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Alabang has become one of Metro Manila's most sought-after residential areas, known for its premium gated communities and modern developments.
Property prices in this southern Metro Manila district reflect its reputation as an upscale lifestyle destination, but many potential buyers wonder if the costs have reached unsustainable levels compared to other prime locations.
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As of September 2025, Alabang condo prices range from PHP 130,000 to PHP 180,000 per square meter, while premium house and lot properties in areas like Ayala Alabang cost PHP 100,000 to PHP 200,000 per square meter.
Alabang property prices position between expensive Makati/BGC rates and more affordable Parañaque levels, offering relatively good value for Metro Manila's premium residential market.
| Property Type | Price Range per Sqm | Typical Unit Cost | Monthly HOA Fees | Rental Yield | Resale Timeline | Market Position |
|---|---|---|---|---|---|---|
| Alabang Condos | PHP 130,000-180,000 | PHP 7.8M-14.7M (2BR) | PHP 80-150/sqm | 4-5% | 6-15 months | Mid-premium |
| Ayala Alabang Houses | PHP 100,000-200,000 | PHP 45M-200M+ (3BR) | PHP 3,000-10,000 | 2.5-3% | 6-15 months | Ultra-premium |
| Makati/BGC Condos | PHP 200,000-270,000 | PHP 12M-25M+ (2BR) | PHP 120-200/sqm | 4-5% | 4-12 months | Premium CBD |
| Parañaque Condos | PHP 80,000-130,000 | PHP 4M-8M (2BR) | PHP 60-100/sqm | 4.5-6% | 8-18 months | Mid-tier |
| Pre-selling Alabang | PHP 110,000-140,000 | PHP 7M-10M (2BR) | TBD upon completion | Projected 4-5% | Upon completion | Discounted entry |
| Ready-for-Occupancy | PHP 130,000-180,000 | PHP 9M-13M (2BR) | PHP 80-150/sqm | Immediate 4-5% | 6-15 months | Move-in ready |
What is the current average price per square meter for condos and houses in Alabang?
Alabang condo prices currently average PHP 130,000 to PHP 180,000 per square meter as of September 2025.
House and lot properties in premium areas like Ayala Alabang command significantly higher rates, ranging from PHP 100,000 to PHP 200,000 per square meter. The most exclusive lots in Ayala Alabang often reach the upper end of this range at PHP 200,000 per square meter.
These prices reflect Alabang's position as one of Metro Manila's most desirable residential areas, with premium developments and established infrastructure driving market values. The pricing structure varies significantly based on the specific subdivision, with gated communities like Ayala Alabang commanding premium rates compared to newer mixed-use developments.
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How do Alabang property prices compare to nearby areas like Makati, BGC, or Parañaque?
Alabang property prices position between the expensive central business districts and more affordable southern Metro Manila areas.
Makati and BGC condos command premium prices of PHP 200,000 to PHP 270,000 per square meter, making them 25% to 50% more expensive than comparable Alabang properties. These CBD locations justify higher prices through proximity to major offices and commercial centers.
Parañaque offers more affordable alternatives at PHP 80,000 to PHP 130,000 per square meter for condos, making Alabang approximately 15% to 30% more expensive than its southern neighbor. This price difference reflects Alabang's superior master-planned communities and established reputation.
The comparison shows Alabang offers a middle-ground option for buyers seeking premium amenities without paying CBD-level prices, while still commanding a premium over more accessible Metro Manila areas.
What is the average cost of a two-bedroom condo in Alabang right now?
Two-bedroom condos in Alabang currently cost between PHP 7.8 million and PHP 14.7 million as of September 2025.
A typical 70 square meter two-bedroom unit priced at the average PHP 130,000 per square meter would cost approximately PHP 9.1 million. Premium developments with superior amenities and locations can push prices toward the higher end of the range.
The price variation depends heavily on the developer, building amenities, and specific location within Alabang. Newer developments with modern facilities and strategic locations command higher prices, while older buildings or those farther from main commercial areas offer more affordable entry points.
