Finding the right condo in Metro Manila can feel like navigating a maze. With dozens of submarkets, a mix of pre-selling and ready-for-occupancy projects, and a wide range of developers, buyers often feel overwhelmed. Whether you’re a first-time condo buyer, a young professional looking for convenience, a small family seeking safety and schools, or an investor chasing rental yields, the choices can be confusing and the stakes high.
This guide is designed to cut through the noise. By providing a comprehensive, area-by-area breakdown of Metro Manila condos, complete with pricing trends, accessibility insights, lifestyle fit, developer reputation, and investment potential, it helps you make informed, confident decisions. Here, you’ll find the right tools needed as you search for the condo that aligns with your budget, lifestyle, and long-term goals.
Why buyers struggle with Metro Manila condo options
Buying a condo in Metro Manila is often more complicated than it first appears. With dozens of submarkets and thousands of new developments on offer, even seasoned buyers can feel overwhelmed trying to compare options and make confident decisions.
One major challenge is rapid supply growth. Metro Manila’s condominium stock has been steadily increasing, with projections showing significant additional completions through 2025 and beyond as new inventory enters the market.
This growing supply isn’t evenly distributed. Prime districts like Makati, BGC, and Ortigas continue to command premium prices per square meter, while emerging and fringe areas offer more affordable entry points. Price signals can be extremely confusing because price-per-square-meter (PSM) data varies dramatically by location and segment, e.g., Makati luxury units can fetch significantly higher PSM than units in less central neighborhoods, even within the same city.
Oversupply concerns also impact buyer decision-making. Recent market commentary notes that Metro Manila’s condo inventory has swelled significantly, with years’ worth of available stock relative to current sales pace. This makes it harder for buyers to assess true demand vs. supply, negotiate effectively, and forecast future demand, especially for rental properties.
Beyond pricing and supply, lifestyle considerations, including transport accessibility, proximity to schools and hospitals, and nearby amenities, play a crucial role in long-term satisfaction and resale value. Buyers who focus solely on price without weighing these factors may end up in a location that fits their budget but not their lifestyle or commute needs, which can reduce both quality of life and investment performance.
Condos in Metro Manila: Area-by-area deep dive
Snapshot comparison table of Metro Manila condo submarkets
|
Area |
Typical Price / sqm (2025) |
1BR Entry Price |
Commute to Makati/BGC (mins) |
Ideal Buyer Profile |
Investment Outlook |
Developer Quality Examples |
|
Makati |
₱200,000–₱250,000* |
₱4.5M–₱8M* |
0–15 |
Professionals, expats |
Stable long-term growth |
Ayala Land, Rockwell Land, Alveo |
|
BGC / Taguig |
₱220,000–₱270,000* |
₱5M–₱9M* |
0–15 |
Investors, lifestyle buyers |
Strong rental demand |
Megaworld, Federal Land, Ayala Land |
|
Ortigas Center / Pasig |
₱150,000–₱200,000* |
₱4M–₱7M* |
15–30 |
Value seekers, commuters |
Competitive yields |
DMCI, Ortigas Land, Alveo |
|
Quezon City |
₱100,000–₱150,000* |
₱3M–₱6M* |
20–40 |
Families, first-time buyers |
Moderate growth |
DMCI Homes, SMDC, Avida |
|
Manila |
₱90,000–₱140,000* |
₱3M–₱5M* |
20–40 |
Students, short-term rentals |
Rental heavy |
SMDC, DMCI, Federal Land |
|
Alabang |
₱130,000–₱180,000* |
₱5M–₱9M* |
30–60 |
Suburban families |
Steady suburban growth |
Filinvest Land, Ayala Land, Alveo |
|
Fringe (Las Piñas, Parañaque) |
₱70,000–₱130,000* |
₱3M–₱5M* |
25–50 |
Budget buyers |
Higher rental yield potential |
SMDC, Megaworld |
*Price bands based on Bamboo Routes 2025 market data.
Area-by-area deep dives
1. Bonifacio Global City (BGC)
- Best for young professionals, expats, investors focused on rental demand and capital growth.
- Condo price in BGC - ₱220,000–₱270,000 per sqm in mainstream developments; luxury towers can go higher. Premium pricing sustained despite supply growth; strong absorption in quality projects. A 1-bedroom unit can range from ₱5M-₱9M, with studio and compact units commanding high rent yields in BGC.
- Accessibility & commute - Close to major arteries, C5 and 32nd Street, and shuttle routes. The area has ongoing improvements, such as the future BGC subway, to cut commute times to Makati and Ortigas.
- Lifestyle & amenities - Plenty of retail and entertainment zones, with Bonifacio High Street, Uptown Mall, and McKinley Hill. Parks and green corridors, gyms, and modern cafes are at nearly every street. Families have easy access to international schools nearby and high-end healthcare facilities.
