Pre selling condo Metro Manila prices, rents and risks differ sharply by city, so there is no single best place to buy in 2027: the right city depends on your budget and goal. Buyers do have leverage. Leechiu Property Consultants (LPC) counted a record 82,900 unsold condo units in Q2 2026, or 34 months of supply against a historical norm of up to 12, easing only to about 80,000 in Q3. Below, we score eight cities on price, rent, commute, hazard risk and oversupply.
Pre Selling Condo Metro Manila 2027: Key Takeaways
- Buyers can negotiate. Colliers put secondary-market condo vacancy at 24.9% in Q2 2026, heading for a record 25.6% by end-2026 before easing from 2027.
- The glut is uneven. Bay Area residential vacancy is about 57% (Colliers, Q4 2025); Makati CBD, Rockwell Center and Ortigas Center are below 15% (Colliers).
- Cheapest entry is Pasay (from ₱2.82M), widest choice is Quezon City, and steadiest rent is BGC at ₱1,105 per sqm a month (LPC), from ₱17.4M.
- Future supply is thinning. Only 38,000 units nationwide got a License to Sell in H1 2026, down 82% (Colliers).
Pre-selling means buying before or during construction, paying the down payment in installments and financing the balance at turnover. New to it? Start with our pre-selling condo buyer's guide.
Last updated October 12, 2026; next refresh January 2027. LPC and Colliers count differently, so every figure names its source.
Metro Manila Pre-Selling Market in 2026-2027: What the Numbers Say
Oversupply, launches and the License-to-Sell squeeze
LPC reported 4,900 units launched in H1 2026 (up 18%) and 14,500 taken up (up 6%) (GMA News, July 7, 2026). In Q3, LPC saw take-up rise 17% quarter on quarter to 8,454 units, with about two-thirds of unsold stock priced ₱4M-₱12M (Philstar, October 8, 2026). Colliers, counting differently, saw about 3,000 units launched and about 2,000 net take-up in H1, with buyer backouts concentrated at ₱3.6M-₱12M, and 32,600 unsold ready-for-occupancy (RFO) units in Q2, up from 27,900 in Q1.
The twist is the pipeline. Only 38,000 units nationwide received a License to Sell (LTS) in H1 2026, against about 271,000 a year in 2016-2025 (Colliers, July 30, 2026). Fewer licenses now should mean fewer completions later, so a unit turned over in 2029 or 2030 may land in a tighter market. That is our reading, not a forecast.
Rates and the economy: what 5.00% BSP and 7.2% inflation mean for take-out loans
The Bangko Sentral ng Pilipinas (BSP) raised its policy rate to 5.00% on August 27, 2026, its third straight hike, and expects average inflation above its 4.0% ceiling in 2026 and 2027; its next decision is due October 22. September inflation hit 7.2% (up from 6.1% in August) and Q2 GDP growth was 2.3%; a Philstar contributed story (October 8, 2026) reported that major developers have frozen launches to move existing inventory. Run your take-out loan through the loan calculator at today's rates plus a buffer.
How We Score Each City (Our Pre-Selling Rubric)
Each city gets 1-5 points on five equally weighted criteria (maximum 25; higher is better for the buyer). Scores are Sabahay's editorial judgment from the cited inputs, not a valuation. Missing data, such as no LPC rent figure or no verified price list, scores a neutral 3.
- Entry price: lowest verified 2026 developer list price. We found no verified city-average price per sqm; as a reference, The Erin Heights' studio and 2BR bands work out to roughly ₱137,000-₱206,000 per sqm (Sabahay calculation).
- Rental strength: LPC rents per sqm by submarket and the change LPC reported (July 2026).
- Commute: rail today plus rail promised: the LRT-1 Cavite Extension to Dr. Santos (open since November 2024), MRT-7 from North EDSA to Sacred Heart (listed for Q2 2027) and the Metro Manila Subway (demonstration run Q1 2028, full operations late 2031 to 2032 per DOTr). Dates slip, so check DOTr.
- Hazard risk: the West Valley Fault (WVF), capable of a magnitude 7 or stronger quake, crosses Marikina, Quezon City, Pasig, Taguig and Muntinlupa, and much of the Bay Area is reclaimed land. Check any address with PHIVOLCS fault tools and Project NOAH flood maps.
- Supply glut: vacancy and pipeline by submarket (Colliers, LPC).
