Authored by the expert who managed and guided the team behind the Philippines Property Pack
Everything you need to know before buying real estate is included in our The Philippines Property Pack
Buying residential land in Panay Island can feel overwhelming, especially when you are a foreigner trying to understand local prices and customs.
We constantly update this blog post so you always have the latest figures and insights about land prices in Panay Island as of early 2026.
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.
How much does residential land usually cost in Panay Island?
What is the average residential land price per sqm in Panay Island in 2026?
As of early 2026, the estimated average residential land price in Panay Island is around ₱6,500 per sqm (approximately $110 or €103 per sqm), which reflects what buyers typically encounter when shopping in the main demand corridors like Iloilo City's commuter belt, Malay in Aklan, and Roxas City in Capiz.
The realistic low-to-high price range per sqm in Panay Island spans from ₱3,500 to ₱12,000 per sqm ($59 to $203 or €55 to €190 per sqm), which covers most residential land transactions across the island's key buyer zones.
The single factor that most significantly causes residential land prices to vary within Panay Island is proximity to established tourism and employment hubs, particularly how close the land is to Iloilo Business Park, Boracay's gateway in Malay, or the emerging technoparks in Roxas City.
Compared to neighboring regions, Panay Island's average land price of ₱6,500 per sqm is notably lower than Cebu City (averaging ₱12,000 to ₱16,600 per sqm) but higher than more remote Visayan provinces, making Panay Island a middle-ground option for buyers seeking value with growth potential.
By the way, we have much more granular data about property prices in our property pack about Panay Island.
What is the cheapest price range for residential land in Panay Island in 2026?
As of early 2026, the cheapest residential land in Panay Island typically ranges from ₱500 to ₱2,000 per sqm ($8 to $34 or €8 to €32 per sqm), though these prices usually come with significant caveats regarding road access, utilities, or title clarity.
At the highest end, buyers should expect premium residential land in Panay Island to reach ₱35,000 to ₱60,000 per sqm ($593 to $1,017 or €556 to €952 per sqm), particularly in prime Iloilo City barangays like Mandurriao or in Boracay Newcoast developments in Malay, Aklan.
The key trade-offs with purchasing land at the cheapest price range in Panay Island typically include unserviced lots without water or electricity connections, questionable road access that may require easement negotiations, or properties with tax declaration status rather than clean titled ownership.
Buyers are most likely to find the cheapest residential land options in Panay Island in interior municipalities of Antique province, the rural barangays of Capiz away from Roxas City, and inland areas of Iloilo province that are not connected to the main commuter belt around the airport.
How much budget do I need to buy a buildable plot in Panay Island in 2026?
As of early 2026, the estimated minimum budget needed to purchase a standard buildable plot in Panay Island is around ₱525,000 ($8,900 or €8,350), which would cover a basic 150 sqm lot in a peri-urban area with road access and utility availability.
This minimum budget would typically cover a starter lot of 150 sqm in towns like Pavia, Oton, or the outskirts of Sta. Barbara in Iloilo, where subdivision developments are expanding and infrastructure is improving.
A realistic mid-range budget for a well-located buildable plot in Panay Island is around ₱1,300,000 to ₱2,500,000 ($22,000 to $42,400 or €20,600 to €39,800), which would secure a 200 sqm lot in a serviced subdivision in Iloilo City's growth corridor or near Roxas City center in Capiz.
You can also check here what kind of properties you could get with similar budgets in Panay Island.
Are residential land prices rising or falling in Panay Island in 2026?
As of early 2026, residential land prices in Panay Island are estimated to have increased by approximately 5% to 8% year-over-year, with stronger gains in Iloilo City's commuter belt and around Boracay's gateway areas in Malay, Aklan.
Over the past five years, residential land prices in Panay Island have shown a consistent upward trend, with Iloilo City recording an average annual increase of around 6% for house-and-lot units and up to 12% for horizontal developments in high-demand areas like Pavia and Oton.
The single economic factor most responsible for the current price trend in Panay Island is the sustained expansion of Iloilo City as a regional economic hub, driven by BPO industry growth, infrastructure investments like the PGN bridges project, and continued internal migration from rural Panay to urban centers.
Thinking of buying real estate in Panay Island?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
How are residential land prices measured and compared in Panay Island?
Are residential lands priced per sqm, acre, or hectare in Panay Island?
The most commonly used unit of measurement for pricing residential land in Panay Island is the square meter (sqm), which is the standard across all Philippine property portals and official government valuations like the BIR zonal values.
