Manila’s expat rental market is heavily concentrated around a select number of established business and residential districts. For newcomers, the practical choice usually comes down to a handful of areas: Makati, BGC, Rockwell, Ortigas and a few neighboring communities.
For foreign residents relocating for work, renting is often the obvious place to start. Others may be renting with a longer-term goal in mind: balikbayans (returning residents) considering a return to the Philippines, or remote workers looking to establish a base before deciding whether to buy or invest. Renting gives them time to understand the city, the commute and the neighborhood before committing to a property.
The nitty-gritty of a property lease, however, varies from building to building and landlord to landlord. Here’s what foreign renters should know about renting property in the Philippines.
Where Should You Rent in Metro Manila?
The most established rental markets for foreign residents tend to cluster around Manila’s major business and residential districts.
Bonifacio Global City (BGC)
BGC is one of the easiest places for newcomers and foreigners to settle into. The district is highly walkable by Metro Manila standards, with offices, restaurants, malls, supermarkets, hospitals and entertainment within the area.
It is particularly popular among professionals working in BGC and nearby business districts. Most residential options are condominium developments, ranging from practical one-bedroom units to larger luxury residences.
The trade-off is cost. BGC commands some of the highest residential rents in Metro Manila, particularly for newer buildings and well-furnished units.
READ: Why more locals and expats are choosing to live in BGC
Makati
Makati remains one of the city’s most established business and residential centers. For renters, the choice often comes down to the neighborhood rather than simply “Makati.”
Salcedo Village and Legazpi Village offer a more residential atmosphere while remaining close to offices, restaurants, parks and retail. Rockwell, technically its own district, is another established choice for those looking for a more private, master-planned residential environment.
Rockwell
Rockwell Center has a distinct residential character and is popular among executives, families and long-term residents who value security, amenities and a quieter environment without leaving Makati.
The rental stock is largely concentrated within established condominium developments, many of which have mature facilities and active property management.
READ: Rockwell vs. BGC: What It Feels Like to Live in Rockwell Makati
Ortigas
Ortigas Center offers another major concentration of offices and residential towers, with a wide range of condominium developments, including established buildings and newer projects around Capitol Commons.
It can be particularly practical for people whose work or regular commitments take them toward Pasig, Mandaluyong, Quezon City or the eastern side of Metro Manila.
Other Areas
Muntinlupa, Pasig, Quezon City and other established residential districts also have substantial condominium and house rentals. Alabang is a natural choice for those working or spending significant time in the south. The area also offers more opportunities for larger homes and properties in established villages.
For anyone new to Manila, commute time deserves particular attention. A property that looks close to your office on a map can feel very different during weekday traffic. If possible, experience the route during the hours you will actually be travelling before committing to a location.
If you’re still getting to know Manila, renting can also be a useful way to experience a neighborhood before making a longer-term property decision.
Where Can You Find Rental Properties?
There are several ways to search for a rental in Manila.
Property portals such as Rentpad and Lamudi carry listings across Metro Manila. Facebook Marketplace and location- or building-specific Facebook groups are also commonly used, while Carousell has rental listings as well.
You may also find properties through real estate brokers who specialize in particular neighborhoods, buildings or market segments.
Online platforms are useful for getting a sense of what’s available, but rental listings can move quickly. The same property may appear across several platforms, and a listing may remain online after a unit has already been leased. Confirm the property’s availability, current rental rate and terms before arranging a viewing.
For someone relocating from overseas, working with a local broker can also make the search more efficient. A broker familiar with the market can help narrow the options based on your preferred location, budget, property type and requirements.
Should You Rent Furnished, Semi-furnished or Unfurnished?
The distinction matters in the Philippine rental market, particularly if you are arriving from overseas.
A furnished property may include major appliances, beds, sofas, dining furniture and other essentials. Semi-furnished units typically include appliances and built-in cabinetry but leave you to provide much of the furniture. Unfurnished properties give you more freedom to furnish the home yourself, which may make sense for a longer stay.
The terminology can vary between properties, so ask for an inventory rather than relying on the listing description. A “furnished” condo may have everything you need to move in, while another may leave you looking for a dining table, curtains, kitchenware and even basic household items.
