5 Manila Property Price Guide Insights: How Much Does It Cost to Buy in Makati, BGC, and Ortigas?

September 10, 2025

Buying a condominium or property in Manila has become one of the most discussed investment topics in recent years. With the city’s rapid economic growth, improved infrastructure, and thriving business districts, both foreign and local investors are drawn to the opportunities in Manila real estate. Whether you are considering a home or looking for rental income potential, knowing the Manila property price guide is crucial.

This blog breaks down 5 key insights into the costs of buying in Makati, Bonifacio Global City (BGC), and Ortigas—three of the most important business and lifestyle hubs in Metro Manila.

1. Why Location Matters in Manila Real Estate

When it comes to Manila property, location is everything. Each district carries its own pricing structure, amenities, and lifestyle appeal.

• Makati – widely regarded as the financial heart of the Philippines. It is home to the country’s stock exchange, multinational corporations, and upscale malls, giving it a unique blend of prestige and business functionality. Owning a property here is not just about convenience—it’s about status and being in the center of economic activity. Prices are generally higher, but they also hold steady during market shifts because of consistent demand from corporate executives, expatriates, and professionals.

  
  

• BGC – positions itself as the premier lifestyle hub. Designed with modern urban planning, BGC is pedestrian-friendly, safe, and filled with trendy retail outlets, high-end restaurants, and international schools. It appeals strongly to millennials, expats, and families seeking modern convenience with a global feel. Because of this demand, BGC property prices are among the fastest appreciating in Metro Manila.

  
  

• Ortigas – serves as the balanced option. While not as expensive as Makati or BGC, Ortigas boasts strong accessibility and is located at the crossroads of major business districts. It attracts young professionals, mid-level managers, and families who want value for money while staying near schools, malls, and offices.

  
  

For any buyer, location determines not only the purchase price but also long-term value, rental yields, and resale potential. Choosing the right district is the foundation of a smart Manila real estate investment.

2. Makati Property Prices: The Heart of Manila’s Financial District

Makati continues to be the benchmark of property pricing in Manila, and for good reason. This district is home to the country’s largest banks, corporate headquarters, consulates, and the Philippine Stock Exchange. With such strong demand from business professionals and foreign investors, prices have consistently been on the higher end of the Manila property spectrum.

On average, condominium prices in Makati range between ₱250,000 and ₱450,000 per square meter, depending on location and developer. Properties along Ayala Avenue and within Legazpi and Salcedo Villages command some of the highest values, driven by accessibility to offices, luxury malls, and lifestyle facilities. Meanwhile, fringe areas such as Pio del Pilar or San Antonio Village offer more competitive prices, appealing to buyers looking for Makati’s prestige at a more accessible rate.

To give perspective, a 1-bedroom unit in Makati costs anywhere from ₱10M to ₱18M, while larger 2-bedroom luxury units often exceed ₱25M. Ultra-high-end properties such as Discovery Primea or Park Central Towers can easily surpass these numbers, catering to ultra-wealthy clients.

For investors, Makati’s strength lies in consistent rental demand. With thousands of expats and corporate professionals working in the district, rental yields remain strong, often ranging between 5% and 7% annually. Moreover, properties here rarely experience severe downturns in value, making Makati a safe haven for capital preservation in the Manila real estate market.

3. BGC Property Prices: Manila’s Global Lifestyle Hub

Bonifacio Global City (BGC) has evolved into a world-class lifestyle and business hub, rivaling even Makati in terms of prestige and desirability. Once a military base, the area has been redeveloped into a modern, master-planned district that caters to the international community, making it a preferred choice for expatriates, multinational companies, and young professionals.

Current BGC property prices average between ₱280,000 and ₱500,000 per sqm in high-end developments, with some ultra-luxury projects commanding even higher values. For example, studio units typically start at ₱8M, while 2- to 3-bedroom condos range from ₱20M to ₱40M, depending on location, size, and developer. Projects like The Seasons Residences—developed in partnership with top Japanese companies—highlight the global flavor of BGC, where design and lifestyle branding play a huge role in valuation.

One of the unique aspects of BGC is its walkability and modern urban design. Wide sidewalks, green spaces, art installations, and carefully zoned business and residential areas create an environment unlike any other in Metro Manila. Add to this the presence of international schools, embassies, and global offices, and it’s easy to see why BGC has become the district of choice for foreigners and affluent Filipinos.

