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
Airport-adjacent properties in the Philippines offer attractive investment opportunities with annual price growth of 4-11% and rental yields reaching 6-8%.
Properties near major airports like NAIA, Clark, and Cebu benefit from infrastructure developments and strong demand from overseas Filipino workers and expats, though noise levels and traffic congestion remain key considerations for buyers.
If you want to go deeper, you can check our pack of documents related to the real estate market in the Philippines, based on reliable facts and data, not opinions or rumors.
Properties within 5-20 km of major Philippine airports show consistent 4-11% annual price appreciation, with rental yields of 6-8% outperforming many central business districts.
Infrastructure projects like Metro Manila Subway and North-South Commuter Railway are driving future value growth, though noise levels of 60-80 dB indoors may impact livability in some locations.
Airport Zone | Price per sqm (5-10km) | Annual Growth Rate | Rental Yield |
---|---|---|---|
NAIA (Metro Manila) | ₱80,000 - ₱150,000 | 4-8% | 6-8% |
Clark International | ₱17,000 - ₱35,000 | 6-11% | 6-8% |
Mactan-Cebu International | ₱90,000 - ₱200,000 | 5-9% | 6-8% |
Central Business Districts | ₱200,000+ | 3-6% | 4-6% |

How much do property prices increase annually near major Philippine airports?
Property prices near NAIA, Clark, and Cebu airports show annual growth rates of 4-11%, with the highest appreciation occurring in areas with active infrastructure development.
Clark International Airport vicinity leads price growth with 6-11% annual increases, driven by the New Clark City project and upcoming North-South Commuter Railway connections. Properties within 5-10 km of Clark have seen double-digit growth in high-demand zones during peak development years.
NAIA airport-adjacent areas in Metro Manila record more modest 4-8% annual price increases, reflecting the mature nature of the surrounding market. However, properties near planned Metro Manila Subway stations are experiencing accelerated appreciation above the regional average.
Mactan-Cebu International Airport surroundings show 5-9% yearly price growth, with premium developments near the airport achieving higher rates due to strong tourism and expat demand. The Cebu-Cordova Link Expressway has particularly boosted values for properties with improved connectivity.
These growth rates significantly outpace the national average property appreciation of 3-5%, making airport-adjacent locations attractive for capital gains-focused investors.
What are current property prices per square meter at different distances from airports?
Distance from Airport | NAIA (Metro Manila) | Clark International | Mactan-Cebu International |
---|---|---|---|
Within 5 km | ₱100,000 - ₱150,000 | ₱20,000 - ₱35,000 | ₱150,000 - ₱200,000 |
5-10 km range | ₱80,000 - ₱120,000 | ₱17,000 - ₱30,000 | ₱120,000 - ₱160,000 |
10-20 km range | ₱70,000 - ₱100,000 | ₱15,000 - ₱25,000 | ₱90,000 - ₱130,000 |
Beyond 20 km | ₱60,000 - ₱90,000 | ₱12,000 - ₱20,000 | ₱70,000 - ₱110,000 |
How do rental yields compare between airport areas and central business districts?
Airport-adjacent properties deliver superior rental yields of 6-8% compared to central business districts which average 4-6%.
The higher yields near airports result from lower acquisition costs combined with strong rental demand from overseas Filipino workers, airline staff, and business travelers. Properties within 10 km of Clark and Cebu airports consistently achieve 7-8% gross yields due to substantial cost advantages over Metro Manila.
Central business districts like Makati, BGC, and Cebu IT Park offer lower 4-6% yields despite premium rental rates because of significantly higher purchase prices exceeding ₱200,000 per square meter. The stable, long-term tenant base in CBDs provides predictable income but limited yield upside.
Airport properties benefit from diverse tenant segments including short-term corporate housing, OFW families, and tourism-related businesses, creating multiple income streams and reducing vacancy risk.
It's something we develop in our Philippines property pack.
What percentage of airport properties are bought by foreign versus local investors?
Filipino citizens and local buyers dominate airport-adjacent property purchases, accounting for 85-90% of transactions due to foreign ownership restrictions.
Foreign buyers, primarily overseas Filipino workers and expatriates, represent 10-15% of purchases in most airport-vicinity residential projects. This percentage reaches the higher end of the range in Cebu condominium developments due to stronger expat community presence and tourism demand.
