City guide · Live Housal data

Buying property in Makati?

970 active listings · 318 projects · 86 developers. Everything you need before you sign — pricing, projects, neighborhoods, BIR zonal records, hazards, and the live property grid.

Updated 2026-05-12 Live database — refreshes on every load
Aerial view of Park Terraces — Makati
Makati

There are 525 properties for sale in Makati on Housal. Prices range from ₱2.3M to ₱3252M (median ₱17M). Average price per sqm is ₱253,741 across 525 active listings. Last updated: May 13, 2026 at 01:16 PHT.

Active listings
970
638 sale · 332 rent
Active projects
318
86 developers
Median sale
₱19M
across active listings
Avg ₱/sqm
₱252K
computed from listings
BIR zonal
₱212K
4,432 records
Median rent
₱180K
per month
Top type
condo
47% of listings
Live listings

Properties for sale and rent in Makati

Live listings refreshed from the Housal database — 638 for sale, 332 for rent.

For Rent (332)

View all rentals →
Price trajectory

Makati Price Trend

Average price-per-sqm of for-sale listings inside Makati, plotted by listing month over the last 12 months. Each point requires ≥3 listings to publish.

Avg ₱/sqm by month
6 months · ≥3 listings each
25-1226-0126-0226-0326-0426-05
By property type

What Makati costs by property type

Active for-sale listings broken down by property type. Outliers below the 5th and above the 95th percentile per type are dropped to keep medians honest.

Min ₱200K
Median ₱448M
Max ₱895M
TypeListingsMedian
condo456₱17M
office space27₱21M
commercial26₱208M
house and lot26₱197M
land21₱58M
townhouse4₱18M
The pipeline

Top Projects in Makati

Active developer projects in Makati grouped into the three tiers buyers actually shop in — luxury (≥₱50M), mid-market residential, and commercial / office. Tiering is computed from live listing prices, not marketing copy.

Who's building here

Top Developers in Makati

Unknown Developer

31 projects146 active
View developer profile →

Megaworld Corporation

19 projects51 active
View developer profile →

Ayala Land Premier

13 projects46 active
View developer profile →

Alveo Land

15 projects42 active
View developer profile →

Century Properties

11 projects35 active
View developer profile →

Shang Properties

4 projects35 active
View developer profile →
Living here

Lifestyle, transport, schools and healthcare around Makati

What's actually within reach of Makati — top-tier schools, hospitals, malls, and transport nodes from Housal's curated POI graph (within ~4 km of the city centroid).

6
Schools
6
Hospitals
6
Shopping
6
Transport

Schools & Education

6
  • Ateneo Center for Continuing Education· school
    437 m
  • The British School Manila· private school
    3.7 km
  • Manila Japanese School· school
    3.8 km
  • International School Manila· elementary school
    3.8 km
  • Chinese International School Manila· elementary school
    3.9 km
  • ISM School· high school
    3.9 km

Healthcare

6
  • St. Luke's Medical Center Global City (Taguig)· hospital
    135 m
  • Patients' Room 7th Floor - Makati Medical Center· hospital
    270 m
  • Makati Medical Center· hospital
    677 m
  • Makati Medical Center· hospital
    679 m
  • Community Pediatrics- Makati Medical Center· hospital
    798 m
  • Makati Medical Center - Section of Cardiology· hospital
    847 m

Shopping & Dining

6
  • Market Market· grocery store
    396 m
  • Greenbelt 5, Ayala Ave., Makati City· retail
    537 m
  • Greenbelt, Makati City, Philippines· shopping center
    605 m
  • Glorietta 2· shopping center
    627 m
  • Glorietta 3, Ayala Center, Makati· shopping center
    642 m
  • Glorietta 2 Grab Car Stand· shopping center
    764 m

Transport & Commute

6
  • Buendia MRT Station· train station
    1.3 km
  • MRT-3 Buendia Station· train station
    1.3 km
  • Magallanes MRT station· train station
    1.8 km
  • Guadalupe MRT Station· train station
    2.7 km
  • MRT 3-Guadalupe Southbound· train station
    2.7 km
  • Lrt1- Gil Puyat Station· train station
    2.8 km
Education directory

Every school within reach of Makati

Public elementary, secondary, private, and tertiary schools indexed within ~6 km of Makati's centroid. Useful for family buyers who need to filter property listings by school catchment.

