Manila Rental Yield by Area 2026 — Ranked
Metro Manila rental yields in 2026 vary by district, unit type, and furnishing level. The yield data below is based on median transacted rental prices divided by median purchase prices for comparable units in each area.
- BGC (Taguig): Studio 8–9% | 1BR 7–8.5% | 2BR 6–7.5%
- Makati CBD: Studio 6.5–8% | 1BR 6–7.5% | 2BR 5.5–7%
- Ortigas Center: Studio 7–8.5% | 1BR 6.5–8% | 2BR 6–7.5%
- Rockwell Center: Studio 5.5–7% | 1BR 5–7% | 2BR 5–6.5%
- Quezon City: Studio 6–7.5% | 1BR 5.5–7% | 2BR 5–6.5%
- Alabang: House 4.5–6% | Condo 4.5–6.5%
Gross Yield vs Net Yield — What You Actually Earn
Gross yield is the commonly cited figure. Net yield is what investors actually receive after all costs. Typical deductions from gross yield: HOA/maintenance fees (0.8–1.5%), Property Management (8–12% of rent), Real Property Tax (0.5–0.8%), Vacancy allowance (5–10% for BGC; 10–20% for other areas), Minor repairs and maintenance (0.3–0.5%).
- BGC gross 7–9% → net 5.5–7.5% after all costs
- Makati gross 6–8% → net 4.5–6.5% after all costs
- Ortigas gross 6.5–8.5% → net 5–7% after all costs
- Rule of thumb: subtract 1.5–2.5% from gross yield for net yield
How to Maximize Rental Yield in Manila
Top strategies for maximizing Manila rental yield: 1) Buy studio/1BR rather than larger units — better rent-to-price ratio, 2) Choose Airbnb-friendly buildings in BGC for premium short-term rates, 3) Furnish properly — quality furniture adds ₱8,000–₱15,000/month to rent, 4) Self-manage or use specialized property managers (not generic agencies), 5) Buy pre-selling at 20–30% discount to boost yield from day one.
Manila vs Southeast Asia — Yield Comparison
Manila consistently outperforms major SEA cities on gross rental yield. This makes it one of the most attractive real estate investment destinations in Asia for income-seeking investors.
- Metro Manila BGC: 7–9% gross yield
- Bangkok Thailand: 4–6% gross yield
- Ho Chi Minh City Vietnam: 4–6% gross yield
- Kuala Lumpur Malaysia: 3–5% gross yield
- Singapore: 2–3% gross yield
- Tokyo Japan: 3–4% gross yield
- Sydney Australia: 2.5–4% gross yield