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
If you're a foreigner thinking about buying a house in the Philippines, figuring out the real cost can feel confusing because prices vary wildly depending on location, property type, and whether you're in Metro Manila or a provincial city.
This guide breaks down actual house prices in the Philippines for 2026, from entry-level budgets to premium villages, so you know exactly what to expect before you start shopping.
We constantly update this blog post to reflect the latest official data and market conditions.
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.
How much do houses cost in the Philippines as of 2026?
What's the median and average house price in the Philippines as of 2026?
As of early 2026, the median house price in the Philippines is approximately 3.3 million pesos (around $56,000 or €48,000), while the estimated national average sits closer to 4 million pesos (about $68,000 or €58,000) because expensive homes in prime areas pull the average higher than what most buyers actually pay.
The typical price range covering roughly 80% of house sales in the Philippines spans from about 1.5 million to 7 million pesos ($25,000 to $119,000 or €22,000 to €101,000), which means most buyers are shopping somewhere between basic provincial homes and decent family houses in suburban developments.
This gap between the median and average house prices in the Philippines reveals a market with significant inequality, where a small number of luxury properties in places like Forbes Park or Ayala Alabang can cost 50 million pesos or more, dramatically skewing the national average upward.
At the median price of 3.3 million pesos in the Philippines, a buyer can typically expect a modest 2 to 3-bedroom house in a gated subdivision outside Metro Manila, often in areas like Cavite, Laguna, or Bulacan, with basic finishes and a small lot of around 80 to 120 square meters.
What's the cheapest livable house budget in the Philippines as of 2026?
As of early 2026, the minimum budget for a livable house in the Philippines starts around 1.2 million to 1.8 million pesos ($20,000 to $31,000 or €17,000 to €26,000), though the official socialized housing ceiling sits even lower at roughly 850,000 to 950,000 pesos for the most basic units.
At this entry-level price point in the Philippines, "livable" typically means a small house of 30 to 50 square meters with basic concrete construction, minimal finishes, simple fixtures, and usually no air conditioning, located in a mass-market subdivision with shared amenities.
These cheapest livable houses in the Philippines are usually found in outer areas like Imus and Dasmarinas in Cavite, San Jose del Monte in Bulacan, Rodriguez in Rizal, or peri-urban barangays of regional cities like Iloilo, Davao, and Cagayan de Oro.
Wondering what you can get? We cover all the buying opportunities at different budget levels in the Philippines here.
How much do 2 and 3-bedroom houses cost in the Philippines as of 2026?
As of early 2026, a typical 2-bedroom house in the Philippines costs around 2.5 million to 4 million pesos ($42,000 to $68,000 or €36,000 to €58,000), while a 3-bedroom house typically ranges from 3.3 million to 6.5 million pesos ($56,000 to $110,000 or €48,000 to €94,000).
For a 2-bedroom house in the Philippines, the realistic price range spans from about 2 million pesos ($34,000 or €29,000) in provincial cities up to 6 million pesos ($102,000 or €87,000) in Metro Manila suburbs, depending heavily on whether you're buying in Bulacan or closer to Makati.
A 3-bedroom house in the Philippines typically falls within 2.5 million to 12 million pesos ($42,000 to $203,000 or €36,000 to €174,000), with NCR properties commanding the higher end and provincial locations like Iloilo or Davao sitting at the more affordable end of this range.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in the Philippines is roughly 30% to 50%, which reflects not just the extra room but usually a larger lot size and better positioning within subdivisions that cater to growing families.
How much do 4-bedroom houses cost in the Philippines as of 2026?
As of early 2026, a typical 4-bedroom house in the Philippines costs between 5 million and 12 million pesos ($85,000 to $203,000 or €72,000 to €174,000) nationwide, with prices in Metro Manila starting around 12 million pesos and reaching 30 million pesos ($203,000 to $508,000 or €174,000 to €435,000) in established subdivisions.
For a 5-bedroom house in the Philippines, the realistic price range runs from about 8 million to 20 million pesos ($136,000 to $339,000 or €116,000 to €290,000), as these larger homes often come with premium lot sizes and are concentrated in upscale gated communities.
A 6-bedroom house in the Philippines typically costs 12 million to 35 million pesos ($203,000 to $593,000 or €174,000 to €507,000) or more, since properties this size frequently overlap with luxury village inventory in places like Forbes Park, Ayala Alabang, or Dasmarinas Village where prices can exceed 100 million pesos.
Please note that we give much more detailed data in our pack about the property market in the Philippines.
How much do new-build houses cost in the Philippines as of 2026?
As of early 2026, a typical new-build house in the Philippines costs roughly 10% to 25% more than comparable older resale houses, which means a new 3-bedroom home in a suburban subdivision might run 4 million to 7 million pesos ($68,000 to $119,000 or €58,000 to €101,000) compared to 3.5 million to 5.5 million pesos for a similar resale property.
