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
The Philippines has become one of Southeast Asia's most popular destinations for expats in 2026, offering a mix of affordability, English-speaking culture, and tropical lifestyle that few other countries can match.
Whether you're a retiree seeking warm weather, a remote worker looking for a cost-effective base, or a professional relocating for work, this guide will walk you through everything you need to know about living in the Philippines in 2026.
We constantly update this blog post with the latest data and real-world insights to make sure you get accurate, practical 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.
Is the Philippines a good place to live in 2026?
Is quality of life getting better or worse in the Philippines in 2026?
As of early 2026, the quality of life in the Philippines is on an improving trajectory, with the country's inflation forecast settling at a manageable 3.3% according to the Bangko Sentral ng Pilipinas, which means everyday costs are becoming more predictable for residents.
One of the biggest improvements over the past two to three years has been the expansion of digital infrastructure in major cities like Metro Manila and Cebu, with faster internet speeds and the rollout of cashless payment systems making daily life significantly more convenient for expats.
However, traffic congestion in Metro Manila remains a persistent challenge that has not improved much, with commutes during rush hour still regularly exceeding two hours for trips that should take thirty minutes, which continues to frustrate both locals and foreigners living in the capital.
Are hospitals good in the Philippines in 2026?
As of early 2026, the quality of private hospitals in major Philippine cities like Metro Manila and Cebu is genuinely excellent and comparable to Western standards, though the quality drops significantly once you leave urban centers.
The hospitals expats most commonly rely on in Metro Manila include St. Luke's Medical Center Global City in BGC, Makati Medical Center in Makati, and The Medical City in Ortigas, all of which have English-speaking staff and modern facilities.
A standard doctor consultation at a private clinic in the Philippines in 2026 typically costs between 500 and 2,500 Philippine pesos (around 9 to 45 USD or 8 to 42 EUR), with teleconsults starting at the lower end and in-person specialists at the higher end.
Private health insurance is strongly recommended for expats in the Philippines because while PhilHealth provides basic public coverage, it does not guarantee the private hospital experience most foreigners expect, and out-of-pocket costs for serious procedures can be substantial.
Are there any good international schools in the Philippines in 2026?
As of early 2026, the Philippines has a solid selection of high-quality international schools, with the largest concentration in Metro Manila and a smaller but growing number in Cebu City.
The most reputable international schools among expat families in the Philippines include International School Manila in Taguig, Brent International School Manila, and Nord Anglia International School Manila, all of which offer American, British, or International Baccalaureate curricula.
Annual tuition fees at top international schools in the Philippines in 2026 range from about 500,000 to over 1,100,000 Philippine pesos (roughly 9,000 to 20,000 USD or 8,500 to 19,000 EUR), plus additional fees for enrollment, activities, and materials.
Waitlists at the most popular international schools in Metro Manila can be long, especially for early grades like Pre-K and Kindergarten, so applying six to twelve months in advance is advisable, and while public schools are free, most expats choose private Philippine schools as a more affordable alternative to international institutions.
Is the Philippines a dangerous place in 2026?
As of early 2026, the Philippines is generally safe for expats living in major cities and popular tourist areas, with the Philippine National Police reporting a 12.4% decrease in crime rates in 2025 compared to 2024.
The most common safety concerns expats should be aware of in the Philippines include petty theft like pickpocketing in crowded areas, scams targeting foreigners, and certain regions in Mindanao where the U.S. State Department advises against travel due to kidnapping and terrorism risks in places like the Sulu Archipelago and Marawi City.
The safest neighborhoods for expats to live in the Philippines include BGC (Bonifacio Global City) and Salcedo Village in Makati for Metro Manila, Cebu IT Park and Cebu Business Park in Cebu City, and Lanang in Davao City, all of which have controlled-access buildings and active security.
Women can generally live alone safely in the Philippines, especially in well-developed urban areas like BGC, Rockwell, and Ortigas Center, though common precautions like avoiding isolated areas at night and using reputable transportation apps like Grab are recommended.
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How much does everyday life cost in the Philippines in 2026?
What monthly budget do I need to live well in the Philippines in 2026?
