City guide · Live Housal data

Buying property in Muntinlupa?

224 active listings · 69 projects · 23 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
Muntinlupa real estate — Ayala Alabang Village | 4BR 433sqm House & Lot for Rent in Muntinlupa City
Muntinlupa

There are 151 properties for sale in Muntinlupa on Housal. Prices range from ₱3.5M to ₱750M (median ₱31M). Average price per sqm is ₱210,172 across 151 active listings. Last updated: May 12, 2026 at 23:53 PHT.

Active listings
224
163 sale · 61 rent
Active projects
69
23 developers
Median sale
₱17M
across active listings
Avg ₱/sqm
₱53M
computed from listings
BIR zonal
₱66K
552 records
Median rent
₱156K
per month
Top type
condo
29% of listings
Live listings

Properties for sale and rent in Muntinlupa

Live listings refreshed from the Housal database — 163 for sale, 61 for rent.

Price trajectory

Muntinlupa Price Trend

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

Avg ₱/sqm by month
4 months · ≥3 listings each
26-0126-0326-0426-05
By property type

What Muntinlupa 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 ₱3.5M
Median ₱377M
Max ₱750M
TypeListingsMedian
condo64₱8.9M
house and lot58₱95M
land14₱51M
The pipeline

Top Projects in Muntinlupa

Active developer projects in Muntinlupa 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 Muntinlupa

Rockwell Primaries Development Corporation

1 project57 active
View developer profile →

Unknown Developer

4 projects44 active
View developer profile →

Ayala Land

2 projects29 active
View developer profile →

New San Jose Builders Inc

1 project11 active
View developer profile →

Filinvest Development Corporation

9 projects6 active
View developer profile →

Brittany Corporation

2 projects4 active
View developer profile →
Living here

Lifestyle, transport, schools and healthcare around Muntinlupa

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

1
Schools
6
Hospitals
6
Shopping

Schools & Education

1
  • De La Salle Santiago Zobel School· private school
    3.2 km

Healthcare

6
  • Breast Center Asian Hospital And Medical Center 4th Floor· hospital
    2.1 km
  • Asian Hospital and Medical Center· hospital
    2.1 km
  • Ears, Nose and Throat OPD at Asian Hospital and Medical Center· hospital
    2.1 km
  • Asian Hospital and Medical Center· hospital
    2.1 km
  • Department of Surgery - Asian Hospital and Medical Center· hospital
    2.2 km
  • Asian Hospital Inc.· hospital
    2.4 km

Shopping & Dining

6
  • Rustan's· department store
    76 m
  • Puregold· supermarket
    308 m
  • Glorietta 4 Makati City· shopping center
    3.2 km
  • S&R001 S&R Alabang· supermarket
    3.4 km
  • S&R Membership Shopping Westgate Alabang· shopping center
    3.4 km
  • Landers Superstore· supermarket
    3.8 km
Education directory

Every school within reach of Muntinlupa

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

NameDistance
De La Salle Santiago Zobel School
Premium
3.2 km
La Castellana - Spanish learning
10 m
Association of Southeast Asian Educators, Inc
35 m
D' Rising Sun Training Center Philippines
104 m
TESDA Lyceum of Alabang
109 m
Ellearca Kidz Academy
155 m
Pipols Training Center and Psychological Services
229 m
Philippine Review Institute For Accountancy
248 m
Christ The King School Of Muntinlupa Foundation
331 m
Living Light Academy, Inc.
381 m
Muntinlupa Cosmopolitan School
389 m
Christ the King School of Muntinlupa
392 m
Lakeview Integrated School
424 m
Child's Mind Learning Center
425 m
Christ the King School of Muntinlupa
428 m
SID Child Development Center
471 m
Sophie Kiddie School
493 m
Our Lady of the Abandoned Catholic School
566 m
Christian Love School
569 m
Putatan Elementary School
573 m
Country Homes SNP
573 m
The Owlery
582 m
Sucat Senior High School
582 m
MyTeachers Spot
594 m
The Music Carpet
615 m
South Crest School
632 m
Piccolo Learning Center
645 m
Muntinlupa Central School
692 m
Kumon Putatan Muntinlupa Center Official
Kumon
718 m
Kumon
718 m
Happy Hands Learning Center
757 m
Lyceum of Alabang
769 m
Putatan Elementary School
772 m
F. de Mesa Elementary School
774 m
Schools Division Office - Muntinlupa City
791 m
Tunasan National High School | Muntinlupa City
793 m
Pagsanjan Central School
826 m
Muntinlupa Christian Academy
851 m
Southernside Montessori School
893 m
South Mansfield College
894 m