The typical percentage premium for new-build houses over older resale houses in the Philippines averages around 15% to 20%, driven by modern layouts, lower near-term repair costs, and developer amenities like clubhouses and swimming pools, though the premium shrinks in locations where older homes sit on larger or better-positioned lots.
How much do houses with land cost in the Philippines as of 2026?
As of early 2026, a typical house with land in the Philippines costs anywhere from 2 million pesos ($34,000 or €29,000) in provincial cities to 12 million pesos ($203,000 or €174,000) in Metro Manila suburbs, while prime NCR villages can command 30 million to 500 million pesos or more ($508,000 to $8.5 million or €435,000 to €7.2 million).
In the Philippines, a "house with land" typically means a lot size of at least 100 to 150 square meters in suburban subdivisions, though lot sizes can range from 80 square meters in mass-market developments up to 300 to 1,000 square meters or more in exclusive villages like Ayala Alabang or Forbes Park.
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Where are houses cheapest and most expensive in the Philippines as of 2026?
Which neighborhoods have the lowest house prices in the Philippines as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in the Philippines include outer areas like Bagong Silang in Caloocan, Payatas in Quezon City, parts of Tondo in Manila, plus commuter belt towns like Imus and Dasmarinas in Cavite, San Jose del Monte in Bulacan, and Rodriguez in Rizal.
In these cheapest neighborhoods in the Philippines, typical house prices range from 1.2 million to 3 million pesos ($20,000 to $51,000 or €17,000 to €43,000), making them accessible entry points for first-time buyers or overseas Filipino workers sending remittances home.
The main reason these neighborhoods in the Philippines have the lowest house prices is their distance from major employment centers and CBDs, combined with infrastructure that's still catching up, longer commute times, and in some cases higher density or less established subdivision amenities.
Which neighborhoods have the highest house prices in the Philippines as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in the Philippines are Forbes Park and Dasmarinas Village in Makati, and Ayala Alabang Village in Muntinlupa, followed closely by Bel-Air Village, Urdaneta Village, and McKinley West Village.
In these most expensive neighborhoods in the Philippines, typical house prices range from 80 million to 500 million pesos ($1.4 million to $8.5 million or €1.2 million to €7.2 million), with some trophy properties in Forbes Park exceeding 1 billion pesos.
The main reason these neighborhoods in the Philippines command such high prices is their established exclusivity, with decades of appreciation, strict deed restrictions, mature landscaping, proximity to top international schools, and security that attracts the country's wealthiest families and business executives.
Buyers in these premium Philippine neighborhoods typically include top corporate executives, established business families, successful overseas Filipinos, and foreign nationals married to Filipino spouses, all seeking the prestige and security these addresses provide.
How much do houses cost near the city center in the Philippines as of 2026?
As of early 2026, a house near the city center in the Philippines, specifically around Makati CBD, Bonifacio Global City, or Ortigas Center, typically costs between 15 million and 80 million pesos ($254,000 to $1.4 million or €217,000 to €1.2 million), though house inventory is very limited since most central areas are dominated by condominiums.
Houses near major transit hubs in the Philippines, such as MRT-3 stations like Ayala, Shaw Boulevard, or Quezon Avenue, typically command a 10% to 25% convenience premium over similar homes farther from rail lines, putting prices at roughly 8 million to 20 million pesos ($136,000 to $339,000 or €116,000 to €290,000) for decent family homes.
Houses near top-rated schools in the Philippines, including International School Manila in Taguig, British School Manila, Brent International School in Binan, or near universities like Ateneo de Manila and UP Diliman in Quezon City, often price at 10 million to 30 million pesos ($170,000 to $508,000 or €145,000 to €435,000) due to steady demand from families prioritizing education access.
Houses in expat-popular areas in the Philippines, such as BGC in Taguig, Rockwell and Salcedo Village in Makati, and Ayala Alabang in Muntinlupa, typically range from 20 million to 100 million pesos ($339,000 to $1.7 million or €290,000 to €1.4 million), reflecting the premium that foreign residents pay for security, lifestyle amenities, and international-standard housing.
We actually have an updated expat guide for the Philippines here.
How much do houses cost in the suburbs in the Philippines as of 2026?
As of early 2026, a typical house in the suburbs of the Philippines, particularly in the Greater Manila commuter belt, costs between 2.8 million and 7.5 million pesos ($47,000 to $127,000 or €41,000 to €109,000), based on the BSP's "Balance of Greater Manila Area" median of around 3.4 million pesos.
The typical price difference between suburban houses and city-center houses in the Philippines is roughly 50% to 70% lower in the suburbs, meaning a family can often get twice the space in Cavite or Laguna for what they'd pay for a cramped property near Makati or BGC.
