market.
As the economy grows, so does the interest in property investment, leading to moderate price growth in real estate. The combination of urbanization, infrastructure, and business activity is creating a vibrant environment for potential property buyers.
Negros Island is becoming a hotspot for real estate, thanks to its strategic developments and economic opportunities. Investors are taking note, making it a promising area for future growth.
Sources: PSA NIR, Daily Guardian, Primary Homes
14) Property values will rise near new transport hubs as connectivity gets better
When new transportation hubs pop up, property values in nearby areas often rise.
Take the San Enrique-Vallehermoso Road in the Negros Island Region, for instance. This road's upgrade is set to boost property values by making the area more appealing for both living and investment. Improved connectivity means easier access, which is a big draw for potential buyers and investors.
Look at the Atlanta BeltLine project in Georgia. It turned an old railway into a lively trail, and property values in nearby neighborhoods skyrocketed. Some areas saw their values more than double, showing how better infrastructure can really pay off.
Experts and government reports often point out that infrastructure projects do more than just improve roads. They create jobs and stimulate local economies, which naturally leads to higher property values. People want to live where they can easily get around, and that demand pushes prices up.
Real estate trends back this up, showing a clear preference for well-connected spots. As more people flock to these areas, property prices continue to climb. It's a cycle that benefits both the local economy and property owners.
So, if you're thinking about buying property, keep an eye on areas near new transportation hubs. These spots are likely to see a surge in value as connectivity improves, making them a smart investment choice.
Sources: Roch St-Jacques, World Bank, The Latin Investor
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.
15) Property values will rise in targeted areas due to government infrastructure improvements
Government initiatives to improve infrastructure can significantly boost property values in targeted areas.
Take the Panay-Guimaras-Negros Link Bridge, a massive project under the "Build Better More" program, with an estimated cost of 189 billion pesos. This investment aims to enhance connectivity and accessibility, making it a game-changer for the region. Locals are already buzzing about how this bridge will cut travel time and open up new opportunities for business and tourism.
Projects like the Bacolod Negros Occidental Economic Highway have shown that improved roads and bridges can reduce travel time and benefit thousands of travelers daily. This kind of development makes areas more attractive for living and business, which can drive up property values. In 2023 and 2024, similar projects in other regions of the Philippines demonstrated positive impacts on property values, suggesting a similar trend for Negros Island.
Real estate market reports from the past indicate that property values tend to increase in areas with new infrastructure developments. The focus on affordability, accessibility, and sustainability in these projects empowers communities and promotes economic growth. As these major infrastructure projects are completed, we can expect property values in Negros Island to follow this upward trend.
Local businesses and residents have expressed optimism about the economic activity expected from these projects. The Panay-Guimaras-Negros Link Bridge, for example, is anticipated to enhance regional connectivity and boost trade and tourism, further contributing to rising property values.
With these developments, Negros Island is poised for a real estate boom. The infrastructure improvements are not just about roads and bridges; they’re about creating a thriving environment for businesses and families alike. As these projects wrap up, expect to see a ripple effect on property values, making it a prime time to invest.
Sources: Gulf News, Inquirer Business, Crossroads Hostel Manila
16) Property values will rise in areas with new roads and bridges due to improved connectivity
Infrastructure projects are game-changers for property values in places like Negros Island.
When the government invests in new roads and bridges, it makes getting around much easier. Take the Panay-Guimaras-Negros Link Bridge, for example. This project will slash travel time between Panay and Negros from four hours to just one, making these areas more accessible and attractive to potential buyers.
As travel becomes more convenient, areas once seen as remote suddenly catch the eye of homebuyers and investors. This newfound interest can drive up demand and, consequently, property values. The Bacolod Negros Occidental Economic Highway is a case in point, expected to benefit thousands daily by cutting travel times and boosting property values.
Experts and historical data agree: better infrastructure boosts real estate markets. The Luzon Spine Expressway has already shown how improved connectivity can invigorate local economies, making them more appealing for businesses and residents. This isn't just a local phenomenon; similar projects across Southeast Asia have also led to increased property values.
In Negros Island, these infrastructure upgrades are more than just roads and bridges; they're pathways to economic growth. As connectivity improves, so does the appeal of these regions, making them prime spots for investment. The ripple effect of these projects is clear: enhanced connectivity leads to higher property values.
So, if you're considering buying property in the country, keep an eye on these infrastructure developments. They could be the key to unlocking significant value in your investment. Infrastructure is not just about roads; it's about opportunity.
Sources: Gulf News, Visayan Daily Star, Kelmer
17) Tech-savvy buyers will be drawn to new developments with standard smart home technology
Smart home technology is now a must-have in new property developments.
By 2023, over half of U.S. homes had embraced smart home automation, and this trend is only growing. The global market is expected to hit $116.4 billion by 2029, showing how popular these technologies are becoming. Imagine walking into a home where everything from lights to security is controlled by your phone—it's no wonder people are excited.
People are not just interested; they're eager. 81% of consumers are more likely to buy homes with smart tech. These gadgets make life easier and more efficient, and many buyers are even willing to pay extra for them. This is especially true for those who care about climate change, as smart homes often come with energy-saving features.
Gen Z is leading the charge in this tech-savvy movement. Many young buyers see smart home features as essential when choosing a place to live. This shift in what people want is pushing developers to include these features in new builds. It's not just a trend; it's becoming the norm.
Real estate developers are catching on fast. They're investing in smart home features to attract these tech-savvy buyers. Millennials, for example, are willing to pay more for homes that are connected. This is changing the real estate landscape, making smart homes a hot commodity.
Besides being cool, smart home tech offers practical perks like energy savings. These benefits appeal to both buyers and developers, making it a win-win situation. As more people look for homes that offer these advantages, developers are more motivated to include them.
Sources: Today's Homeowner, Markets and Markets, IoT Now
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18) High-density developments will be limited by stricter zoning rules, preserving neighborhood character
Stricter zoning regulations are key to preserving the unique character of neighborhoods.
On Negros Island, local governments are actively working to maintain the area's charm by focusing on preserving historical and cultural sites. This approach helps keep the neighborhoods' unique identity intact, making them more appealing to potential property buyers who value tradition and culture.
In 2024, the introduction of the Negros Island Region Act and the Real Property Valuation and Assessment Reform Act marked a significant shift towards administrative decentralization and local autonomy. This change empowers local authorities to implement zoning regulations that prevent large-scale developments, ensuring that the traditional look and feel of neighborhoods are preserved.
Looking at other regions, like Charleston, we see how defining physical elements and conducting Area Character Appraisals can effectively limit high-density developments. These strategies serve as a blueprint for maintaining the historical and cultural essence of communities, which is crucial for preserving neighborhood character.
For those considering buying property in such areas, these measures mean that the neighborhood's charm and identity are likely to remain unchanged. This stability can be a significant factor in property value, as buyers often seek areas with a strong sense of community and history.
By focusing on these preservation efforts, local governments not only protect the character of neighborhoods but also enhance their appeal to potential buyers who appreciate the blend of tradition and modern living.
Sources: Bacolod City Government, Preservation Society
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.