Buyers comparing prices across different measurement units should know that 1 hectare equals 10,000 sqm and 1 acre equals approximately 4,047 sqm, though hectares are typically only used when discussing large agricultural tracts rather than residential plots.
Foreign buyers accustomed to acres (common in the US) or square feet (common in parts of Asia) will need to adjust, as Philippine listings almost universally use metric measurements, making the sqm the essential unit to understand for accurate price comparisons.
What land size is considered normal for a house in Panay Island?
The typical plot size for a standard single-family home in Panay Island ranges from 150 to 200 sqm, which provides enough space for a modest two-story house with a small garden and parking area.
The realistic range of plot sizes that covers most residential properties in Panay Island spans from 120 sqm (starter subdivision lots) to 300 sqm (higher-end subdivisions and edge-of-city properties), with 200 sqm being the most common mid-market size.
Local building regulations in Panay Island, influenced by BP 220 (Batas Pambansa 220) for socialized and economic housing, typically require minimum lot sizes starting around 64 sqm for row houses, though practical residential lots for detached homes usually start at 100 to 120 sqm in most subdivisions.
How do urban and rural residential land prices differ in Panay Island in 2026?
As of early 2026, the estimated price difference per sqm between urban and rural residential land in Panay Island is substantial, with urban Iloilo City lots averaging ₱9,500 to ₱35,000 per sqm ($161 to $593 or €151 to €556) while rural interior lots can be as low as ₱1,500 to ₱3,500 per sqm ($25 to $59 or €24 to €56).
Buyers typically pay a premium of 50% to 200% for serviced land (with water, electricity, drainage, and paved road access) compared to unserviced land in Panay Island, reflecting the significant cost and hassle savings of having infrastructure already in place.
The single infrastructure factor that most significantly drives the price gap between urban and rural land in Panay Island is road accessibility, specifically whether the property has direct frontage on a paved barangay or national road versus requiring easement arrangements through neighboring lots.
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 location factors affect residential land prices in Panay Island?
Which areas have the most expensive residential land in Panay Island in 2026?
As of early 2026, the most expensive areas for residential land in Panay Island are Boracay Newcoast in Malay, Aklan (₱46,000 to ₱60,000 per sqm or $780 to $1,017 or €731 to €952), followed by prime Iloilo City barangays like Mandurriao near Iloilo Business Park (₱20,000 to ₱35,000 per sqm or $339 to $593 or €318 to €556) and premium subdivisions in Jaro and Molo.
The single characteristic these expensive areas share is their integration into established or emerging master-planned developments with complete amenities, where buyers are paying for certainty of infrastructure, security, and a defined community rather than just raw land.
The typical buyer who purchases residential land in these premium areas of Panay Island is either a wealthy OFW (Overseas Filipino Worker) family building a retirement or vacation home, a Manila-based professional seeking a second residence, or an investor anticipating continued appreciation in these high-demand zones.
Prices in these top areas of Panay Island are still rising as of early 2026, particularly in Boracay-adjacent developments and Iloilo Business Park vicinity, though the rate of increase has moderated compared to the rapid gains seen in 2022 to 2024.
Which areas offer the cheapest residential land in Panay Island in 2026?
As of early 2026, the cheapest areas for residential land in Panay Island are the interior municipalities of Antique province (₱1,000 to ₱3,000 per sqm or $17 to $51 or €16 to €48), rural barangays of Capiz away from Roxas City (₱2,000 to ₱4,000 per sqm or $34 to $68 or €32 to €64), and the inland areas of Iloilo province not connected to the main commuter routes.
The common drawback these affordable areas typically share is limited infrastructure, including unpaved roads, unreliable water and electricity supply, and distance from schools, hospitals, and commercial centers, which makes them less attractive for immediate residential construction.
Some of these cheaper areas in Panay Island are showing signs of future price appreciation, particularly towns along the proposed Iloilo-Capiz-Aklan Expressway (ICAEx) corridor, where speculative buying has already begun in anticipation of improved connectivity.
Are future infrastructure projects affecting land prices in Panay Island in 2026?
As of early 2026, announced infrastructure projects are having a noticeable impact on residential land prices in affected areas of Panay Island, with properties near planned road and bridge corridors commanding premiums of 10% to 25% above comparable lots farther from the projects.
The major infrastructure projects currently influencing land prices in Panay Island include the Boracay Bridge Project (connecting mainland Panay to Boracay Island), the Panay-Guimaras-Negros (PGN) bridges linking Iloilo to neighboring islands, and the proposed Iloilo-Capiz-Aklan Expressway (ICAEx) that would dramatically reduce travel times across the island.
