Alabang
Alabang — Premium Suburban Living for Families and Expats
Avg Buy Price
PHP 100,000/sqm
Avg Rent 3BR
PHP 45,000–90,000/mo
Gross Yield
4.5–6.5%
Area Overview
Alabang is Metro Manila's premier southern suburb and the address of choice for families, senior executives, and long-term expatriates who prioritize space, security, and quality of life over urban proximity. Located in Muntinlupa, Alabang is characterized by large gated communities including Ayala Alabang Village, BF Homes, and Filinvest Corporate City. The area offers significantly more living space per peso than BGC or Makati, with houses and villas available at price points that would only purchase a studio in the city center. Alabang is the natural choice for families relocating from Japan, Korea, Australia, and the US who require school proximity (International School Manila is nearby), hospital access (Asian Hospital), and a lifestyle that includes gardens, pools, and community space.
Pros & Cons
Advantages
- +Largest living spaces at best value per sqm
- +Highest safety ratings — top gated communities
- +Family-oriented — International schools nearby
- +Asian Hospital, major retail, dining hubs
- +Quieter, less congested than city center
- +Strong long-term expat family tenant market
Considerations
- −Far from BGC/Makati CBD (45-75 min in traffic)
- −Lower rental yield than urban areas
- −Heavily car-dependent lifestyle
- −Flooding risk in some lower-lying areas
Price Guide
| Type | Size | Rent / mo | Buy Price |
|---|---|---|---|
| 1 Bedroom Condo | 35–55 sqm | ₱18,000 – ₱30,000 | ₱3,500,000 – ₱5,500,000 |
| 2 Bedroom Condo | 60–85 sqm | ₱28,000 – ₱50,000 | ₱5,500,000 – ₱9,000,000 |
| 3 Bedroom House | 150–250 sqm | ₱45,000 – ₱90,000 | ₱12,000,000 – ₱25,000,000 |
| 4-5 BR Luxury House | 300–500 sqm | ₱80,000 – ₱180,000 | ₱25,000,000 – ₱60,000,000 |
| Villa | 500–1000 sqm | ₱150,000 – ₱350,000 | ₱50,000,000 – ₱150,000,000 |
* Prices are indicative ranges as of 2025. Contact our team for current listings.
Alabang FAQ
Location Map
Investment Summary
Foreign Ownership
Available — note land ownership restrictions for foreigners
Recommended Guides
Foreign Ownership Guide 2026
40% ownership rule, buying process & FAQs
Ready for Occupancy Condo Manila Guide
Immediate move-in RFO condos with 99 FAQs
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