What properties can you buy in Panay Islandwith $100k, $300k, $500k and more? (January 2026)

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

What can I realistically buy with $100k in Panay Island right now?

Are there any decent properties for $100k in Panay Island, or is it all scams?

Yes, there are decent properties available for $100,000 (around 5.9 million pesos at current exchange rates) in Panay Island, and they are mostly small condos in Iloilo City or properties in less touristy parts of the island like Capiz or Antique.

The neighborhoods in Panay Island that give the best value for a $100,000 budget include Jaro and Arevalo in Iloilo City, as well as nearby towns like Pavia, Leganes, and Oton, which are growing suburbs with new residential developments and lower prices than the Mandurriao business district core.

At this budget, buying in the most popular areas like Mandurriao's Iloilo Business Park or anywhere on Boracay is very difficult because these prime locations typically start well above the 6 million peso mark for even the smallest units.

To avoid scams, always verify that any condo or subdivision project has a DHSUD License to Sell, and for resale properties, confirm title authenticity at the Registry of Deeds before transferring any money.

What property types can I afford for $100k in Panay Island (studio, land, old house)?

For $100,000 (5.9 million pesos) in Panay Island in 2026, foreigners can realistically afford a studio or small one-bedroom condo in Iloilo City, as direct land ownership is not legally available to non-Filipinos under the Philippine Constitution.

Condition-wise, at this price point in Iloilo City, you should expect either a brand-new unit in a less central location or an older resale unit in a more established building that may need some updating like fresh paint, new aircon, or minor repairs.

Condos tend to offer the best long-term value for foreigners at the $100,000 level in Panay Island because they provide clear legal ownership through a Condominium Certificate of Title, easier resale to both locals and foreigners, and the growing demand from BPO workers and young professionals in Iloilo City.

What's a realistic budget to get a comfortable property in Panay Island as of 2026?

As of early 2026, the realistic minimum budget to get a comfortable property in Panay Island for foreigners is around $200,000 (approximately 11.8 million pesos or 185,000 euros), which opens up access to good one-bedroom condos in Iloilo City's desirable districts.

Most foreign buyers aiming for a comfortable standard in Panay Island typically need between $200,000 and $300,000 (11.8 to 17.7 million pesos, or 185,000 to 280,000 euros) to secure a well-located, move-in-ready unit with modern amenities.

In Panay Island, "comfortable" generally means a condo of 30 to 50 square meters in a building with a pool, gym, and 24-hour security, located within reasonable distance of malls, hospitals, and business centers in Iloilo City.

This budget can vary significantly depending on the neighborhood, with Mandurriao and the Iloilo Business Park area commanding premium prices, while Jaro, Pavia, and Oton offer similar comfort at 20 to 30 percent lower costs.

What can I get with a $200k budget in Panay Island as of 2026?

What "normal" homes become available at $200k in Panay Island as of 2026?

As of early 2026, a $200,000 budget (around 11.8 million pesos) in Panay Island unlocks access to good one-bedroom condos in Iloilo City's prime Mandurriao district, including units in developments near the Iloilo Business Park and Atria Park District, or smaller two-bedroom units in slightly less central locations.

At this budget in Panay Island, you can typically expect a condo unit ranging from 30 to 50 square meters (320 to 540 square feet), which is considered a comfortable size for singles or couples in the Philippine market.

By the way, we have much more granular data about housing prices in our property pack about Panay Island.

What places are the smartest $200k buys in Panay Island as of 2026?

As of early 2026, the smartest neighborhoods to buy at the $200,000 level in Panay Island are Mandurriao in Iloilo City (especially areas near the Iloilo Business Park) and Jaro, which offers better price-per-square-meter while still being close to major universities and hospitals.

These areas are smarter buys because Mandurriao is the island's most liquid residential market with strong rental demand from BPO professionals, while Jaro benefits from steady local demand driven by educational institutions like UP Visayas and West Visayas State University.

The main growth factor driving value in these areas is infrastructure development, including the upcoming Panay-Guimaras-Negros Bridge and expansions at Iloilo International Airport, which are expected to improve connectivity and attract more businesses and residents to Iloilo City.

What can I buy with $300k in Panay Island in 2026?

What quality upgrade do I get at $300k in Panay Island in 2026?

As of early 2026, moving from a $200,000 to a $300,000 budget (17.7 million pesos) in Panay Island typically upgrades you from a one-bedroom to a spacious two-bedroom condo in Iloilo City's prime Mandurriao district, or gives you a better location, higher floor, and superior views within the same building.

Yes, $300,000 can definitely buy a property in a newer building in Panay Island right now, particularly in Iloilo City where developers like Megaworld, Ayala Land, and Vista Land have been delivering new residential towers in the past few years.