As of early 2026, a single person living comfortably in Metro Manila (in areas like BGC or Makati) typically needs around 120,000 to 200,000 Philippine pesos per month (approximately 2,100 to 3,500 USD or 2,000 to 3,300 EUR), which covers a modern condo, regular dining out, and an active social life.
For a more modest but decent lifestyle in the Philippines, a single expat can manage on about 60,000 to 90,000 pesos monthly (roughly 1,050 to 1,600 USD or 1,000 to 1,500 EUR), especially if living outside Metro Manila in cities like Cebu, Davao, or Dumaguete.
If you want a more comfortable or upscale lifestyle in Metro Manila with a nicer condo, frequent travel around the country, gym memberships, and premium dining, expect to spend 200,000 to 320,000 pesos per month (around 3,500 to 5,600 USD or 3,300 to 5,300 EUR).
Housing is by far the largest expense for expats in the Philippines, with rent in prime Metro Manila locations like BGC running 43,000 to 60,000 pesos monthly for a 50 to 70 square meter condo, according to JLL's Q3 2025 Manila residential report, before you even add utilities and condo dues.
What is the average income tax rate in the Philippines in 2026?
As of early 2026, a typical middle-income earner in the Philippines making around 200,000 pesos per month (about 2,400,000 pesos annually) would pay an effective income tax rate of approximately 21 to 22%, based on the progressive tax schedule established by the TRAIN Law.
The Philippine income tax brackets range from 0% for annual income up to 250,000 pesos, climbing progressively through rates of 15%, 20%, 25%, 30%, to a top marginal rate of 35% for income exceeding 8,000,000 pesos annually, so most expat professionals fall somewhere in the 20 to 25% effective rate range.
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 kind of foreigners actually live in the Philippines in 2026?
Where do most expats come from in the Philippines in 2026?
As of early 2026, the top countries of origin for expats living in the Philippines include the United States, China, South Korea, Japan, and India, with Americans historically forming the largest Western expat community due to strong historical ties between the two countries.
The Bureau of Immigration reported that 153,651 foreign nationals participated in the 2024 Annual Report (mandatory registration for many visa holders), giving a rough estimate of the registered foreign population, though the actual number of foreigners living in the Philippines is likely higher when including those on tourist visa extensions.
Americans and Koreans are drawn to the Philippines primarily for different reasons: many Americans come for retirement, marriage to Filipino citizens, or business opportunities, while Koreans often come for education (especially English language schools) and business investments.
The expat population in the Philippines is a diverse mix of retirees (especially those on the SRRV retirement visa), working professionals in BPO and multinational companies, digital nomads attracted by the new Digital Nomad Visa launched in 2025, and spouses of Filipino citizens.
Where do most expats live in the Philippines in 2026?
As of early 2026, expats in the Philippines concentrate heavily in Metro Manila neighborhoods like BGC (Bonifacio Global City), Makati (especially Salcedo Village, Legazpi Village, and Rockwell), and Ortigas Center, with secondary clusters in Cebu IT Park, Cebu Business Park, and Lanang in Davao City.
These neighborhoods attract expats because they offer a combination of modern high-rise condominiums with security, walkable access to restaurants, cafes, and shopping malls, reliable infrastructure, and proximity to international schools and major hospitals.
Emerging neighborhoods that are starting to attract more expats in 2026 include Kapitolyo in Pasig (popular for its food scene and more affordable rents than BGC), Alabang in Muntinlupa (favored by families for its suburban feel), and lifestyle destinations like Siargao and Dumaguete for digital nomads seeking a beach-based lifestyle.
Are expats moving in or leaving the Philippines in 2026?
As of early 2026, the Philippines is experiencing a net inflow of expats, with the Bureau of Immigration reporting a 13% increase in registered foreign nationals in 2024 compared to 2023, a trend that has continued into 2025 and 2026.
The main factor driving expats to move to the Philippines right now is the launch of the Digital Nomad Visa in 2025, combined with the country's lower cost of living compared to Western countries and the widespread use of English, making it easier to settle in than neighboring Thailand or Vietnam.
