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Location profile

Property in Philippines

Cebu, Boracay, Palawan — tropical resorts of Southeast Asia

from $50,000Starting price
6-10% grossYield

Ownership: Condominium 40% foreign quota, villas — through a Philippine company

Philippines — Boracay, Palawan, tropical islands

Market

Property market in Philippines

The Philippines is an archipelago of 7,641 islands, one of the most naturally diverse tourist regions in Asia. Main resort hubs: Cebu (the main southern island, Mactan resort area), Boracay (the most famous beach island, White Beach 4 km), Palawan (El Nido and Coron — top tourist ranking by World Travel Awards), Bohol (Chocolate Hills, diving). Manila is the urban market. Season: December–May is the dry peak, June–November is the typhoon season. Prices from $50K. Yields 6-10%.

  • 40% — the maximum foreign ownership share in a single condominium project(Condominium Act of 1966 (RA 4726))
  • Manila: ~₱155,000/sqm (~$2,800) — average condominium price(Bamboo Routes, 2026)
  • Cebu: ~₱162,000/sqm (~$2,700); average condominium $113K(Bamboo Routes, 2026)
  • 3-6% of the price — total transaction budget (taxes + registration)(Global Property Guide, 2026)
  • Real Property Tax 0.3-0.8% annually on market value(Local Government Code)

Prices

Price per m² by city and district — Philippines

LocationPrice per m²Comment
Manila (average)~$2 800standard condominium (Bamboo Routes, 2026)
Manila (BGC)~$4 900premium Bonifacio Global City district (RealtyOneGroup, 2026)
Manila (Ayala/Makati)~$6 800elite central cluster (RealtyOneGroup, 2026)
Cebu~$2 700average condominium $113K (Bamboo Routes, 2026)
Boracay (Aklan)~$1 260island, limited supply (Bamboo Routes, 2026)
Palawan (El Nido/Coron)$1 500–2 500premium segment with rapid growth

Ownership

Ownership for foreigners in Philippines

A foreigner can own a condominium in freehold within the project's 40% quota. Land, villas and townhouses directly — not allowed. Alternatives: a long-term lease of 50+25 years or a Philippine corporation with a local majority owner (60% Filipinos).

  • Freehold condominium — only within 40% of the project area
  • Land is not allowed for foreigners; villas — only through a Philippine corporation or leasehold
  • Some popular projects in BGC and Makati have already exhausted their foreign quota
  • SRRV / SIRV visas grant the right to long-term residence for the family

Source: Condominium Act of 1966 (RA 4726), Anti-Dummy Law

Taxes

Taxes on purchase and ownership in Philippines

TaxRateWhen paid
Transfer tax0,5-0,75%one-time, depends on the province (Local Government Code)
Documentary Stamp Tax1,5%one-time at the transaction (NIRC art.196)
Registration fee~0,25%at registration of title (Land Registration Authority)
Real Property Tax (RPT)0,3-0,8%annually on market value (Local Government Code)
Withholding tax on rentals (non-resident)25%on gross rent for foreigners (NIRC)

Residency

Residency through property purchase in Philippines

$50,000 (SRRV Smile) / $75,000 (SIRV)Minimum investment
6-10 weeksProcessing time

SRRV (Special Resident Retiree Visa) — for foreigners aged 35+: a deposit of $10-50K in a bank plus buying a condominium of up to $50K. SIRV (Special Investor Resident Visa) — investment from $75K in approved sectors. Both visas grant indefinite residence for the spouse and children under 21.

Source: Philippine Retirement Authority, BOI

Rental yield

Rental yield by city in Philippines

CityTypeGrossNet
Cebu (Mactan)Condominium, short-stay6–8%4–6%
BoracayResort rental8–12%5–8%
Palawan (El Nido)Premium segment7–10%4–6%
ManilaUrban long-term5–7%3–5%
DavaoUrban/mixed5–7%3–5%

FAQ

Frequently asked questions about buying property in Philippines

Can a foreigner buy property in the Philippines?

Condominium apartments — yes, FREEHOLD within the 40% per-building quota (the Condominium Act 1966). Villas and land — not directly: only through a Philippine corporation (60% Filipino shareholders) or a long-term lease of 50+25 years. For most Russians, a condominium is easier.

Which Philippine resorts are the most liquid for rentals?

Mactan-Cebu — the main tourist hub, direct flights from Asian capitals, stable urban + tourist rentals. Boracay — peak White Beach, but limited island size. Palawan (El Nido, Coron) — premium segment with rapid growth. Manila — urban long-term rentals from expats.

What is the season in the Philippines?

December–May is the dry season, peak tourist flow (occupancy 85-95%). June–November is the typhoon and rainy season (occupancy drops to 50-70%, rates decline). In Palawan and Bohol the monsoon is milder than on Luzon. Cebu is relatively sheltered from typhoons.

What is the yield in the Philippines?

6-10% gross in resort hubs when operating through a management company or Airbnb. Cebu — 6-8% (stable). Boracay — 8-12% (short peak season). Palawan — 7-10% (growing market). Manila — 5-7% urban long-term.

How much does a condominium cost in Manila and Cebu?

Manila: ~₱155,000 ($2,800) per sqm on average; premium districts — Ayala Center ₱380K/sqm, BGC ₱275K/sqm. Cebu: average condominium ₱6.84M (~$113K), price ₱162K/sqm (~$2,700). Boracay (Aklan): ~₱76K/sqm (~$1,260).

What taxes apply when buying and owning in the Philippines?

On purchase — 3-6% of the price (transfer tax, documentary stamp tax, registration fee, notary). Annual Real Property Tax (RPT) — 0.3-0.8% of market value. On rentals — 20-25% withholding tax for non-residents or the progressive PIT scale.

Can you get a residence permit by buying property in the Philippines?

There is no direct residence permit through purchase. Alternatives: SRRV (Special Resident Retiree Visa) — a deposit of $10-50K in a bank + buying a condominium of up to $50K, age 35+. SIRV (Special Investor Resident Visa) — investment from $75K. Both programs grant long-term residence for the whole family.

Other destinations

Explore other markets

UAEfrom $200,000Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCMalaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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