Makati Price Per Sqm by Sub-Area (2026)
Ultra-premium (Rockwell Center): ₱280,000-₱380,000/sqm. Premium (Salcedo Village, Legaspi Village): ₱200,000-₱280,000/sqm. Prime CBD (Ayala Avenue corridor): ₱160,000-₱220,000/sqm. Mid-tier (Chino Roces, Bel-Air): ₱120,000-₱160,000/sqm. Entry-level periphery: ₱80,000-₱110,000/sqm. For comparison: BGC premium is ₱160,000-₱280,000/sqm; Ortigas is ₱90,000-₱140,000/sqm.
What Drives Makati Condo Prices Higher
Price premium drivers: (1) Floor level — each 10 floors adds approximately 3-5% premium, (2) City view vs park view vs amenity view — premium views add 8-15%, (3) Corner units — typically 10-20% more than interior units due to light and privacy, (4) Parking slot inclusion — a parking slot in Makati is worth ₱1.5M-₱3M separately, (5) Building age and condition — brand-new units from reputable developers command 25-35% premium over 15+ year old buildings in same location.
Price History and Appreciation Data
Makati CBD condominiums have appreciated an average of 6-9% annually over the past decade. Specific sub-market performance (2016-2026): Salcedo Village: +78%, Legaspi Village: +65%, CBD average: +52%, Rockwell Center: +92%. The most recent 2-year period (2024-2026) shows acceleration: BGC +14%, Makati CBD +11%, Rockwell +18%, driven by supply constraints and sustained expat demand. This appreciation trajectory makes Philippine real estate one of Asia's best-performing investment classes.