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

Healthcare directory

Hospitals & medical facilities near Muntinlupa

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

NameDistance
Breast Center Asian Hospital And Medical Center 4th Floor
Premium
2.1 km
Asian Hospital and Medical Center
Premium
2.1 km
Ears, Nose and Throat OPD at Asian Hospital and Medical Center
Premium
2.1 km
Asian Hospital and Medical Center
Premium
2.1 km
Department of Surgery - Asian Hospital and Medical Center
Premium
2.2 km
Asian Hospital Inc.
Premium
2.4 km
Surgeons of Asian Hospital
Premium
2.8 km
3rd floor circular, Makati Medical Center
Premium
3.7 km
The Medical City Clinic SM Southmall
Premium
5.5 km
Asian Hospital
Premium
5.7 km
Medical Center Manila
53 m
Medical Center Muntinlupa, Inc.
68 m
Animal Bite Center - Muntinlupa
68 m
St Margareth Dialysis and Biocare Center
95 m
Dr. Rosalinda Patdu Smith Clinic
119 m
Putatan Health Center Muntinlupa City
157 m
Villena Medical Clinic
158 m
Muntinlupa Lying-in Center
184 m
Alabang South Doctors Medical Center
351 m
Alabang Medical Center
388 m
Muntinlupa Doctors Hospital
391 m
Community Health Care Clinic Muntinlupa
465 m
Mauricestela Medical Clinic
486 m
C.T. Rivadelo Birthing Home
526 m
Putatan Health Center
543 m
Poblacion Health Center
611 m
Claire Areola Ibasco Dental Clinic
654 m
Medcare Multispecialty Clinic
743 m
Rana Medical Clinic and Laboratory Services
749 m
Comaden
751 m
Lakeview Health Center
958 m
roadside animal clinic
973 m
Type B, NBP Reservation, Muntinlupa City
1.3 km
St. Benedict Dental Laboratory
1.3 km
Acebedo Optical Buendia
1.4 km
Villene Medical Clinic
1.5 km
Global Health Industrial Clinic and Laboratory
1.5 km
Pepsi Cola Products
1.7 km
IWC Clinics and Laboratory
1.8 km
EO - SM Muntinlupa
1.9 km

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

Government & public services

Government offices serving Muntinlupa

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
Muntinlupa Gender And Development Office
68 m
PHLPost Post Office
An Post
84 m
Postal Office
277 m
DAPCO Muntinlupa
448 m
POSO MUNtinlupa
535 m
Sucat Elementary School
552 m
Negosyo Center NCR: Muntinlupa City - LGU
573 m
City Government of Muntinlupa - OFFICIAL
588 m
Office of the Barangay Chairman Poblacion
649 m
Barangay Hall Poblacion
734 m
Muntinlupa City Human Resources Management Department
855 m
BPLO Muntinlupa
855 m
Department of Internal Audit- LGU Muntinlupa
855 m
Muntinlupa City Department of Disaster Resilience and Management
925 m
OCP Muntinlupa
966 m
Schools Division Office-Muntinlupa City
996 m
City Health Office-Muntinlupa
1.0 km
Youth Affairs and Sports Development Office - Official
1.1 km
Muntinlupa Scholarship Division
1.5 km
Barangay Sucat VAWC Crisis Center
1.5 km
Muntinlupa City Hall; Muntinlupa City
1.5 km
Land Transportation Office
1.8 km
Konnect Universal Sulotions Inc
1.9 km
NEQAS RITM
1.9 km
BUCOR HRD Recruitment
1.9 km
Research Institute for Tropical Medicine
1.9 km
Explore Muntinlupa
1.9 km
Police Patrol Alabang Sitio Paraiso
1.9 km
NBI Satellite Office
1.9 km
Barangay Tunasan, City of Muntinlupa
1.9 km
Sangguniang Kabataan - Barangay Tunasan
1.9 km
Comelec Muntinlupa City
1.9 km
BIR Revenue District Office 53B - Muntinlupa City
2.0 km
Barangay Bayanan Session Hall
2.0 km
Muntinlupa City Jail
2.0 km
Tunasan Barangay Hall
2.0 km
OSCA Muntinlupa
2.0 km
SAGIP Center
2.2 km
Barangay Sucat PLEB
2.3 km
Local Civil Registry Office - Muntinlupa
2.3 km

