7 Manila Rental Guide for Foreigners: Everything You Need to Know About Lease Terms, Deposits, and Local Rental Tips
- bedandgoinc
- 4 時間前
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May 5, 2025
Moving to Manila? Whether you're relocating for work, investing in property, or seeking a new experience in Southeast Asia, securing the right rental is a key part of settling in. The rental market in Metro Manila is fast-evolving, competitive, and diverse—but it comes with unique customs, legal terms, and practical expectations that every foreigner should understand.
This guide explores seven essential insights to help you navigate your rental journey smoothly—from understanding lease contracts to move-in tips that protect your investment.
1. Lease Terms in Manila: What You're Really Signing Up For
In Manila, lease agreements typically span 12 months. This is the standard rental period that most landlords prefer, especially in condominiums and mid- to high-rise properties. While some short-term options exist—such as 3 to 6 months—these are generally limited to serviced residences or units tailored for expats and corporate tenants. Shorter leases often come with higher monthly rental fees.
Before signing, check that the lease includes all essential clauses:
The lease term and expiration date
The monthly rental amount and payment schedule
Provisions for early termination, if necessary
Responsibilities for repairs, maintenance, and utility payments
Rules regarding guests, subletting, or co-occupants
If the lease is not written in English, request a translated copy or consult a legal advisor. Many foreign renters overlook minor contract clauses that later cause misunderstandings or penalties. It's always better to clarify upfront than to deal with disputes later.
2. Deposits and Advance Rent: The “2+1” Rule
Most rental agreements in Manila require tenants to pay a “2+1” move-in setup, meaning:
Two months' worth of security deposit
One month's worth of advance rent
The security deposit is refundable at the end of the lease, provided that the property is returned in good condition and all bills are settled. The advance rent is applied to your first month's stay.
To protect your interests:
Always request official receipts for each payment
Conduct a detailed walk-through of the unit and take dated photos
Keep a written or signed inventory of items, especially for furnished units
Typically, security deposits are returned within 30 to 60 days after move-out, but deductions may apply for damages or unpaid utilities. Proper documentation at the start of your lease will help ensure a smoother refund process later.
3. Furnished vs. Unfurnished Units: Know What You're Getting
Foreign renters in Manila generally opt for fully furnished units due to convenience, especially for short-term or mid-term stays. Furnished condos often include essentials such as:
A bed and sofa
Air conditioning units
A dining set
Kitchen appliances like a refrigerator, microwave, and stove
Cabinets, storage, and sometimes even linens and utensils
Furnished units are ideal if you're relocating on short notice or without household items. However, if you plan to stay long-term and wish to bring or buy your own furniture, an unfurnished or semi-furnished unit may offer better value and flexibility.
Ask for a complete list of inclusions before signing the lease. In Manila, the definition of "semi-furnished" varies—some units may only offer air-conditioning and kitchen cabinetry without other essentials.
4. Popular Neighborhoods Among Expats
Your rental experience will largely depend on your location. Manila is made up of many key business districts and residential zones, each with its own advantages. For foreigners, the most popular areas include:
Bonifacio Global City (BGC): Known for its modern infrastructure, upscale condos, international schools, and walkable urban planning. Ideal for professionals and families.
Makati Central Business District: The financial hub of the city, with a vibrant mix of workspaces, malls, restaurants, and nightlife. Offers high-rise living near major offices.
Ortigas Center: Strategically located between Makati and Quezon City, perfect for those working in IT parks or near business process outsourcing (BPO) offices.
Pasay and Bay Area: Close to embassies, government offices, and the international airport. Also features entertainment hubs like casinos, malls, and seaside developments.
Quezon City: Offers a more laid-back, suburban feel. It's home to universities, hospitals, government buildings, and generally more affordable rent options.
Consider your workplace location and daily commute before choosing an area. Traffic in Manila is unpredictable, and living closer to your job can greatly enhance your quality of life.
5. Local Tips to Make Renting Easier
Renting in Manila is generally straightforward, but local customs and building rules may differ from what foreign renters are used to. Keep these practical tips in mind:
Clarify whether the rent includes condominium dues, which cover maintenance of shared amenities and security. Some landlords include this in the monthly rent; others charge separately.
Electricity and water bills are paid monthly and are rarely bundled with the rent. Check if the accounts are in your name or the landlord's.
Internet availability varies by building. Ensure fiber internet is installed or available if you rely on it for work.
Some buildings may experience power interruptions during peak months. High-end condos usually have backup generators for essential systems.
Pet policies are strictly enforced in some condominiums. Always ask beforehand if pets are allowed.
Smoking inside units or common areas may also be restricted depending on building regulations.
These details might seem minor at first, but they can significantly affect your comfort and experience during your stay.
6. Work With a Licensed Agent or Expat-Friendly Platform
Navigating the Manila rental market can be confusing without local assistance. This is why many foreigners prefer to work with licensed real estate brokers or trusted property rental platforms that specialize in expat housing.
Advantages of working with a professional:
Access to curated listings in safe, convenient locations
English-speaking support throughout the rental process
Help with contract review and negotiation
Coordination for move-in, repairs, and landlord communication
Reputable rental services and licensed agents often cater to foreign tenants by offering virtual viewings, transparent lease agreements, and continuous support. These professionals add an extra layer of convenience and security, especially for those unfamiliar with local rental procedures.
Avoid informal listings on social media or third-party websites without verified identities. Working with a licensed agent ensures your transactions are documented and your rights as a tenant are protected.
7. Move-In Day Checklist: What to Watch Out For
When your lease is signed and move-in day arrives, take the time to perform a full inspection of the property before settling in. This step is often overlooked but is crucial for protecting your deposit and ensuring a safe living environment.
Here's a checklist to guide you:
Inspect all lights, outlets, water faucets, and appliances to confirm functionality
Test air-conditioning units and plumbing, especially in kitchens and bathrooms
Take clear photos of walls, flooring, and furniture to document the original condition
Request a complete inventory of provided items (if furnished)
Verify that all keys, access cards, or remote controls are working
Get the contact details of the landlord, building admin, and maintenance personnel
Ask about building regulations for guests, deliveries, and repairs
Some condominiums require new tenants to register with the building management office before moving in. This process may include filling out move-in forms, securing elevator reservations, or obtaining resident IDs. Confirm these requirements with your agent or landlord ahead of time.
Renting in Manila is Easier Than You Think
Renting a condo in Manila can be a seamless experience if you understand the local terms, secure a fair lease agreement, and know what to expect during your stay. With the help of knowledgeable real estate professionals, foreign renters can avoid common pitfalls and enjoy a smooth transition into city life.
Whether you're staying for a few months or building a new life in the capital, Metro Manila offers diverse living options that match your lifestyle, budget, and goals. With preparation and reliable support, you'll be ready to make the most of your Manila rental journey.
SOURCE:
https://blackhouse.ph/insights/5-important-things-to-look-out-for-when-renting-a-property-in-manila/
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