The main factor causing some expats to leave the Philippines recently is frustration with bureaucratic processes (especially visa renewals and business registration), persistent traffic congestion in Metro Manila, and concerns about infrastructure quality outside major urban centers.
Compared to similar destinations in Southeast Asia, the Philippines is gaining ground on Thailand as an expat destination due to its more straightforward long-term visa options like the SRRV retirement visa, though it still trails behind for pure digital nomads who previously favored Thailand and Bali for their established nomad infrastructure.
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What paperwork do I need to move to the Philippines in 2026?
What visa options are popular in the Philippines in 2026?
As of early 2026, the three most popular visa types for expats moving to the Philippines are the 9(a) Temporary Visitor Visa (for tourism and short stays, extendable up to 36 months), the Special Resident Retiree's Visa (SRRV) for those 35 and older, and the newly launched Digital Nomad Visa (DNV) for remote workers.
The most commonly used long-term visa, the SRRV, requires applicants to be at least 35 years old, make a deposit of 10,000 to 50,000 USD in an accredited Philippine bank (depending on age and pension status), have valid health insurance, and provide a clean criminal record from their home country.
The Philippines officially launched its Digital Nomad Visa in 2025, which allows remote workers to stay for up to one year (renewable for another year) if they can prove remote employment or freelance work for clients outside the Philippines, sufficient income, health insurance, and come from a country that offers similar visas to Filipinos.
The SRRV is valid indefinitely as long as the deposit remains in place and annual fees are paid, while work-based visas like the 9(g) employment visa typically require renewal and are tied to employer sponsorship, and the Digital Nomad Visa is valid for one year with one possible renewal.
How long does it take to get residency in the Philippines in 2026?
As of early 2026, the typical processing time to obtain residency in the Philippines varies from a few weeks to several months, with the SRRV retirement visa often processed within four to eight weeks if documents are complete, while work-based visas (9g) typically take one to three months depending on employer preparation.
Common factors that can delay residency applications in the Philippines include incomplete documentation (especially authentication of foreign documents), backlogs at the Bureau of Immigration, and missing medical clearances or NBI (National Bureau of Investigation) background checks, while having a local immigration lawyer and complete paperwork from the start can significantly speed up the process.
To become eligible for Philippine citizenship through naturalization, a foreigner must live in the Philippines continuously for at least ten years (or five years for those married to Filipino citizens or who have made significant contributions to the country), be able to speak Filipino or English, pass a citizenship test on Philippine history and government, and demonstrate good moral character.
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.
How hard is it to find a job in the Philippines in 2026?
Which industries are hiring the most in the Philippines in 2026?
As of early 2026, the top three industries hiring the most in the Philippines are the BPO (Business Process Outsourcing) sector, IT and software development, and construction and infrastructure, with the BPO industry alone employing over 1.5 million workers and actively recruiting for customer service, technical support, and back-office operations.
It is realistic for expats to get hired in the Philippines without speaking Filipino, especially in BPO companies, multinational corporations, international schools, and tech startups, because English is widely used as the language of business and the Philippines ranks among the top English-speaking countries in Asia.
The types of roles most accessible to foreign job seekers in the Philippines include senior management and executive positions in multinationals, specialized IT roles (software development, cybersecurity, data science), English teaching positions at international schools and language centers, and regional leadership roles in BPO and shared services operations.
What salary ranges are common for expats in the Philippines in 2026?
As of early 2026, the typical salary range for expats working in the Philippines varies widely depending on the role, with mid-level professionals earning 80,000 to 150,000 pesos per month (about 1,400 to 2,600 USD or 1,300 to 2,500 EUR), while senior and executive roles can command 200,000 to 500,000 pesos monthly (3,500 to 8,800 USD or 3,300 to 8,300 EUR).
For entry-level or mid-level expat positions in the Philippines (such as customer service team leads, junior software developers, or marketing coordinators), salaries typically range from 40,000 to 80,000 pesos per month (approximately 700 to 1,400 USD or 660 to 1,300 EUR), though these roles are more commonly filled by locals.