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

Retail & dining

Malls, supermarkets and dining near Muntinlupa

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

NameDistance
Rustan's
Premium
76 m
Puregold
Premium
308 m
PUREGOLD
Puregold
Premium
457 m
Puregold Muntinlupa
Premium
521 m
Shopwise Supercenter
Premium
1.6 km
Puregold
Premium
1.6 km
Puregold Bayanan Munti
Premium
1.8 km
SM Supermarket
Premium
1.9 km
Robinsons Supermarket
Premium
1.9 km
Robinsons Supermarket
Premium
2.5 km
Rustan's The Beauty Source
Rustan's Beauty Source
Premium
2.5 km
Shopwise
Premium
2.8 km
Rustan's Alabang
Premium
2.8 km
Shopwise
Premium
3.1 km
Rustan's Fresh
Premium
3.1 km
Shopwise
Premium
3.2 km
Glorietta 4 Makati City
Premium
3.2 km
S&R001 S&R Alabang
Premium
3.4 km
S&R Membership Shopping Westgate Alabang
Premium
3.4 km
Rustan's Department Store
Premium
3.6 km
Rustan's
Premium
3.6 km
Rustan's Alabang Town Center
Premium
3.6 km
Metro Supermarket Alabang Town Center
Premium
3.7 km
Landers Superstore
Premium
3.8 km
ExpressLanes by Shopwise
Premium
4.4 km
Robinsons Supermarket
Premium
4.5 km
Puregold Pilar
Premium
4.8 km
SM Supermarket Southmall
Premium
5.6 km

Showing top 28 type sorted by distance from Muntinlupa's centroid. Each row links to live properties listed near it on Housal.

Landmarks & lifestyle

Parks, landmarks & recreation in Muntinlupa

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

NameDistance
Lexner Gym
13 m
Dingalan Nueva Ecija
45 m
Anytime Fitness Alabang Westgate
Anytime Fitness
45 m
Fitness Station
253 m
Raizza Gym Muntinlupa
306 m
School Gymnasium
392 m
Dagupan Fish Market
402 m
Positive GYM
468 m
Body Shape Gym
485 m
Bodylab Fitness Gym
517 m
Plaza
563 m
Soldiers Camp Music
595 m
Blackbox Fitness Center - Muntinlupa City
604 m
Express View, Lakeview
680 m
Angelis Resort
753 m
Reaper Hills | Muntinlupa City
811 m
Lindenwood Swimming Pool
822 m
Elite Fitness Center | Muntinlupa City
893 m
Parco Bello
920 m
King Gym's Republic
993 m
Coreforge Fitness Studio
1.1 km
Mines View Baguio City
1.2 km
New Breed Fitness - Muntinlupa
1.2 km
Sampaguita Resort - Private Pool
1.2 km
Oval Muntinlupa.
1.2 km
RMA Gym
1.3 km
Figueras Resort
1.4 km
Sto Nino Village
1.4 km
Playground
1.5 km
Avida South Park Alabang
1.5 km
Mutual Homes Park
1.5 km
Muntinlupa Sports Center
1.5 km
Pili Park
1.5 km
Everest Hills
1.5 km
The Paramount Beach Club - Philippines
1.6 km
MGB Fitness Bayanan Muntinlupa
1.6 km
Mt Everest Memorial Park
1.6 km
FitFam Community
1.6 km
Sunken Garden
1.7 km
Republ1c Wakepark Nuvali, Sta.Rosa
1.7 km

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

Transit & mobility

Transit nodes & airports serving Muntinlupa

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

NameDistance
PNR Muntinlupa Station
624 m
PNR Poblacion Station
636 m
New life water station
641 m
PNR South - Muntinlupa Station
642 m
Bus Terminal
1.9 km
Ceres Bus Terminal, Alabang, Muntinlupa
2.3 km
South Luzon Bus Terminal
2.3 km
HM Transport Bus Terminal
2.3 km
Vista Terminal Exchange Alabang
2.3 km
Raymond Transportation
2.3 km
PNR-Alabang
2.4 km
Philtranco Station Alabang Muntinlupa
2.4 km
Alabang Provincial Bus Stop, Muntinlupa City
2.4 km
DLTBCo. Bus Terminal Alabang Muntinlupa
2.4 km
Starmall Alabang Bus Station
2.4 km
Penafrancia Bus Terminal
2.4 km
Bus Terminal, Star Mall, Alabang
2.4 km
PNR South - Alabang Station
2.5 km
Alabang Viaduct Flyover
2.5 km
Alabang railway station
2.5 km
PNR Alabang Station
2.6 km
Alabang Terminal
2.6 km
Alabang, Muntinlupa City
2.6 km
South Station - Alabang
2.8 km
Jam Compound San Antonio San Pedro Laguna
3.1 km
Alabang South Station
3.1 km
Ninoy Aquino International Airport Terminal 2
3.3 km
Jam Bus Terminal Gil Puyat
3.4 km
ATC-Makati UV Express Terminal (SASODA)
3.5 km
Cher Bus Station
3.9 km
Victoria/RV1/RV2 Terminal
4.6 km
TAS Transit
5.3 km
Gawaran Toda Terminal
5.5 km
Cher Bus Terminal
5.7 km
Dela Rosa Transit Terminal- Pacita
5.7 km
De La Rosa Transit
5.7 km
HM/Worthy Trans Bus Terminal
5.8 km
Terminal
5.9 km
Greenstar Bus Terminal
5.9 km
Gensan Airport
5.9 km