Constitutional restrictions limiting foreign land ownership drive the low foreign participation rate, with most international buyers limited to condominium units where foreign ownership cannot exceed 40% of total project units. Many properties attractive to foreign investors reach this cap quickly, further limiting international buyer participation.
OFW purchases often involve Filipino citizens buying for family use or investment, technically counting as local transactions despite overseas funding sources.
The limited foreign participation creates opportunities for local investors to access properties with international appeal without competing directly against unlimited foreign capital.
Don't lose money on your property in the Philippines
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

How high are vacancy rates near airports compared to other areas?
Vacancy rates in airport-adjacent residential developments typically range from 8-12%, moderately higher than central business districts but offset by diverse tenant demand.
The higher vacancy rates reflect the transient nature of many tenants including airline crew, business travelers, and short-term corporate housing users who create natural turnover. However, this same transient demand supports premium short-term rental rates that can compensate for occasional vacancy periods.
Properties specifically targeting OFW families and long-term expat residents achieve lower 6-8% vacancy rates similar to CBD levels, particularly in developments with family-oriented amenities and school access.
Tourist-oriented areas near Cebu airport show seasonal vacancy fluctuations but maintain overall occupancy through diversified tenant mixes combining residential and short-term rental uses.
The airport employment ecosystem including airlines, logistics companies, and tourism businesses provides a stable tenant base that helps moderate vacancy despite higher turnover rates than traditional residential areas.
What noise levels should buyers expect near airport flight paths?
Properties near Philippine airports experience noise levels of 60-80 decibels indoors with windows closed and 70-100 decibels outdoors during flight operations.
Noise intensity increases significantly closer to runways and directly under approach paths, with properties within 2-3 km of active runways experiencing the highest impact. Modern developments with proper sound insulation can reduce indoor levels to 50-65 decibels, making them more livable.
Flight path noise affects property values differently across airports, with NAIA's dense urban surroundings creating more complaints than Clark's newer developments designed with noise considerations. Properties in high-noise zones may experience 10-15% lower resale values compared to similar units outside flight corridors.
Peak noise periods occur during morning and evening flight rushes, typically 6-9 AM and 6-10 PM, when aircraft frequency reaches maximum levels. International airports like NAIA operate 24/7, creating potential sleep disruption for sensitive residents.
Buyers should visit properties during different times of day to assess noise tolerance, particularly for upper-floor units with greater sound exposure than ground-level residences with natural barriers.
What infrastructure projects will impact airport area property values?
Major infrastructure developments around Philippine airports will significantly boost property values through improved connectivity and economic activity.
The Metro Manila Subway project includes stations near NAIA, expected to reduce travel times to central business districts and increase airport-area property appeal for commuters. This rail connection should drive 15-25% property value increases within 1 km of subway stations.
Clark's North-South Commuter Railway connecting to Manila represents the largest infrastructure impact, with completion expected to trigger substantial property appreciation as Clark becomes a viable alternative to Metro Manila living with superior airport access.
Cebu airport area benefits from the recently completed Cebu-Cordova Link Expressway and planned rail bypasses that will reduce traffic congestion and improve regional connectivity. These projects particularly benefit properties in previously traffic-constrained locations.
New Clark City development continues expanding with government offices, business districts, and residential zones that will create a comprehensive urban ecosystem around Clark International Airport, supporting sustained property demand growth.

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 accessible are daily essentials from airport residential areas?
Airport-adjacent residential areas increasingly offer comprehensive access to schools, hospitals, shopping centers, and public transportation through planned mixed-use developments.
Clark and Angeles City provide excellent accessibility with major shopping malls, international schools, and medical facilities within 10-15 minutes of airport-vicinity properties. The area's planned development includes integrated amenities designed to support residential communities.
Mactan-Cebu airport surroundings benefit from resort and tourism infrastructure that includes hospitals, shopping centers, and international schools serving both residents and visitors. The established tourism economy ensures high-quality services remain accessible.
NAIA area accessibility varies significantly by specific location, with some areas offering excellent urban amenities while others remain primarily industrial. Newer residential developments typically include or plan for integrated commercial facilities.
Public transportation access continues improving with airport express services, bus rapid transit expansion, and planned rail connections that will enhance daily commuting options for residents.
What are current and projected traffic conditions around major airports?
