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Get all the data you need about the real estate market in Panay Island
This article explains the current housing prices in Panay Island in 2026, using fresh residential property data for Iloilo, Aklan, Boracay, Capiz, and Antique.
We constantly update this blog post so readers can follow how Panay Island property prices change over time.
You will find simple price ranges, neighborhood examples, and buying-budget examples for residential property in Panay 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 Panay Island.
Insights
- The median housing price in Panay Island in 2026 is about ₱4.5M, which is far lower than prime Metro Manila but no longer extremely cheap.
- Boracay is the main reason Panay Island has such a wide price range, with resort condos often priced several times higher per sqm than inland homes.
- The average housing price in Panay Island in 2026 is about ₱5.2M, but luxury Boracay listings pull this number upward.
- Most normal residential properties in Panay Island in 2026 sit between ₱1.8M and ₱22M, depending on location, size, and property condition.
- Iloilo City has the most liquid residential market on Panay Island, especially around Mandurriao, Jaro, Pavia, and Oton.
- Asking prices in Panay Island are usually not final prices, and a buyer can often expect 8% to 14% of negotiation room.
- New homes in Panay Island usually cost 12% to 25% more than comparable older homes because construction costs and developer margins are included.
- Property prices in Panay Island rose only modestly over the last year, and inflation means the real price change is probably negative.
What is the average housing price in Panay Island in 2026?
The median housing price in Panay Island in 2026 is often more useful than the average because Boracay villas and premium Iloilo City homes can make the average look higher than what most buyers actually pay.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Panay Island in 2026 is about ₱4.5M, which is about $73k or €63k. The average housing price in Panay Island in 2026 is about ₱5.2M, which is about $84k or €73k.
For 80% of residential property goods in the Panay Island market in 2026, a realistic price range is about ₱1.8M to ₱22M, which is about $29k to $357k or €25k to €309k.
A realistic entry range in Panay Island in 2026 is about ₱1.8M to ₱3.5M, which is about $29k to $57k or €25k to €49k, and this usually buys a small townhouse or single-attached house of around 45 to 65 sqm in Pavia, Oton, Roxas City fringe, or Kalibo fringe.
A typical luxury property in Panay Island in 2026 usually costs about ₱22M to ₱100M+, which is about $357k to $1.62M+ or €309k to €1.40M+, and this can buy a Boracay villa, a premium condo in Newcoast or Yapak, or a large house in Mandurriao or Jaro.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Panay Island.
Are Panay Island property listing prices close to the actual sale price in 2026?
In Panay Island in 2026, actual residential sale prices are usually about 8% to 14% below asking prices, with 11% as a practical central estimate.
The gap exists because public listings show seller expectations, while the real price is usually negotiated after viewing, title checks, and financing checks. The gap varies most in Boracay luxury property and inland provincial homes, while Mandurriao and central Iloilo listings tend to have less room when the property is well priced.
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What is the price per sq m or per sq ft for properties in Panay Island in 2026?
As of 2026, the median residential price in Panay Island is about ₱75,000 per sqm, or ₱6,970 per sqft, which is about $1,216 per sqm or $113 per sqft, and about €1,053 per sqm or €98 per sqft. The average residential price in Panay Island is about ₱95,000 per sqm, or ₱8,830 per sqft, which is about $1,541 per sqm or $143 per sqft, and about €1,334 per sqm or €124 per sqft.
The highest price per sqm in Panay Island in 2026 is found in small premium Boracay condos and resort-style units, while the lowest price per sqm is usually found in older inland houses, fringe city homes, and residential lots in Antique, Capiz, and non-core Iloilo towns.
The highest price per sqm in Panay Island is usually in Boracay Newcoast, Yapak, Station 1, Diniwid, and Station Zero, where prices often sit around ₱180k to ₱320k per sqm. The lowest ranges are usually in San Jose de Buenavista, Roxas City outskirts, Kalibo outskirts, Passi, and non-core Iloilo towns, where older built homes may sit around ₱25k to ₱55k per sqm.
How have property prices evolved in Panay Island?
Compared with one year ago, residential property prices in Panay Island in 2026 are probably up about 2% to 5% in nominal terms. After inflation, Panay Island housing prices are likely down about 2% to 4%, because official provincial price growth has slowed while consumer prices stayed high.