If you do need to furnish a rental, Manila has plenty of familiar options. IKEA Philippines has its main store at the Mall of Asia Complex in Pasay, along with a Plan and Order Shop in Quezon City and collection points in several locations. IKEA also offers home delivery, so you don’t necessarily need to figure out how to transport a flat-pack wardrobe across Metro Manila yourself.
Crate & Barrel is another familiar option, with stores at SM Aura Premier, SM Makati and SM Megamall. It is useful for everything from larger furniture to bedding, dinnerware and home accessories.
For more everyday furniture and household needs, the major malls also have stores such as Our Home, Abenson and other local furniture retailers. Online shopping is equally practical for smaller items: Lazada Philippines carries home and living products, appliances and household essentials, with delivery available.
If you’re furnishing from scratch, you may want to start with the essentials rather than buying everything at once. Measure the rooms first, check what the landlord is leaving behind, and coordinate with the building admin for deliveries or installation prior to placing orders.
Before signing, check what is included in the lease and document the condition of the furnishings and appliances. An inventory or turnover checklist can help avoid confusion later.
Unfurnished units can make more sense for longer-term residents who already have furniture or intend to establish a permanent home in Manila.
What Does Rent Usually Include?
The advertised monthly rent is only one part of the cost of renting a home.
Depending on the property and lease, you may also need to account for:
- security deposit
- advance rent
- parking
- electricity
- water
- internet
- association or building-related charges where applicable
- repairs or maintenance responsibilities specified in the lease
The arrangement can vary considerably between properties. Parking may be included in one rental and separately leased in another. Association dues may be paid by the owner or assigned to the tenant depending on the agreement.
Ask for the complete rental terms before comparing properties.
A slightly lower monthly rent does not necessarily make one property less expensive overall if another includes parking or other costs in the rental package.
How Does Payment Work?
Rental payment terms can vary depending on the property and type of lease.
For a corporate lease, the company may arrange to pay the rent a year in advance. Individual tenants may also be able to negotiate a better rental rate by offering a longer advance payment.
If you prefer to pay monthly, post-dated checks (PDCs) remain common for residential leases in the Philippines, particularly for longer-term arrangements.
If you’re moving from overseas, plan for this early. You may need to open a local checking account, and requirements vary between banks.
The lease should clearly state when rent is due, how payments will be made and what happens if the payment arrangement changes during the tenancy.
If you’re arriving in Manila for the first time, this is one of the practical details worth understanding before you start negotiating a property.
What Are Post-Dated Checks?
If you are unfamiliar with Philippine rental practices, you may encounter the term PDC during the leasing process.
A post-dated check is dated for a future payment date. For a monthly rental, a tenant may provide a series of checks dated for the agreed rental dates rather than making a separate payment each month.
PDCs remain common for residential leases in the Philippines, although the exact payment arrangement depends on the landlord and the lease.
If you are coming from overseas and intend to rent on a longer-term basis, ask about the expected payment method early in the process. Opening a local checking account can take time, and individual banks have their own requirements.
What Should You Know About Utilities?
Before signing a lease, find out how the property’s utilities are handled.
For most homes, this will include electricity, water and internet, with other services depending on the property.
Ask whether the bills are paid directly to the building or through a third party, and which payment channels are available. Check if there are any outstanding balances that need to be settled before turnover. Note the electricity and water meter readings when you take possession of the property.
Internet availability is particularly worth checking before you move in. Different buildings may have different providers available, and condominium administrations can have their own requirements for installation.
If you’re working from home, check this before signing the lease rather than after you’ve moved in.
What Should You Know About Condominium Buildings?
When you rent a condominium, the building itself becomes part of the rental experience.
Condominium administrations may have their own requirements for tenant registration, identification, access cards, move-in schedules and other building procedures.
Building rules can also cover pets, guests, parking, renovations, amenity use and internet installation.
These requirements vary from one development to another, so check with the building administration before signing and scheduling your move.
For a closer look at the terms and documents to review before signing a condominium lease, see our guide to Things Renters Should Check Before Signing a Condo Lease.
What Changes When You Rent a House?
