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Quezon City offers property prices significantly lower than Makati or BGC, making it an attractive option for both investors and end-users. With ongoing infrastructure projects like the MRT-7 and Metro Manila Subway, the city is positioned for strong capital appreciation over the next 5-10 years, though traffic congestion remains a key challenge for residents.
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Quezon City property prices average ₱100,000-₱150,000 per sqm for condos, significantly lower than Makati (₱200,000-₱250,000/sqm) and BGC (₱220,000-₱270,000/sqm).
Infrastructure projects like MRT-7 and Metro Manila Subway are expected to drive 30-50% appreciation over the next 5-10 years, particularly in areas near transit nodes.
| Key Factor | Quezon City | Comparison Notes |
|---|---|---|
| Condo Price per sqm | ₱100,000-₱150,000 | 40-50% lower than Makati/BGC |
| Rental Yield | 3.8-4.2% | Decent but rarely covers full mortgage costs |
| Property Tax | 2% of assessed value | Assessed at ~20% of market value |
| Transaction Costs | 8-9% of purchase price | Standard across Metro Manila |
| Monthly Utilities | ₱6,500-₱10,700 | Electricity, water, internet combined |
| Commute to CBD | 1-2 hours peak | Heavy traffic, improving with new transit |
| Foreign Ownership | Condos only (40% cap) | No land ownership for foreigners |
What are current property prices per square meter in Quezon City versus Makati and BGC?
Quezon City offers significantly lower property prices compared to Manila's premium business districts.
Condominiums in Quezon City average ₱100,000 to ₱150,000 per square meter as of September 2025. This represents a substantial 40-50% discount compared to Makati, where prices range from ₱200,000 to ₱250,000 per sqm, and BGC, which commands ₱220,000 to ₱270,000 per sqm.
Houses and townhouses in Quezon City see median prices around ₱96,922 to ₱170,000 per square meter. In contrast, luxury villages in Makati and BGC often exceed ₱250,000 per sqm for equivalent properties. Prime subdivisions like White Plains and Blue Ridge in Quezon City still offer better value than comparable Makati or BGC residential areas.
The pricing gap makes Quezon City attractive for both first-time buyers and investors seeking higher yields on their capital. Areas like Eastwood, Katipunan, and North Triangle offer modern amenities at prices that are 30-40% below similar developments in the southern business districts.
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What rental yields can I expect from condos in Eastwood, Katipunan, and Cubao?
Rental yields in prime Quezon City areas range from 3.8% to 4.2% gross annually for condominium investments.
Eastwood City condos typically achieve slightly above-average yields due to strong demand from BPO employees and young professionals working in the area. One-bedroom units rent for ₱25,000 to ₱35,000 monthly, while two-bedroom units command ₱40,000 to ₱55,000.
Katipunan area benefits from consistent student demand from nearby Ateneo and UP Diliman, plus young professional renters. Rental rates are slightly lower but more stable, with one-bedroom units at ₱20,000 to ₱30,000 and two-bedroom units at ₱35,000 to ₱50,000 monthly.
Cubao offers the highest rental volumes due to its transport hub status, but yields vary significantly by building quality and exact location. Premium buildings near Gateway Mall achieve better rates than older properties further from main roads.
However, net rental income often does not fully cover mortgage payments plus association fees and property taxes for high loan-to-value ratios. Most investors require 30-40% down payments to achieve positive cash flow from day one.
What capital appreciation should I expect over the next 5-10 years?
Quezon City properties are positioned for above-average capital appreciation due to major infrastructure developments currently underway.
| Infrastructure Project | Expected Completion | Impact on Property Values |
|---|---|---|
| MRT-7 Extension | 2026-2027 | 15-25% boost in nearby areas |
| Metro Manila Subway | 2028-2030 | 20-30% appreciation along corridor |
| NLEX-SLEX Connector | 2025-2026 | 10-15% improvement in accessibility |
| BGC-Ortigas Bridge | 2027-2028 | 5-10% indirect benefit |
| New Clark City Access | 2026-2027 | 5-10% northern corridor boost |
Industry forecasts suggest 30% to 50% total appreciation over the next 5-10 years if infrastructure projects are delivered on schedule. Areas closest to new MRT and subway stations, particularly North Triangle, East Avenue, and Diliman, are expected to outperform the city average.
The Bangko Sentral ng Pilipinas reported Metro Manila residential prices increased 7.6% year-over-year as of Q1 2025, with condominiums showing stronger growth at 10.6%. Quezon City's lower starting prices provide more room for catch-up growth compared to already-expensive Makati and BGC markets.
What are the total ownership costs including taxes and fees?
Property ownership in Quezon City involves several ongoing costs beyond the purchase price that buyers must factor into their investment calculations.
| Cost Type | Rate/Amount | When Paid |
|---|---|---|
| Transfer Tax | 0.5-0.75% of purchase price | At closing |
| Documentary Stamps | 1.5% of purchase price | At closing |
| Registration Fees | 0.25% of purchase price | At closing |
| Legal/Notary Fees | ₱50,000-₱150,000 | At closing |
| Annual Property Tax | 2% of assessed value | Annually |
| Association Dues | ₱70-₱150 per sqm/month | Monthly |
Total transaction costs typically amount to 8-9% of the purchase price. For a ₱5 million condo, expect to pay around ₱400,000 to ₱450,000 in closing costs and fees.