- Key properties in the area include:
- Verawood Residences
- Uptown Modern
- Fort Victoria
- Park Cascades
- The Aston Place
- Sienna Park Residences
3. Ortigas Center & Pasig
- Balanced choice for buyers seeking good commute, strong lifestyle mix, and competitive value.
- Price for Ortigas & Pasig condos - ₱150,000–₱200,000 per sqm, competitive mid‑tier positioning. Typical 1-bedroom units range from ₱4M-₱7M, and 2-bedroom units from ₱8M-₱13M.
- Accessibility & commute - Ortigas Center / Pasig is a transport hub with multilayered connectivity, with access to MRT 3 (Guadalupe, Boni, Shaw, and Ortigas stations) and proximity to LRT 2 (Santolan, Cubao, Katipunan), with EDSA, C5, and Ortigas Avenue as major thoroughfares throughout the area.
- Lifestyle & amenities - Retail and dining options at SM Megamall, Shangri-La Mall, and The Podium for major lifestyle anchors, and Capitol Commons or Estancia for walkable boutique shops and restaurants. Nearby educational institutions Poveda and La Salle Greenhills are also easily accessible.
- Key properties in the area include:
- The Fifth in Renaissance Ortigas
- Satori Residences
- Suntrust Kirana
- Allegra Garden Place
- Laya by Shang Properties
- Haraya Residences
4. Quezon City
- Quezon City is Metro Manila’s largest city, with a wide mix of residential options, schools, universities, and commercial hubs. It appeals to families, students, and mid-income professionals seeking space, accessibility, and value.
- Price for Quezon City condos - Ranging between ₱100,000–₱150,000 per sqm, that cater to families as well as young professionals and expatriates. You’ll find 1-bedroom condos starting at ₱4M, which can be rented out for as much as ₱30k/month.
- Accessibility & commute - Extensive transport connectivity via MRT-3 (Quezon Ave, North Ave, Cubao), LRT-2 (Katipunan, Gilmore, Cubao), and major roads such as EDSA, Commonwealth Avenue, and C5. These routes provide access to Makati, Ortigas, and BGC, though peak-hour traffic remains a consideration in outer districts.
- Lifestyle & amenities - balanced urban lifestyle with major hubs such as Vertis North, Araneta City, Eastwood, and Timog–Tomas Morato. Families benefit from proximity to top schools and universities, including UP Diliman, Ateneo (nearby), and multiple private schools, as well as hospitals like St. Luke’s Medical Center. Parks, food districts, and large retail centers support long-term livability.
- Key properties in the area include:
- The Crestmont
- Avida Towers Vertis North
- Grass Residences
- The Magnolia Residences
- Zinnia Towers
5. Manila City
- Best for students, budget-conscious buyers, and investors focused on rental income.
- Manila condo pricing - ₱90,000–₱140,000 per sqm, placing it among the lowest entry points in Metro Manila’s urban core. Studio and 1-bedroom units commonly range from ₱3M–₱5.5M, while 2-bedroom units range from ₱6M–₱10M, depending on proximity to universities, hospitals, and transport nodes. Pricing remains accessible, driven by steady rental demand rather than aggressive capital appreciation.
- Accessibility & commute - Manila is served by LRT-1 and LRT-2, along with extensive jeepney, bus, and UV Express routes. These connections allow relatively easy travel to Makati, Quezon City, and other employment hubs, making Manila a practical base for students and working renters.
- Lifestyle & amenities - The city offers a unique mix of historic districts (Ermita, Malate, Intramuros), cultural institutions, and dense commercial activity. It is home to numerous universities, medical centers, and government offices, which consistently fuel rental demand. While green spaces are more limited, convenience and accessibility remain key strengths.
- Key properties in the area include:
- Torre de Manila
- Suntrust Solana
- Amaia Skies Avenida
- Sorrel Residences
- 8 Alonzo Parksuites
6. Alabang & Muntinlupa
- Best for families, suburban lifestyle seekers, and long-term end-users prioritizing space and comfort.
- Condo prices in Alabang & Muntinlupa - ₱130,000–₱180,000 per sqm, positioning it as a mid-range suburban market. 1-bedroom units typically range from ₱5M–₱7M, while larger 2-bedroom units range from ₱8M–₱12M, reflecting the area’s focus on livability and larger unit cuts rather than compact investor units.
- Accessibility & commute - Alabang is well connected via SLEX, Skyway, and Alabang–Zapote Road, with P2P buses and shuttle services providing access to Makati and BGC. While daily CBD commuting may take longer, infrastructure upgrades have significantly improved travel reliability for professionals working in central Metro Manila.
- Lifestyle & amenities - Known for its suburban, master-planned environment, Alabang offers wide roads, greener surroundings, and lower density living. Festival Mall, Alabang Town Center, and Westgate serve as major lifestyle hubs, while nearby schools and medical institutions make the area highly attractive to families and long-term residents.
