What properties can you buy in the Philippineswith $100k, $300k, $500k and more? (January 2026)

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

What can I realistically buy with $100k in The Philippines right now?

Are there any decent properties for $100k in The Philippines, or is it all scams?

Yes, you can buy a decent and legitimate property in The Philippines for $100,000 (approximately 5.9 million pesos at January 2026 exchange rates), but as a foreigner you will almost always be purchasing a condominium unit rather than land because Philippine law restricts foreigners from owning land directly.

The best value neighborhoods for a $100,000 budget in The Philippines include fringe areas of Metro Manila like Cubao in Quezon City, the Boni area in Mandaluyong, and Ortigas fringe locations in Pasig, where you can typically find 1-bedroom condos of 35 to 45 square meters in existing buildings, and Cebu City areas like Lahug and IT Park vicinity offer similar value with often slightly more space per peso.

Buying in popular upscale areas of The Philippines like Makati CBD, BGC in Taguig, or Rockwell Center for $100,000 is possible, but it means accepting a very small micro-studio unit, an older building, or a location on the fringe of these premium addresses rather than at their core.

What property types can I afford for $100k in The Philippines (studio, land, old house)?

For $100,000 (approximately 5.9 million pesos) in The Philippines, foreign buyers can realistically afford a 1-bedroom condo of 35 to 45 square meters in fringe Metro Manila areas like Pasig or Quezon City, a 2-bedroom older condo of 55 to 65 square meters in mid-tier locations, or a small house-and-lot with 80 to 100 square meters of floor area in a Cavite subdivision (though the land would need to be in a Filipino spouse's name or a properly structured corporation).

At the 5.9 million peso price point in The Philippines, buyers should typically expect properties that are either existing units in older buildings (5 to 15 years old) or ready-for-occupancy units in secondary locations, and renovation budgets of 150,000 to 600,000 pesos for painting, minor repairs, and fixture updates are common for older resale units.

Condominiums tend to offer the best long-term value at the $100,000 level in The Philippines for foreign buyers because they are the only property type foreigners can own directly, they offer cleaner resale paths, and the mid-income segment (priced at 3.6 to 7 million pesos) remains the most active market segment according to 2025 sales data.

What's a realistic budget to get a comfortable property in The Philippines as of 2026?

As of early 2026, the realistic minimum budget for a comfortable property in The Philippines that a foreigner can own outright is approximately 8.9 million pesos ($150,000 or around 138,000 euros), which gets you a decent 1-bedroom condo of 40 to 55 square meters in a well-managed building in a commute-friendly area of Metro Manila, Cebu, or Davao.

The typical budget range most buyers need to reach a comfortable standard in The Philippines falls between 8.9 million and 14.8 million pesos ($150,000 to $250,000 or approximately 138,000 to 230,000 euros), which opens up options in solid mid-tier buildings with proper amenities across the major metro areas.

In The Philippines, "comfortable" generally means a unit of at least 40 to 60 square meters with a separate bedroom, functional kitchen, air conditioning, reliable building management, and access to amenities like a pool, gym, and 24-hour security, which are standard expectations in most mid-income condominium developments.

The required budget can vary dramatically depending on the neighborhood in The Philippines: in Davao City, 8.9 million pesos buys a spacious 2-bedroom in a good building, while in BGC or Makati CBD, the same budget might only secure a tight 1-bedroom or studio in an older tower.

What can I get with a $200k budget in The Philippines as of 2026?

What "normal" homes become available at $200k in The Philippines as of 2026?

As of early 2026, a $200,000 budget (approximately 11.8 million pesos) is where "normal" family-sized condos finally become available in The Philippines, meaning you can typically afford a 1 to 2-bedroom unit in a decent building in commute-friendly areas of Metro Manila, Cebu City, or Davao City without making major compromises on size, condition, or location.

At 11.8 million pesos in The Philippines, you can expect typical sizes of 35 to 60 square meters (375 to 645 square feet) in Metro Manila depending on exact location and building age, 45 to 75 square meters in Cebu City, and 55 to 90 square meters in Davao City where prices per square meter are the lowest among the three major metros.

By the way, we have much more granular data about housing prices in our property pack about The Philippines.

What places are the smartest $200k buys in The Philippines as of 2026?