Compared with two years ago, Panay Island property prices are probably up about 8% to 14% in nominal terms, with stronger growth in Boracay and prime Iloilo City than in Antique or inland Capiz. The main reason is simple: tourism demand and Iloilo urban development supported prices, but higher living costs and financing costs limited buyer budgets.
By the way, we’ve written a blog article detailing the latest updates on property price variations in The Philippines.
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 Panay Island.
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How do prices vary by housing type in Panay Island in 2026?
In the Panay Island residential market in 2026, active supply is roughly 38% house and lot, 20% townhouse or rowhouse, 17% condo or condotel, 15% residential lot, 5% premium villa, and 5% small apartment building, because Iloilo and provincial cities are house-heavy while Boracay adds more condo and resort stock.
House and lot properties in Panay Island average around ₱5.8M, or $94k and €81k, while townhouses average around ₱3.2M, or $52k and €45k. Condos and condotels average around ₱8.5M, or $138k and €119k, residential lots average around ₱3.0M, or $49k and €42k, premium villas average around ₱45M, or $730k and €632k, and small apartment buildings average around ₱12M, or $195k and €169k.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Panay Island?
- How much should you pay for lands in Panay Island?
How do property prices compare between existing and new homes in Panay Island in 2026?
In Panay Island in 2026, new residential properties usually cost about 12% to 25% more than comparable existing homes, with 18% as a practical middle estimate.
This new-build premium exists because buyers are paying for newer materials, permits, developer margin, financing, and lower repair risk, while older homes may need roof, plumbing, electrical, repainting, kitchen, or bathroom work.
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How do property prices vary by neighborhood in Panay Island in 2026?
Boracay, especially Station 1, Diniwid, Newcoast, and Yapak, is the luxury side of the Panay Island residential market in 2026. Buyers usually find resort condos, villas, and premium homes from about ₱7M to ₱100M+, or about $114k to $1.62M+, because tourism income and scarce land push prices up.
Mandurriao and Jaro in Iloilo City are the strongest urban residential areas in Panay Island in 2026. Buyers usually find condos, townhouses, and larger family homes from about ₱4M to ₱18M, or about $65k to $292k, because malls, hospitals, schools, offices, and better liquidity support higher prices.
Roxas City, Kalibo, and San Jose de Buenavista are more affordable provincial markets on Panay Island in 2026. Buyers usually find starter houses, older homes, and residential lots from about ₱1.8M to ₱8M, or about $29k to $130k, because these areas have less international demand and more negotiation room.
You will find a much more detailed analysis by areas in our property pack about Panay Island. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Panay Island | Market label | Average price range | Average range per sqm | Average range per sqft |
|---|---|---|---|---|
| Boracay Station 1 / Diniwid | Luxury / beach | ₱25M to ₱100M+ / $405k to $1.62M+ | ₱220k to ₱350k / $3,567 to $5,675 | ₱20.4k to ₱32.5k / $331 to $527 |
| Boracay Newcoast / Yapak | Resort condo | ₱7M to ₱30M / $114k to $486k | ₱180k to ₱320k / $2,919 to $5,189 | ₱16.7k to ₱29.7k / $271 to $482 |
| Mandurriao, Iloilo City | Urban / popular | ₱5M to ₱18M / $81k to $292k | ₱100k to ₱180k / $1,622 to $2,919 | ₱9.3k to ₱16.7k / $151 to $271 |
| Jaro, Iloilo City | Family / established | ₱4M to ₱15M / $65k to $243k | ₱60k to ₱120k / $973 to $1,946 | ₱5.6k to ₱11.1k / $90 to $181 |
| Molo, Iloilo City | Heritage / central | ₱4M to ₱12M / $65k to $195k | ₱60k to ₱110k / $973 to $1,784 | ₱5.6k to ₱10.2k / $90 to $166 |
| Arevalo, Iloilo City | Family / value | ₱3.5M to ₱10M / $57k to $162k | ₱50k to ₱95k / $811 to $1,541 | ₱4.6k to ₱8.8k / $75 to $143 |
| Pavia | Suburban / commute | ₱2.5M to ₱8M / $41k to $130k | ₱45k to ₱80k / $730 to $1,297 | ₱4.2k to ₱7.4k / $68 to $121 |
| Oton | Suburban / family | ₱2.8M to ₱9M / $45k to $146k | ₱45k to ₱85k / $730 to $1,378 | ₱4.2k to ₱7.9k / $68 to $128 |
| Santa Barbara | Airport / suburban | ₱2.5M to ₱7M / $41k to $114k | ₱40k to ₱75k / $649 to $1,216 | ₱3.7k to ₱7.0k / $60 to $113 |
| Kalibo / Numancia | Aklan value | ₱2.5M to ₱8M / $41k to $130k | ₱35k to ₱65k / $568 to $1,054 | ₱3.3k to ₱6.0k / $53 to $98 |
| Roxas City | Provincial city | ₱2.5M to ₱8M / $41k to $130k | ₱35k to ₱70k / $568 to $1,135 | ₱3.3k to ₱6.5k / $53 to $105 |
| San Jose de Buenavista | Lowest range | ₱1.8M to ₱6M / $29k to $97k | ₱25k to ₱50k / $405 to $811 | ₱2.3k to ₱4.6k / $38 to $75 |
How much more do you pay for properties in Panay Island when you include renovation work, taxes, and fees?