NameDistance
Ateneo Center for Continuing Education
Premium
437 m
Ateneo de Davao High School, Davao City, Philippines
Premium
506 m
Ateneo Graduate School of Business
Premium
1.5 km
Australian International School
Premium
3.1 km
The British School Manila
Premium
3.7 km
Manila Japanese School
Premium
3.8 km
International School Manila
Premium
3.8 km
Chinese International School Manila
Premium
3.9 km
ISM School
Premium
3.9 km
Korean International School Philippines
Premium
3.9 km
Polytechnic University of the Philippines Laboratory High School
Premium
4.7 km
de La Salle Professional Schools
Premium
5.5 km
Madonna School of Fashion and Costume Design
32 m
Philippine School of Culinary Arts
90 m
StoryIQ
90 m
NGENIUS Academy
98 m
Kumon Philippines
Kumon
106 m
SmarTrade PH
116 m
Izumi Education
128 m
Elevate Six Sigma
132 m
VAST Training and Consultancy
151 m
Rainbow Education Association
177 m
Forex Trading Philippines
179 m
NEX Forex
181 m
Sti Education Services Group
181 m
Erwin Balines - Grandmaster of Memory
188 m
AppleSeed Montessori
190 m
Ace Dance Studio
190 m
Franchise Development Manager New Horizons Learning Centers
196 m
Appleseed Montessori Inc.
200 m
Instituto Cervantes - Manila
214 m
JRooz IELTS Review Center
216 m
Spark Discovery Center
219 m
Taganito National High School
226 m
Jrooz Review Center
234 m
MINDsEdu - 마인즈에듀
235 m
Take your IELTS with IDP Philippines - Makati Test Centre
244 m
London TESOL
250 m
Centre for International-Language Academy
263 m
Refocus
275 m

Showing top 40 type sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Healthcare directory

Hospitals & medical facilities near Makati

Hospitals, medical centers, and specialty clinics indexed near Makati. Healthcare proximity is a major real-estate value driver — especially for older buyers and families with chronic-care needs.

NameDistance
St. Luke's Medical Center Global City (Taguig)
Premium
135 m
Patients' Room 7th Floor - Makati Medical Center
Premium
270 m
Makati Medical Center
Premium
677 m
Makati Medical Center
Premium
679 m
Community Pediatrics- Makati Medical Center
Premium
798 m
Makati Medical Center - Section of Cardiology
Premium
847 m
Room 384 Doctor's clinic Makati Medical Center
Premium
859 m
Makati Medical Center
Premium
861 m
Kidney Unit-Makati Medical Center
Premium
868 m
7th Rear Makati Medical Center
Premium
874 m
Medical Education & Research Division, Makati Medical Center
Premium
876 m
5th Flr Makati Medical Center
Premium
879 m
Tower 2 Makati Medical Center
Premium
886 m
9th Floor Chapel Makati Medical Center
Premium
892 m
VIP Suites Makati Medical Center
Premium
899 m
Urology Department - Makati Medical Center
Premium
907 m
Peripheral Vascular Surgery Section - Makati Medical Center
Premium
909 m
Office of the Oncology - Makati Medical Center
Premium
911 m
Endocrinology Office - Makati Medical Center
Premium
911 m
Pathology and Laboratory, Makati Medical Center
Premium
913 m
3rd floor circular, Makati Medical Center
Premium
921 m
Dr. Rosalio Torres ▷ Makati Medical Center
Premium
923 m
ER Makati Medical Center, Makati City
Premium
924 m
Employee Health Clinic, Makati Medical Center
Premium
942 m
Rm. 601A Makati Medical Center
Premium
1.0 km
8th Floor Makati Medical Center
Premium
1.2 km
St. Lukes Medical Center-Global City
Premium
1.7 km
9th Wing, Makati Medical Center
Premium
2.1 km
Asian Hospital and Medical Center, Blood Bank
Premium
2.3 km
Institute of Radiology: St. Luke's Medical Center- Global City
Premium
2.6 km
St. Lukes Medical Center Liver Intensive Care Unit
Premium
2.7 km
St. Luke's Medical Center - Global City Emergency Room
Premium
2.8 km
St. Luke's Medical Center- Global City Conference Room 3
Premium
2.8 km
Asian Hospital Alabang
Premium
3.1 km
St. Lukes Medical Center ~ Acute Stroke Unit
Premium
3.1 km
Philippine General Hospital
Premium
3.2 km
St. Luke's Medical Center
Premium
3.4 km
Philippine General Hospital - PGH - Manila
Premium
3.4 km
The Medical City Clinic
Premium
3.4 km

Showing top 39 type sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Government & public services

Government offices serving Makati

City Hall, BIR Revenue District Office, Land Registration, Department of Health field office, Civil Registry, and other government-service offices buyers will visit during a property transaction.

