How profitable are Airbnb rentals in the Philippines? (2026)

If you are thinking about running an Airbnb in the Philippines, this guide covers legality, earnings potential, and competition in 2026.

We break down current housing prices and give you realistic numbers on what you can actually earn.

We constantly update this blog post with fresh data so you always have the latest information.

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 the Philippines.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the Philippines. If you’d like to learn more about us, you can check our presentation page.

Can I legally run an Airbnb in the Philippines in 2026?

Is short-term renting allowed in the Philippines in 2026?

As of the first half of 2026, short-term renting through Airbnb is generally allowed in the Philippines, though regulated through building rules, local government permits, and tax requirements rather than a single national law.

The main legal framework comes from Local Government Units (LGUs) requiring permits such as a Mayor's permit and barangay clearance, combined with BIR tax registration.

The most important restriction hosts must comply with is their condominium or HOA rules, as many buildings in Metro Manila and Cebu ban short-term rentals or enforce 30-day minimum stays.

Beyond building rules, hosts typically need DTI business registration, LGU permits including sanitary and fire safety clearances, and in tourism-heavy areas like Boracay, DOT accreditation.

Penalties for operating without permits can include LGU fines, closure orders, and BIR tax penalties for unreported income.

For a more general view, you can read our article detailing what exactly foreigners can own and buy in The Philippines.

If you are an American, you might want to read our blog article detailing the property rights of US citizens in The Philippines.

Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in the Philippines as of 2026?

As of the first half of 2026, the Philippines does not have a nationwide maximum nights-per-year cap for short-term rentals, and minimum-stay rules are set by individual condo corporations or HOAs rather than government regulations.

These rules differ by property type, with condo buildings in Metro Manila and Cebu commonly enforcing 30-day minimum stays while standalone houses in leisure destinations typically have no restrictions.

Since there is no government-mandated cap, hosts do not need to track rental nights for any central authority, though they must report rental income to the BIR for tax purposes.

Do I have to live there, or can I Airbnb a secondary home in the Philippines right now?

The Philippines does not have a primary residence requirement for operating an Airbnb, meaning you do not need to live in the property to rent it out.

Owners of secondary homes can legally operate short-term rentals across the Philippines, with this being common in Metro Manila condos and leisure destinations like Boracay, El Nido, and Siargao.

There are no additional permits specifically for non-primary residence rentals, though all hosts need standard LGU permits, business registration, and tax compliance.

The main difference between renting a primary versus secondary residence is practical rather than regulatory, as secondary home hosts often face stricter building rules and may need property management support.

Can I run multiple Airbnbs under one name in the Philippines right now?

Yes, you can legally operate multiple Airbnb listings under one name in the Philippines, though this shifts your activity to running a small accommodation business with corresponding compliance requirements.

There is no maximum number of properties one person can list for short-term rental, though multi-property hosts attract more attention from tax authorities and LGUs.

Hosts with multiple listings typically need formal DTI or SEC business registration, separate LGU permits for each location, and clean BIR tax records since multi-unit activity is more visible.

Do I need a short-term rental license or a business registration to host in the Philippines as of 2026?

As of the first half of 2026, hosts in the Philippines should plan on obtaining business registration plus LGU permits, as the government treats short-term rental income as taxable business activity.

The typical process involves registering with DTI online (a few days), then obtaining a Mayor's permit and barangay clearance, which usually takes two to four weeks.

Documents typically required include DTI registration, proof of property ownership or lease, valid ID, barangay clearance, and sometimes fire safety and sanitary permits.

Costs range from 3,000 to 15,000 pesos for initial registration and annual renewal, with tourism-heavy areas charging higher fees.

Are there neighborhood bans or restricted zones for Airbnb in the Philippines as of 2026?

As of the first half of 2026, the Philippines does not have widespread neighborhood bans, but specific condo buildings and tourism-managed destinations like Boracay have significant restrictions.

The strictest restrictions exist in Boracay (Malay, Aklan), where the provincial government publishes lists of authorized DOT-accredited accommodations, and in high-rise condos across BGC, Makati, Rockwell, and Cebu IT Park where buildings prohibit short-term rentals.