In Panay Island in 2026, a buyer should usually budget 7% to 12% above the purchase price for a good resale home, 15% to 35% for an older property needing work, and 40%+ for a major renovation or rebuild.
For a $200,000 property in Panay Island in 2026, the purchase price is about ₱12.3M. A normal buyer might add about ₱1.2M to ₱2.5M, or about $19k to $41k, so the total budget often becomes about ₱13.5M to ₱14.8M, or about $219k to $241k.
For a $500,000 property in Panay Island in 2026, the purchase price is about ₱30.8M. A buyer might add about ₱3.1M to ₱7.4M, or about $50k to $120k, so the total budget often becomes about ₱33.9M to ₱38.2M, or about $550k to $620k.
For a $1,000,000 property in Panay Island in 2026, the purchase price is about ₱61.7M. A buyer might add about ₱6.2M to ₱15.4M, or about $100k to $250k, especially if the property is a Boracay villa or a large Iloilo residence needing upgrades.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in The Philippines.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Panay Island
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Documentary stamp tax | Tax | Around 1.5% of the selling price or zonal value, whichever applies. On a ₱10M property, this is roughly ₱150k, or about $2.4k. |
| Local transfer tax | Tax | Usually around 0.5% to 0.75%. On a ₱10M property, this is roughly ₱50k to ₱75k, or about $800 to $1.2k. |
| Registration and annotation | Fees | Often around 0.25% to 1.0%, depending on the property and paperwork. On a ₱10M property, this can be about ₱25k to ₱100k, or about $400 to $1.6k. |
| Notary and legal due diligence | Fees | Often around 0.2% to 1.0%. On a ₱10M property, this may be about ₱20k to ₱100k, or about $300 to $1.6k. |
| Broker commission | Transaction cost | Commonly 3% to 5%, often paid by the seller but still part of the negotiation. On a ₱10M property, this is about ₱300k to ₱500k, or about $4.9k to $8.1k. |
| Light renovation | Renovation | Usually about ₱8k to ₱18k per sqm, or about $130 to $292 per sqm. This can cover repainting, light repairs, basic fixtures, and simple refresh work. |
| Medium renovation | Renovation | Usually about ₱18k to ₱35k per sqm, or about $292 to $568 per sqm. This can cover bathrooms, kitchens, flooring, electrical repairs, and better finishes. |
| Heavy renovation | Renovation | Often about ₱35k to ₱60k+ per sqm, or about $568 to $973+ per sqm. This applies when the house needs major structural, roof, plumbing, electrical, or layout work. |
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 Panay Island in 2026 with different budgets?
With $100,000, or about ₱6.17M, a buyer in Panay Island in 2026 can consider a new 60 to 80 sqm townhouse in Pavia, an existing 80 to 120 sqm 3-bedroom house in Roxas City, or a 25 to 35 sqm resale or pre-selling condo in Mandurriao.
With $200,000, or about ₱12.33M, a buyer in Panay Island in 2026 can consider a 120 to 180 sqm modern family house in Jaro, a 150 to 220 sqm suburban house in Oton or Pavia, or a 35 to 50 sqm Boracay 1-bedroom condo in Newcoast or Yapak.