Pre-Selling Condo in BGC (Taguig): Premium Pricing, Stable Rents
A pre selling condo in BGC costs the most in this guide but has the steadiest rent: LPC puts Bonifacio Global City at ₱1,105 per sqm a month, flat (+0.1%), while Taguig overall rose 15% to ₱715.
What is actually pre-selling in BGC
DMCI Homes lists 16 Taguig projects, all ready for occupancy (October 12, 2026), so BGC pre-selling means premium developers:
- The Seasons Residences by Federal Land, 8th Avenue corner 36th Street, Grand Central Park: 45 floors, 304 units, listed at ₱17.4M-₱45.5M and marked Pre-Selling.
- Aurelia Residences by Shang Robinsons Properties, McKinley Parkway corner 5th Avenue: 285 3BR, 4BR and penthouse residences, with no price, sales status or turnover date published.
Budget buyers should compare finished stock on our condos for sale in Taguig and BGC page first.
Is BGC still a safe bet with the Bay Area glut?
Colliers expects the Bay Area to overtake BGC in total condo stock by end-2026, yet BGC rent held while LPC's Bay Area/Pasay rent fell 59%, so BGC still scores 4 for glut. The WVF crosses Taguig, so check the specific lot, and do not count on a subway station before turnover.
Score: 16/25 (price 1, rent 5, commute 3, hazard 3, glut 4).
Pre-Selling Condo in Quezon City: Biggest Choice, Rail Catching Up
A pre selling condo in Quezon City gives you the widest menu, from sub-₱5M studios to ₱30M lofts. DMCI Homes alone lists 20 QC projects: 15 RFO, one under construction, one new and three coming soon (October 12, 2026).
Project snapshot by district
- The Erin Heights by DMCI Homes, Commonwealth Avenue corner Tandang Sora Avenue: 54 levels; studios of 28.5-33 sqm at ₱4.93M-₱6.786M, lofts up to ₱30.14M; 66.96% complete as of August 2026, with a page headline citing October 2027 completion.
- One Delta Terraces by DMCI Homes, Quezon Avenue corner West Avenue: one tower, studios to 3BR, ₱6,953,000-₱22,147,000; 9.52% complete as of August 2026.
- Shang Summit by Shang Properties, South Triangle: two towers, with 1,019 residences in the East Tower; no published price or turnover date.
MRT-7 and what it changes
MRT-7 runs along Commonwealth Avenue, and its North EDSA to Sacred Heart section is listed for Q2 2027, so projects such as The Erin Heights gain the most if that target holds. If it slips, price in road traffic. Browse finished units on our condos for sale in Quezon City page.
Score: 15/25 (price 3, rent 3 as LPC published no QC figure, commute 3, hazard 3, glut 3).
Other Metro Manila Cities at a Glance
Developer list prices as of October 2026. None of the project pages we read publishes a turnover date.
Pasig and Ortigas: C5 corridor supply
The Valeron Tower (DMCI Homes with Marubeni, C-5 corner P.E. Antonio Street, Ugong): 48 levels, ₱6,975,000-₱18,014,000, 16.62% complete as of August 2026. The Grand Midori Ortigas (Federal Land, Exchange Road): two towers, from ₱8.3M. Shang's Laya (Oranbo, 1,283 units) and Haraya Residences (Bridgetowne) list no prices on the Shang site. Ortigas Center vacancy is under 15%, but about a third of the roughly 13,000 units due in 2026 sit along C5 (Colliers via Gulf News). Our pre-selling condo in Pasig guide adds turnover targets. Score: 16/25.
Makati: low vacancy, high entry price
Makati CBD vacancy is under 15%, but LPC's Makati rent of ₱887 per sqm is down 18%. Fortis Residences (DMCI Homes, Chino Roces Avenue): 36 levels, ₱14,394,000-₱40,160,000, 46.40% complete as of June 2026 and topped off. Score: 18/25.
Mandaluyong: Wack Wack and Mauway
Mandaluyong shares LPC's Ortigas/Mandaluyong rent pool (₱729 per sqm, down 25%) at a lower ticket than Makati. Sage Residences (DMCI Homes, Mauway): 49 levels, ₱6,513,000-₱16,077,000, 44.24% complete as of August 2026. Shang Residences at Wack Wack publishes no price. Score: 18/25.
Parañaque and Las Piñas: where RFO dominates
DMCI Homes' 8 Parañaque projects are all RFO (₱4.01M-₱57.29M), and Parañaque's bayside is part of the oversupplied Bay Area. For pre-selling, look to SMDC's Twin Residences beside SM Southmall in Las Piñas, with starting prices of ₱3.7M-₱5.3M. LPC's nearest rent proxy, Alabang/Muntinlupa, fell 42% to ₱715, though the LRT-1 Cavite Extension already reaches Dr. Santos. Score: 14/25.