NameDistance
Jetro Manila
77 m
Power Sector Asset and Liabilities Management Corporation
227 m
Philippine Export-Import Credit Agency
321 m
Visit Japan Philippines
336 m
Housing and Urban Development Coordinating Council
341 m
Bureau Of Internal Revenue
348 m
Saudi Recruitment Office,Manila - Health Employment
359 m
Bureau of Internal Revenue, Revenue District Office, South Makati
369 m
SSS Ayala Branch
375 m
Philippine Pharma Procurement, Inc.
404 m
National Development Company
406 m
Social Security System
416 m
Islamic Bank
463 m
Embajada de Chile en Filipinas
480 m
Brgy. Bel-Air - Makati City
563 m
Pag-ibig Fund NCR Operations Cluster
565 m
Fair Trade Enforcement Bureau , DTI
574 m
Korea International Cooperation Agency Philippines - KOICA 필리핀사무소
578 m
Philhealth Makati Service Office
588 m
South African Embassy, Manila
623 m
Employers Confederation of the Philippines
652 m
Employees' Compensation Commission
653 m
Ecc
664 m
EDCF Korea Eximbank Philippine Office
666 m
Makati DRRM Office
676 m
Privatization and Management Office
682 m
DTI Competitiveness and Innovation Group
683 m
OTOP Philippines
697 m
DTI Consumer Care
697 m
BDTP
706 m
Office Of The Undersecretary
759 m
Philippine Domestic Construction Board (PDCB)
788 m
Napolcom National Capital Region
788 m
Japan International Cooperation Agency Philippine Office
814 m
Taipei Economic and Cultural Office
815 m
Campus France Philippines
838 m
Japan Desk
866 m
OSG Legal Internship Program
894 m
Philpost
901 m
Philippine Institute for Development Studies
904 m

Showing top 40 office type sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Retail & dining

Malls, supermarkets and dining near Makati

Major retail and food-and-beverage anchors near Makati. Walk-to-mall positioning supports both end-user demand and short-stay rental yields.

NameDistance
Rustan's The Beauty Source
Rustan's Beauty Source
Premium
186 m
Market Market
Premium
396 m
Greenbelt 5, Ayala Ave., Makati City
Premium
537 m
SM Landmark
Premium
598 m
CV Magazine Landmark Makati
Premium
601 m
Rustans Alphaland
Premium
603 m
Greenbelt, Makati City, Philippines
Premium
605 m
Rustan's Commercial Corporation
Premium
611 m
Rustan's Grocery
Premium
616 m
OWNDAYS The Landmark Makati
Premium
617 m
Glorietta 2
Premium
627 m
Rustan's
Premium
634 m
Rustan's Supermarket
Premium
634 m
Glorietta 3, Ayala Center, Makati
Premium
642 m
Rustan's
Premium
666 m
Rustan's Department Store
Premium
739 m
Glorietta 2 Grab Car Stand
Premium
764 m
Glorietta 4
Premium
782 m
Rustan's Supermarket Fresh
Premium
857 m
SM Supermarket Makati
Premium
879 m
SM Mall Of Asia
Premium
882 m
Landmark, Ayala Center, Makati City
Premium
1.0 km
Robinsons Supermarket
Premium
1.1 km
Rustan's Century Mall
Premium
1.1 km
Walter Mart Supermarket
Premium
1.1 km
Rustan Marketing Corporation
Premium
1.2 km
Rustan Marketing Specialists
Premium
1.2 km
Walter Mart
Premium
1.2 km
Market Market, Taguig City
Premium
1.2 km
Puregold Kanlaon
Premium
1.4 km
Shopwise
Premium
1.5 km
Shopwise
Premium
1.5 km
Puregold
Premium
1.5 km
Greenbelt 5 Ayala Makati
Premium
1.6 km
Power Plant Mall
Premium
1.7 km
Power Plant Mall
Premium
1.7 km
Power Plant Mall, Rockwell Center, Makati City
Premium
1.7 km
Counter 12 Rustans Supermarket Rockwell
Premium
1.7 km
Marketplace by Rustan's
Premium
1.7 km
Rustan's
Premium
1.7 km

Showing top 40 type sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Landmarks & lifestyle

Parks, landmarks & recreation in Makati

Parks, monuments, sports facilities, museums, and recreation venues buyers and tenants actually use. Greenspace proximity is a measurable price differentiator.

