Philippines housing guide

Rental market overview

The Philippines rental market concentrates in Metro Manila (Makati, BGC / Bonifacio Global City, Ortigas, Alabang) and major provincial cities (Cebu City, Davao City, Angeles City / Clark). For relocators on the SRRV, popular areas are Cebu (particularly Cebu City and Lapu-Lapu), Davao, and the smaller beach towns (Dumaguete, Siargao, El Nido). Metro Manila is the most expensive.

Typical rental costs (monthly, PHP)

Indicative ranges as of May 2026:

Metro Manila (Makati / BGC)

Studio/1-bed condo (furnished): 20,000-40,000 PHP (350-700 EUR)
2-bed condo (furnished): 35,000-70,000 PHP (610-1,220 EUR)
3-bed condo (furnished): 60,000-120,000 PHP (1,050-2,100 EUR)

Cebu City

1-bed condo (furnished): 12,000-25,000 PHP (210-440 EUR)
2-bed condo (furnished): 20,000-40,000 PHP (350-700 EUR)
2-bed house: 15,000-35,000 PHP (260-610 EUR)

Davao City

1-bed condo: 8,000-18,000 PHP (140-315 EUR)
2-bed house: 10,000-25,000 PHP (175-440 EUR)

Provincial beach areas (Dumaguete, Siargao)

Studio/1-bed: 5,000-15,000 PHP (90-260 EUR)
2-bed house: 10,000-20,000 PHP (175-350 EUR)

Lease terms

Standard lease: 12 months. Month-to-month available at a premium.
Deposit: 1-2 months' rent (refundable minus utility arrears and damages).
Advance rent: typically 1 month paid upfront.
Payment: monthly in PHP.
Utilities: electricity (Meralco in Metro Manila, local electric cooperatives elsewhere) and water (Maynilad / Manila Water or provincial utilities) are paid separately.
HOA or condo association dues: sometimes included in rent, sometimes separate. Check.
Early termination: deposit forfeited. Some contracts require 30 days' notice.

Finding accommodation

Online portals: Lamudi Philippines, Zipmatch ^[1,2].
Facebook groups: "Philippines Expats", "Cebu Expats", "Davao Expats", "Dumaguete Negros Oriental Expats".
Real estate agents: common. Usually paid by the landlord (one month's rent).
Property management: some expat-oriented buildings have dedicated leasing offices.
Short-term trial: stay in a hotel, serviced apartment, or Airbnb for 2-4 weeks while searching.

Property purchase for foreigners

Philippines law is relatively permissive:

Foreigners cannot own land (Constitutional restriction). However, they may:
Own a condominium unit (freehold) under the Condominium Act, RA 4726 ^[3]. Section 5 statutorily caps foreign ownership at 40% of the total units or floor area of any condominium project (the constitution prohibits foreign land ownership, and the 40% cap is the corollary at building level). Developers track the foreign quota; sales that would breach the cap are refused.
Lease land for 50 years (renewable once for 25 more years) under the Investors' Lease Act.
Own a house on leased land (the house is a separate improvement with its own title).
Inherit land (if the foreigner is a natural heir of a Filipino citizen).
Own land through a Philippine corporation where foreigners hold up to 40% of shares (needs Anti-Dummy Law compliance).
Condo purchase process is straightforward. Do due diligence through the Register of Deeds.
Transfer taxes and fees: roughly 6-10% of the purchase price (including BIR capital gains tax, transfer tax, registration fees).

Utilities and internet

Electricity: Meralco (Metro Manila) or local electric cooperatives. Rates are among the highest in SE Asia at roughly 9-12 PHP/kWh (0.16-0.21 EUR). A typical 2-bedroom air-conditioned unit runs 3,000-8,000 PHP/month.
Water: Maynilad (west Manila), Manila Water (east Manila), or provincial utilities. Rates 100-1,000 PHP/month.
Internet: Converge, PLDT, Globe. Fibre broadband 25-500 Mbps for 1,500-3,500 PHP/month. Converge offers the best value in areas where it's available.
Mobile: Globe and Smart, with good 4G/5G coverage in cities.

Common issues

Air conditioning: most units have one per room. Check that AC units are maintained. Split-type is standard; window-type is older and less efficient.
Traffic: Metro Manila traffic is among the worst globally. Rent close to work or choose a location accessible by MRT or BGC Bus.
Typhoons: the Philippines averages 20 typhoons per year. High-rise buildings sway noticeably. Check the building's backup generator (power outages are common during typhoons).
Lift breakdown: a known issue in older condos. Ask about the lift maintenance record, particularly for units above floor 15.
Water shortages: periodic water service interruptions occur in Metro Manila during the dry season (March-May). Check if the building has a water tank and backup supply.

This page is not legal advice. Consult a qualified lawyer before signing contracts.