Philippines real estate market — prices, rental yield and trend

• Average price: $3,104 / m²
• Gross rental yield: 2.51%
• 12-month price change (USD): -3.1%
• Net rental yield: 1.88%
• Transaction cost: 14.1%
• Bubble-risk band: moderate
• Price basis: national average

Residential property in Philippines averages $3,104 per square metre — -3.1% in dollar terms over twelve months, so a dollar buyer pays less than a year ago. That makes it the 155th most expensive of the 264 markets in the set. In local currency the same twelve months read +4.5%; the 7.6-point gap is the exchange rate, not the housing market.

What a buyer pays in Philippines

The $3,104 figure is a national average across all residential property types, which flattens a wide spread — the capital typically runs far above it and small towns far 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 $43,766 on top of the $310,400 purchase price. That is above the 9.5% median across the set — the entry cost is part of the investment case here. Inside Philippines we also track Cebu City separately, where the average is $2,901 — 6.5% below the national figure.

What it earns

A square metre lets for about $6.5 a month. Against a purchase price of $3,104 per square metre that is 2.5% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 298th of 311 markets by gross yield. Rental income is taxed at 25–28% — the rate is not a single number here. That is the difference between 1.8% and 1.9% net on the same property. The 1.9% 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.

Where the price sits against its own history

Today’s level sits 21.7% above the country’s own long-run trend. A gap that size does not have to close, but it is the number to watch. Glopra’s bubble-risk score for Philippines is 42 out of 100 — moderate risk. Of the 65 markets scored, 51 read higher. This is a simplified reading: fewer than three index components are available for this market, so treat it as indicative rather than comparable with fully scored markets.

Who can buy in Philippines

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 Philippines is built from asking prices from listings. It was last refreshed on 2026-10-12. 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; a figure that fails our checks is suppressed, not guessed.

Sources: globalpropertyguide.com · bworldonline.com · numbeo.com. Snapshot: 2026-10-12.