Buyers have typically observed price increases of 15% to 30% in areas near newly announced infrastructure in Panay Island, though this varies significantly based on how advanced the project is, with more concrete timelines and funding commitments resulting in stronger price impacts.
Get fresh and reliable information about the market in Panay Island
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How do people actually negotiate and judge prices in Panay Island?
Do buyers usually negotiate residential land prices in Panay Island?
The typical discount percentage buyers can realistically negotiate off the asking price for residential land in Panay Island ranges from 5% to 15%, with cash buyers and those purchasing larger lots often achieving discounts at the higher end of this range.
Sellers in Panay Island are most willing to negotiate on price when the property has been listed for more than six months, when the seller has urgent liquidity needs (such as medical expenses or overseas migration), or when there are minor title or boundary issues that the buyer is willing to work through.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Panay Island.
Do foreigners usually pay higher land prices in Panay Island?
The estimated percentage premium that foreigners typically pay compared to locals for residential land in Panay Island is around 10% to 25%, though this is often indirect and results from being steered toward higher-priced properties or paying inflated middleman fees rather than explicit price discrimination.
The main reason foreigners often end up paying more for land in Panay Island is information asymmetry, as they typically lack local market knowledge, comparable transaction data, and trusted networks to verify whether asking prices are reasonable for a given location and property type.
Using a local representative or nominee in Panay Island does help foreigners get fairer prices, particularly when that representative is a trusted family member or a licensed broker with a track record, as they can negotiate in the local language, reference comparable sales, and identify overpriced listings.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Panay Island.
Are private sellers cheaper than developers in Panay Island?
The estimated price difference between buying residential land from private sellers versus developers in Panay Island is typically 15% to 30% lower when purchasing from private sellers, though this gap reflects the additional value and risk mitigation that developers provide.
Developers in Panay Island typically justify their higher prices by offering completed infrastructure (roads, drainage, utilities), professionally surveyed and titled lots with clear boundaries, and established homeowner associations that maintain common areas and security.
The most common risk buyers face when purchasing from private sellers in Panay Island is title complications, including properties with multiple heirs who have not executed proper extrajudicial settlement, lots with unresolved boundary disputes with neighbors, or land classified as agricultural that requires DAR clearance for residential use.
How transparent are residential land transactions in Panay Island?
The estimated level of transparency for residential land transactions in Panay Island is moderate, with asking prices readily available on online portals but actual closing prices and historical transaction records being much harder to access or verify independently.
Official land registries and transaction records in Panay Island are technically accessible through the Register of Deeds offices in each province, but the process is manual, time-consuming, and often requires local knowledge to navigate effectively, making casual verification impractical for most foreign buyers.
The most common transparency issue buyers should be aware of in Panay Island is the discrepancy between the declared transaction value (often set at BIR zonal value to minimize taxes) and the actual amount paid, which can create complications for future resale, mortgage applications, or estate planning.
The most essential due diligence step for verifying accurate pricing and ownership in Panay Island is commissioning a title verification through a licensed geodetic engineer and lawyer who can confirm the property boundaries match the title, check for encumbrances at the Register of Deeds, and verify that real property taxes are current with the local treasurer's office.
We cover everything there is to know about the land buying process in Panay 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 extra costs should I budget beyond land price in Panay Island?
What taxes apply when buying residential land in Panay Island in 2026?
As of early 2026, the estimated total tax percentage buyers should expect to pay when purchasing residential land in Panay Island is approximately 8% to 10% of the transaction value, including both buyer-side and seller-side taxes that may be negotiated in the sale.
The specific individual taxes that make up this total in Panay Island include Capital Gains Tax (6% of selling price or zonal value, whichever is higher, typically paid by seller), Documentary Stamp Tax (1.5% of selling price or fair market value), Local Transfer Tax (0.5% to 0.75% depending on the LGU), and Registration Fees (approximately 0.25% of property value).
Recurring annual property taxes exist in Panay Island in the form of Real Property Tax (RPT), which is payable to the local government unit at a rate of approximately 1% of the assessed value for properties in provinces and up to 2% in highly urbanized cities, with the assessed value typically set at 20% of fair market value for residential land.
There are limited tax exemptions for first-time buyers in Panay Island, though certain socialized housing purchases and transfers to immediate family members may qualify for reduced rates or exemptions under specific conditions outlined in the Tax Code and Local Government Code.
Our our pack about real estate in Panay Island will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Panay Island?
The estimated typical notary fee range for a standard residential land purchase in Panay Island is ₱15,000 to ₱50,000 ($254 to $847 or €238 to €794), depending on the transaction value and complexity, with most notaries charging between 1% and 2% of the contract price.