The most popular suburbs for house buyers in the Philippines include Imus, Dasmarinas, and Bacoor in Cavite, Santa Rosa and Binan in Laguna, Marilao and San Jose del Monte in Bulacan, and Antipolo in Rizal, all offering relatively affordable housing with improving infrastructure connections to Metro Manila.
What areas in the Philippines are improving and still affordable as of 2026?
As of early 2026, the top areas in the Philippines that are improving and still affordable for house buyers include Santa Rosa and Binan in Laguna, Imus and Dasmarinas in Cavite, towns along the North-South Commuter Railway corridor in Bulacan, and emerging pockets in Cebu outside the most established districts.
Current typical house prices in these improving yet affordable areas of the Philippines range from 2.5 million to 5 million pesos ($42,000 to $85,000 or €36,000 to €72,000), which remains well below NCR prices while offering newer housing stock and better subdivision amenities.
The main sign of improvement driving buyer interest in these Philippine areas is the arrival of major infrastructure, including new expressway interchanges, planned railway stations, and the development of mixed-use townships by major developers that bring jobs, retail, and services closer to residential communities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Philippines.
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 extra costs should I budget for a house in the Philippines right now?
What are typical buyer closing costs for houses in the Philippines right now?
Typical total closing costs for house buyers in the Philippines range from about 2.5% to 4.5% of the purchase price if you're only paying buyer-side costs, but can reach 8% to 12% if you end up covering items traditionally shouldered by the seller, such as Capital Gains Tax.
The main closing cost categories for house buyers in the Philippines include Documentary Stamp Tax (1.5% of sale price or zonal value), transfer tax (0.5% to 0.75% depending on locality), registration fees with the Registry of Deeds, and notarial fees, which together can add 150,000 to 500,000 pesos ($2,500 to $8,500 or €2,200 to €7,200) on a typical purchase.
The single largest closing cost category for house buyers in the Philippines is usually the Capital Gains Tax at 6% of the sale price or zonal value (whichever is higher), which is technically a seller expense but frequently gets negotiated onto buyers in practice, so you should budget for the possibility.
We cover all these costs and what are the strategies to minimize them in our property pack about the Philippines.
How much are property taxes on houses in the Philippines right now?
Typical annual property tax on a house in the Philippines ranges from about 10,000 to 50,000 pesos ($170 to $850 or €145 to €725) for most suburban homes, though properties in prime Metro Manila villages can see annual bills of 100,000 pesos or more depending on assessed value and location.
Property tax in the Philippines is calculated as a percentage of the assessed value (not market value), with basic Real Property Tax capped at 1% in provinces and 2% in cities, plus a Special Education Fund levy of typically 1%, meaning effective rates usually fall between 1% and 3% of assessed value annually.
If you want to go into more details, we also have a page with all the property taxes and fees in the Philippines.
How much is home insurance for a house in the Philippines right now?
Typical annual home insurance for a house in the Philippines costs roughly 5,000 to 20,000 pesos ($85 to $339 or €72 to €290) for a standard policy on a mid-range property, which translates to about 0.10% to 0.30% of the insured structure value per year before adding riders for flood or typhoon coverage.
The main factors that affect home insurance premiums for houses in the Philippines include construction type (concrete versus light materials), geographic exposure to typhoons and flooding, the property's rebuilding cost estimate, and whether you're in a gated subdivision with security features that insurers view favorably.
What are typical utility costs for a house in the Philippines right now?
Typical total monthly utility costs for a house in the Philippines run between 4,000 and 12,000 pesos ($68 to $203 or €58 to €174) for a family of four, covering electricity, water, internet, and basic services, with air conditioning being the biggest variable that can push costs higher.
The breakdown of main utility categories for houses in the Philippines includes electricity at roughly 2,600 to 6,500 pesos per month ($44 to $110 or €38 to €94) depending on AC usage, water at 500 to 1,500 pesos ($8 to $25 or €7 to €22), internet at 1,500 to 3,000 pesos ($25 to $51 or €22 to €43), and LPG or cooking gas at 500 to 1,000 pesos ($8 to $17 or €7 to €14).
What are common hidden costs when buying a house in the Philippines right now?
Common hidden costs that house buyers in the Philippines often overlook can total 50,000 to 200,000 pesos ($850 to $3,390 or €725 to €2,900) or more, including title cleanup fees, minor repairs, HOA transfer fees, and flood-proofing improvements that become apparent only after purchase.
Typical inspection fees for house buyers in the Philippines range from 8,000 to 25,000 pesos ($136 to $424 or €116 to €362) for a professional home inspection, with costs rising if you add structural engineering assessments, termite inspections, or detailed electrical and plumbing evaluations.
