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.

Pricing·28.3k views

What makes Manila a top location for luxury condos?

Expert Answer

Manila luxury condo market fundamentals 2026: Supply scarcity: Manila has approximately 8,500 true luxury condo units (PHP 20M+) across all districts — extremely tight supply relative to the 3M+ Metro Manila upper-middle class population. Demand drivers: (1) OFW wealth recycling — USD 37B annual OFW remittances; luxury condo is the aspirational asset for returning OFWs; (2) Chinese POGO community legacy — though POGO sector reduced 2024-2025, the infrastructure of high-quality Filipino-serviced luxury condos remains; (3) Philippine corporate elite — 3,000+ ultra-high-net-worth Filipino families; Manila luxury condo is status essential; (4) Japanese/Korean executive expat demand — C-suite expats from Asian corporates prefer Manila luxury over Singapore or HK due to cost arbitrage. Price range: BGC luxury: PHP 200,000-350,000/sqm; Rockwell: PHP 280,000-400,000/sqm; Makati gated villages: PHP 100,000-300,000/sqm. Best luxury investment 2026: Rockwell Proscenium (Makati) — absolute supply scarcity, brand premium, Asia's best property management standard; PHP 30M-80M entry.

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.

Have more questions about Philippines real estate?

Ask Our AI Concierge

Get personalized answers based on your budget, nationality, target area, and investment goals — available 24/7 in English, Japanese, Korean, and Chinese.

Ask AI Concierge

What makes Manila a top location for luxury condos?

Makati Price Per Sqm by Sub-Area (2026)

What Drives Makati Condo Prices Higher

Price History and Appreciation Data

Ask Our AI Concierge

Related Pricing Questions