Annual property tax is calculated at 2% of the assessed value, where assessed value is usually set at 20% of market value. This means effective property tax is approximately 0.4% of market value annually.
Monthly association dues vary significantly by building amenities and age, ranging from ₱70 per sqm for basic buildings to ₱150 per sqm for luxury developments with extensive facilities.
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How bad is traffic and what are realistic commute times?
Traffic congestion in and out of Quezon City remains one of the biggest challenges for residents, particularly those commuting to southern business districts.
Peak hour commutes from Quezon City to Makati or BGC typically take 1.5 to 2 hours each direction via car or bus. The morning rush (7:00-9:00 AM) and evening rush (5:00-8:00 PM) see severe bottlenecks on EDSA, Commonwealth Avenue, and major intersections.
Within Quezon City itself, travel times are more manageable. Commuting from Eastwood to Katipunan takes 20-30 minutes during peak hours, while Cubao to North Triangle averages 15-25 minutes depending on traffic lights and road construction.
Ongoing construction for MRT-7 and the Metro Manila Subway frequently worsens existing congestion, with lane closures and equipment blocking major thoroughfares. However, completion of these projects by 2028-2030 should significantly improve mobility within the city and connections to other Metro Manila areas.
Many residents rely on motorcycle taxis, ride-sharing apps, and jeepneys to navigate traffic more efficiently than private cars during peak hours.
How reliable are utilities and what do they cost monthly?
Utility reliability in major Quezon City neighborhoods is generally good, with occasional disruptions during severe weather or scheduled maintenance.
Electricity service through Meralco is stable in established areas like Eastwood, Katipunan, and Cubao. Power outages are rare outside of typhoon season or major grid maintenance. Monthly electricity costs for a typical 2-bedroom condo range from ₱4,500 to ₱7,000, depending on air conditioning usage and appliances.
Water service from Manila Water covers most of Quezon City with good pressure and quality. Monthly water bills typically range from ₱500 to ₱1,200 for residential units, including both water and sewerage charges.
Internet and cable services are widely available from PLDT, Globe, Converge, and Sky. Monthly costs range from ₱1,500 to ₱2,500 for fiber internet plans with 50-100 Mbps speeds plus cable TV packages.
Total monthly utility costs for a 2-bedroom condo average ₱6,500 to ₱10,700, which is comparable to other Metro Manila cities. Newer buildings may have slightly higher costs due to more advanced building systems and amenities.
What about crime rates and safety concerns?
Crime rates in Quezon City vary significantly by neighborhood, with established business and residential districts generally safer than transitional areas.
Eastwood City is considered one of the safest areas in Metro Manila, with 24/7 private security, CCTV monitoring, and controlled access points. The master-planned nature of the development creates a secure environment with very low crime rates.
Katipunan area benefits from university presence and middle-class residential character, resulting in lower crime rates than the city average. The main concerns are petty theft and occasional burglary, particularly in areas with limited lighting or security.
Cubao presents more mixed safety conditions due to its high population density and role as a major transport hub. While violent crime is uncommon, petty theft, pickpocketing, and scams are more frequent, especially around bus terminals and markets.
Resident reports consistently emphasize petty crimes like theft and burglary over violent incidents. Most safety issues can be mitigated through basic precautions like choosing secured buildings, avoiding late-night walking in poorly lit areas, and being aware of surroundings in crowded places.
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How good is access to hospitals, schools, and universities?
Quezon City offers excellent access to healthcare and educational facilities, ranking among the best in Metro Manila for institutional amenities.
Major hospitals within 15-30 minutes of prime residential areas include St. Luke's Medical Center Quezon City, Veterans Memorial Medical Center, Philippine Heart Center, and Far Eastern University-Nicanor Reyes Medical Foundation. These provide world-class medical care and emergency services.
Educational options are exceptional, with several top-tier universities located within the city. Ateneo de Manila University, University of the Philippines Diliman, and Miriam College are all easily accessible from areas like Katipunan and Blue Ridge.
International schools serving expat families include Brent International School Manila, International School Manila, and Reedley International School, all located within reasonable commuting distance from major residential developments.
Public and private elementary and high schools are numerous throughout the city, with many highly-rated options in middle and upper-class neighborhoods. The concentration of educational institutions also creates steady rental demand from students and faculty.
This institutional density makes Quezon City particularly attractive for families with school-age children and creates long-term property value stability through consistent demand.
Which areas are flood-prone and should I be concerned?
Flood risk in Quezon City varies significantly by elevation and proximity to waterways, making location selection crucial for property buyers.