NameDistance
Anytime Fitness
35 m
Skygarden Enterprise Center
118 m
Bermuda Triangle
124 m
Legazpi Underpass
157 m
Salcedo Covered Car Park
165 m
Ayala Triangle Gardens Paly Area
193 m
North Park Leviste
203 m
Caysubic Puerto Azul Ternate Cavite
234 m
Somerset Olympia
280 m
Art In The Park
281 m
Makati Sports Club
290 m
Gabriela Silang Car Park
291 m
George and Onnie's - Ayala Triangle Gardens
299 m
Classica One Pool Area
307 m
Salcedo Park Playground
329 m
The Peninsula Manila Gym
344 m
Fitness Centre
344 m
Artist Village, Dicasalarin Cove, Baler Aurora
359 m
Sky Fitness Makati
371 m
Empire Boxing
376 m
Cares Playground
389 m
Yoga
413 m
Orange Fitness Club
423 m
F45 Training
425 m
Finman Gym
439 m
Shangri-La Health Club
456 m
Punta Fuego
461 m
Gym at the Makati Shangri-La
466 m
Pool
471 m
Swimming Pool, Makati Shangri-la
475 m
Health Club, Makati Shangri-La
480 m
FITBOX Fitness Technogym
494 m
Mayon Volcano Natural Park, Santo Domingo, Albay
506 m
Crown Fit
510 m
Absolute Workout
520 m
Slimmers World International
536 m
SlimmersWorld-HV Dela Costa Makati
536 m
Salcedo Square
537 m
Blue Lagoon Pagudpud, Ilocos Norte
552 m
Body Factory Gym
575 m

Showing top 40 type sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Transit & mobility

Transit nodes & airports serving Makati

MRT/LRT stations, bus terminals, train stations, ferry terminals, and airports within range of Makati. Transit proximity is the single biggest commute-cost driver in Metro Manila real estate.

NameDistance
Buendia MRT Station
Premium
1.3 km
MRT-3 Buendia Station
Premium
1.3 km
Magallanes MRT station
Premium
1.8 km
Guadalupe MRT Station
Premium
2.7 km
MRT 3-Guadalupe Southbound
Premium
2.7 km
Lrt1- Gil Puyat Station
Premium
2.8 km
Buendia-LRT
Premium
2.8 km
LRT Terminal (Buendia)
Premium
2.8 km
Lrt Libertad Station Pasay
Premium
2.8 km
LRT Libertad Station
Premium
2.8 km
Ceres Terminal-LRT Buendia
Premium
2.8 km
EDSA Taft - MRT station
Premium
2.9 km
LRT 1-Vito Cruz Southbound
Premium
3.1 km
MRT3 Taft Station, Pasay City
Premium
3.1 km
MRT Station Pasay Rotonda
Premium
3.1 km
EDSA LRT station
Premium
3.1 km
LRT 1 (EDSA Station)
Premium
3.2 km
Metro Point Mall Pasay Near MRT Taft & LRT EDSA
Premium
3.2 km
Baclaran LRT station
Premium
3.6 km
Quirino LRT station
Premium
3.6 km
MRT3 - Shaw Boulevard Station
Premium
4.3 km
MRT shaw blvrd
Premium
4.3 km
MRT 3 EDSA Shaw
Premium
4.3 km
LRT1 - Pedro Gil Station
Premium
4.3 km
LRT 1-Pedro Gil Northbound
Premium
4.3 km
Pedro Gil LRT station
Premium
4.3 km
LRT1 United Nations Station
Premium
5.0 km
United Nations LRT Station
Premium
5.0 km
MRT
Premium
5.0 km
V. Mapa LRT-2 Station, Sta. Mesa, ManIla
Premium
5.2 km
LRT 2-V. Mapa Westbound
Premium
5.2 km
Pureza LRT station
Premium
5.3 km
Lrt2 V.mapa Station
Premium
5.5 km
Legarda LRT station
Premium
5.8 km
Central Terminal LRT station
Premium
5.9 km
LRT 1 (Central Terminal Station)
Premium
5.9 km
Carriedo LRT station
Premium
6.4 km
LRT 1 (Carriedo Station)
Premium
6.4 km
LRT 2 (Recto Station)
Premium
6.7 km
Lrt Recto Station
Premium
6.7 km

Showing top 40 type sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Banking & finance

Banks & ATMs near Makati

Branches of major Philippine banks (BDO, BPI, Metrobank, Landbank, Security Bank, China Bank, RCBC, UnionBank) within range. Useful if you're financing a property — knowing where the loan-processing branch is matters.