House rentals come with a different set of practical considerations.
In addition to the property itself, you may need to understand who is responsible for the garden, pool, pest control, security, exterior maintenance and repairs.
In some developments, homeowners’ association dues may also form part of the tenant’s responsibilities under the lease.
Water supply and backup power arrangements can be worth discussing, particularly for larger homes or properties outside the central business districts.
If the property has staff quarters, a separate entrance, parking for several vehicles or other features important to your household, make sure the rental arrangement clearly establishes how these areas and facilities can be used.
How Does the Rental Process Work?
Once you have identified a property you like, the process will generally move through several stages:
Search → Shortlist → Viewing → Negotiation → Contract Signing → Payment → Turnover → Move-in
The details vary between landlords and properties, but the sequence is broadly similar.
Start by confirming that the property is available and that the advertised terms are current. After viewing, you can discuss the rental rate and other commercial terms with the owner or their representative, usually through an Offer to Lease submission.
Once the terms are agreed, the landlord may request documents and other requirements while preparing the lease. The agreed payments are then made according to the contract, followed by property turnover and any building registration or move-in procedures.
If you’re relocating from overseas, allow additional time for documentation, banking arrangements and coordination with the building or property owner.
How Long Should You Rent?
A one-year lease is common in the Philippine residential market, although shorter and longer arrangements are possible depending on the property.
The appropriate term depends on why you’re renting.
Someone relocating for a fixed-term assignment may prefer a shorter arrangement. A family moving to Manila permanently may want the stability of a longer lease. Someone who is still getting to know the city may prefer to rent first before deciding whether to settle in a particular neighborhood or purchase a property.
For some newcomers, the first lease is simply a practical place to live. For others, it becomes part of a longer process of deciding where they want to establish themselves in the Philippines.
Our guide to transitioning from renting to ownership looks more closely at that decision.
What If You’re Moving From Overseas?
For expats, foreigners and balikbayans, the rental search may begin before you arrive in Manila.
If you cannot view properties in person, ask whether a live video viewing is possible. This gives you an opportunity to see the actual unit, its outlook, the building and its immediate surroundings rather than relying entirely on listing photographs.
Confirm the exact rental terms, payment requirements, furnishings, parking arrangements and building move-in procedures before committing to the property.
If you’re arriving with children, pets or furniture, factor those requirements into your choice of building and location. Some developments have specific rules that can affect what is practical for your household.
If you’re considering eventually purchasing property in the Philippines, spending time here first can also give you a much better understanding of the neighborhoods, commute and type of property that actually suits you.
READ: The Smart Moving Checklist: What to Prepare Before, During, and After Turnover
How Much Does It Cost to Rent in Manila?
Rental prices in Metro Manila vary considerably by location, building, property type, size, furnishing, parking and condition. For the high-end tier, ₱1,000–1,500 per sqm for a semi-furnished unit can give you a rough starting point when estimating rental values.
A one-bedroom condominium in BGC is not directly comparable with a one-bedroom in Quezon City, just as a house in Alabang should not be evaluated against a condominium in Makati simply by looking at the monthly rent.
The same neighborhood can also contain a wide range of rental values depending on the building and individual unit.
When comparing properties, look at the complete rental package and the property itself rather than relying on a generic price-per-square-meter figure.
Rental prices can also give you an early sense of how different buildings and neighborhoods compare, although rental value and purchase value do not always move in exactly the same way.
Working With an Agent
The right agent can help narrow down suitable neighborhoods, identify properties that match the brief, coordinate viewings, clarify lease terms and liaise with the landlord throughout the transaction.
This can be particularly useful for foreign renters who are unfamiliar with the local market or are arranging a property before arriving in Manila. One thing to note: tenants are not required to make any payment to view a property. If someone asks you for a viewing fee, exercise caution.
Looking for a Rental in Manila?
For foreign residents and relocating professionals, the right rental can make settling into Manila considerably easier. Start with the areas that fit your work and lifestyle, then narrow the search based on the buildings and units that meet your requirements.
And if you already own a condominium in BGC, Makati or Alabang and are considering renting it out, RARE Properties may already have clients looking for a home like yours. Message us today to get started.