- Key properties in the area include:
- Amaia Steps Alabang Esperanza
- Sonora Residences - Cadence
- Two Premier
- Ananda Square
Condo comparison table: Key factors buyers should evaluate
How to use this table:
Step 1: Compare at least 3 condos within the same area
Step 2: Eliminate options with weak accessibility or poor layouts
Step 3: Match the condo to your primary goal:
- End-use → livability, layout, developer quality
- Investment → entry price, rentability, liquidity
|
Factor |
What to Compare |
Why It Matters |
Smart Buyer Tip |
|
Location & Area |
City, district, proximity to CBDs |
Drives resale value, rental demand, and daily convenience |
Choose the area first before the project |
|
Price per sqm |
₱/sqm vs nearby developments |
Reveals if a unit is fairly priced or overpriced |
Compare within the same submarket, not city-wide |
|
Total Purchase Price |
Unit price + parking |
Determines affordability more than ₱/sqm |
Parking can add ₱800k–₱2M to cost |
|
Unit Size & Layout |
Net usable sqm, layout efficiency |
Poor layouts reduce livability and resale appeal |
Avoid wasted hallways and oversized balconies |
|
Entry Price (1BR/2BR) |
Lowest available unit type |
Indicates accessibility for buyers or renters |
Lower entry prices often resell faster |
|
Developer Reputation |
Track record, past projects |
Affects build quality, delays, long-term value |
Prioritize developers with consistent delivery |
|
Building Density |
Units per floor, total units |
Impacts noise, elevator wait times, privacy |
Lower density = better end-user experience |
|
Accessibility & Commute |
MRT/LRT access, major roads |
Strongly affects tenant demand and resale |
MRT proximity usually beats car-only access |
|
Transport Connectivity |
Roads, shuttles, future infra |
Influences future appreciation |
Future stations matter — but assess timelines |
|
Lifestyle & Amenities |
Malls, parks, gyms, schools |
Supports daily comfort and tenant appeal |
Location beats amenities inside the building |
|
Monthly Condo Dues |
₱/sqm/month |
Affects long-term cashflow |
High dues hurt rental yields |
|
Estimated Rental Rate |
Market rent for similar units |
Determines income potential |
Check actual listings, not projections |
|
Rental Yield (Gross) |
Annual rent ÷ purchase price |
Measures income efficiency |
High yield often means higher turnover |
|
Resale Liquidity |
Days on market, demand |
Ability to exit when needed |
Smaller units usually sell faster |
|
Supply Risk |
Nearby upcoming projects |
Oversupply pressures prices |
Avoid areas with heavy near-term launches |
|
Turnover Timeline |
RFO vs preselling |
Affects cash planning and risk |
Preselling = cheaper, but delayed returns |
|
Payment Terms |
DP %, payment schedule |
Impacts cash flow |
Flexible terms reduce upfront strain |
|
Financing Options |
Bank tie-ups, loan rates |
Determines long-term affordability |
Compare bank offers early |
|
Hidden Costs |
Taxes, transfer fees, fit-out |
Often overlooked by buyers |
Budget ~8–12% of unit price |
|
Target Buyer/Tenant |
End-user vs investor market |
Affects future demand |
Buy where real people want to live |
|
Exit Strategy |
Resale vs rental |
Clarifies long-term plan |
Always plan your exit before buying |
A Smart Final Step: Why professional guidance still matters
Even with a detailed guide, buying a condo in Metro Manila carries financial, legal, and lifestyle implications beyond price or floor plan. Consulting a financial adviser helps assess affordability and long-term fit, a real estate lawyer ensures contracts and titles are secure, and a property manager provides insight on rental demand and upkeep. Together, they turn data into informed decisions, helping buyers navigate risks, optimize returns, and choose a condo that aligns with both lifestyle and investment goals—minimizing costly mistakes in a complex, fast-moving market.
Key takeaways
Metro Manila’s condo market is diverse, with each submarket offering different price points, lifestyles, and investment potential. This guide highlights the importance of balancing affordability, location, developer quality, and future returns when choosing a unit.
- Align with your condo goals. Choose submarkets and units in Metro Manila that match your lifestyle, budget, and investment objectives instead of chasing a “best condo” label.
- Evaluate price, location, and amenities. Compare price per square meter, accessibility to MRT/LRT, nearby schools, hospitals, and lifestyle hubs within the same district to make smarter end-use or rental investment decisions.
- Mitigate risk and maximize returns. Factor in developer reputation, resale potential, rental yield, and consult financial advisers, real estate lawyers, or property managers to make informed, confident decisions.
Ready to find your ideal condo? Visit Condo Arena to compare top Metro Manila properties, explore pricing, amenities, and developer reputations, and make confident real estate investment decisions.