Traffic congestion around Philippine airports presents significant challenges during peak hours, with varying severity and improvement timelines across locations.
NAIA experiences the worst traffic conditions with severe gridlock during morning and evening peaks, often requiring 1-2 hours for trips that should take 20-30 minutes. Ongoing road construction and high passenger volumes compound congestion problems.
Clark International Airport maintains better traffic flow due to newer infrastructure and lower passenger volumes, though congestion increases during holiday periods and major events. The upcoming railway connections should further reduce road traffic pressure.
Mactan-Cebu airport benefits from recent expressway improvements that have reduced peak hour travel times by 20-30%. However, growth in both tourism and business travel continues increasing traffic loads on key access routes.
Future rail projects including Metro Manila Subway and North-South Commuter Railway are projected to reduce airport area traffic by providing alternative transportation options, with completion expected between 2026-2028.
It's something we develop in our Philippines property pack.
What zoning and development regulations apply near airports?
Airport-adjacent properties face strict zoning restrictions including height limits, land use controls, and aviation safety requirements that impact development potential.
Metro Manila NAIA area enforces maximum building heights of 30-45 meters within 5 kilometers of runways, with stricter limits closer to flight paths. Commercial and residential mixed-use development is permitted but must comply with noise buffer requirements.
Clark operates under Special Economic Zone regulations that promote mixed-use development while maintaining aviation safety standards. The freeport status provides certain tax advantages but requires compliance with both local and national regulatory frameworks.
Cebu airport vicinity follows standard local government zoning with special provisions for tourism and aviation-related businesses. Height restrictions apply but are generally less restrictive than Metro Manila due to airport design and surrounding topography.
All airport areas require compliance with Civil Aviation Authority Philippines regulations regarding obstacle limitations, lighting restrictions, and electromagnetic interference controls that can affect building design and construction costs.
How do insurance costs compare for airport-vicinity properties?
Insurance costs for airport-adjacent properties remain comparable to other urban areas, with minimal premium increases for perceived aviation risks.
Standard homeowner's and property insurance rates do not typically include significant surcharges for airport proximity, as actual aviation accident risks to residential property remain statistically insignificant. Most insurers focus on flood, fire, and earthquake risks rather than aircraft-related hazards.
Flood insurance costs vary by specific location rather than airport proximity, with NAIA and Clark areas investing in improved drainage systems that may actually reduce flood risk compared to older urban areas. Property-specific elevation and drainage matter more than airport distance.
Some properties directly under flight paths may face slightly higher premiums due to perceived noise-related value depreciation, but this represents market value adjustment rather than significant cost increases.
Business insurance for airport-area commercial properties may include aviation-specific coverage options, but residential properties typically rely on standard coverage without airport-related modifications.
What recent investment examples show airport area performance?
Recent profitable investments in Philippine airport-adjacent areas demonstrate strong returns for well-positioned properties, while poor location choices show the importance of specific site selection.
Successful Clark area investments include residential developments near planned railway stations that achieved 15-20% annual returns during 2023-2024 as infrastructure completion dates became firm. Properties with early access to New Clark City employment centers particularly outperformed.
Cebu airport vicinity condominiums targeting OFW and expat markets delivered 12-18% annual returns through combination of appreciation and rental income, especially properties with resort-style amenities and international school access.
NAIA area successes focused on mixed-use developments with integrated commercial and residential components that benefit from both passenger traffic and local community demand, achieving 10-15% returns in selected locations.
Unsuccessful investments typically involved older low-rise properties directly under flight paths with excessive noise exposure, or properties in areas bypassed by new infrastructure that experienced stagnant demand and extended holding periods exceeding 2-3 years for resale.
It's something we develop in our Philippines property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Airport-adjacent properties in the Philippines offer compelling investment opportunities with superior rental yields and infrastructure-driven growth potential.
Success depends on careful site selection considering noise levels, traffic access, and proximity to planned developments rather than simple airport distance.
Sources
- Average House Price Philippines
- Colliers Central Luzon Property Market Updates
- Philippines 5-Year Real Estate Forecast
- Cebu Real Estate Prices 2025 Market Update
- Philippines Real Estate 2025 Growth Dynamics
- Clark Airport Property Sales
- Condominium Investment ROI Assessment
- Cebu vs Manila Property Investment
- Philippine Real Estate Market Trends
- Average Property Price Philippines