Makati remains one of the most established residential districts in Metro Manila. As the country’s premier central business district, it hosts multinational corporations, financial institutions, embassies, and major commercial establishments. Its residential market reflects this positioning.

Makati condominium prices vary significantly depending on location, building profile, and asset positioning. Understanding these differences provides context for both investors and end-users evaluating the market.

Supply and Market Structure

The Makati condominium market is characterized by:

Limited undeveloped land within the core CBD
A mix of older, established buildings and newer luxury towers
A concentration of mid- to high-end developments
Strong integration with commercial and office spaces

This structure contributes to pricing differentiation across buildings and micro-locations.

Market segmentation has become more pronounced over time. Established premium developments often trade at lower per-square-meter levels compared to newer high-end and luxury projects. Buyers typically evaluate properties based on building condition, rental potential, and long-term positioning.

Makati Condo Prices per Square Meter in 2026

Asking prices in Makati generally fall within three broad tiers:

Premium Established Developments

Approximately ₱150,000 to ₱280,000 per sqm
Typically located within or near the Ayala Center, Salcedo Village, and Legazpi Village
Older but well-maintained buildings with established rental histories

High-End Developments

Approximately ₱300,000 to ₱400,000+ per sqm
Newer buildings with upgraded amenities and modern layouts
Often positioned for high-income buyers and corporate tenants

Luxury Developments

Approximately ₱500,000 to ₱600,000+ per sqm
Limited-inventory developments with high-end finishes and larger unit configurations
Offer maximum privacy with private elevator hallways

Rental Market Context

Makati continues to function as a major employment hub. The concentration of corporate offices supports residential leasing activity, particularly in central areas near Ayala Avenue and established commercial corridors.

Rental performance varies by building and location. Factors that typically influence leasing competitiveness include:

Proximity to office buildings
Building age and maintenance standards
Unit size and layout efficiency
Availability of amenities
Comparable supply within the immediate area

While broader Metro Manila has experienced varying levels of condominium supply, Makati’s core districts maintain relatively steady residential leasing activity due to their central location.

Key Data Points to Monitor

For those assessing Makati condominium performance, relevant indicators include:

Asking price trends by micro-district
Rental rate movements
Vacancy levels within comparable buildings
New project launches or redevelopment activity
Interest rate conditions and financing availability

These factors influence acquisition pricing, holding costs, and potential income generation.

Evaluating Makati in 2026

The Makati condominium market in 2026 reflects a mature and segmented CBD environment. Pricing varies widely by tier, and performance depends heavily on asset quality and location within the district.

For investors and end-users reviewing opportunities in Makati, data-driven evaluation remains essential. Our Residential Sales and Leasing team can provide a curated catalog of available properties in Makati, along with current pricing benchmarks and rental market insights.

To request available listings and market data, email us at inquire@leechiu.com.