These prices include basic finishing but may require additional costs for parking slots, which typically add PHP 1 million to PHP 2 million to the total investment.
What is the average cost of a three-bedroom house and lot in Alabang?
Three-bedroom house and lot properties in Alabang range from PHP 45 million to over PHP 200 million, with significant variation based on location and lot size.
In exclusive Ayala Alabang, a typical 250 square meter house on a 400 square meter lot can cost PHP 80 million just for the land value at PHP 200,000 per square meter, with the total property often exceeding PHP 120 million including the house structure.
More accessible areas within Alabang offer three-bedroom houses starting around PHP 45 million, while ultra-premium properties in the most exclusive subdivisions can reach PHP 200 million or more. The lot component typically represents 60% to 70% of the total property value in established areas.
These prices reflect the premium positioning of Alabang's gated communities, where land scarcity and exclusivity drive significant value appreciation over time.
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How have property prices in Alabang changed in the last five years?
Alabang property prices have experienced moderate growth from 2020 to 2025, with conservative estimates indicating 15% to 25% cumulative growth for prime land and 10% to 18% growth for condos.
The growth has been tempered by market softness and high vacancy rates, particularly in the condo segment where oversupply concerns have limited price appreciation. Prime land in established areas like Ayala Alabang has shown more resilience due to limited supply and sustained demand from high-net-worth individuals.
The COVID-19 pandemic initially slowed price growth in 2020-2021, but recovery began in 2022 as buyers sought larger living spaces in suburban areas like Alabang. However, the pace of appreciation has been more conservative compared to pre-pandemic levels.
Market observers note that while prices have grown, the rate of increase has been sustainable rather than speculative, suggesting a more stable foundation for future appreciation compared to some overheated segments of Metro Manila's property market.
What are the main drivers pushing property prices higher in Alabang today?
Infrastructure improvements serve as the primary driver of Alabang property price appreciation, particularly transportation connectivity projects.
The North-South Commuter Railway (NSCR) project and Skyway extensions significantly enhance accessibility to central business districts, reducing travel times and increasing the area's attractiveness to professionals working in Makati and BGC. These infrastructure investments create long-term value appreciation potential.
The Filinvest City master plan continues expanding commercial and residential opportunities, creating a self-contained ecosystem that reduces dependency on other areas for shopping, dining, and entertainment. This comprehensive development approach sustains demand from both residents and investors.
Limited land supply in established gated communities like Ayala Alabang creates natural scarcity that supports price appreciation. The exclusivity factor combined with excellent amenities and security features maintains premium positioning in the market.
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Are there still pre-selling projects in Alabang, and how much cheaper are they compared to ready-for-occupancy units?
Pre-selling condo projects in Alabang offer 10% to 20% discounts compared to ready-for-occupancy units as of September 2025.
Pre-selling units typically cost PHP 110,000 to PHP 140,000 per square meter, while ready-for-occupancy properties command PHP 130,000 to PHP 180,000 per square meter. This price difference provides opportunities for buyers willing to wait 2-3 years for completion.
The discount structure reflects developers' need for early cash flow and buyers' willingness to accept construction risk and delayed occupancy. However, buyers should carefully evaluate developer track records and financial stability before committing to pre-selling purchases.
Several major developers including Ayala Land, Filinvest, and DMCI continue offering pre-selling opportunities in Alabang, though inventory has become more limited as available land parcels decrease in prime locations.
What are the current rental yields in Alabang for both condos and houses?
Alabang condo rental yields currently average 4% to 5% gross annual returns, while house rental yields typically range from 2.5% to 3%.
High-end condo units sometimes achieve lower yields due to elevated purchase prices, but they often attract stable, long-term tenants willing to pay premium rents for quality amenities and locations. The rental market remains active due to Alabang's popularity among expatriates and high-income Filipino families.
House rental yields appear lower in percentage terms but often provide more stable cash flows with longer lease terms. Corporate housing arrangements and expatriate families frequently seek house rentals in gated communities, providing reliable tenant bases.
These yields compare favorably to other premium Metro Manila areas, where similar properties might achieve 3% to 4% yields, making Alabang relatively attractive for income-focused investors seeking stable returns.