Boracay's restrictions stem from the island's 2018 rehabilitation closure, while condo restrictions arise from noise complaints, security concerns, and wear-and-tear issues.

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.

How much can an Airbnb earn in the Philippines in 2026?

What's the average and median nightly price on Airbnb in the Philippines in 2026?

As of the first half of 2026, the average nightly price for Airbnb listings in the Philippines is approximately 2,650 to 3,250 pesos (45 to 55 USD or 42 to 51 EUR), while the median is 1,950 to 2,360 pesos (33 to 40 USD or 31 to 37 EUR).

The typical price range covering 80 percent of listings falls between 1,500 and 6,000 pesos (25 to 100 USD or 24 to 93 EUR), with urban condos at the lower end and beachfront properties higher.

The biggest factor impacting pricing is location type: El Nido commands around 5,900 pesos per night while Manila condos average 2,400 pesos, a 2.5 times difference.

By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in the Philippines.

How much do nightly prices vary by neighborhood in the Philippines in 2026?

As of the first half of 2026, nightly prices vary by 2 to 4 times between neighborhoods, with outer Caloocan averaging 1,500 to 2,800 pesos (25 to 47 USD or 24 to 44 EUR) while El Nido beachfront reaches 12,000+ pesos (200+ USD or 186+ EUR).

The three highest-priced neighborhoods are El Nido town at around 5,900 pesos (100 USD), Station 1 Boracay at 5,100 pesos (87 USD), and BGC at 3,800 to 6,500 pesos (65 to 110 USD).

The lowest-priced areas include outer Metro Manila districts like Caloocan and Valenzuela at 1,500 to 2,500 pesos (25 to 42 USD), though guests still book there for budget travel and airport proximity.

What's the typical occupancy rate in the Philippines in 2026?

As of the first half of 2026, the typical occupancy rate for Airbnb listings in the Philippines ranges from 40 to 50 percent nationwide.

The realistic range covering most listings is 35 to 55 percent, with Manila at 45 percent, Cebu City at 48 percent, Davao at 36 percent, and General Luna (Siargao) reaching 55 percent during peak seasons.

Philippine occupancy rates are competitive with Southeast Asian averages, though slightly lower than major hubs like Bangkok or Bali.

The biggest factor for above-average occupancy is listing quality and responsiveness, with fast-responding hosts who maintain reliable AC and wifi outperforming by 10 to 15 percentage points.

What's the average monthly revenue per listing in the Philippines in 2026?

As of the first half of 2026, the average monthly revenue per active Airbnb listing in the Philippines is 150,000 to 230,000 pesos (2,500 to 3,900 USD or 2,325 to 3,625 EUR), varying dramatically by property type.

The realistic range covering 80 percent of listings is 70,000 to 450,000 pesos (1,200 to 7,600 USD), with urban condos around 120,000 to 220,000 pesos and leisure homes at 200,000 to 700,000 pesos.

Top listings in premium destinations exceed 700,000 pesos monthly (11,900 USD), particularly El Nido beachfront villas averaging 11,830 USD. A well-positioned El Nido property at 5,900 pesos per night with 50 percent occupancy generates roughly 88,500 pesos in 15 booked nights.

Finally, note that we give here all the information you need to buy and rent out a property in the Philippines.

What's the typical low-season vs high-season monthly revenue in the Philippines in 2026?

As of the first half of 2026, high season revenue in the Philippines runs 1.4 to 2.2 times higher than low season, with urban markets seeing 1.2 to 1.5 times swings and leisure destinations like Boracay experiencing 1.6 to 2.2 times fluctuations.

Low season runs June through September (typhoon season), while high season peaks December through May, with strongest demand during Christmas, New Year, Holy Week, and summer months.

What's a realistic Airbnb monthly expense range in the Philippines in 2026?

As of the first half of 2026, monthly operating expenses for Philippine Airbnbs range from 35,000 to 90,000 pesos (590 to 1,525 USD) for urban condos and 90,000 to 300,000 pesos (1,525 to 5,085 USD) for leisure homes.

The largest expense category is cleaning and turnover costs combined with electricity, as AC usage can drive utilities to 8,000 to 15,000 pesos monthly.