1. **High-risk flood zones** include low-lying barangays near creeks and drainage channels, particularly Tatalon, parts of Project areas, and some sections near the Marikina River tributary system.2. **Moderate-risk areas** encompass parts of Commonwealth Avenue corridor during heavy rainfall, some portions of Quezon Avenue, and areas with poor drainage infrastructure.3. **Low-risk elevated areas** include Katipunan (due to higher elevation), most of Blue Ridge and White Plains subdivisions, and areas near La Mesa Dam that are above flood plains.4. **Eastwood City** is generally well-protected due to modern drainage systems and elevated construction, though surrounding areas may experience localized flooding.5. **Cubao** experiences occasional street flooding during typhoons but major commercial and residential buildings are typically protected with proper drainage and elevated construction.Government hazard maps from PAGASA and local authorities should be consulted for any specific property under consideration. Climate change has increased the frequency of extreme weather events, making flood risk assessment more important than in previous decades.
Properties in flood-prone areas may face higher insurance costs, reduced resale values, and potential rental income disruption during severe weather seasons.
What are the foreign ownership rules for property?
Foreign property ownership in the Philippines, including Quezon City, is restricted by constitutional provisions that reserve land ownership to Filipino citizens.
Foreigners can directly own condominium units, but foreign ownership in any building cannot exceed 40% of the total units. This cap is managed by developers and enforced during the sale process, with some popular buildings reaching their foreign ownership limits.
Land and houses cannot be directly owned by foreigners. However, foreigners can acquire property through a corporation that is at least 60% Filipino-owned, though this requires ongoing compliance with corporate requirements and potential risks if Filipino partners withdraw.
Long-term leases of up to 50 years (renewable for another 25 years) provide an alternative for foreigners wanting to control land use without ownership. This arrangement is often used for larger residential properties or commercial developments.
Inheritance laws allow foreigners to inherit property from Filipino spouses or relatives, but the inherited property must be sold within a reasonable time unless the heir becomes a Filipino citizen.
Legal consultation is essential for foreign buyers to structure ownership properly and understand ongoing compliance requirements for corporate ownership arrangements.
How easy is it to resell property and what discounts should I expect?
Property resale liquidity in Quezon City varies by location, property type, and market conditions, with realistic timeframes ranging from several months to over a year.
Condominiums in prime areas like Eastwood typically take 3-6 months to sell at market prices, while less desirable locations or older buildings may require 8-12 months or longer. Market absorption is generally better for units priced competitively within their building or area.
Seller discounts commonly range from 5% to 15% below initial asking prices, depending on urgency and market conditions. Properties requiring significant renovation or in oversupplied buildings may require deeper discounts to attract buyers.
Houses and townhouses generally take longer to sell than condos, often 6-12+ months, due to smaller buyer pools and higher transaction values. Prime subdivision locations with good maintenance and modern amenities sell faster than older properties requiring updates.
Market timing significantly affects resale ease and pricing. Sellers often achieve better results by listing during peak buying seasons (January-June) when overseas Filipino workers and expats make major purchases.
Pre-selling units from developers often offer better liquidity than resale properties, as buyers prefer new units with warranties and modern fixtures over older properties requiring immediate maintenance or renovation.
What major lifestyle amenities are nearby and how do they affect property values?
Quezon City's strategic location near major commercial and lifestyle hubs significantly enhances both quality of living and long-term property value appreciation.
| Area | Major Amenities | Distance from Prime Residential |
|---|---|---|
| Eastwood City | Eastwood Mall, restaurants, cinema, BPO offices | Walking distance |
| Katipunan | UP Town Center, Miriam College, restaurants | 5-10 minutes |
| Cubao | Gateway Mall, Araneta Coliseum, transport hub | 5-15 minutes |
| North Triangle | Trinoma, government offices, business centers | 10-20 minutes |
| Diliman | UP Campus, academic institutions, cultural sites | 10-25 minutes |
Shopping and entertainment options include major malls like SM North EDSA, Trinoma, Gateway, and Eastwood Mall, providing comprehensive retail, dining, and entertainment within short distances of most residential areas. These commercial centers anchor property values and create consistent foot traffic that supports local businesses.
Business districts like Eastwood City, Araneta City, and emerging areas in North Triangle provide employment opportunities within the city, reducing commute times and transportation costs for residents working in these locations.
The presence of prestigious educational institutions like UP Diliman and Ateneo creates a stable demographic base of students, faculty, and staff who provide consistent rental demand and support local amenities and services.
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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.
Quezon City presents a compelling property investment opportunity with significantly lower entry costs compared to Makati and BGC, while offering strong potential for capital appreciation driven by major infrastructure projects.
The combination of affordable pricing, decent rental yields, excellent access to amenities, and upcoming transit improvements makes it attractive for both investors and end-users, though buyers should carefully consider traffic challenges and conduct thorough due diligence on specific locations and flood risks.
Sources
- Average Condo Price Manila
- Torre Lorenzo - Best Places to Live Manila
- Housing Interactive - House Sale Quezon City
- Dot Property - Houses for Sale Quezon City
- Numbeo - Property Investment Quezon City
- Housing Interactive - QC Market Analysis Q1 2025
- Business Inquirer - Philippine Real Estate Rally
- Investasian - Buy Manila Condo