Affordable Condos in Makati for First-Time Buyers: 10 Picks for 2026

May 2, 2026

If you're searching for affordable condos in Makati for first-time buyers, the first thing to understand is that "affordable" means something very different here than it does in Pasig, Mandaluyong, or Quezon City.

Makati's median condo list price currently sits at around ₱16.11 million according to Dot Property market data. That's not a starting point — that's the middle of the market. So this isn't a "cheap condos in Makati" list. It's a more affordable within Makati list — focused on projects that come in well below that median and give first-time buyers a realistic shot at getting a Makati address without immediately overextending.

If you've already read our guides on affordable condos in Quezon City, Mandaluyong, and Pasig, Makati is the most challenging city in this series — but it still has entry points worth knowing about if you look in the right clusters.

Most of the projects on this list are concentrated in Pio del Pilar, Bangkal, and San Antonio — the parts of Makati where first-time buyer pricing is most realistic. All prices are based on current Dot Property listing data and are snapshots, not fixed developer prices. Always verify directly before making any decisions.

Here are 10 projects worth shortlisting in 2026.

A QUICK NOTE BEFORE YOU READ

All prices in this guide are based on current Dot Property listing data. These are snapshots — not fixed developer prices — and will change depending on unit type, floor, furnishing, and seller. Always verify current pricing directly with the developer or a licensed broker before making any decisions.

1. CITYLAND PASONG TAMO TOWER — FROM AROUND ₱1.99 MILLION

The lowest visible entry point on this entire list. A studio-style listing in the Pio del Pilar area has appeared at around ₱1.988 million on Dot Property — making it the clearest sub-₱2 million Makati option currently visible on public portals. Units are compact, but for buyers whose absolute priority is getting a Makati address at the lowest realistic cost, this is the first place to look.

Best for: Budget-first buyers who want the lowest visible entry point in Makati.

2. THE LINEAR — FROM AROUND ₱2.5 MILLION

The Linear is one of the strongest all-round picks on this list. Dot Property shows units starting from around ₱2.5 million — and crucially, its median price per square meter sits 39% below the Makati median. That's not just a low headline price. That's genuine value relative to the city's broader market, which is exactly what first-time buyers in Makati should be looking for.

Best for: First-time buyers who want a low entry price and strong value per square meter compared to the Makati market overall.

3. LAUREANO DI TREVI TOWERS — FROM AROUND ₱3.5 MILLION

Laureano di Trevi sits in the Pio del Pilar cluster where several first-time-buyer-friendly projects are concentrated. A current listing shows a one-bedroom unit at around ₱3.5 million, with the project's median list price sitting at approximately ₱4.24 million. For buyers who want a recognizable project name at a price still well below the Makati median, this is one of the more reliable mid-range options in the city.

Best for: First-time buyers who want a recognizable Makati project in the lower-middle price range.

4. MAKATI EXECUTIVE TOWER III — FROM AROUND ₱3.8 MILLION

One of the most practical Cityland-style entries on this list. Dot Property shows units from around ₱3.8 million to ₱5.54 million, with a specific one-bedroom listing at ₱4.25 million. It's straightforward, centrally located, and gives first-time buyers a genuine Makati foothold without requiring a premium tower budget.

Best for: First-time buyers who want a practical, centrally located Makati address rather than a newer premium development.

5. MAKATI EXECUTIVE TOWER IV — FROM AROUND ₱4.3 MILLION

Similar to Tower III but sitting slightly higher in the current data. The more compelling number here is from Dot Property — its median price per square meter is 46.3% below the Makati median. For first-time buyers, that's a meaningful signal that this is one of the clearer value picks in the city even at this price point.

Best for: First-time buyers who want to stay well below the broader Makati market while keeping a central address.

6. RADA REGENCY — FROM AROUND ₱4.3 MILLION

Rada Regency is a smaller, quieter option in this price band — Dot Property shows just two condos for sale ranging from around ₱4.3 million to ₱4.9 million. Limited inventory means you need to move quickly if something suitable appears, but the price positioning keeps it relevant for buyers who want a below-median Makati option with less competition from other buyers.

Best for: First-time buyers who want a smaller, less competitive below-median Makati option in this price range.

7. RED RESIDENCES — FROM AROUND ₱4.0 MILLION

Red Residences stands out on this list because it offers a newer project feel at a still-manageable entry price. A current listing shows a one-bedroom unit at ₱4.0 million — though listings in the same project also appear at ₱8.2 million depending on the unit, so due diligence on the specific listing matters here. The lower entry is real, but verify carefully before committing.

Best for: First-time buyers who want a newer-feeling project without immediately crossing into Makati's upper price bands.