Hosts should expect expenses to consume 25 to 45 percent of gross revenue when self-managing, rising to 40 to 60 percent with professional management (15 to 25 percent fees).

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the Philippines.

What's realistic monthly net profit and profit per available night for Airbnb in the Philippines in 2026?

As of the first half of 2026, realistic monthly net profit for Philippine Airbnbs ranges from 14,000 to 52,000 pesos (240 to 880 USD) for urban condos and 33,000 to 400,000 pesos (560 to 6,780 USD) for leisure properties, with profit per available night at 600 to 2,400 pesos (10 to 41 USD).

The realistic net profit range covering most listings is 15,000 to 200,000 pesos (255 to 3,390 USD), reflecting differences between budget studios and premium villas.

Hosts typically achieve net margins of 20 to 40 percent of gross revenue after operating expenses but before mortgage payments.

The break-even occupancy rate for a typical Philippine Airbnb is 25 to 35 percent, meaning hosts need 8 to 11 booked nights monthly to cover operating costs.

In our property pack covering the real estate market in the Philippines, we explain the best strategies to improve your cashflows.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Philippines versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.

How competitive is Airbnb in the Philippines as of 2026?

How many active Airbnb listings are in the Philippines as of 2026?

As of the first half of 2026, the Philippines has an estimated 120,000 to 180,000 active short-term rental listings nationwide, with Manila alone accounting for nearly 49,000 and Cebu City adding 8,300.

This represents continued growth as Philippine tourism expanded, with PSA reporting tourism at 8.9 percent of GDP in 2024, and steady increases in both domestic and international traveler demand.

Which neighborhoods are most saturated in the Philippines as of 2026?

As of the first half of 2026, the most saturated neighborhoods are BGC (Taguig), Makati CBD including Poblacion and Rockwell, MOA area in Pasay, IT Park and Cebu Business Park in Cebu City, and Boracay's Station 1 through 3 corridor.

These neighborhoods became saturated because they combine easy-to-replicate condo inventory with consistent demand from business districts, malls, and beaches, creating competition among nearly identical one-bedroom units.

Relatively undersaturated neighborhoods include Alabang in Muntinlupa, suburban Quezon City near universities, emerging Cebu areas outside IT Park, and inland Siargao zones where budget travelers seek alternatives.

What local events spike demand in the Philippines in 2026?

As of the first half of 2026, main events spiking Airbnb demand include Sinulog Festival in Cebu (January), major concerts at MOA Arena and Araneta, Holy Week and Christmas periods, and summer vacation months (March through May).

During peak events, hosts typically see 30 to 80 percent booking increases and can raise rates 50 to 100 percent above normal, with prime locations selling out weeks in advance.

Hosts should adjust pricing 4 to 8 weeks before major events, using dynamic pricing tools to capture demand without setting prices too early.

What occupancy differences exist between top and average hosts in the Philippines in 2026?

As of the first half of 2026, top-performing hosts in the Philippines achieve 55 to 65 percent occupancy, running 10 to 20 percentage points higher than market averages.

Average hosts see 40 to 50 percent occupancy, meaning top performers book an additional 3 to 6 nights monthly on identical properties.

New hosts typically take 3 to 6 months to reach top-performer levels, with competitive initial pricing and rapid response shortening the learning curve.

We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in the Philippines.

Which price points are most crowded, and where's the "white space" for new hosts in the Philippines right now?

The most crowded price range in the Philippines is 1,800 to 3,500 pesos (30 to 60 USD), dominated by generic one-bedroom condos in Metro Manila and Cebu with minimal differentiation.

White space exists at 4,500 to 7,000 pesos (76 to 119 USD) for differentiated family units, workcation spaces, and experience-forward properties justifying premium pricing.

Successful characteristics for underserved segments include genuine family amenities (cribs, baby-proofing), dedicated work setups with speed-test screenshots, and in leisure markets, experience-ready features like surfboard storage and tour assistance.

What property works best for Airbnb demand in the Philippines right now?

What bedroom count gets the most bookings in the Philippines as of 2026?

As of the first half of 2026, studios and one-bedroom units get the most bookings by volume in the Philippines, matching solo travelers, couples, and business trips while dominating condo inventory.

