Makati
Makati CBD — Manila's Most Established Business District
Avg Buy Price
PHP 175,000/sqm
Avg Rent 1BR
PHP 35,000–60,000/mo
Gross Yield
6.0–8.0%
Area Overview
Makati is Metro Manila's original central business district and the most liquid property market in the Philippines. Home to the Philippine Stock Exchange, major international corporations, embassies, and five-star hotels, Makati represents established value and institutional confidence. Property in Makati carries prestige that newer developments lack — the Ayala Avenue corridor, Legaspi Village, Salcedo Village, and San Antonio Village are recognized addresses that command premium rents from executives, diplomats, and multinational employees. While yields are slightly lower than BGC at 6-8%, Makati's market is deeper, with faster resale turnover and stronger long-term capital appreciation. For investors prioritizing stability, liquidity, and trophy addresses, Makati is the gold standard of Philippine real estate.
Pros & Cons
Advantages
- +Most liquid property market in Philippines
- +Trophy address — premium rents from executives
- +Near embassies, multinational HQs, major banks
- +Deep resale market — faster exit if needed
- +Strong long-term capital appreciation
- +Excellent transport links and infrastructure
Considerations
- −Older building stock in some areas
- −Traffic congestion is significant
- −Lower yield than BGC (6-8% vs 7-9%)
- −Some buildings lack modern amenities
Price Guide
| Type | Size | Rent / mo | Buy Price |
|---|---|---|---|
| Studio | 22–35 sqm | ₱22,000 – ₱38,000 | ₱3,800,000 – ₱6,200,000 |
| 1 Bedroom | 40–65 sqm | ₱35,000 – ₱60,000 | ₱7,000,000 – ₱13,000,000 |
| 2 Bedrooms | 65–95 sqm | ₱60,000 – ₱110,000 | ₱12,000,000 – ₱20,000,000 |
| 3 Bedrooms | 95–150 sqm | ₱100,000 – ₱175,000 | ₱20,000,000 – ₱35,000,000 |
| Penthouse | 200–500 sqm | ₱200,000 – ₱450,000 | ₱45,000,000 – ₱100,000,000 |
* Prices are indicative ranges as of 2026. Contact our team for current listings.
Investment Data — Makati
Price history, yield trends & LEA analysis
Makati vs Metro Manila Average
Compared to BGC, Rockwell, Ortigas, Alabang
Head-to-head yield comparison
Makati yield is +0.3% above the Metro Manila average — one of the strongest performers in the region.
Makati Price History (₱/sqm)
2020–2026 · Source: Colliers PH, PSA, LEA Analysis
LEA Investment Analysis
AI-powered market commentary for Makati
Investment Analysis
Makati: Full Investment Profile 2026
Makati City has served as the Philippines' financial capital for over six decades. With the highest concentration of multinational corporate headquarters, embassies, and international financial institutions of any city in the country, Makati provides the most stable, deepest-liquidity property market in Metro Manila — the benchmark against which all other Philippine investment areas are measured.
The Makati condominium market's most distinctive characteristic is its exceptional secondary market depth. Well-priced units in Salcedo Village, Legazpi Village, and the Ayala Triangle area have historically transacted within 45–60 days of listing — a liquidity profile that BGC and Rockwell cannot yet match at scale. This makes Makati the preferred choice for investors who prioritise capital preservation and predictable exit timelines over maximum yield.
Makati is divided into several distinct residential micro-markets with meaningfully different investment profiles. Salcedo Village and Legazpi Village — the premium enclaves adjacent to the Ayala CBD — trade at ₱200,000–₱280,000 per sqm and attract the highest-quality corporate tenants: investment bankers, embassy staff, and regional executives. The Rockwell Center micro-enclave, developed entirely by Rockwell Land within Makati's administrative boundaries, commands ₱280,000–₱380,000 per sqm and carries the city's strongest scarcity premium. The broader Makati CBD corridor (Poblacion, Bel-Air, San Lorenzo) offers more accessible entry at ₱120,000–₱160,000 per sqm with rental yields in the 6.5–8% range.