8. VICTORIA DE MAKATI — FROM AROUND ₱4.73 MILLION

Victoria de Makati steps up in price but delivers something valuable in return — a more generous unit size. A current listing shows a fully furnished one-bedroom at 43.42 sqm for around ₱4.73 million, which is noticeably more livable than the compact studios at the lower end of this list. The project median sits at around ₱6.33 million — still well below the Makati citywide median of ₱16.11 million.

Best for: First-time buyers who want a more livable one-bedroom size at a still-below-median Makati price.

9. 100 WEST — FROM AROUND ₱4.5 MILLION

100 West sits at the stretch end of this list — specific one-bedroom listings appear around ₱5.89 million and ₱6 million, which is higher than most entries here. But with units starting from around ₱4.5 million, it still qualifies as a more affordable route into a more modern Makati project. Best approached as a stretch option rather than a primary budget pick.

Best for: First-time buyers who want a more modern project and can stretch into the mid-range without crossing Makati's broader median.

10. AVIDA TOWERS MAKATI SOUTHPOINT — FROM AROUND ₱4.4 MILLION

Avida Towers Makati Southpoint rounds out this list as the most developer-credible option — it's part of the Ayala Land group, which means build quality and project management you can have confidence in. A listing appears at around ₱4.4 million, though other one-bedroom options in the project reach ₱6.37 million and higher depending on unit type. For first-time buyers who want an Ayala-linked name and are willing to stretch slightly beyond the lowest entries, this is the most reliable pick on the list.

Best for: First-time buyers who want Ayala Land developer credibility and are willing to stretch beyond the lowest-entry options.

HOW TO USE THIS SHORTLIST

If your absolute priority is the lowest entry price, start with Cityland Pasong Tamo Tower, The Linear, Laureano di Trevi Towers, and Makati Executive Tower III. These four give you the clearest entry points in Makati's otherwise premium market.

If you want a balance of price and project quality, look more closely at Makati Executive Tower IV, Red Residences, and Victoria de Makati. These sit in the ₱4.0 million to ₱4.73 million range and deliver better value per square meter or unit size than the pure entry-level options.

If you can stretch and want a more polished or developer-credible project, 100 West and Avida Towers Makati Southpoint are worth the extra consideration — both still come in well below the Makati median of ₱16.11 million.

WHAT FIRST-TIME BUYERS OFTEN GET WRONG IN MAKATI

The biggest mistake is treating Makati the same way you'd approach Pasig or Quezon City. In those cities affordable means genuinely low prices. In Makati it means well below the city median — which is already at ₱16.11 million.

That shift in thinking matters because the monthly carrying cost, association dues, and ongoing expenses in Makati are also higher than in other Metro Manila cities. A unit that looks manageable at ₱4 million can feel very different once all those costs are running every month.

The smartest first purchase in Makati isn't the cheapest listing you can find. It's the one that gives you a workable city address, manageable long-term cost, and a purchase you'll still feel comfortable carrying well after the excitement of buying wears off.

FINAL THOUGHTS FOR FIRST-TIME BUYERS SEARCHING AFFORDABLE CONDOS IN MAKATI

Makati is the most challenging city in this affordable condo series — but it's not impossible for first-time buyers who approach it with realistic expectations and look in the right clusters.

The projects on this list give you genuine entry points below the city's ₱16.11 million median. None of them are cheap by Metro Manila standards — but all of them represent a more realistic way into one of Metro Manila's most valuable and well-connected addresses.

Use this shortlist as your starting point. Narrow it down based on your budget, commute needs, and how much space you genuinely need. Then verify current pricing directly, visit in person, and ask the right questions before committing to anything.

A Makati address is worth working toward. Just make sure the one you choose is a decision you can confidently carry for years — not just on signing day.

Looking for help shortlisting affordable condos in Makati? BedandGo can help first-time buyers compare practical options based on budget, location, and long-term value. Reach out to BedandGo today and find the right first property with confidence.

REFERENCES

Dot Property Philippines — Makati Condo Market Data and Project Listings https://www.dotproperty.com.ph

Lamudi Philippines — Condos for Sale in Makati Under ₱5 Million https://www.lamudi.com.ph/buy/metro-manila/makati/condo/under-5000000/

BedandGo Inc. — Affordable Condos in Quezon City for First-Time Buyers https://www.bedandgoinc.com/post/affordable-condos-quezon-city-first-time-buyers-2026

BedandGo Inc. — Affordable Condos in Mandaluyong for First-Time Buyers https://www.bedandgoinc.com/post/affordable-condos-mandaluyong-first-time-buyers-2026

BedandGo Inc. — Affordable Condos in Pasig for First-Time Buyers https://www.bedandgoinc.com/post/affordable-condos-pasig-first-time-buyers-2026

Bangko Sentral ng Pilipinas — Philippine Property Market Reports https://www.bsp.gov.ph

DHSUD — Developer Accreditation and Buyer Protection https://www.dhsud.gov.ph