For senior or specialized expat roles in the Philippines (such as IT directors, country managers, or senior software architects), salaries range from 150,000 to 500,000 pesos per month (roughly 2,600 to 8,800 USD or 2,500 to 8,300 EUR), with some C-level positions at multinational companies exceeding these figures.
Employers in the Philippines do sponsor work visas for foreign hires, but primarily for senior, specialized, or hard-to-fill roles because the government requires employers to demonstrate that no qualified Filipino is available for the position and to obtain an Alien Employment Permit (AEP), which involves additional compliance requirements.
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What's daily life really like for expats in the Philippines right now?
What do expats love most about living in the Philippines right now?
The top things expats love most about living in the Philippines include the warmth and friendliness of Filipino people, the low cost of living compared to Western countries, and the easy access to stunning beaches, islands, and nature that are just a short flight or drive away.
The lifestyle benefit most frequently praised by expats in the Philippines is the sense of social ease and community, with Filipinos being genuinely welcoming and making it relatively simple for foreigners to build friendships and feel at home.
The practical advantage expats appreciate most in the Philippines is the strong service culture in urban areas, including affordable domestic help, convenient condo living with amenities, excellent mall infrastructure, and reliable food delivery apps that make daily life comfortable.
The social and cultural aspect that makes the Philippines particularly enjoyable for expats is the widespread use of English, which removes the language barrier that exists in most other Southeast Asian countries and allows for deeper integration into local life without years of language study.
What do expats dislike most about life in the Philippines right now?
The top complaints expats have about living in the Philippines include the severe traffic congestion in Metro Manila (often cited as the worst frustration), the inconsistent quality of infrastructure once you leave major urban centers, and the unpredictability of government bureaucracy.
The daily inconvenience that frustrates expats the most in the Philippines is the traffic, with commutes in Metro Manila regularly taking two to three hours for distances that would take thirty minutes in other cities, forcing many expats to either live very close to work or structure their entire schedule around avoiding peak hours.
The bureaucratic issue that causes the most headaches for expats in the Philippines is the visa renewal and extension process at the Bureau of Immigration, which can involve long waits, multiple visits, and inconsistent requirements depending on which officer handles your case.
Most expats find these frustrations manageable rather than deal-breaking, especially if they choose to live in well-developed areas like BGC or Cebu IT Park where infrastructure is better, and many simply accept traffic as the "price" of living in an otherwise affordable and friendly country.
What are the biggest culture shocks in the Philippines right now?
The biggest culture shocks expats experience when moving to the Philippines include the central role of shopping malls in daily life (malls serve as town centers for dining, socializing, entertainment, and even exercise), the concept of "Filipino time" where punctuality is more relaxed, and the dramatic contrast between modern BGC-style districts and surrounding areas.
The social norm that surprises newcomers the most in the Philippines is the importance of "saving face" and indirect communication, where Filipinos may say "yes" or "maybe" to avoid directly refusing a request, which can confuse expats accustomed to more direct Western communication styles.
The aspect of daily routines that takes the longest for expats to adjust to in the Philippines is the traffic-driven schedule, where you learn to plan your entire day around avoiding rush hours, often leaving very early or very late for appointments, and accepting that a "quick errand" in Metro Manila might consume half a day.
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.
Can I buy a home as a foreigner in the Philippines in 2026?
Can foreigners legally own property in the Philippines in 2026?
As of early 2026, foreign property ownership in the Philippines is restricted by the Constitution, which prohibits foreigners from owning land directly, but allows foreigners to own condominium units in buildings where foreign ownership does not exceed 40% of the total units.
The specific restrictions that apply to foreigners buying property in the Philippines include the prohibition on direct land ownership, the 40% foreign ownership cap in condominium projects, and the requirement that any house purchase must be structured carefully (often through a long-term lease on the land or ownership through a Filipino spouse or corporation with majority Filipino ownership).
Foreigners in the Philippines can legally own condominium units outright (subject to the 40% cap per building), but cannot own houses with land, agricultural land, or vacant lots, which is why most expats who want to "own" a home in the Philippines either buy condos or enter into long-term land lease arrangements.
By the way, we've written a blog article detailing the whole property buying process for foreigners in the Philippines.