Booking breakdown by bedroom: one-bedrooms capture 45 to 50 percent, studios 20 to 25 percent, two-bedrooms 18 to 22 percent, and three-plus bedrooms 8 to 12 percent.

One-bedrooms perform best because Metro Manila's condo stock is heavily weighted toward this configuration, and pricing matches budget and mid-range travelers.

What property type performs best in the Philippines in 2026?

As of the first half of 2026, condominiums perform best for occupancy in urban markets like Manila and Cebu, while villas and beach houses generate highest revenue in leisure destinations like Boracay, El Nido, and Siargao.

Occupancy by type: condos average 40 to 50 percent in cities, townhouses 35 to 45 percent, and villas vary 30 to 55 percent depending on season.

Condos outperform in cities due to accessible pricing and prime locations with amenities, while villas excel in leisure markets by offering the privacy and experience beach travelers seek.

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 the Philippines, 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
BSP Residential Property Price Index	The BSP is the Philippines' central bank publishing official housing price indices.	We used this to ground 2026 market context for residential prices. We sanity-checked rent assumptions against actual housing costs.
BSP Exchange Rate Statistics	Official foreign exchange reference from the Philippine central bank.	We used this to convert USD metrics into pesos at 59 pesos per dollar. We anchored conversions around early January 2026.
BSP Daily Reference Exchange Rate Bulletin	The BSP's daily reference rate bulletin used by businesses and government.	We used this to avoid hand-wavy currency assumptions. We cross-referenced USD to PHP conversions throughout.
DTI Business Name Registration System	Official government business registration portal for sole proprietors.	We used this to explain compliance pathways for hosts. We supported claims about DTI registration being standard.
BIR Revenue Memorandum Circular 11-2024	Official BIR issuance affecting rental income tax treatment.	We used this to ground tax compliance framing. We reinforced that STR income requires proper documentation.
Airbnb Responsible Hosting in the Philippines	Airbnb's compliance guidance aggregating host obligations across localities.	We used this to summarize typical permit requirements. We highlighted LGU-specific variations.
Airbnb Philippines Host Tax Guide 2025	Structured tax compliance guide aligned with BIR requirements.	We used this to outline tax compliance workflows. We cross-checked against BIR documents.
DOT Accreditation Portal	Official DOT entry point for tourism enterprise accreditation.	We used this to explain DOT accreditation requirements. We supported accreditation as formal status.
Province of Aklan Authorized Accommodations	Provincial government listing DOT-accredited Boracay accommodations.	We used this as evidence of Boracay's stricter requirements. We justified zone-specific restrictions as real risk.
PSA Tourism Data via PNA	State media directly citing PSA Tourism Satellite Account results.	We used this to show tourism at 8.9 percent of GDP. We supported macro demand tailwind claims.
AirDNA Manila STR Overview	Widely used STR data provider with published methodology.	We used this as baseline for pricing, occupancy, and revenue. We understood typical condo-heavy urban inventory.
AirDNA Cebu City STR Overview	Consistent dataset and methodology across markets.	We used this as second urban market for comparison. We avoided Manila-centric conclusions.
AirDNA Baguio STR Overview	Comparable metrics for domestic weekend destination.	We used this to quantify cool-climate tourism. We modeled seasonality differences versus beach markets.
AirDNA Malay (Boracay) STR Overview	Clearest proxy for Boracay STR economics in consistent data system.	We used this to model higher ADR leisure dynamics. We highlighted tighter regulation impacts.
AirDNA El Nido STR Overview	Comparable metrics for premium remote leisure market.	We used this to show high ADR with moderate occupancy. We positioned as premium beach counterpoint.
AirDNA General Luna (Siargao) STR Overview	Solid lens on fast-growing surf destination's STR profile.	We used this to capture rising lifestyle destination patterns. We discussed surf-town amenity importance.
AirDNA Help Center Data Methodology	Documents definitions for ADR, occupancy, revenue and update logic.	We used this for clear metric definitions. We explained methodology when citing AirDNA numbers.
Airbnb and Oxford Economics Impact Report	Oxford Economics is major research consultancy with transparent scope.	We used this to show Airbnb demand is economically meaningful. We contextualized regulator attention to STRs.

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.