As of early 2026, the smartest neighborhoods to buy at the $200,000 (11.8 million peso) level in The Philippines include Ortigas fringe areas and Kapitolyo in Pasig, the Cubao and Katipunan vicinity in Quezon City, the Boni and Pioneer area in Mandaluyong, IT Park and Lahug in Cebu City, and Bajada and Lanang in Davao City.

These areas in The Philippines are smarter buys than other $200,000 options because they offer good access to business districts without the premium pricing of core CBDs, they have strong tenant demand from working professionals, and they tend to have lower vacancy rates than oversupplied areas like parts of the Bay Area in Manila.

The main appreciation driver in these smart-buy areas of The Philippines is infrastructure development, including new MRT and LRT extensions, road improvements along the C5 Corridor, and IT park expansions in Cebu, which tend to improve connectivity and push property values upward over time.

What can I buy with $300k in The Philippines in 2026?

What quality upgrade do I get at $300k in The Philippines in 2026?

As of early 2026, moving from $200,000 to $300,000 (from 11.8 million to 17.7 million pesos) in The Philippines gets you a significant quality upgrade: you can typically access 2-bedroom units in many good locations, newer buildings become achievable in more areas, and you start seeing better-managed buildings with superior amenities and lower vacancy rates.

Yes, $300,000 can buy a property in a newer building (built within the last 5 years) in The Philippines right now, particularly in fringe CBD and strong secondary areas like Ortigas Center edges, Mandaluyong near Pioneer, newer towers in Quezon City's Eastwood vicinity, or premium developments in Cebu's IT Park.

At the 17.7 million peso budget in The Philippines, specific features that typically become available include better floor plans with proper bedroom separation, branded fixtures and finishes, smart home features in some developments, higher floors with better views, premium amenities like co-working spaces and rooftop lounges, and concierge or property management services.

Can $300k buy a 2-bedroom in The Philippines in 2026 in good areas?

As of early 2026, finding a 2-bedroom property for $300,000 (17.7 million pesos) in good areas of The Philippines is quite achievable, though "good" needs to be understood as quality mid-tier neighborhoods rather than ultra-luxury enclaves like Rockwell Center or prime BGC high-rises.

Specific good areas in The Philippines where 2-bedroom options are available at this budget include Ortigas Center and its Pasig fringes, Mandaluyong near the Pioneer and Boni MRT stations, Quezon City around Araneta Center and Eastwood, IT Park and Lahug in Cebu City, and Lanang and Bajada in Davao City.

A $300,000 2-bedroom condo in The Philippines typically offers 55 to 80 square meters (590 to 860 square feet) in Metro Manila's good but not ultra-prime areas, and can reach 80 to 100 square meters in Cebu or Davao where prices per square meter are lower.

Which places become "accessible" at $300k in The Philippines as of 2026?

At the $300,000 (17.7 million peso) price point in The Philippines, neighborhoods that become newly accessible include Makati fringe pockets like the San Antonio area, Taguig areas outside core BGC but with good access, Ortigas Center proper (not just fringes), premium parts of Kapitolyo in Pasig, and closer-in Banilad locations in Cebu City.

These newly accessible areas in The Philippines are more desirable than lower-budget options because they offer walkability to major business districts, better retail and dining options, higher-quality building stock with reputable developers, and stronger resale liquidity due to consistent demand from professionals working in nearby CBDs.

For $300,000 in these newly accessible areas of The Philippines, buyers can typically expect a well-appointed 1-bedroom to small 2-bedroom condo of 50 to 70 square meters in a relatively new building (under 10 years old) with full amenities, good building management, and a clear path to either rental income or future resale.

By the way, we've written a blog article detailing what are the current best areas to invest in property in the Philippines.

What does a $500k budget unlock in The Philippines in 2026?

What's the typical size and location for $500k in The Philippines in 2026?

As of early 2026, a $500,000 budget (approximately 29.5 million pesos) in The Philippines typically buys a large 2-bedroom to 3-bedroom condo of 80 to 120 square meters (860 to 1,290 square feet) in prime or near-prime Metro Manila locations like BGC, Makati CBD, Ortigas Center, or Rockwell, or significantly larger premium units in Cebu City and Davao City.

Buying a family home with outdoor space for $500,000 in The Philippines is legally tricky for foreigners because it would involve land ownership, which foreigners cannot hold directly; however, this budget does unlock larger condos with terraces, penthouses with outdoor areas, or townhouse-style units where the land is structured as leasehold or held by a corporation.