Pasay and the Bay Area: the glut zone
Anissa Heights (DMCI Homes, P. Zamora Street, San Roque): 16-27.5 sqm studios and 1BRs at ₱3,160,500-₱3,600,000, 24.38% complete as of August 2026. Quantum Residences (Federal Land, Taft Avenue) lists from ₱2.82M. Neither is on reclaimed land, but both compete for tenants with a Bay Area that is about 57% vacant (Colliers, Q4 2025), where LPC rent fell 59% to ₱706 per sqm. Treat Pasay as a long-hold bargain, not a yield play. Score: 13/25.
Manila: University Belt and Malate
Manila sells on central location, University Belt demand and two working rail lines, LRT-1 and LRT-2. LPC publishes no Manila rent figure and we found no verifiable developer price list for a pre-selling tower, so both score a neutral 3. Our pre-selling condo in Manila guide covers projects by district. Score: 16/25.
City Comparison Table: Price, Rent, Commute, Risk, Glut
Scores run 1-5 per criterion (higher is better for the buyer), with the key input in each cell.
| City | Verified pre-selling example | Price | Rent (LPC ₱/sqm) | Commute | Hazard | Glut | Total /25 |
|---|---|---|---|---|---|---|---|
| Makati | Fortis Residences, from ₱14.394M | 1 | 4 (₱887, -18%) | 4 | 4 (WVF not listed) | 5 (under 15%) | 18 |
| Mandaluyong | Sage Residences, from ₱6.513M | 3 | 3 (₱729, -25%) | 4 | 4 (WVF not listed) | 4 (Ortigas under 15%) | 18 |
| Pasig / Ortigas | The Valeron Tower, from ₱6.975M; Grand Midori, from ₱8.3M | 3 | 3 (₱729, -25%) | 3 (subway late 2031-32) | 3 (WVF) | 4 (under 15%; C5 supply) | 16 |
| Taguig / BGC | The Seasons Residences, from ₱17.4M | 1 | 5 (₱1,105, +0.1%) | 3 (subway late 2031-32) | 3 (WVF) | 4 (Bay Area stock rising) | 16 |
| Manila | No verified current list price | 3 | 3 (not reported) | 4 (LRT-1, LRT-2) | 3 (check NOAH) | 3 | 16 |
| Quezon City | The Erin Heights, from ₱4.93M; One Delta Terraces, from ₱6.953M | 3 | 3 (not reported) | 3 (MRT-7 Q2 2027) | 3 (WVF) | 3 (C5 supply) | 15 |
| Parañaque / Las Piñas | Twin Residences, from ₱3.7M | 4 | 2 (₱715 proxy, -42%) | 3 (LRT-1 Cavite Ext.) | 3 (WVF in nearby Muntinlupa) | 2 (Bay Area; DMCI 8/8 RFO) | 14 |
| Pasay / Bay Area | Quantum, from ₱2.82M; Anissa Heights, ₱3.16M-₱3.6M | 5 | 1 (₱706, -59%) | 4 (LRT-1, airport) | 2 (bayside reclaimed land) | 1 (about 57% vacant) | 13 |
Sabahay editorial scoring as of October 12, 2026, from developer list prices and the Colliers and LPC data above. Turnover dates are not published on these developer pages. Not financial advice.
Best Pre-Selling Condo in Metro Manila for Each Buyer Type
Budget up to ₱3.6M
Only Pasay qualifies on verified list prices: Anissa Heights (up to ₱3.6M) and Quantum Residences (from ₱2.82M); Twin Residences starts at ₱3.7M. Colliers says lower-priced segments are holding up better, but weigh the low ticket against Bay Area vacancy if you plan to rent out.
End-user families
Quezon City and Pasig offer 2BR and 3BR layouts from about ₱7M to ₱22M. If you need a firm move-in date, favor the project furthest along, and budget association dues of roughly ₱80-₱150 per sqm a month (M2 Communications, June 2026).
Investors chasing rent
Go where vacancy is low: Makati CBD, Rockwell Center and Ortigas Center (under 15%) and BGC (flat rent). Expect to pay for it, and note that LPC still shows Makati and Ortigas/Mandaluyong rents down 18% and 25%. Sage Residences is the cheapest verified ticket into the Ortigas/Mandaluyong rent pool.