For investors, BGC’s appeal lies in its fast appreciation rates and strong rental demand. While prices are higher than in other parts of Metro Manila, many buyers see BGC as a long-term play, with values expected to climb further as the district expands toward the future “Grand Central Park” development.

4. Ortigas Property Prices: The Balanced Alternative

Compared to Makati and BGC, Ortigas Center offers a more budget-friendly entry point into Manila’s real estate market without sacrificing location advantages. Straddling Pasig, Mandaluyong, and Quezon City, Ortigas is strategically located at the heart of Metro Manila, making it a convenient hub for professionals and families alike.

Condominium prices here generally range from ₱160,000 to ₱280,000 per sqm, making it significantly more affordable than Makati and BGC. A typical 1-bedroom unit costs around ₱6M to ₱10M, while 2- to 3-bedroom units are priced between ₱12M and ₱20M. These price points allow middle-class buyers and younger professionals to enter the market without being priced out, while still enjoying strong accessibility to major business districts.

Ortigas also has a thriving ecosystem of corporate headquarters, universities (Ateneo, UP, La Salle), and shopping malls (SM Megamall, Robinsons Galleria), which ensures steady demand for residential properties. Families appreciate the accessibility to schools, while professionals value the shorter commutes compared to living farther out in the suburbs.

Developers have also been upgrading Ortigas with new luxury projects that aim to compete with Makati and BGC. This suggests that prices may see upward momentum in the coming years. For now, Ortigas remains the “sweet spot” for buyers who want a balance of affordability, accessibility, and future growth potential.

5. Key Factors That Influence Manila Property Prices

Several macro and micro factors shape property prices across Manila. Understanding these can help investors and homebuyers make smarter decisions.

1. Developer Reputation – Projects by top developers like Ayala Land, Rockwell Land, and Megaworld command higher prices because of superior design, quality, and trustworthiness. Buyers are willing to pay a premium for assurance of value retention.

2. Amenities & Lifestyle Features – Condos with resort-style amenities, gyms, pools, and smart home features are valued higher. Location near malls, dining hubs, and offices also adds to appeal.

3. Infrastructure Projects – Proximity to new roads, train lines, and airports is a major price booster. For example, properties near the upcoming Metro Manila Subway are already seeing higher demand.

4. Rental Demand – Districts with strong expat and corporate housing demand (like Makati and BGC) sustain high prices because investors know they can secure tenants quickly.

5. Market Conditions – Oversupply, interest rates, and government policies on foreign ownership also affect price trajectories. As of late 2024, Metro Manila had over 67,000 unsold condo units, creating buyer-friendly negotiation opportunities.

   
   

These factors demonstrate why certain districts like Makati and BGC consistently command premiums, while areas like Ortigas offer value-driven growth potential.

Cost & Top Condo Picks in Makati, BGC, and Ortigas

Current Price Breakdown

Top Condo Projects

Makati

• One Rockwell West Tower (Rockwell Center) – Modern high-rise with strong rental demand.

• Discovery Primea (Ayala Avenue) – Luxury mixed-use tower in the CBD.

  
  

BGC

• The Seasons Residences – Luxury units priced around ₱18M–₱19M.

• East Gallery Place / One Serendra (Alveo Land) – Popular with varied layouts and premium lifestyle appeal.

  
  

Ortigas

• Developers like Ayala Land and JTKC are active; flagship projects here continue to grow in value.

  
  

Smart Tips for Condo Investment in Manila

• Match your budget with the right district.

• Focus on reputable developers for resale value.

• Take advantage of “fire sale” opportunities due to oversupply.

• Prioritize accessibility to business hubs, schools, and transport lines for stronger rental demand.

  
  

By understanding these 5 key insights into Manila property prices, buyers and investors can make smarter decisions—whether seeking a first home, a rental property, or a high-end investment.

If you’re exploring Manila real estate in 2025, now is an excellent time to evaluate your options and secure a unit before prices climb further.

SOURCE:

https://www.globalpropertyguide.com/asia/philippines/price-history

https://makatiapartments.com/what-makes-makati-the-best-city-to-rent-in-vs-bgc-ortigas-or-manila/