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 long does it typically take to resell a property in Alabang, and at what profit margin?
Alabang properties typically take 6 to 15 months to resell, depending on market conditions and property type.
Profit margins for resales after holding periods of 5+ years in prime villages usually range from 5% to 15% after deducting transaction fees, taxes, and broker commissions. However, condos purchased at market peaks may resell closer to breakeven due to market softness and supply issues.
House and lot properties in established areas like Ayala Alabang generally achieve better resale performance than condos, benefiting from land scarcity and sustained demand from high-net-worth buyers. The resale market for premium houses remains more active than the broader condo market.
Market timing significantly impacts resale success, with properties purchased during market lows typically achieving better profit margins when sold during favorable market conditions. Current market conditions suggest patience may be required for optimal resale timing.
What are the average homeowners' association fees and monthly costs for condos and gated communities in Alabang?
Condo homeowners' association fees in Alabang range from PHP 80 to PHP 150 per square meter per month.
A typical 70 square meter two-bedroom unit would incur monthly HOA fees between PHP 5,600 and PHP 10,500. These fees cover building maintenance, security, amenities, and common area upkeep, with luxury developments commanding higher rates for premium services.
Gated village dues in areas like Ayala Alabang typically range from PHP 3,000 to PHP 10,000 per month, with Ayala Alabang positioning at the higher end due to extensive amenities, security services, and infrastructure maintenance. These fees provide access to golf courses, parks, and 24/7 security services.
Additional costs may include parking fees, utility deposits, and special assessments for major repairs or improvements, which property buyers should factor into their total ownership cost calculations.
What infrastructure projects, like new roads or train lines, are expected to affect property values in Alabang soon?
The North-South Commuter Railway (NSCR) represents the most significant infrastructure project impacting Alabang property values, with completion expected to dramatically reduce travel times to central Manila.
Skyway extensions continue expanding, providing faster connectivity to major business districts and reducing traffic congestion that has historically limited Alabang's accessibility. These road improvements make the area more attractive to professionals working in distant offices.
Local road network upgrades within Alabang itself improve internal circulation and reduce bottlenecks that previously affected resident quality of life. The comprehensive infrastructure development supports the area's positioning as a self-contained suburban center.
Metro Manila's broader infrastructure improvements, including airport connectivity enhancements, benefit Alabang residents through improved access to international travel, supporting the area's appeal to expatriate communities and internationally-oriented Filipino families.
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What do local real estate experts and recent buyers say about whether Alabang property is overpriced or fairly valued?
Local real estate experts generally view Alabang properties as expensive but not as inflated as Makati or BGC, positioning the market as relatively fairly valued for Metro Manila's premium residential sector.
The consensus among industry professionals suggests that demand for low-density, lifestyle-focused environments keeps Alabang values strong, particularly in established gated communities where land scarcity supports pricing. However, elevated vacancy rates in some condo developments signal caution is warranted.
Recent buyers express mixed sentiment, with house purchasers in established areas feeling confident about long-term value appreciation, while condo buyers show more concern about potential oversupply affecting future resale prospects. Many cite lifestyle benefits as justifying premium pricing.
Market observers note that while current prices reflect strong fundamentals, buyers should carefully evaluate specific properties and locations within Alabang, as some segments may face pressure from broader Metro Manila oversupply issues affecting the condominium market.
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.
Alabang represents a compelling middle-ground option in Metro Manila's property market, offering premium lifestyle amenities without CBD-level pricing.
While current prices reflect strong fundamentals and infrastructure improvements, buyers should carefully evaluate specific properties and market segments to ensure optimal investment decisions.
Sources
- Housing Interactive Philippines - Market Analysis Alabang
- BambooRoutes - Average Condo Price Manila
- OnePropertee - Condo for Sale Alabang
- Dot Property Philippines - 2 Bedroom Condos
- House for Sale in Alabang - Ayala Properties
- OnePropertee - Pre-selling Condo Alabang
- Preselling Philippines - Alabang Pre-selling
- BambooRoutes - Manila Property Market