OFWs and foreign buyers
Foreign ownership in a condo building is capped at 40% under the Condominium Act (RA 4726), so ask how much of that quota is left before reserving. OFWs can reserve and pay remotely; stress-test the peso amortization against today's 5.00% policy rate.
Due Diligence Checklist for Metro Manila Pre-Selling Buyers
Run through this list before you pay a reservation fee.
Verify the License to Sell and developer track record
- Ask for the DHSUD License to Sell number and project registration, and verify both with DHSUD. A project selling without an LTS is a red flag.
- Check the developer's completed projects and whether they turned over on time.
Get turnover date and penalties in writing
- Turnover typically takes three to five years (M2 Communications), though DMCI Homes' own construction logs show five to seven years from first logged progress to completion, and almost no developer page publishes a date. Put the target month and delay penalties in the contract to sell.
- Compare the total contract price after discounts, not the headline discount.
Know your Maceda Law rights
- Under Republic Act 6552 (Maceda Law), after at least two years of installments you get a cash surrender value of 50% of total payments, plus 5% a year after year five, up to 90%; cancellation takes effect only 30 days after notarial notice and full payment of that refund. Under two years, you get a grace period of at least 60 days.
Pre-selling vs RFO: when to skip pre-selling
- With 32,600 unsold RFO units (Colliers, Q2 2026), finished stock is plentiful. If you need to move in or rent out within a year, read our RFO vs pre-selling comparison.
- Check flood and quake exposure on Project NOAH and PHIVOLCS fault tools, and ask the developer about flood history and parking elevation.
- Stress-test the take-out loan at current rates plus a buffer.
Bottom line: budget buyers get the cheapest entry in Pasay but the weakest rent; families get the most layouts in Quezon City and Pasig; investors pay up for the low vacancy of Makati, Ortigas and BGC. Start your shortlist on our pre-selling condos in Metro Manila hub.
Frequently Asked Questions
Is it a good time to buy a pre-selling condo in Metro Manila in 2027?
It is a buyer's market with caveats. LPC counted a record 82,900 unsold condos in Q2 2026, easing to about 80,000 in Q3, and Colliers expects vacancy to peak at a record 25.6% by end-2026 and ease from 2027. But the BSP policy rate is 5.00% and September inflation hit 7.2%, so stress-test the take-out loan first. Not financial advice.
Which city in Metro Manila is best for a pre-selling condo?
No single city wins. Makati CBD, Rockwell Center and Ortigas Center have vacancy under 15% (Colliers); BGC has the steadiest rent at ₱1,105 per sqm (LPC) but starts at ₱17.4M; Quezon City has the widest choice; Pasay is cheapest, from ₱2.82M, but sits beside a Bay Area that is about 57% vacant (Colliers, Q4 2025).
How much does a pre-selling condo cost in Metro Manila?
Verified 2026 developer list prices start at ₱2.82M (Quantum Residences, Pasay) and run to ₱4.93M-₱30.14M at The Erin Heights (Quezon City), ₱6.975M-₱18.014M at The Valeron Tower (Pasig), ₱14.394M-₱40.16M at Fortis Residences (Makati) and ₱17.4M-₱45.5M at The Seasons Residences (BGC). Confirm the current price list with the developer.
How do I check that a pre-selling condo developer is legitimate?
Get the DHSUD License to Sell number and project registration and verify both with DHSUD before paying a reservation fee. Check the developer's completed projects and get the turnover date in writing. If the contract is cancelled after at least two years of installments, the Maceda Law (RA 6552) entitles you to a refund of at least 50% of what you paid.
Should I buy pre-selling or ready-for-occupancy (RFO) in Metro Manila?
Go RFO if you need to move in or earn rent within a year: Colliers counted 32,600 unsold RFO units in Q2 2026. Pre-selling suits buyers who can wait three to five years or longer, want staged payments and can absorb construction risk.
How long does a pre-selling condo take to be turned over?
Typically three to five years (M2 Communications, June 2026), though DMCI Homes' own construction logs show five to seven years from first logged progress to completion. The only dated pointer we verified is The Erin Heights, whose project page says it is on track for October 2027 completion. Read the contract's turnover and delay-penalty clauses.
Can foreigners or OFWs buy a pre-selling condo in Metro Manila?
Yes. Foreigners may own condo units, but foreign ownership in a building is capped at 40% under the Condominium Act (RA 4726), so ask how much of that quota remains. OFWs can reserve and pay remotely after verifying the License to Sell. Not legal advice.
