Buying a Condo in Makati: Real Costs and How to Start
By Mapletree Global Corp. · June 20, 2026 · 3 min read
Makati is still where a lot of first condo purchases happen, and for good reason. You can live a few minutes from the office, walk to groceries and hospitals, and rent the unit out later without much trouble. The catch is that the price on the brochure is never the price you actually pay.
This guide lays out the real numbers for 2026, the costs that surprise first-time buyers, and the questions worth settling before you pay a reservation fee.
How much does a condo in Makati cost in 2026?
A studio in the Makati fringe areas like Poblacion or San Antonio Village starts around 4.5 million pesos. Inside the Central Business District you are looking at 7 to 9 million for a one-bedroom, and Rockwell and premium towers push well past that. Older ready units sometimes cost less than nearby pre-selling.
Prices move with the tower, the floor, and how finished the unit is. A bare unit is cheaper on paper but you pay for it later in fit-out.
Typical Makati condo prices, 2026
| Unit type | Fringe (Poblacion, San Antonio) | CBD and premium (Legaspi, Salcedo, Rockwell) |
|---|---|---|
| Studio (20 to 30 sqm) | 4.5M to 6M | 6.5M to 9M |
| 1-bedroom (30 to 50 sqm) | 6M to 8.5M | 8.5M to 14M |
| 2-bedroom (50 to 80 sqm) | 9M to 13M | 14M to 28M |
Figures are indicative ranges for planning, not quotes. Ask an agent for live pricing on a specific tower.
What are the extra costs on top of the sticker price?
Budget roughly 8 to 10 percent above the unit price for one-time closing costs. That covers documentary stamp tax, transfer tax, registration, and notarial fees. On top of that you pay a reservation fee to hold the unit, then the downpayment, and monthly association dues once you move in.
The dues are easy to forget and they do not stop. Expect 100 to 200 pesos per square meter each month, so a 50 sqm unit runs 5,000 to 10,000 pesos monthly before your own electricity and water.
One-time costs on a sample 8,000,000 peso unit
| Cost | Who charges it | Rough amount |
|---|---|---|
| Reservation fee | Developer | 20,000 to 50,000 |
| Documentary stamp tax (1.5%) | BIR | 120,000 |
| Transfer tax (about 0.75%) | Local government | 60,000 |
| Registration fee | Registry of Deeds | about 40,000 |
| Notarial and processing | Developer or lawyer | 40,000 to 80,000 |
Reservation and downpayment are credited to the price. The taxes and registration are not.
Is pre-selling or ready-for-occupancy better for a first Makati condo?
Pre-selling gives you a lower entry price and a downpayment spread over the construction period, sometimes three to four years with no interest. The trade-off is that you wait, and the finished unit can differ from the show suite. Ready-for-occupancy costs more per square meter but you see the exact unit, move in fast, and can rent it out right away.
First-time buyers who need a home now usually go ready. Buyers with time and a longer view often prefer pre-selling for the softer payment terms.
Pre-selling and ready-for-occupancy compared
| What matters to you | Pre-selling | Ready-for-occupancy |
|---|---|---|
| Entry price | Lower | Higher |
| Downpayment terms | Spread over years, often 0% | Faster, larger upfront |
| Move-in | After turnover (years) | Weeks |
| What you see | Show suite and plans | The actual unit |
| Rental income | Starts after turnover | Can start immediately |
How do most buyers pay for a Makati condo?
Four ways come up again and again. Spot cash gets the biggest discount, often 5 to 15 percent. Bank financing is the common route, with the bank covering up to 80 percent over 10 to 20 years once you clear their income check. Developer in-house financing is easier to qualify for but charges higher interest.
Pag-IBIG financing works for eligible members and carries competitive rates, though the loan ceiling and processing suit mid-range units more than premium ones.
Which Makati neighborhoods fit which buyers?
Salcedo and Legaspi Village put you inside the CBD, walkable to offices and weekend markets, at the highest prices. Rockwell is quieter and more upscale, good for families who want a contained community. Poblacion trades polish for nightlife, food, and lower entry prices, which draws younger buyers and investors chasing short-let demand.
San Antonio Village and the Guadalupe side give you Makati access at a discount, with a bit more traffic between you and the core.
Ready to compare real units? Browse condos in Makati.
Common questions
- Can a foreigner buy a condo in Makati?
- Yes. Foreigners can own condominium units in the Philippines as long as foreign ownership in the building stays within the 40 percent limit set by law. They cannot own the land itself, which is why a condo works while a house and lot does not.
- How much is the reservation fee?
- Usually 20,000 to 50,000 pesos, depending on the developer and the unit. It holds the unit for you and is credited to the price. It is refundable in some cases and not in others, so read the reservation agreement before you sign.
- Do I need a lawyer to buy a condo?
- It is not required, but a lawyer or a licensed broker reviewing your contract to sell and deed of absolute sale is worth it, especially for resale units. They check the title, tax declarations, and any unpaid dues before your money moves.