NameDistance
PSBank
21 m
Metrobank Ayala Triangle
54 m
Robinsonsbank
80 m
BPI Ayala Paseo Branch
92 m
Chinatrust Bank
100 m
BPI Valero Access Road
106 m
RCBC
109 m
Deutsche Bank
116 m
Landbank
121 m
Metrobank
138 m
BPI
169 m
BPI AIA Careers
172 m
BPI
176 m
RCBC Paseo de Roxas
180 m
UnionBank of the Philippines
Union Bank of the Philippines
188 m
BPI Ayala Avenue SGV Branch
193 m
HSBC Private Bank
200 m
Landbank
202 m
BPI Makati Main Branch
202 m
BPI ATM
208 m
Land Bank of the Philippines
220 m
BPI 1851 Club
224 m
HSBC
227 m
PSBank
229 m
China Bank
238 m
Metrobank
244 m
UnionBank
248 m
PNB - Philippine National Bank
263 m
Metrobank - Salcedo Village
270 m
PNB ATM Multi-Storey Building
274 m
Security Bank
283 m
Chinabank Securities
283 m
BDO Unibank
291 m
BDO Tower 2 Paseo De Roxas
299 m
Security Bank
305 m
RCBC Savings Bank
313 m
BPI Family Savings Bank
313 m
BPI Dela Rosa Paseo
334 m
RCBC
334 m
Land Bank of the Philippines
336 m
Metrobank Ayala Avenue Center
337 m
BDO Unibank
337 m
BPI Investment Management Inc.
340 m
Metrobank
342 m
BDO 6780 Ayala Avenue
345 m
UnionBank of the Philippines Ayala Madrigal
Union Bank of the Philippines
348 m
BDO Villar Salcedo Village
353 m
Metrobank Card Corporation
356 m
China Banking Corporation Employees Association
359 m
Chinabank ATM
362 m
RCBC Savings Bank
363 m
BDO Plaza 8737 Paseo de Roxas, Makati City
363 m
RCBC
365 m
EastWest Bank
367 m
EastWest Bank
370 m
Robinsons Bank Ayala Branch
372 m
Landbank
373 m
HSBC
374 m
RCBC Salcedo Village
377 m
UnionBank of the Philippines Perea
Union Bank
380 m

Showing top 60 bank sorted by distance from Makati's centroid. Each row links to live properties listed near it on Housal.

Renting in this market

Rental Market in Makati

Rental market metrics aggregated from 332 active rental listings on Housal.

Median rent / month
₱180K
10th percentile
₱32K
Budget end
90th percentile
₱1.2M
Premium end
Est. gross yield
12 × rent ÷ price
Government data layer

BIR Zonal Values for Makati

Government-published Bureau of Internal Revenue zonal valuations — the legal floor used to compute capital-gains, documentary-stamp, and transfer taxes. Drawn from 4,432 active records. RDO 50.

Min ₱/sqm
₱110
Avg ₱/sqm
₱212K
Max ₱/sqm
₱940K

Top classifications by sample size

ClassificationAvg ₱/sqmRecords
Residential Regular₱156K1,464
Commercial Regular₱367K1,231
Parking Slot₱113K605
Commercial Condominium₱173K542
Residential Condominium₱150K482
Institutional₱159K106
How it compares

Makati vs nearby cities

Compare Makati with the nearest cities in the same province by listing inventory and average price.

CityListingsAvg ₱/sqm
Makati
This city
970
Taguig972
Parañaque413
Muntinlupa224
Las Piñas211
Pasay City99
Pateros7

About Makati

Coordinates
14.557, 121.023
Where it sits

Makati on the map

Open-source map (OpenStreetMap data, Leaflet renderer). Pin marks Makati's centroid; the green circle approximates the official area footprint.

Loading map…
About this market

Makati is one of the Philippines' premier business districts, neck-and-neck with BGC and Ortigas as the most in-demand real-estate addresses in Metro Manila. End-user buyers, expat tenants, and HNW investors all converge here — and inventory keeps absorbing because the structural demand never softens. As of today, Housal indexes 970 active listings inside Makati — 638 for sale and 332 for rent. Pricing data is being aggregated. Per-property pricing in the listings grid above shows what's currently asked.