With $300,000, or about ₱18.50M, a buyer in Panay Island in 2026 can consider a 180 to 250 sqm high-end house in Mandurriao or Jaro, a 220 to 300 sqm subdivision house in Pavia or Oton, or a 45 to 65 sqm better Boracay condo in Yapak, Newcoast, or Diniwid.
With $500,000, or about ₱30.83M, a buyer in Panay Island in 2026 can consider a 250 to 350 sqm luxury house in Mandurriao, a 60 to 120 sqm premium Boracay condo or small villa in Diniwid or Newcoast, or a 300 to 450 sqm large house with a garden in Jaro or Pavia.
With $1,000,000, or about ₱61.67M, a buyer in Panay Island in 2026 can consider a 180 to 300 sqm Boracay villa in Diniwid, Station 1, or Yapak, a 400 to 700 sqm large luxury residence in Mandurriao or Jaro, or a small income-producing multi-door residential building in Iloilo City.
With $2,000,000, or about ₱123.34M, the Panay Island market becomes narrow but real, and a buyer can look for a 300 to 700 sqm prime Boracay villa, a high-end near-beach residential asset, or a large prime Iloilo residential estate in Mandurriao or Jaro.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in The Philippines.
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 Panay 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 is authoritative | How we used it |
|---|---|---|
| Bangko Sentral ng Pilipinas Residential Property Price Index | The BSP is the Philippine central bank, and its RPPI is the official house-price index based on bank housing-loan data. | We used it as the official anchor for price growth in the Philippines. We treated Panay Island as part of Areas Outside NCR, then adjusted locally with Iloilo, Boracay, Capiz, and Antique listing evidence. |
| BSP RPPI Report Q4 2025 | This report gives the latest detailed official RPPI reading available in the provided data set. | We used it to estimate how much provincial home prices had slowed before June 2026. We used the Areas Outside NCR figures as a cautious benchmark for Panay Island. |
| Philippine Statistics Authority Construction Statistics | The PSA is the official statistics agency, and building-permit data is the best public source for construction-cost context. | We used it to check whether new-build and renovation assumptions were realistic. We treated the March 2026 residential construction cost as a cost floor, not as a selling price. |
| Philippine Statistics Authority CPI and Inflation | The PSA is the official source for Philippine consumer prices and inflation. | We used it to convert nominal housing-price growth into inflation-adjusted growth. We used the 2026 inflation context to explain why real prices may have fallen. |
| BSP Daily Reference Exchange Rate Bulletin | The BSP is the official central-bank source for Philippine peso reference exchange rates. | We used it for PHP to USD conversion. We used ₱61.668 per US dollar as the exchange-rate convention throughout this article. |
| European Central Bank EUR/PHP Reference Rate | The ECB is a major official central-bank source for euro exchange-rate reference data. | We used it for PHP to EUR conversion. We used ₱71.193 per euro as the exchange-rate convention throughout this article. |
| OnePropertee Iloilo Listings | OnePropertee is a large Philippine property-listing marketplace with useful current asking-price evidence. | We used it to estimate active asking-price bands in Iloilo. We gave more weight to repeated listing clusters than to isolated high or low outliers. |
| OnePropertee Capiz and Roxas Listings | This marketplace gives active listing evidence in a market where public transaction data is limited. | We used it to check the lower and middle price ranges in Roxas City and nearby areas. We treated the listings as asking prices, not closed transactions. |
| Lamudi Philippines Iloilo Listings | Lamudi is an established Philippine real-estate portal with current residential listings. | We used it to cross-check Iloilo property types, entry prices, and high-end examples. We applied a listing-to-closing discount because asking prices can be ambitious. |
| Dot Property Iloilo City Houses | Dot Property gives listing-level prices, property sizes, and location details. | We used it to cross-check Iloilo City house prices and price-per-sqm ranges. We used it mainly for Mandurriao, Jaro, Molo, Arevalo, and other Iloilo City comparisons. |
| Dot Property Aklan Listings | Dot Property provides Aklan and Boracay listing evidence, including floor areas and prices. | We used it to check Boracay condo and resort-style property pricing. We separated Boracay values from normal Aklan and Kalibo values because the markets behave differently. |
| Lamudi Cross-Check for Iloilo and Nearby Residential Stock | Lamudi gives an additional check against single-portal bias in the Panay Island market. | We used it to compare price levels across houses, townhouses, condos, and lots. We used the portal as a cross-check, not as an official transaction database. |
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