Metro Manila Rental Price Guide 2026
Studio units: BGC ₱22,000-₱38,000/mo; Makati ₱18,000-₱32,000/mo; Rockwell ₱30,000-₱50,000/mo; Ortigas ₱12,000-₱22,000/mo. 1BR units: BGC ₱42,000-₱75,000/mo; Makati ₱32,000-₱58,000/mo; Rockwell ₱52,000-₱90,000/mo; Ortigas ₱20,000-₱42,000/mo. 2BR units: BGC ₱68,000-₱130,000/mo; Makati ₱55,000-₱105,000/mo; Rockwell ₱88,000-₱148,000/mo; Ortigas ₱38,000-₱72,000/mo. Furnished units command 25-40% premium over unfurnished.
Airbnb in Philippines: Complete Legal Guide
Airbnb operations in the Philippines fall into a regulatory grey area. National law does not explicitly prohibit short-term rentals. However: (1) Most condominium deed of restrictions prohibit 'hotel-type operations' — check your specific building's rules, (2) BIR registration as a business is required if annual Airbnb income exceeds ₱250,000, (3) Some LGUs (including BGC/Taguig) require a Mayor's Permit for short-term rental operations, (4) Airbnb-friendly buildings include Grand Hyatt Residences (BGC), The Residences at Greenbelt (Makati), and properties explicitly marketed as 'hotel-condominiums'. Average BGC Airbnb occupancy: 68-75%.
Long-Term vs Short-Term Rental Comparison
Long-term rental (6 months+): Pros: stable income, lower management burden, predictable cash flow, lower vacancy risk. Cons: lower monthly rate vs Airbnb, limited flexibility. Short-term rental (Airbnb/VRBO): Pros: 30-60% higher monthly gross revenue, flexibility to use unit yourself, market-rate pricing flexibility. Cons: higher management intensity, vacancy risk in off-peak seasons, building rule restrictions, additional BIR compliance. Recommendation: For passive investors or remote owners, long-term rental delivers more consistent net income. Short-term works best for owner-operated or professionally managed units in BGC tourist-accessible buildings.