The estimated land registration cost that buyers should budget in Panay Island is approximately ₱10,000 to ₱30,000 ($169 to $508 or €159 to €476), covering the Registry of Deeds fees, IT fees, annotation fees, and assurance fund contributions required to transfer the title.
Notary and legal fees in Panay Island are typically calculated as a percentage of the purchase price (1% to 2% for notarial fees) rather than flat rates, though some lawyers may offer fixed-fee packages for straightforward transactions that include title verification, document preparation, and registration assistance.
How much does land maintenance cost before construction in Panay Island?
The estimated typical annual maintenance cost for an undeveloped residential plot in Panay Island is ₱15,000 to ₱40,000 ($254 to $678 or €238 to €635), covering grass cutting, basic security checks, perimeter maintenance, and the annual real property tax payment.
Specific maintenance tasks usually required before construction begins in Panay Island include regular vegetation clearing (especially during rainy season to prevent overgrowth), basic fencing or boundary marking to deter encroachment, and occasional security visits to prevent informal settlers or unauthorized use.
Owners in Panay Island generally do not face direct fines for neglecting land maintenance, but prolonged neglect can lead to practical problems such as boundary disputes with neighbors who encroach, accumulation of unpaid RPT that accrues penalties, or even adverse possession claims in extreme cases of abandonment.
Do permits and studies significantly increase total land cost in Panay Island?
The estimated total cost of permits and required studies for a standard residential plot in Panay Island is ₱50,000 to ₱150,000 ($847 to $2,542 or €794 to €2,381), depending on the lot size, location, and whether any special clearances (such as environmental or agricultural conversion) are required.
These permit and study costs typically represent 3% to 10% of the land purchase price in Panay Island for a mid-range lot, with the percentage being higher for cheaper rural lots (where the land price is low but permits cost similar amounts) and lower for expensive urban lots.
The specific permits and studies mandatory before construction can begin in Panay Island include a Building Permit from the municipal or city engineering office, a Locational Clearance or Zoning Certificate, an Electrical Permit, a Sanitary/Plumbing Permit, and in some cases a Fire Safety Evaluation Clearance and Environmental Compliance Certificate.
The permit and study process in Panay Island typically takes 2 to 4 months for a straightforward residential construction project, though this can extend to 6 months or longer if the land requires agricultural conversion, is located in a special zone, or if there are issues with the submitted architectural plans.
Get to know the market before buying a property in Panay Island
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
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's Authoritative | How We Used It |
|---|---|---|
| Bureau of Internal Revenue (BIR) Zonal Values | Official Philippine tax authority portal for government-set property floor values. | We used it to explain the official floor values that BIR uses for taxes. We also used it to show why buyers should always check zonal values before negotiating. |
| Lamudi Philippines | One of the largest Philippine property portals with extensive listing data. | We sampled current asking prices across Iloilo, Aklan, and Capiz. We used it to triangulate market prices against government valuations. |
| Colliers Philippines Research | Major global property consultancy with established research processes. | We used their reports to support the idea that demand outside Metro Manila is structurally strong. We referenced their data as a sanity-check on growth trends. |
| OnePropertee | Large Philippine portal with wide mix of lot sizes and visible price-per-sqm data. | We used it to cross-check price bands in developing areas. We also used it to illustrate Capiz and Aklan pricing with actual listings. |
| PPP Center Philippines | Official government portal for public-private partnership project advisories. | We used it to explain why land near Malay/Caticlan carries an infrastructure premium. We referenced the Boracay Bridge Project advisory for price impact analysis. |
| Iloilo Provincial Government | Official provincial government source for infrastructure project updates. | We used their PGN bridges and ICAEx project updates to show infrastructure projects are real. We referenced their posts to explain corridor repricing potential. |
| Lawphil (Local Government Code) | Widely used legal reference that is easy to search and cross-check. | We used it to anchor why fees and practices vary across Iloilo, Aklan, Capiz, and Antique. We referenced it for definitions and transfer tax frameworks. |
| Dot Property Philippines | Established property portal with many listings and broker-supplied details. | We used it as an independent check on Malay/Boracay and Iloilo City asking prices. We avoided overfitting to a single portal's inventory. |
| X-Rates Currency Data | Provides transparent monthly-average exchange rate tables that are easy to verify. | We used it to translate PHP land prices into rough USD and EUR equivalents. We kept conversions consistent across the article. |
| Inquirer Business | National newspaper business section that cites industry reports and metrics. | We used it to support the narrative that Iloilo's property market has been active for years. We referenced it to justify why Iloilo City land behaves differently than rural Panay. |
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.
Related blog posts