What is the price per sqm in Makati?

PHP 130,000–400,000/sqm depending on zone and developer. Entry-level outer Makati: PHP 130K–180K/sqm. Mid-premium Legaspi/Salcedo area: PHP 200K–280K/sqm. Ultra-premium Greenbelt adjacency: PHP 280K–400K+/sqm.

What is the price per sqm in Makati?

PHP 130,000–400,000/sqm depending on zone and developer. Entry-level outer Makati: PHP 130K–180K/sqm. Mid-premium Legaspi/Salcedo area: PHP 200K–280K/sqm. Ultra-premium Greenbelt adjacency: PHP 280K–400K+/sqm.

MAKATI CONDO PRICES 2026

Condo Prices in Makati 2026 — Complete Zone-by-Zone Guide

Makati condo prices range from PHP 5.5M ($98K) for entry-level outer zone units to PHP 28M+ ($500K) for ultra-premium Greenbelt-adjacent condominiums. This guide provides verified pricing data for every major zone and developer in Makati, updated April 2026.

Price Range

$98K–$500K+

Price per sqm (entry)

PHP 130K

Price per sqm (premium)

PHP 300K+

5-Year Appreciation

+35–55%

OVERVIEW

Introduction

Understanding Makati condo prices requires navigating three distinct market tiers: the entry-level market (SMDC, Robinsons, outer Makati zones), the mid-premium market (Alveo Land, Federal Land, Salcedo/Legaspi border areas), and the ultra-premium market (Ayala Land flagship developments, Rockwell border, Greenbelt adjacency). Each tier behaves differently and attracts different investor types.

Price per square meter in Makati ranges from PHP 130,000–180,000 for entry-level developments to PHP 280,000–350,000+ for top-tier Ayala Land and Rockwell-adjacent buildings. The variation is driven primarily by location quality (proximity to business district core), developer brand, building amenity level, and floor/view premium.

KEY DATA 2026

Investment Data at a Glance

Metric	Value
Entry Level (SMDC, outer zones) per sqm	PHP 130,000–180,000
Mid-Premium (Alveo, Robinsons, inner zones) per sqm	PHP 180,000–240,000
Premium (Ayala, Legaspi/Salcedo core) per sqm	PHP 240,000–320,000
Ultra-Premium (Greenbelt adj., flagship) per sqm	PHP 300,000–400,000+
Studio (22sqm) Entry Level	PHP 3.5M–4.5M ($63K–$80K)
1BR (40sqm) Entry Level	PHP 5.5M–7.5M ($98K–$134K)
1BR (40sqm) Mid-Premium	PHP 8M–11M ($143K–$196K)
2BR (65sqm) Mid-Premium	PHP 13M–18M ($232K–$321K)
2BR (65sqm) Premium	PHP 18M–26M ($321K–$464K)
5-Year Price Growth (Legaspi/Salcedo)	+42–55% total
5-Year Price Growth (Outer Makati)	+28–38% total
Annual Price Growth (2026 projection)	+5–7%

ZONE PRICING

Makati Condo Prices by Zone 2026

Legaspi Village

PHP 220K–320K/sqm

Premium pricing reflects the most desirable residential address in Makati. Limited new supply keeps prices supported. 5-year appreciation: 42–55%.

Salcedo Village

PHP 200K–300K/sqm

Corporate district core. Business travel premium drives above-average price appreciation. Strong institutional demand from corporate tenants.

Ayala Center Adjacent

PHP 200K–280K/sqm

Greenbelt and Glorietta proximity commands pricing premium. Good balance of lifestyle and business district access.

Poblacion / Border Areas

PHP 160K–220K/sqm

Emerging zone with lifestyle premium but lower institutional anchor. Price growth accelerating from lower base.

Outer Makati (Brio, Lerato)

PHP 130K–170K/sqm

Entry-level pricing, accessible to first-time investors and OFWs. Lower appreciation but strong yield.

DEVELOPER PRICING

Makati Condo Prices by Developer

Developer brand carries a significant pricing premium in Makati. Ayala Land commands the highest premiums — typically 20–35% above equivalent non-Ayala developments in the same zone — justified by superior build quality, management, and historical resale value retention.

Alveo Land (Ayala subsidiary) is priced 10–20% above mid-market, with excellent quality at a more accessible price point. Robinsons Land and Federal Land are mid-market. SMDC is the entry-level value option with genuinely competitive yields despite lower price premiums.

REAL INVESTOR CASE STUDY

1BR 41sqm at Greenbelt Hamilton, Makati (Ayala Land)

Purchase Price

PHP 10.8M ($193K) in 2019

Monthly Rent

PHP 72,000 ($1,286)

Gross Yield

8.0% on purchase price (now 6.7% on current value PHP 14.5M)

Annual Appreciation

6.1% (2019–2025)

Investor Profile

Filipino-American investor, 51, LA-based

Tony purchased specifically for the Ayala Land premium — willing to pay the developer premium for the expected superior resale value and management quality. He was right: Greenbelt Hamilton has appreciated at 6.1%/year vs the Makati average of 5.2%/year over the same period.

His yield on original cost has grown from 8.0% (2019 purchase price) to approximately 9.5% (2026 rents on 2019 purchase price) as rents have grown 3–4% annually while his cost base remains fixed.

Investment Verdict

Ayala Land's premium pricing is justified by above-market appreciation and rent growth. Investors who buy Ayala at a premium consistently outperform mid-market developments over 5+ year hold periods.

FAQ

Frequently Asked Questions

Makati condos range from PHP 5.5M–7.5M ($98K–$134K) for entry-level 1BRs in outer zones to PHP 8M–11M ($143K–$196K) for mid-premium 1BRs in Legaspi/Salcedo. Premium 2BRs in top Ayala developments range PHP 18M–26M ($321K–$464K).

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