What is the average price per m² in the Philippines in 2026?
As of early 2026, the average price per square meter for residential condominiums in prime Metro Manila areas is approximately 300,000 to 330,000 Philippine pesos (roughly 5,300 to 5,800 USD or 5,000 to 5,500 EUR), according to JLL's Q3 2025 Manila Residential Report.
Property prices in the Philippines have shown moderate growth over the past two to three years, with the Bangko Sentral ng Pilipinas Residential Property Price Index indicating that nationwide price growth slowed to 1.9% year-on-year in Q3 2025, suggesting a cooler, more buyer-friendly market than the boom years, which may create negotiation opportunities for buyers in 2026.
Want to know more? We give you all the details you need about the housing prices in the Philippines here.
Also, you'll find our latest property market analysis about the Philippines here.
Do banks give mortgages to foreigners in the Philippines in 2026?
As of early 2026, mortgages for foreigners in the Philippines are available but limited, with most banks imposing stricter requirements on foreign borrowers than on Filipino citizens, and many foreign buyers end up using cash, developer financing, or loans structured through a Filipino spouse.
Banks in the Philippines known to consider mortgage applications from foreigners include BDO Unibank, Bank of the Philippine Islands (BPI), and Metrobank, though approval depends heavily on the applicant's visa status, income documentation, and relationship with the bank.
Typical mortgage conditions for foreigners in the Philippines include a down payment of 20 to 30% (sometimes higher), interest rates ranging from 7 to 10% per year, maximum loan terms of 10 to 15 years (shorter than the 20 to 25 years often available to Filipinos), and a preference for borrowers with permanent residency status or long-term visa holders.
Documents and eligibility requirements foreigners typically need to qualify for a mortgage in the Philippines include a valid long-term visa (SRRV, 13a, or work visa), proof of stable income (preferably local or easily verifiable), bank statements, tax returns, a clean credit history, and often an existing relationship with the lending bank.
You can also read our latest update about mortgage and interest rates in The Philippines.
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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 |
|---|---|---|
| Bangko Sentral ng Pilipinas (BSP) | The Philippines' central bank and official source for monetary policy and housing data. | We used BSP for inflation forecasts and the Residential Property Price Index. We anchored our 2026 cost and price assumptions in their official releases. |
| Philippine Statistics Authority (PSA) | The official government statistics agency for socio-economic data. | We used PSA for baseline household income and demographic data. We cross-checked private estimates against PSA figures for accuracy. |
| Bureau of Internal Revenue (BIR) | The national tax authority with official tax tables. | We used BIR's withholding tax tables to calculate income tax examples. We avoided relying on secondary tax calculators for accuracy. |
| JLL Manila Residential Report | A major global real estate consultancy with published methodology. | We used JLL for rent per square meter and capital values in Metro Manila. We built our budget estimates using their Q3 2025 data. |
| Bureau of Immigration Philippines | The official immigration authority for visa and residency data. | We used BI for foreign national registration figures and visa processing information. We validated expat population trends using their annual reports. |
| U.S. State Department Travel Advisory | A high-scrutiny government risk assessment used by travelers worldwide. | We used this to identify specific high-risk areas in the Philippines. We triangulated safety guidance with UK and Australian advisories. |
| U.S. Embassy Philippines Hospital List | A vetted, practical list widely used by foreigners in the Philippines. | We used this to name specific hospitals expats commonly rely on. We complemented it with local booking platform data for consultation fees. |
| International School Manila | Primary source directly from a leading international school. | We used their published fee schedule for 2025-2026 tuition figures. We triangulated with other school websites to establish fee ranges. |
| NowServing (SeriousMD) | A widely used Philippine medical booking platform with visible fees. | We used this to establish realistic doctor appointment cost ranges. We separated teleconsult fees from in-person specialist rates. |
| UN DESA International Migrant Stock | The UN's standard dataset for international migration statistics. | We used this to frame the foreign population in internationally comparable terms. We cross-checked local registration counts against UN figures. |
We have made this infographic to give you a quick and clear snapshot of the property market in the Philippines. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.