Makati is a city of the Philippines, administratively part of NCR Fourth District, National Capital Region, home to an indexed population. Makati matters in real-estate terms because it sits at the intersection of three forces — its administrative weight (510 barangays feed up to it), its inventory depth (970 active listings on Housal alone), and its development pipeline (318 projects under construction or selling). Combine that with 4,432 BIR zonal records on file, and the result is a market that's measurable, transparent, and decision-ready for both end-user buyers and yield-focused investors.

318 active projects from 86 licensed developers shape the new-build pipeline — names you'll see most are Unknown Developer, Megaworld Corporation, Ayala Land Premier. The Bureau of Internal Revenue's zonal benchmark for Makati averages ₱212K per square meter — useful as the legal floor for capital-gains, documentary-stamp, and transfer-tax computations on every transaction inside the area.

About Makati

Makati occupies an indexed footprint inside the Philippines and supports a population of an indexed count of residents. Makati sits at a more developing density profile — land remains a meaningful component of every transaction, lot sizes are larger, and development activity is concentrated rather than blanketed.

Housal's geographic intelligence layer indexes Makati down to the barangay level, with 510 barangays catalogued under it. Each child location is itself queryable for inventory, BIR zonal values, and active projects — meaning you can drill from this landing page into the specific micro-market that matches your criteria within a click or two.

Beyond raw geography, Makati carries an indexed map of 6 schools, 6 healthcare facilities, 6 shopping destinations, and 6 transport nodes within ten kilometers of the area centroid. These POI counts feed into the lifestyle, accessibility, and investment-thesis blocks below — every nearby-place pin contributes to the long-term liveability and resale strength of properties you'd buy here.

The Makati Real Estate Market

The for-sale market in Makati currently lists 638 active properties on Housal. Per-sqm pricing is being aggregated as new listings come online. The price spread inside Makati is wide enough to accommodate first-time buyers, mid-market upgraders, and high-net-worth principals — which is itself a signal of market depth.

On the rental side, 332 active rentals are listed, with a median monthly rent of ₱180K.

Makati's pipeline strength comes from 318 active projects across 86 developers. Names you'll encounter most often when shopping new-build are Unknown Developer, Megaworld Corporation, Ayala Land Premier. A market with multiple credible developers competing on the same address — rather than a single dominant operator — is one signal that the area has graduated past speculative-launch dynamics into competitive market-rate pricing, which is what buyers want to see.

For end-user buyers, the practical implication of Makati's mix of resale + new-build inventory is choice. You can shortlist a turnkey resale unit (faster handover, no construction risk, established address) or a pre-selling launch (longer wait, lower per-sqm entry, builder warranty). Both routes are live in this market today, with the listings grid above showing what's currently on the table.

Government, Zonal, and Transaction Costs

The Bureau of Internal Revenue (BIR) maintains a zonal-value schedule for every street in Makati. Currently we have 4,432 active records on file from RDO 50. The average zonal value across these records is ₱212K per square meter — and this is the floor used by the BIR to compute capital-gains tax (6% of zonal or contract price, whichever is higher), documentary-stamp tax (1.5%), and transfer tax (0.5–0.75%).

Zonal values matter for two reasons. First: they determine the minimum tax base, so a contract-price haircut beneath the zonal value will not actually reduce tax — the BIR gross-ups to the zonal floor. Second: zonal values are revised periodically (roughly every 5–10 years), which means jurisdictions whose zonal schedules have lagged market prices materially are jurisdictions where today's transaction taxes are below tomorrow's. Buyers in actively-revising RDOs face progressively-higher transaction costs over the medium term.

The full breakdown of zonal classifications inside Makati is in the table above. As a rule of thumb, "Residential Regular" rows govern most house-and-lot transactions, "Residential Condominium" governs condos, and "Commercial Regular / Condominium" governs office, retail, and mixed-use space. Spot-check the classification for any specific property before signing — surprise reclassifications mid-transaction are unusual but possible.

Lifestyle, Accessibility & Daily Life in Makati

Makati's lifestyle profile is shaped by 6 retail and recreational anchors within ten kilometers of the area centroid (6 malls, 0 parks). For families, the relevant signal is school density: 6 education facilities are indexed in the area, ranging from preschools and elementary public schools through high-school and tertiary institutions.

Healthcare proximity is one of the under-priced factors in Philippine real estate decisions. Makati carries 6 healthcare facilities indexed within range — which includes general hospitals, specialty clinics, dental practices, and ambulatory care. Buyers with elderly parents or chronic-care requirements should treat the healthcare list above as a primary filter rather than a footnote.

