Makati Condo ROI Ranking

Return on investment in real estate has multiple components, and most rankings only look at gross rental yield. This is misleading. A unit with a 8% gross yield but 20% vacancy and ₱15,000/month in association dues may deliver a lower net return than a unit with a 6% gross yield, 1% vacancy, and ₱8,000/month in dues.

Our Makati ROI Ranking uses a Total Return framework:

Total Return = Net Rental Yield + Capital Appreciation Rate

Net Rental Yield = (Annual Gross Rent - Association Dues - Property Tax - Management Fees - Vacancy Allowance) / Purchase Price

Capital Appreciation Rate = 3-Year Average Annual Price Growth

All data is sourced from CONDO MAKATI's proprietary transaction database and broker network reports (Q1 2026).

Gross Yield: 6.9% | Net Yield: 5.2% | Capital Appreciation: 8.3% | Total Return: 13.5%

One Ayala delivers the highest total return of any Makati development, driven by the combination of strong net yields and above-average capital appreciation. The MRT integration creates captive demand that keeps vacancy near zero and allows landlords to push rents above market.

ROI Breakdown (1BR, 55 sqm, ₱15M purchase price): • Gross Annual Rent: ₱1,035,000 (₱86,250/month) • Association Dues: -₱99,000 (₱150/sqm/month) • Property Tax: -₱30,000 • Management Fee: -₱51,750 (5% of gross rent) • Vacancy Allowance: -₱10,350 (1% vacancy) • Net Annual Income: ₱843,900 • Net Yield: 5.63% • Capital Appreciation (3yr avg): 8.0% • Total Annual Return: 13.63%

Gross Yield: 6.7% | Net Yield: 5.0% | Capital Appreciation: 7.9% | Total Return: 12.9%

The Residences at Greenbelt achieves strong total returns driven by the Greenbelt lifestyle premium. The direct connection to Greenbelt 5 creates captive demand from lifestyle-focused tenants willing to pay above-market rents.

ROI Breakdown (1BR, 60 sqm, ₱17M purchase price): • Gross Annual Rent: ₱1,140,000 (₱95,000/month) • Association Dues: -₱115,200 (₱160/sqm/month) • Property Tax: -₱34,000 • Management Fee: -₱57,000 (5% of gross rent) • Vacancy Allowance: -₱17,100 (1.5% vacancy) • Net Annual Income: ₱916,700 • Net Yield: 5.39% • Capital Appreciation (3yr avg): 7.6% • Total Annual Return: 12.99%

Gross Yield: 6.4% | Net Yield: 4.8% | Capital Appreciation: 7.5% | Total Return: 12.3%

Shang Salcedo Place delivers consistent total returns driven by Shang Properties' quality standards and the Salcedo Village premium. The building's reputation for exceptional management attracts quality tenants willing to pay above-market rents.

ROI Breakdown (1BR, 58 sqm, ₱15.5M purchase price): • Gross Annual Rent: ₱993,600 (₱82,800/month) • Association Dues: -₱104,400 (₱150/sqm/month) • Property Tax: -₱31,000 • Management Fee: -₱49,680 (5% of gross rent) • Vacancy Allowance: -₱19,872 (2% vacancy) • Net Annual Income: ₱788,648 • Net Yield: 5.09% • Capital Appreciation (3yr avg): 7.2% • Total Annual Return: 12.29%

Gross Yield: 5.9% | Net Yield: 4.4% | Capital Appreciation: 7.4% | Total Return: 11.8%

Rockwell Edades Tower delivers reliable total returns driven by Rockwell's scarcity value and the Power Plant Mall lifestyle anchor. The building's age means lower capital appreciation than newer towers, but the established tenant base and low vacancy compensate.

ROI Breakdown (1BR, 65 sqm, ₱17.5M purchase price): • Gross Annual Rent: ₱1,032,000 (₱86,000/month) • Association Dues: -₱124,800 (₱160/sqm/month) • Property Tax: -₱35,000 • Management Fee: -₱51,600 (5% of gross rent) • Vacancy Allowance: -₱24,768 (2.4% vacancy) • Net Annual Income: ₱795,832 • Net Yield: 4.55% • Capital Appreciation (3yr avg): 7.2% • Total Annual Return: 11.75%

1. High Association Dues: Makati premium buildings charge ₱130-180/sqm in monthly dues. On a 55 sqm unit, this is ₱7,150-9,900/month — a significant drag on net yield. Always calculate net yield, not gross yield.

2. Extended Vacancy: Even a 5% vacancy rate (18 days/year) reduces your annual income by 5%. In Makati's tight market, this is avoidable with correct pricing and quality furnishing.

3. Property Management Fees: Professional property management costs 5-8% of gross rent. This is worth paying for the peace of mind and tenant quality it delivers, but factor it into your ROI calculation.

4. Fit-Out Depreciation: A quality Makati fit-out costs ₱400,000-1,200,000 and depreciates over 5-7 years. Factor ₱80,000-170,000/year in fit-out depreciation into your net yield calculation.

5. Overleveraging: Makati's high entry prices tempt investors to over-leverage. A 70% LTV mortgage at 8% interest rate on a ₱15M unit costs ₱840,000/year in interest — more than the net rental income. Always calculate your leveraged return carefully.

Q: What is the average ROI for Makati condos? A: The average total return (net yield + capital appreciation) for Makati condos is approximately 10-13.5% per year for well-located, well-managed units in premium buildings.

Q: Is Makati ROI better than BGC? A: BGC's total return is slightly higher than Makati's (11-14% vs 10-13.5%) due to stronger capital appreciation. However, Makati's net yields are often higher due to lower entry prices in comparable sub-markets.

Q: How do I maximize my Makati condo ROI? A: Buy near an MRT station, furnish to a high standard, price competitively, use a professional property manager, and hold for 5+ years to capture capital appreciation.

Q: What is the best unit size for ROI in Makati? A: 1BR units (35-55 sqm) offer the best rent-to-price ratio and the fastest absorption. Studio units are cheaper but attract a more transient tenant base with higher turnover costs.

Q: Does Makati ROI justify the high entry price? A: Yes, for investors with a 5+ year horizon. The combination of strong net yields, low vacancy, and consistent capital appreciation makes Makati one of the best risk-adjusted real estate investments in Southeast Asia.