At this budget, you typically get access to better finishes like granite countertops, higher-quality fixtures, fully fitted kitchens, and units in buildings with more comprehensive amenities like function rooms, landscaped gardens, and co-working spaces.

Can $300k buy a 2-bedroom in Panay Island in 2026 in good areas?

As of early 2026, the likelihood of finding a two-bedroom property for $300,000 (17.7 million pesos) in good areas of Panay Island is high, especially in Iloilo City's Mandurriao district and the broader Iloilo Business Park ecosystem.

Specific good areas in Panay Island where you can find two-bedroom condos at this budget include Mandurriao (near SM City Iloilo and the IBP), Jaro (close to universities), and some inventory is also appearing in the fringe areas of Pavia and Oton as these towns develop rapidly.

A $300,000 two-bedroom condo in Panay Island typically offers 50 to 70 square meters (540 to 750 square feet), which is a comfortable size for a small family or for generating strong rental income from long-term tenants.

Which places become "accessible" at $300k in Panay Island as of 2026?

At the $300,000 price point in Panay Island, buyers gain access to higher-quality inventory in Iloilo City's Mandurriao core (the Iloilo Business Park and Atria vicinity), as well as entry-level units in Boracay's Yapak and Newcoast developments in Aklan.

These newly accessible areas are more desirable because Mandurriao offers the strongest rental demand and resale liquidity on the island due to its concentration of offices, malls, and services, while Boracay provides tourism-linked rental income potential that cheaper areas simply cannot match.

In these newly accessible areas, buyers can typically expect a well-finished one to two-bedroom condo with full amenities in Iloilo, or a compact studio to one-bedroom resort-style unit in Boracay that can be rented to tourists during peak seasons.

What does a $500k budget unlock in Panay Island in 2026?

What's the typical size and location for $500k in Panay Island in 2026?

As of early 2026, a $500,000 budget (around 29.5 million pesos) in Panay Island typically buys you a large two to three-bedroom condo of 80 to 120 square meters (860 to 1,290 square feet) in Iloilo City's most prime Mandurriao locations, or a premium resort-style unit in Boracay's Newcoast or Yapak areas.

At this budget, foreigners cannot directly buy a traditional family home with a yard because land ownership is restricted, but you can purchase ground-floor condo units with garden terraces or balcony units with generous outdoor space that offer a similar feel.

A $500,000 property in Panay Island typically features two to three bedrooms and two bathrooms, often with a separate maid's room or storage area, which is the standard configuration for family-sized condos in premium Philippine developments.

Finally, please note that we cover all the housing price data in Panay Island here.

Which "premium" neighborhoods open up at $500k in Panay Island in 2026?

The premium neighborhoods that open up at $500,000 in Panay Island include the heart of Mandurriao in Iloilo City (particularly the Iloilo Business Park and Atria Park District), as well as Yapak and Boracay Newcoast in Aklan, which are the island's most exclusive resort-residential enclaves.

These neighborhoods are considered premium in Panay Island because Mandurriao hosts the region's top commercial developments, international restaurants, and corporate offices, while Boracay's Yapak offers private beach coves, an 18-hole championship golf course, and proximity to world-famous White Beach.

In these premium neighborhoods, $500,000 can realistically buy a spacious two to three-bedroom condo with premium finishes in Iloilo, or a well-appointed one to two-bedroom resort unit in Boracay with ocean views and access to five-star hotel amenities.

What counts as "luxury" in Panay Island in 2026?

At what amount does "luxury" start in Panay Island right now?

In Panay Island, luxury real estate generally starts at around 20 million pesos ($340,000 or approximately 315,000 euros), which is the threshold where properties consistently offer prime locations, large floor areas, high-end finishes, and resort-style amenities.

The entry point to luxury in Panay Island is defined by features like units in the best towers of the Iloilo Business Park with unobstructed views, premium imported fixtures and appliances, smart home technology, and exclusive access to facilities like infinity pools, private lounges, and concierge services.

Compared to Manila where luxury starts above 30 million pesos, Panay Island's luxury threshold is more accessible, making it attractive for foreign buyers who want high-end living without the congestion and higher prices of the capital.

Mid-tier luxury in Panay Island typically ranges from 25 to 40 million pesos ($425,000 to $680,000 or 395,000 to 630,000 euros), while top-tier luxury properties, especially beachfront or penthouse units in Boracay, can exceed 60 million pesos ($1 million or 930,000 euros).

Which areas are truly high-end in Panay Island right now?

The truly high-end areas in Panay Island right now are Mandurriao's Iloilo Business Park and Atria Park District in Iloilo City, plus Yapak and Boracay Newcoast on Boracay Island, which together represent the island's most exclusive residential addresses.

These areas are considered truly high-end because Iloilo Business Park hosts the headquarters of major corporations and the region's best retail and dining options, while Boracay Newcoast offers a 150-hectare master-planned township with private beach access, a golf course, and internationally branded hotels.