Transport access — 6 indexed nodes including bus, train, and gas-station infrastructure — determines whether Makati is a true commute-friendly residential market or one that effectively requires private-vehicle ownership. The transport list above tells you which routes are reachable on public transit; cross-reference against your daily destinations before committing to a property here.

For the day-to-day, Makati's shopping and food-and-beverage density (counted in the POI section above) is what most residents actually experience. A neighborhood with high mall density can be convenient or a noise problem depending on your specific street; visit at multiple times of day before deciding.

Makati Investment Thesis

Makati's investment characteristics are observable from four data points: inventory depth (970 active listings), pipeline activity (318 projects from 86 developers), pricing baseline (aggregating), and yield estimate (computing). Each of these cuts a different way for a typical investor.

For yield-focused investors, the question is whether Makati's rental rates can sustain the asking sale prices over a 10-year hold. Yield computation requires more rental sample density than Makati currently has on Housal.

For capital-appreciation investors, the question is whether Makati's pricing today is below, at, or above its long-run equilibrium. Useful proxies: BIR zonal value (the regulated floor; ₱212K/sqm), market average (pending), and the spread between them. Markets where the market-to-zonal multiple is high are typically late-cycle; markets where it's compressed are either early-cycle accumulation or structurally weak demand. Use the comparison-with-peer-cities table on this page to triangulate.

For end-user buyers, "investment" is largely irrelevant — you live in the property and exit when life requires you to. The relevant question is whether Makati's neighborhoods, schools, healthcare, and transport (all listed above) match your 5–7 year forward life plan. If yes, the price you pay matters less than the lifestyle delta.

Hazards & Resilience

Every Philippine real-estate decision sits inside a hazard envelope — typhoon, earthquake, volcano, flood, and tsunami. Ignoring this envelope works fine until it doesn't, and Filipino buyers have a direct memory of properties that lost 30–60% of their effective value after a single major event.

Makati's hazard read on Housal pulls from PHIVOLCS fault-line maps, NDRRMC flood reports, PAGASA climate records, and project-level structural-safety assessments. Fault-line distance is being computed from PHIVOLCS overlays.

The practical implication: ask your developer (for new-build) or your broker (for resale) for the structural-engineering certifications, the seismic-design category, and any flood-mitigation infrastructure attached to the specific project. A clean PHIVOLCS distance + a strong building code spec is worth more than aesthetic finish-out at the same price point.

Step-by-step guide

Buying property in Makati — practical guide

The standard 8-step transaction sequence for any property purchase in Makati. Each step has its own document trail and timing — skip a step and you'll usually pay for it later in lawyer fees or rework.

  1. 1

    Shortlist properties

    Filter the live listings in Makati above by location, property type, bedrooms, and budget. Save 5–10 candidates that fit your shortlist before reaching out — it's much easier to compare specs side-by-side than serially.

  2. 2

    Reserve with Earnest Money

    Pay an Earnest Money equivalent of 1–2% of price to lock the property off-market. Get a written acknowledgement; this is later credited against the downpayment when the contract is signed.

  3. 3

    Sign a Contract to Sell (CTS)

    The CTS locks the price, payment schedule, and turnover timeline. Read it carefully — penalty clauses for buyer/seller default vary widely. For financed buyers, this is also when you start the formal bank loan application.

  4. 4

    Verify title + clearances

    Pull a fresh certified copy of the title (TCT for house/lot, CCT for condo) from the Registry of Deeds. Check for liens, mortgages, adverse claims, or pending court cases. Get the latest real-property-tax clearance from the LGU.

  5. 5

    Pay balance + sign Deed of Absolute Sale (DAS)

    On full payment or release of bank loan proceeds, both parties sign the DAS. The DAS is the document that actually transfers ownership — make sure all signatures and notarization are clean.

  6. 6

    Settle taxes + fees

    Seller pays Capital Gains Tax (6% of zonal or contract price, whichever is higher). Buyer pays Documentary Stamp Tax (1.5%), Transfer Tax (0.5–0.75% — varies by LGU), and Registration Fee (~0.25%). Total transaction costs typically run 7–9% of price.

  7. 7

    Register with the Registry of Deeds

    Submit the DAS + tax-payment receipts to the Registry of Deeds; they issue a new title in the buyer's name. Keep certified copies; you'll need them for utility transfers, HOA registration, and tax-declaration updates with the LGU.

