What is the average rental yield in Makati CBD Philippines?

The average gross rental yield in Makati CBD is 6–8% per year as of 2026. Net yield after expenses typically ranges from 4.5–6.5%. Premium locations near Ayala Center (Park Terraces, Shang Salcedo) yield 6.5–8%. Mid-range Salcedo Village units deliver 7–8% gross yield. The Makati market is slightly lower yielding than BGC but compensates with higher capital appreciation and better liquidity for premium units.

Is Makati or BGC better for condo investment?

It depends on your investment goal. BGC offers higher yield (7–9% vs 6–8%) and faster appreciation. Makati offers better prestige, more established market, and premium tenant profiles (executives, diplomats). For yield-focused investors: BGC. For stability and capital preservation: Makati. For premium tenants and long-term holds: Makati (especially Rockwell and Salcedo Village). Many experienced investors hold both to diversify.

What is the best condo for investment in Makati 2026?

Top Makati condos for investment in 2026: (1) Park Terraces by Ayala Land — prime Ayala Center address, 8% yield, consistent expat demand; (2) Shang Salcedo Place by Shangri-La — lowest vacancy rate, premium diplomat/executive tenants, 7.4% yield; (3) Jazz Residences by DMCI — best entry-level yield in Makati at 7.8% yield, strong BPO tenant market; (4) Antel Spa Suites — hotel-branded, Salcedo Village, strong short-term rental potential.

What is the price per sqm in Makati CBD 2026?

Makati CBD condo prices per sqm in 2026: Mid-range Salcedo/Legaspi Village: ₱150,000–₱200,000/sqm. Premium Ayala Center zone: ₱220,000–₱300,000/sqm. Luxury Shangri-La/Rockwell adjacency: ₱280,000–₱380,000/sqm. Hotel-branded residences: ₱350,000–₱450,000/sqm. Studios typically command the highest price per sqm premium.

What type of tenants rent in Makati CBD?

Makati CBD tenant profiles by zone: Ayala Center area: Senior corporate executives, diplomats, foreign government officials. Salcedo Village: Mid-level expat professionals, UN/NGO staff, embassy employees. Legaspi Village: BPO managers, local executives, young professionals. The diverse tenant base ensures consistent demand across all price points. Makati has lower vacancy rates than any other area in Metro Manila outside of Rockwell.

Luxury MakatiPrime Real Estate

Admin AI Concierge List Property

Metro Manila's Premium Capital

Invest in Makati
CBD — Premium Core

6–8% gross yield. Lowest vacancy. Premium executive tenants. Metro Manila's most prestigious investment address.

6–8%

Gross Yield

2–4%

Vacancy

Tenant Quality

6–8%

Avg Gross Yield

5–7%

Annual Appreciation

2–4%

Vacancy Rate

Highest

Tenant Quality

₱150K–₱450K

Price/sqm Range

Yes ✓

Foreign Eligible

Why Makati Remains the Premium Choice

Premium Tenant Profile — Executives & Diplomats

Makati's CBD is home to 90%+ of Metro Manila's multinational headquarters, embassies, and international organizations. Tenants are senior executives, diplomats, and UN staff — the most stable, highest-paying tenant segment.

2–4% vacancy

Lowest Vacancy in Metro Manila

Premium Makati buildings maintain 96–98% occupancy year-round. The combination of premium tenant demand and limited new supply keeps vacancy rates at Metro Manila's lowest levels.

96–98% occupancy

Most Established Resale Market

Makati has the longest-running luxury condo market in Philippines history. Well-priced premium units sell within 60–120 days. The established market means appraisal and financing are more predictable.

60–120 day resale

Ayala Land Ecosystem Premium

Proximity to Greenbelt, Glorietta, SM Makati, and Landmark malls creates a premium lifestyle ecosystem that commands rent premiums. Tenants pay 15–25% more for walkable mall access.

15–25% rent premium

Capital Preservation with Steady Appreciation

Makati is the capital preservation choice for risk-averse investors. Steady 5–7% annual appreciation with lower volatility than BGC. Premium Ayala-branded buildings rarely decline in value.

5–7% appreciation

Makati Yield by Zone & Unit Type

Zone	Price Range	Monthly Rent	Gross Yield	Tenant Type
Ayala Center (1BR)	₱12M–₱22M	₱70,000–₱120,000	7–8%	Corporate executives
Salcedo Village (1BR)	₱9M–₱16M	₱55,000–₱90,000	7.5–8.5%	Expat professionals
Legaspi Village (1BR)	₱7M–₱12M	₱40,000–₱65,000	7–8%	BPO managers, locals
Salcedo 2BR	₱18M–₱35M	₱100,000–₱160,000	6.5–7.5%	Diplomat families
Ultra-Luxury (3BR+)	₱35M–₱120M	₱160,000–₱350,000	5.5–7%	UHNWI, ambassadors

LEA's Makati Investment Take

AI Analysis · Updated April 2026

"Makati is for investors who want to sleep well at night. Lower yield than BGC, but the tenant quality and vacancy rates are unmatched. Diplomat tenants pay on time, never damage units, and often renew multi-year leases."

"My Makati sweet spot: Salcedo Village 1BR at ₱10M–₱14M range targeting UN/NGO staff and embassy employees. Consistent 7.5–8% gross yield with 96%+ occupancy. This is the most reliable income property in Metro Manila."

"For capital appreciation with lower risk: Park Terraces near Ayala Center. Ayala brand means the floor price is protected. You won't get 9% yield, but you'll sleep easily knowing the value won't drop."

Ask LEA about Makati investments →