For foreign buyers, Makati's rental market is uniquely well-served by large corporate tenants — a category that typically means fewer vacancies, longer lease terms (12–24 months standard), and lower management intensity. A Korean financial analyst posted to Citibank Makati, or a Japanese engineer at Toyota Motor Philippines, represents a tenant profile that virtually eliminates vacancy risk and rent arrears. This explains why Makati net yields, while slightly lower than BGC in absolute percentage terms, often translate to higher actual cash collections over a 10-year hold.
The Makati city government has committed to the EDSA Greenway project — a 14-kilometre linear park linking Makati to Ortigas — and has approved several large-scale transit-oriented developments adjacent to existing MRT-3 stations. These infrastructure projects are expected to drive above-trend appreciation in the Guadalupe and Buendia station corridors over 2026–2028, creating targeted entry opportunities for investors willing to move slightly away from the core CBD.
Investor Note
Makati is ideal for capital-preservation investors who value liquidity above maximum yield, corporate tenants requiring proximity to the CBD, and risk-averse foreign buyers who prefer the deepest secondary market in the country.
Key Investment Metrics — Makati 2026
Explore More for Makati
Makati FAQ
Location Map
Lat: 14.5547 · Lng: 121.0244
Click to open Google Maps with directions
Investment Summary
Foreign Ownership
Available — some buildings at 30-35% foreign ownership
Compare with Another Area
See how Makati stacks up against any other area — yields, prices, grades & LEA verdict.
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About Makati
Makati Real Estate: Context & Background
Makati City is the Philippines' financial capital and home to the highest concentration of multinational corporate headquarters, embassies, and international financial institutions in the country. The Makati Central Business District (CBD), bounded by Ayala Avenue, EDSA, Buendia Avenue, and Osmeña Highway, has served as the anchor of the Philippine economy since the 1960s when the Ayala family began transforming the former Hacienda Makati into the country's first planned commercial district.
The Makati residential condominium market benefits from the deepest secondary market in Metro Manila — a function of the CBD's six-decade history as an established address. Well-priced units in Salcedo Village, Legazpi Village, and the Ayala Triangle area historically transact within 45–60 days of listing, a liquidity profile that distinguishes Makati from newer markets like BGC and Ortigas.
Infrastructure & Future Catalysts
Makati is served by the MRT-3 Ayala Station (the busiest MRT station in Metro Manila) and multiple premium bus routes. Infrastructure projects in progress include the EDSA Greenway linear park (connecting Makati to Ortigas), the Makati Intra-City Subway (the city's own subway system, partially funded by the Makati City Government), and continued Ayala Land district upgrades. These projects are expected to reduce traffic congestion and increase residential premiums along the Guadalupe corridor.
Foreign Buyer Notes — Makati
For foreign buyers in Makati: the secondary market is more active in Makati than any other Metro Manila district, meaning resale at fair market value is realistic within 3–6 months of listing. Salcedo and Legazpi Villages have the highest concentrations of corporate tenant demand. For long-term investors, the Makati CBD's role as the Philippines' financial capital provides a structural hedge against area-specific risk that newer districts like BGC do not yet offer.
Glossary — Makati Real Estate Terms
Makati CBD
Makati Central Business District — the Philippines' primary financial district, home to the PSE (Philippine Stock Exchange), BSP (Bangko Sentral ng Pilipinas), and headquarters of all major Philippine banks and most Fortune 500 regional offices.
Salcedo Village
Premium Makati residential enclave known for its weekend farmers market, tree-lined streets, and proximity to embassies and financial institutions. Prime condo prices: ₱200,000–₱280,000/sqm.
Legazpi Village
Upscale Makati neighbourhood adjacent to Salcedo Village. Known for its concentration of Korean and Japanese expatriate residents, upscale dining, and boutique offices.
Makati Investment Score
Makati's investment score of 85/100 reflects a composite assessment of rental yield (6.0–8.0% gross), capital appreciation trend, vacancy rate, infrastructure pipeline, and expat community depth.
All data represents indicative market figures as of 2026 Q1. Rental yields, prices, and appreciation rates are historical averages and do not guarantee future performance. Luxury Makati is not a licensed real estate broker. Consult a PRC-licensed Philippine real estate broker and attorney before transacting.
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