At 29.5 million pesos in The Philippines, the typical configuration is a 2 to 3-bedroom unit with 2 bathrooms, though in the most premium addresses like Rockwell Center or high-floor BGC towers, you might still be looking at a well-appointed 2-bedroom at the upper end of this budget rather than a spacious 3-bedroom.

Finally, please note that we cover all the housing price data in the Philippines here.

Which "premium" neighborhoods open up at $500k in The Philippines in 2026?

At the $500,000 (29.5 million peso) price point in The Philippines, premium neighborhoods that open up include BGC (Bonifacio Global City) in Taguig, Makati CBD and Salcedo Village, Rockwell Center in Makati, Ortigas Center proper in Pasig and Mandaluyong, Banilad and Cebu Business Park in Cebu City, and the Lanang premium corridor in Davao City.

These neighborhoods are considered premium in The Philippines because they offer walkability to major corporate headquarters and international schools, they have the highest-quality retail and dining options, building management and security standards are consistently high, and they attract the strongest rental demand from expatriates and C-suite professionals.

For $500,000 in these premium neighborhoods of The Philippines, buyers can realistically expect a well-finished 2-bedroom condo of 70 to 100 square meters in a newer tower (built within the last 5 to 8 years), high-floor units with good views, access to premium amenities like infinity pools and business lounges, and strong resale potential due to consistent demand.

What counts as "luxury" in The Philippines in 2026?

At what amount does "luxury" start in The Philippines right now?

The entry point for luxury real estate in The Philippines starts at approximately 25 million pesos ($425,000 or around 390,000 euros) for Metro Manila condos, where properties begin featuring high-end finishes, premium building services, and prestigious addresses that differentiate them from the mid-income segment.

Specific features that define the entry point to luxury real estate in The Philippines include branded developer names (like Ayala Land Premier, Rockwell, or Megaworld's luxury lines), imported fixtures and finishes, dedicated concierge services, high ceilings, larger unit sizes above 100 square meters, and locations in recognized prestige addresses like Rockwell Center or prime BGC towers.

The luxury threshold in The Philippines is significantly lower than comparable markets like Singapore, Hong Kong, or Tokyo, where entry-level luxury often starts above $1 million, making Philippine luxury real estate relatively accessible to international buyers seeking quality without extreme price tags.

The typical price range for luxury properties in The Philippines spans from 25 million to 60 million pesos ($425,000 to $1 million or 390,000 to 920,000 euros) for mid-tier luxury, while ultra-luxury and trophy properties in locations like Rockwell and the best BGC towers start at 60 million pesos and can exceed 200 million pesos ($3.4 million or 3.1 million euros).

Which areas are truly high-end in The Philippines right now?

The truly high-end neighborhoods in The Philippines right now are Rockwell Center in Makati (particularly the Power Plant Mall vicinity), the premium towers of BGC like Grand Hyatt Residences and Arya Residences, Makati CBD's Ayala Triangle area, and select developments in the Ortigas Center premium corridor, with Cebu's top-tier options concentrated in Banilad and Cebu Business Park.

These areas are considered truly high-end in The Philippines because they have the lowest vacancy rates, the strongest resale liquidity, the most established developer track records (Rockwell Land, Ayala Land Premier), direct access to premium retail and international schools, and they command the highest prices per square meter in the country, often reaching 350,000 to 600,000 pesos per sqm.

The typical buyer profile for these high-end areas in The Philippines includes Filipino business families and executives, overseas Filipino workers (OFWs) with significant savings, foreign expatriates on long-term assignments, and international investors seeking portfolio diversification, with many buyers purchasing for a combination of personal use and investment appreciation.

How much does it really cost to buy, beyond the price, in The Philippines in 2026?

What are the total closing costs in The Philippines in 2026 as a percentage?

As of early 2026, total closing costs for buying property in The Philippines typically range from 3% to 5% of the purchase price for buyer-side expenses, though this can reach 6% to 8% when including legal fees, document procurement, and all miscellaneous costs.

The realistic low-to-high percentage range that covers most standard condo transactions in The Philippines is 5% to 8% of the purchase price when you account for all costs including Documentary Stamp Tax, transfer tax, registration fees, notary fees, and legal assistance.

