Cebu City real estate market — prices, rental yield and trend

• Average price: $2,901 / m²
• Gross rental yield: 4.18%
• Net rental yield: 3.14%
• Transaction cost: 14.1%
• Price basis: local-market average

Residential property in Cebu City averages $2,901 per square metre. That makes it the 155th most expensive of the 236 markets in the set.

What a buyer pays in Cebu City

The $2,901 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 14.1% of the price here. On a 100 m² apartment at the average price that is roughly $40,908 on top of the $290,130 purchase price. That is above the 10.3% median across the set — the entry cost is part of the investment case here. That is 6.5% below the Philippines national average of $3,104.

What it earns

A square metre lets for about $10.1 a month. Against a purchase price of $2,901 per square metre that is 4.2% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 202nd of 269 markets by gross yield. Rental income is taxed at 25–28% — the rate is not a single number here. That is the difference between 3% and 3.1% net on the same property. The 3.1% net figure we publish uses 25%.

How the tax works. Flat 25% final tax on Philippine-source gross income (NIRC § 25(B)), with rent named explicitly; a passive non-resident landlord present for less than 180 days is taxed this way regardless of the income level. The upper end of 28% includes the 3% percentage tax that applies once a residential lease exceeds PHP 15,000 a month and loses its VAT exemption (below PHP 3 million of turnover). Source: NIRC § 25.

Who can buy in Cebu City

Condo freehold (40% cap); land not permitted. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Cebu City is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Cebu City be compared with a country average or another city.

Sources: Numbeo city page · numbeo.com. Snapshot: 2026-10-17.