Best Airbnb Condos in Makati

Makati is one of the most searched destinations on Airbnb in the Philippines. The combination of premium amenities, walkable streets, proximity to major corporate offices, and the Greenbelt and Glorietta lifestyle anchors creates strong demand from business travelers, short-term expat assignees, and leisure tourists who want a premium Manila experience.

However, the Makati Airbnb market is more complex than it appears. Many premium Makati buildings explicitly prohibit short-term rentals in their HOA rules. This guide focuses on buildings where short-term rentals are permitted or tolerated, and provides a realistic assessment of achievable yields.

Average Makati Airbnb Performance (2025-2026 data):

Studio Unit (25-35 sqm): • Average Daily Rate: ₱3,200 – ₱5,000 • Average Occupancy: 62-72% • Gross Monthly Revenue: ₱59,520 – ₱108,000 • Platform Fees (15%): -₱8,928 – ₱16,200 • Cleaning Fees (per stay): -₱7,000 – ₱11,000/month • Net Monthly Revenue: ₱43,592 – ₱80,800

1BR Unit (35-55 sqm): • Average Daily Rate: ₱4,500 – ₱7,800 • Average Occupancy: 68-78% • Gross Monthly Revenue: ₱91,800 – ₱182,520 • Platform Fees (15%): -₱13,770 – ₱27,378 • Cleaning Fees: -₱9,000 – ₱14,000/month • Net Monthly Revenue: ₱69,030 – ₱141,142

Comparison to Long-Term Rental: A Makati 1BR that achieves ₱78,000/month on a long-term lease might achieve ₱110,000-141,000/month on Airbnb — a 41-81% premium. However, this comes with significantly higher management complexity and HOA compliance risk.

Airbnb Score: 90/100

Gramercy Residences is the most Airbnb-friendly premium building in Makati. The building's HOA has a relatively permissive short-term rental policy (minimum 7-night stays), and the building management has established a streamlined check-in process for short-term guests.

Why It Works for Airbnb: • Minimum 7-night stay policy (reduces HOA friction) • Dedicated guest check-in desk • Central Makati location (walking distance to Greenbelt and Glorietta) • Strong Airbnb reviews and established listing history • Competitive entry price (₱6-9M for 1BR) relative to achievable Airbnb revenue

Achievable Airbnb Yield: 8-10.5% gross (vs. 6-7% long-term) Best Unit Type: 1BR with city view (commands 20-30% premium over non-view units)

Airbnb Score: 87/100

The Columns Ayala Avenue is a mid-tier Makati building with a pragmatic approach to short-term rentals. The building's HOA allows short-term rentals with registration and a security deposit, creating a compliant framework for Airbnb operators.

Why It Works for Airbnb: • Formal short-term rental registration process (compliant operation) • Excellent location on Ayala Avenue — the heart of Makati's business district • Competitive entry price (₱5.5-8.5M for 1BR) • Strong demand from business travelers and short-term expat assignees

Achievable Airbnb Yield: 7.5-10% gross Best Unit Type: 1BR with high-floor city view

Airbnb Score: 84/100

SMDC's developments near Makati (particularly SMDC Air Residences and SMDC Fame Residences in Mandaluyong) offer the best Airbnb yield-to-price ratio in the Makati catchment area. While not technically in Makati, they are marketed as Makati-adjacent and attract similar Airbnb demand.

Why It Works for Airbnb: • Lower entry price (₱4-7M for 1BR) vs. Makati core • SMDC's permissive short-term rental policies • Strong demand from budget-conscious business travelers • SM mall adjacency (a major draw for leisure travelers)

Achievable Airbnb Yield: 8.5-11.5% gross (highest in the Makati catchment area) Best Unit Type: Studio or 1BR with pool view

Short-term rental regulations in the Philippines are evolving. Key points for Makati Airbnb investors:

1. HOA Rules Are Paramount: The building's HOA rules supersede any national regulation. Always read the Master Deed and Declaration of Restrictions before buying for Airbnb. Many premium Makati buildings explicitly prohibit short-term rentals.

2. BIR Registration: Airbnb income is taxable in the Philippines. Register with the Bureau of Internal Revenue (BIR) and file quarterly income tax returns.

3. Local Government Permits: Makati City Hall may require a business permit for short-term rental operations. Check current requirements before operating.

4. Platform Compliance: Airbnb requires hosts to comply with local regulations. Non-compliant listings can be removed from the platform.

5. Insurance: Standard condo insurance does not cover short-term rental operations. Purchase a dedicated short-term rental insurance policy.

Q: Is Airbnb legal in Makati? A: Airbnb is legal in the Philippines, but individual buildings may prohibit it in their HOA rules. Always check the building's HOA rules before buying for Airbnb.

Q: Which Makati buildings allow Airbnb? A: Gramercy Residences and The Columns Ayala Avenue are the most Airbnb-friendly premium Makati buildings. Many other buildings have informal tolerance policies, but these carry HOA compliance risk.

Q: How much can I earn from Airbnb in Makati? A: A well-managed 1BR in a Makati Airbnb-friendly building can generate ₱70,000-141,000/month in gross revenue, depending on location, furnishing quality, and occupancy rate.

Q: Is Airbnb more profitable than long-term rental in Makati? A: Airbnb can generate 40-80% more gross revenue than long-term rental, but comes with significantly higher management complexity and HOA compliance risk. Net yields are often comparable after accounting for all costs.

Q: What is the best unit type for Airbnb in Makati? A: 1BR units with city views are the most popular Airbnb listing type in Makati. They command the highest daily rates and achieve the best occupancy rates.