What is the average price of a condo in Makati?

Makati condo prices range from ₱150,000 to ₱300,000+ per square meter in 2026. Prime locations in Legazpi Village and Salcedo Village command ₱220,000-₱300,000/sqm. The Makati CBD average is ₱175,000/sqm. Peripheral areas like Bel-Air and San Lorenzo range from ₱130,000-₱160,000/sqm. A typical 1BR (50-60sqm) in the CBD costs ₱8.75M-₱12M.

How does location affect condo prices in Makati?

Makati has distinct micro-markets. Salcedo Village (embassy row): ₱240,000-₱320,000/sqm. Legaspi Village (near Greenbelt): ₱200,000-₱280,000/sqm. Rockwell Center: ₱250,000-₱380,000/sqm (effectively its own premium market). Poblacion and Chino Roces: ₱120,000-₱160,000/sqm. Proximity to Greenbelt, Ayala Center, and BPO towers adds 15-25% premium.

Why are Makati condos considered a good investment?

Makati is the Philippines' undisputed financial capital — home to the PSE, major banks, and most Fortune 500 Philippine operations. This creates permanent, high-quality rental demand from corporate executives and diplomats. Makati condos have appreciated an average of 35% over the past 5 years with stable 6-8% rental yields, making them Asia's most reliable CBD investment outside of Singapore and Tokyo.

When is the best time to buy a condo in Makati?

Pre-selling phases offer 15-25% savings versus completion price. In 2026, Makati faces tightening supply with limited new development land — this supply constraint supports prices. Optimal timing combines: (1) pre-selling entry on projects by Ayala Land or Rockwell Land, (2) low interest rate environment for favorable bank financing, (3) strong peso providing foreign buyers currency advantage.

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What are the best condos near Megamall in Mandaluyong?

Expert Answer

Best Mandaluyong condos near Megamall (2026 ranked): For prestige/lifestyle: St. Francis Shangri-La Place — Shangri-La brand management, elevated link to Shangri-La Plaza, pool + full amenity deck, best address in Mandaluyong; 1BR: PHP 12M-18M purchase. For yield: SMDC Light Residences — SM brand managed, direct covered-bridge SM Megamall access, studio: PHP 3.5M-5.5M, excellent 9-11% gross yield; MRT Shaw station 5-min walk. For mid-range families: One Shangri-La Place — Shang Properties secondary brand, full amenities, school-bus access to La Salle Green Hills; 2BR: PHP 12M-20M. For value: Azure Urban Resort Residences (Century Properties, Mandaluyong) — resort-style amenities, competitive pricing vs BGC; 1BR: PHP 4M-7M. Investment pick 2026: SMDC Light Residences studio for pure yield (MRT + SM Megamall = permanent demand regardless of economic cycle); Shangri-La Place 1BR for prestige expat tenant base and lower vacancy risk.

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.

Important: Laws, tax rates, and market conditions change. Always verify current regulations with a licensed Philippine real estate attorney before making investment decisions. This content is for educational purposes only and was last updated April 2026.

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