Other common hidden costs beyond inspections when buying a house in the Philippines include boundary surveys and title annotation fees, appliance and fixture repairs the seller didn't disclose, HOA membership and transfer dues in gated subdivisions, and costs for water/electrical meter deposits or reconnections.
The hidden cost that tends to surprise first-time house buyers most in the Philippines is the expense of addressing water intrusion and typhoon damage vulnerabilities, since issues like roof leaks, poor drainage, and inadequate waterproofing often only reveal themselves during the first heavy rainy season after purchase.
You will find here the list of classic mistakes people make when buying a property in the Philippines.
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What do locals and expats say about the market in the Philippines as of 2026?
Do people think houses are overpriced in the Philippines as of 2026?
As of early 2026, sentiment among locals and expats in the Philippines is mixed, with many feeling that houses in prime Metro Manila locations are overpriced relative to local incomes, while provincial and suburban properties are seen as offering better value for money.
Houses in the Philippines typically stay on the market for 30 to 90 days in well-priced suburban areas, but overpriced or "needs work" properties can linger for 3 to 6 months or longer, and luxury homes in exclusive villages may take even more time due to their smaller buyer pool.
The main reason locals and expats feel house prices are high in the Philippines is the disconnect between median household incomes (around 300,000 to 400,000 pesos annually) and median house prices above 3 million pesos, which makes ownership feel out of reach without OFW remittances or dual incomes.
Compared to one or two years ago, sentiment on house prices in the Philippines has shifted toward more buyer confidence, as BSP data shows year-on-year price growth slowed sharply to just 1.9% by Q3 2025 and even turned negative quarter-on-quarter, giving buyers more negotiating leverage than during the post-pandemic surge.
You'll find our latest property market analysis about the Philippines here.
Are prices still rising or cooling in the Philippines as of 2026?
As of early 2026, house prices in the Philippines are cooling noticeably, with the BSP reporting year-on-year growth of just 1.9% in Q3 2025 and a quarter-on-quarter decline of 5.7% for houses specifically, marking a significant slowdown from the 7% to 10% annual growth seen in 2024.
The estimated year-over-year house price change in the Philippines is approximately 1% to 2% in nominal terms as of early 2026, and when adjusted for inflation, real house price growth is essentially flat or slightly negative, which represents a major shift from the stronger appreciation of recent years.
Experts and locals in the Philippines expect house prices to remain relatively stable over the next 6 to 12 months, with modest growth of 2% to 4% possible in high-demand suburban corridors, while oversupplied condo markets may continue to see price pressure and developer promos.
Finally, please note that we have covered property price trends and forecasts for the Philippines here.
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.
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 RPPI Q3 2025 | The central bank's official house price index based on actual bank-financed transactions. | We used it as our main source for median house prices and regional breakdowns. We also pulled year-on-year and quarter-on-quarter price trends from this report. |
| BSP RPPI Landing Page | The BSP's official hub explaining index methodology and publishing quarterly reports. | We used it to confirm the scope of the index and verify publication timing. We anchored our "early 2026" framing to the most recent available quarter. |
| DHSUD Joint Memo Circular 2025-001 | A government circular setting official price ceilings for socialized housing. | We used it to establish the floor-level "cheapest livable" benchmark. We cross-checked these figures with multiple news sources reporting on the same circular. |
| Bureau of Internal Revenue - Documentary Stamp Tax | The official tax authority publishing the rules buyers must follow. | We used it to anchor the buyer's checklist of statutory taxes and fees. We avoided relying on unofficial fee guides for tax-related information. |
| Bureau of Internal Revenue - Capital Gains Tax | Official tax authority source for transfer taxes on property sales. | We used it to explain why closing costs in the Philippines can look high. We grounded the "big ticket" transfer tax explanation in this official source. |
| Local Government Code (RA 7160) | The primary law setting how local governments levy real property tax. | We used it to anchor the legal framework for annual property taxes. We translated the statutory rates into simple budgeting examples for homebuyers. |
| Meralco January 2026 Rate Advisory | The largest distribution utility publishing official monthly tariff advisories. | We used it to build realistic electricity bill ranges for Metro Manila homeowners. We applied the published per-kWh rate to typical consumption scenarios. |
| Manila Water Tariff Table | A primary document from a regulated concessionaire with a formal tariff schedule. | We used it to estimate monthly water costs for typical household consumption. We applied the published tariff blocks to simple usage scenarios. |
| Colliers Philippines 2026 Market Outlook | A major global real estate consultancy with published research methodology. | We used it to add market context on demand, developer behavior, and suburban growth. We complemented BSP data with practitioner insights on pricing trends. |
| Global Property Guide - Philippines | An established international property research platform tracking house prices globally. | We used it to validate price trends and provide additional context on market conditions. We cross-referenced their inflation-adjusted figures with BSP nominal data. |
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