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

Banking & finance

Banks & ATMs near Muntinlupa

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
BPI
22 m
Land Bank of the Philippines
36 m
Landbank ATM
47 m
Landbank
52 m
PSBank
102 m
RCBC
166 m
EastWest Bank - Putatan
205 m
Robinsons Bank Muntinlupa Bayan
230 m
BDO Muntinlupa Poblacion Branch
232 m
UnionBank
284 m
UnionBank of the Philippines
Union Bank of the Philippines
301 m
BDO Unibank
343 m
RCBC
370 m
Chinabank
584 m
BDO Unibank
727 m
RCBC Savings Bank - National Hwy Muntinlupa
735 m
Landbank
921 m
HSBC Electronic Data Processing
1.6 km
PNB - Philippine National Bank
1.9 km
BDO Unibank
1.9 km
BPI
1.9 km
BPI Muntinlupa Tunasan
2.0 km
BPI
2.0 km
BPI Express Teller
2.0 km
Robinsonsbank ATM
2.2 km
EastWest Bank
2.3 km
BDO
2.3 km
BPI ATM
2.4 km
RCBC
2.5 km
rcbc
2.5 km
PNB - Philippine National Bank
2.5 km
BDO
2.6 km
EastWest Bank
2.6 km
Metrobank
2.6 km
PSBank
2.7 km
Metrobank
2.7 km
EastWest Bank
2.7 km
Security Bank
2.8 km
BDO Filinvest Alabang Branch
2.8 km
BPI ATM
2.8 km
Metrobank Alabang
2.8 km
BDO ATM
2.8 km
Security Bank
2.8 km
Metrobank Filinvest Corporate City
2.8 km
CitiBank Savings
2.8 km
Metrobank
2.8 km
BDO
2.9 km
RCBC Alabang Filinvest
3.0 km
PSBank
3.0 km
China Bank Savings
3.1 km
PNB - Philippine National Bank
3.1 km

Showing top 51 bank sorted by distance from Muntinlupa's centroid. Each row links to live properties listed near it on Housal.

Renting in this market

Rental Market in Muntinlupa

Rental market metrics aggregated from 61 active rental listings on Housal.

Median rent / month
₱156K
10th percentile
₱95K
Budget end
90th percentile
₱571K
Premium end
Est. gross yield
12 × rent ÷ price
Government data layer

BIR Zonal Values for Muntinlupa

Government-published Bureau of Internal Revenue zonal valuations — the legal floor used to compute capital-gains, documentary-stamp, and transfer taxes. Drawn from 552 active records. RDO 53B.

Min ₱/sqm
₱7K
Avg ₱/sqm
₱66K
Max ₱/sqm
₱313K

Top classifications by sample size

ClassificationAvg ₱/sqmRecords
Residential Regular₱28K212
Parking Slot₱84K77
Commercial Regular₱91K71
Institutional₱61K63
Residential Condominium₱110K55
Commercial Condominium₱135K46
How it compares

Muntinlupa vs nearby cities

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

CityListingsAvg ₱/sqm
Muntinlupa
This city
224
Taguig972
Makati970
Parañaque413
Las Piñas211
Pasay City99
Pateros7

About Muntinlupa

Coordinates
14.395, 121.045
Where it sits

Muntinlupa on the map

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

Loading map…
About this market

Muntinlupa is one of Metro Manila's largest cities by population and inventory depth — a major destination for end-user buyers and rental investors targeting accessible city life without the premier-CBD price tag. As of today, Housal indexes 224 active listings inside Muntinlupa — 163 for sale and 61 for rent. Pricing data is being aggregated. Per-property pricing in the listings grid above shows what's currently asked.