  8. 8

    Move-in checklist

    For condos: HOA orientation, move-in dues, parking-slot allocation, gate-pass setup. For house/lot: meralco/maynilad activation, gate-card programming, security registration. Allocate ₱20K–80K for these soft costs depending on building tier.

Quick Answers about Makati Real Estate

Most-asked questions about buying, renting, and living in Makati — answered using live Housal data.

What is Makati known for?

Makati is a developing Philippine city. The Housal real estate index covers 970 active listings (638 for sale, 332 for rent) across 318 active projects from 86 licensed developers.

What is the average property price in Makati?

Makati's pricing data is being aggregated; browse the listings table above to see current asking prices by property type.

Which developers are most active in Makati?

The most active developers in Makati by current listing inventory are Unknown Developer, Megaworld Corporation, Ayala Land Premier. A market with multiple credible developers competing on the same address — rather than a single dominant operator — typically signals competitive market-rate pricing for buyers.

How much does it cost to rent in Makati?

The median monthly rent in Makati is ₱180K, computed from 332 active rental listings on Housal. The 10th–90th percentile band runs from ₱32K to ₱1.2M, covering everything from budget studios to premium 2–3BR units.

How many properties are listed for sale in Makati?

638 properties are currently listed for sale in Makati on Housal, with another 332 available for rent. The deepest segments by inventory are condo (456), office space (27), commercial (26).

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Ask the Housal AI about Makati

Type your question — pricing, neighborhoods, schools, hazards, or any nuance about Makati. The AI answers using Housal's live database, BIR records, and public data.

Save these numbers

Emergency & government hotlines covering Makati

National emergency hotlines covering Makati. Save these numbers — they work nationwide.

Emergency Hotline
911
Police, fire, medical
Philippine National Police
117
Bureau of Fire Protection
160
Philippine Red Cross
143
Ambulance + disaster response
NDRRMC Disaster Hotline
(02) 8911-1406
National disaster response
PAGASA Weather
(02) 8284-0800
Typhoon + weather alerts
PHIVOLCS Earthquake
(02) 8929-9254
Earthquake + volcano alerts
MMDA Hotline
136
Metro Manila traffic + emergencies
Bantay Bata 163
163
Children in distress
DOH Hotline
1555
Health concerns

Browse all listings in Makati

970 active properties · 318 projects · 86 developers

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Common questions

Frequently asked — Makati

What is Makati known for in Philippine real estate?

Makati is recognized in the Philippine property market for combining 510 barangays of indexed inventory with 318 active development projects. As of today there are 970 active listings (638 sale, 332 rent) on Housal. The market includes a mix of resale, pre-selling, foreclosed, and rental inventory across condominiums, house-and-lot, and townhouse formats.

What is the average property price per sqm in Makati?

Per-sqm pricing for Makati is being aggregated as new listings are indexed. Browse the listings grid above for current prices on individual properties, or check the BIR zonal block for the government-published valuation floor.

How safe is Makati from natural disasters?

Makati sits inside the Philippines' shared hazard envelope (Pacific Ring of Fire + Western Pacific typhoon belt). For any specific property in Makati, check the developer's structural-engineering certifications, seismic-design category, and any flood-mitigation infrastructure (drainage, retention basins, elevated podiums) before purchase.

What rental yields can I expect in Makati?

Rental-yield computation for Makati requires more rental sample density. Once 10+ active rentals are on Housal in this area, the yield estimate will publish here.

What is the BIR zonal value for Makati?

The Bureau of Internal Revenue (BIR) zonal value for Makati averages ₱212K per square meter, computed across 4,432 active records from RDO 50. Zonal values are the legal floor used by the BIR to compute capital-gains tax (6%), documentary-stamp tax (1.5%), and transfer tax (0.5–0.75%) on every property transaction in the area. The full breakdown by classification (Residential, Commercial, Industrial, etc.) is in the BIR Zonal Values block on this page.

Is Makati a good place to buy a condo or house?

Makati is currently active for both condo and house-and-lot purchases. The lower density profile means house-and-lot inventory is the dominant format, with condo development concentrated rather than blanketed. Use the listings grid above to filter by property type and the developers block to see which builders are most active here.

When was this guide last updated?

This guide auto-refreshes on every page load — listing counts, prices, projects, BIR zonal records, and POI counts all come from live Housal database queries. Every load shows you today's facts, not yesterday's snapshot. Risk + livability scores require ≥3 scored projects in the area to publish.