The typical buyer profile for these high-end areas includes successful overseas Filipino workers returning to invest in their home region, foreign retirees seeking beachfront lifestyle properties, wealthy Ilonggo business families upgrading their residences, and international investors looking for tourism-linked rental income in Boracay.

How much does it really cost to buy, beyond the price, in Panay Island in 2026?

What are the total closing costs in Panay Island in 2026 as a percentage?

As of early 2026, the total closing costs for buying property in Panay Island typically range from 3% to 5.5% of the purchase price for the buyer, assuming the seller pays the Capital Gains Tax as is customary in standard transactions.

The realistic low-to-high percentage range that covers most standard condo purchases in Panay Island is 3% to 6%, with the higher end applying when buyers agree to shoulder some seller costs in exchange for a price discount.

The specific fee categories that make up this total include Documentary Stamp Tax at 1.5% (the largest buyer cost), Local Transfer Tax at 0.5% to 0.75% depending on the municipality, registration fees at the Registry of Deeds, and notarial fees for document processing.

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Panay Island.

How much are notary, registration, and legal fees in Panay Island in 2026?

As of early 2026, the combined notary, registration, and legal fees in Panay Island typically cost between 50,000 and 150,000 pesos ($850 to $2,550 or 790 to 2,360 euros) for a standard condo transaction, depending on the property value and complexity.

These fees typically represent 1% to 2% of the property price in Panay Island, with lower-priced properties paying a higher percentage and higher-priced properties benefiting from some economies of scale on fixed costs.

Of the three fee types, notarial fees are usually the most expensive in Panay Island, often calculated at around 1% of the property value, while registration fees follow a tiered schedule and legal review (if you hire a lawyer) is typically a fixed fee based on the complexity of the documents.

What annual property taxes should I expect in Panay Island in 2026?

As of early 2026, the annual property tax for a typical condo in Panay Island ranges from 5,000 to 30,000 pesos ($85 to $510 or 80 to 470 euros) per year, depending on the property's assessed value and exact location.

Annual property taxes in Panay Island represent about 1% to 2% of the assessed value (not market value), with cities like Iloilo City charging up to 2% while provincial areas like Capiz and Antique apply the lower 1% rate.

Property taxes vary significantly within Panay Island, with a condo in Iloilo City's Mandurriao district potentially paying double the rate of a similar-value property in a provincial municipality, so it is important to check the specific local government unit where you plan to buy.

Yes, there are exemptions and reductions available, including early payment discounts of up to 20% if you pay the full year's tax before January 31, and Iloilo City has implemented a 40% RPT discount program that has been extended through 2028 for qualified property owners.

Is mortgage a viable option for foreigners in Panay Island right now?

Obtaining a mortgage as a foreigner in Panay Island is possible but challenging, as Philippine banks typically require more documentation, stronger proof of income, larger down payments, and sometimes residency status or visa stability before approving loans to non-Filipinos.

The typical loan-to-value ratios available to foreign buyers in Panay Island range from 50% to 70% (compared to up to 80% for Filipino citizens), with interest rates currently hovering between 7% and 10% annually for peso-denominated loans.

Foreign buyers typically need to provide a valid passport, Philippine Tax Identification Number (TIN), proof of stable foreign income or employment, bank statements from the past six to twelve months, and sometimes a Special Resident Retiree's Visa (SRRV) or other long-term visa documentation to qualify for a mortgage in Panay Island.

In practice, many foreign buyers treat mortgages as optional and prefer to pay cash or use developer financing (which is more flexible for pre-selling condos), since the documentation hurdles and higher rates often make bank financing less attractive than simply saving up the full purchase amount.

What should I predict for resale and growth in Panay Island in 2026?

What property types resell fastest in Panay Island in 2026?

As of early 2026, the property types that resell fastest in Panay Island are one to two-bedroom condos in Iloilo City's Mandurriao district (especially near the Iloilo Business Park and Atria), because this is where buyer pools are deepest due to strong demand from BPO professionals, local families, and investors.

The typical time on market to sell a property in Panay Island ranges from 3 to 8 months for mid-market Iloilo City condos, 8 to 15 months for higher-end units, and 6 to 18 months for Boracay resort condos depending on seasonality and whether the property has proven rental income.

What makes certain properties sell faster in Panay Island specifically is proximity to the Iloilo Business Park's job centers and SM City Iloilo, because these locations attract the steady stream of young professionals who form the backbone of residential demand on the island.

The slowest-selling property types in Panay Island tend to be ultra-high-end Boracay units priced above 30 million pesos (because the buyer pool is limited to wealthy Filipinos and serious foreign investors), as well as condos in less accessible parts of Capiz and Antique where secondary market demand is thin.

If you're interested, we cover all the best exit strategies in our real estate pack about Panay 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 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.