Muntinlupa is a city of the Philippines, administratively part of NCR Fourth District, National Capital Region, home to an indexed population. Muntinlupa matters in real-estate terms because it sits at the intersection of three forces — its administrative weight (38 barangays feed up to it), its inventory depth (224 active listings on Housal alone), and its development pipeline (69 projects under construction or selling). Combine that with 552 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.

69 active projects from 23 licensed developers shape the new-build pipeline — names you'll see most are Rockwell Primaries Development Corporation, Unknown Developer, Ayala Land. The Bureau of Internal Revenue's zonal benchmark for Muntinlupa averages ₱66K per square meter — useful as the legal floor for capital-gains, documentary-stamp, and transfer-tax computations on every transaction inside the area.

About Muntinlupa

Muntinlupa occupies an indexed footprint inside the Philippines and supports a population of an indexed count of residents. Muntinlupa 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 Muntinlupa down to the barangay level, with 38 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, Muntinlupa carries an indexed map of 1 school, 6 healthcare facilities, 6 shopping destinations, and 0 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 Muntinlupa Real Estate Market

The for-sale market in Muntinlupa currently lists 163 active properties on Housal. Per-sqm pricing is being aggregated as new listings come online. The price spread inside Muntinlupa 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, 61 active rentals are listed, with a median monthly rent of ₱156K.

Muntinlupa's pipeline strength comes from 69 active projects across 23 developers. Names you'll encounter most often when shopping new-build are Rockwell Primaries Development Corporation, Unknown Developer, Ayala Land. 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 Muntinlupa'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 Muntinlupa. Currently we have 552 active records on file from RDO 53B. The average zonal value across these records is ₱66K 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 Muntinlupa 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 Muntinlupa

Muntinlupa'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: 1 education facility 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. Muntinlupa 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 — 0 indexed nodes including bus, train, and gas-station infrastructure — determines whether Muntinlupa 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, Muntinlupa'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.

Muntinlupa Investment Thesis

Muntinlupa's investment characteristics are observable from four data points: inventory depth (224 active listings), pipeline activity (69 projects from 23 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 Muntinlupa's rental rates can sustain the asking sale prices over a 10-year hold. Yield computation requires more rental sample density than Muntinlupa currently has on Housal.

For capital-appreciation investors, the question is whether Muntinlupa's pricing today is below, at, or above its long-run equilibrium. Useful proxies: BIR zonal value (the regulated floor; ₱66K/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 Muntinlupa'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.

Muntinlupa'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 Muntinlupa — practical guide

The standard 8-step transaction sequence for any property purchase in Muntinlupa. 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 Muntinlupa 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 Muntinlupa Real Estate

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

What is Muntinlupa known for?

Muntinlupa is a developing Philippine city. The Housal real estate index covers 224 active listings (163 for sale, 61 for rent) across 69 active projects from 23 licensed developers.

What is the average property price in Muntinlupa?

Muntinlupa'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 Muntinlupa?

The most active developers in Muntinlupa by current listing inventory are Rockwell Primaries Development Corporation, Unknown Developer, Ayala Land. 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 Muntinlupa?

The median monthly rent in Muntinlupa is ₱156K, computed from 61 active rental listings on Housal. The 10th–90th percentile band runs from ₱95K to ₱571K, covering everything from budget studios to premium 2–3BR units.

How many properties are listed for sale in Muntinlupa?

163 properties are currently listed for sale in Muntinlupa on Housal, with another 61 available for rent. The deepest segments by inventory are condo (64), house and lot (58), land (14).

Ask anything

Ask the Housal AI about Muntinlupa

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

Save these numbers

Emergency & government hotlines covering Muntinlupa

National emergency hotlines covering Muntinlupa. 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 Muntinlupa

224 active properties · 69 projects · 23 developers

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Common questions

Frequently asked — Muntinlupa

What is Muntinlupa known for in Philippine real estate?

Muntinlupa is recognized in the Philippine property market for combining 38 barangays of indexed inventory with 69 active development projects. As of today there are 224 active listings (163 sale, 61 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 Muntinlupa?

Per-sqm pricing for Muntinlupa 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 Muntinlupa from natural disasters?

Muntinlupa sits inside the Philippines' shared hazard envelope (Pacific Ring of Fire + Western Pacific typhoon belt). For any specific property in Muntinlupa, 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 Muntinlupa?

Rental-yield computation for Muntinlupa 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 Muntinlupa?

The Bureau of Internal Revenue (BIR) zonal value for Muntinlupa averages ₱66K per square meter, computed across 552 active records from RDO 53B. 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 Muntinlupa a good place to buy a condo or house?

Muntinlupa 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.

Muntinlupa Real Estate Guide 2026 — 224 Active Listings | Housal