The specific fee categories that most commonly make up the total closing cost percentage in The Philippines include Documentary Stamp Tax (DST) at approximately 1.5%, local transfer tax at 0.5% to 0.75%, registration fees at the Land Registration Authority at 0.25% to 0.5%, and notary plus miscellaneous document fees at 0.5% to 1.5%.

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in The Philippines.

How much are notary, registration, and legal fees in The Philippines in 2026?

As of early 2026, notary, registration, and legal fees in The Philippines typically total 50,000 to 250,000 pesos ($850 to $4,250 or approximately 780 to 3,900 euros) depending on property value and transaction complexity, with most standard condo purchases falling in the 80,000 to 150,000 peso range.

These fees typically represent 1% to 2.5% of the property price in The Philippines, though the percentage decreases for higher-value properties since some fees are fixed amounts rather than percentages.

Among the three fee types in The Philippines, legal fees (if you hire a lawyer for full due diligence and representation) are usually the most expensive at 50,000 to 200,000 pesos, followed by notary fees at 0.5% to 1% of property value, while registration fees at the Registry of Deeds follow a graduated schedule that often works out to 0.25% to 0.5%.

What annual property taxes should I expect in The Philippines in 2026?

As of early 2026, annual property tax (Real Property Tax or RPT) for a typical condo in The Philippines ranges from 15,000 to 80,000 pesos ($255 to $1,350 or approximately 230 to 1,240 euros) per year, depending on the property's assessed value and location, with Metro Manila properties generally paying more than provincial ones.

Annual property taxes in The Philippines typically represent 0.2% to 0.6% of the property's market value, which is relatively low because taxes are calculated on the assessed value (often significantly below market value) rather than the actual purchase price.

Property taxes in The Philippines vary based on location and property type: Metro Manila cities charge a basic RPT rate of 2% of assessed value plus a 1% Special Education Fund levy, while provincial areas charge 1% plus the SEF levy, and assessed values themselves vary based on the local government unit's assessment levels and property classification.

There are limited exemptions available in The Philippines, with the main one being properties owned by senior citizens or persons with disabilities who may qualify for partial RPT discounts from their local government unit, though these exemptions vary by city and are not automatic.

You can find the list of all property taxes, costs and fees when buying in the Philippines here.

Is mortgage a viable option for foreigners in The Philippines right now?

Obtaining a mortgage as a foreigner in The Philippines is possible but not the default path, as most Philippine banks require either long-term residency status, local income documentation, or a Filipino co-borrower, which means many foreign buyers end up purchasing with cash or using developer in-house financing.

For foreigners who do qualify for bank financing in The Philippines, typical loan-to-value ratios range from 60% to 80% of the appraised value, and interest rates as of early 2026 hover around 6% to 8% per annum for housing loans, though rates vary by bank and borrower profile.

Documentation requirements for foreign mortgage applicants in The Philippines typically include a valid passport and visa, proof of stable income (often requiring local employment or business income), tax identification number (TIN), bank statements, credit history, and proof of down payment source, with requirements varying by lender and often being stricter than those for Filipino citizens.

You can find more details on how to obtain financing in our property pack about The Philippines.

What should I predict for resale and growth in The Philippines in 2026?

What property types resell fastest in The Philippines in 2026?

As of early 2026, the property types that resell fastest in The Philippines are mid-income ready-for-occupancy condos priced between 3.6 and 12 million pesos in commute-friendly locations near business districts, MRT/LRT stations, schools, and hospitals, as these attract the broadest pool of Filipino working professionals and OFW families.

The typical time on market to sell a property in The Philippines varies significantly: well-priced mid-income condos in resilient submarkets can sell in 2 to 4 months, average condos with lots of competition take 4 to 9 months, and luxury units or properties in oversupplied areas can take 9 to 18 months or longer.

Properties sell faster than others in The Philippines when they have clear title documentation, are in buildings with good condo corporation management and low dues arrears, offer practical layouts (not awkward micro-units), and are priced realistically relative to comparable recent transactions rather than aspirational asking prices.

The slowest-selling property types in The Philippines right now are luxury condos in oversupplied Metro Manila submarkets like parts of the Bay Area (with vacancy rates exceeding 50% in some projects), micro-studios with impractical layouts, units in older buildings with deferred maintenance or high association dues, and properties in locations affected by the POGO (Philippine Offshore Gaming Operator) exit.

If you're interested, we cover all the best exit strategies in our real estate pack about The Philippines.

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.