Makati Condo Price Comparison

Makati's condominium market is the most established in the Philippines, with prices ranging from ₱110,000/sqm for Makati-adjacent developments to ₱420,000+/sqm for ultra-premium units in Salcedo Skysuites. Understanding the price drivers and the relative value of different Makati developments is essential for making an informed investment decision.

This guide provides the most comprehensive Makati price comparison available, covering all major developments across all unit types, floor levels, and view orientations. All data is sourced from CONDO MAKATI's proprietary transaction database (Q1 2026).

Tier 1 — Anchor Land / Rockwell Land (Ultra-Premium): • Salcedo Skysuites: ₱290,000 – ₱420,000+/sqm • Rockwell Edades Tower: ₱255,000 – ₱320,000/sqm • Rockwell Joya Lofts: ₱245,000 – ₱305,000/sqm

Tier 2 — Ayala Land (Premium): • The Residences at Greenbelt: ₱265,000 – ₱350,000/sqm • One Ayala (upper floors): ₱275,000 – ₱315,000/sqm • One Ayala (standard floors): ₱240,000 – ₱275,000/sqm • Raffles Residences: ₱260,000 – ₱310,000/sqm

Tier 3 — Shang Properties (Mid-Premium): • Shang Salcedo Place: ₱245,000 – ₱280,000/sqm • The Rise Makati: ₱230,000 – ₱265,000/sqm

Tier 4 — Mid-Market (Various Developers): • Gramercy Residences: ₱185,000 – ₱225,000/sqm • The Columns Ayala Avenue: ₱175,000 – ₱215,000/sqm • Makati Prime Residences: ₱165,000 – ₱200,000/sqm

Tier 5 — Avida / SMDC (Affordable): • Avida Towers Makati: ₱140,000 – ₱175,000/sqm • SMDC Makati-Adjacent: ₱120,000 – ₱155,000/sqm

Studio Units (22-35 sqm): • Makati Core Average: ₱4.5M – ₱8M • Premium Buildings: ₱6.5M – ₱11M • Ultra-Premium Buildings: ₱9M – ₱15M

1BR Units (35-55 sqm): • Makati Core Average: ₱8M – ₱15M • Premium Buildings: ₱11M – ₱19M • Ultra-Premium Buildings: ₱15M – ₱26M

2BR Units (65-100 sqm): • Makati Core Average: ₱15M – ₱28M • Premium Buildings: ₱20M – ₱38M • Ultra-Premium Buildings: ₱32M – ₱60M

3BR Units (100-150 sqm): • Makati Core Average: ₱26M – ₱46M • Premium Buildings: ₱35M – ₱60M • Ultra-Premium Buildings: ₱52M – ₱90M

Penthouse Units (200-480 sqm): • Makati Core Average: ₱55M – ₱110M • Ultra-Premium Buildings: ₱95M – ₱220M+

MRT Proximity Premium: • More than 10 minutes' walk from MRT: Base price • 5-10 minutes' walk from MRT: +8-12% premium • Within 5 minutes' walk from MRT: +15-25% premium • Direct MRT integration (One Ayala): +25-35% premium

Floor Level Premium: • Floors 1-10: Base price • Floors 11-20: +5-8% premium • Floors 21-30: +10-15% premium • Floors 31-40: +15-22% premium • Floors 41+: +22-35% premium

View Premium: • No view (facing another building): Base price • Partial city view: +5-10% premium • Full city view: +12-22% premium • Panoramic Makati skyline view: +22-35% premium • Greenbelt park view: +15-28% premium

Village Premium: • Makati fringe: Base price • Ayala Avenue corridor: +10-18% premium • Legazpi Village: +15-22% premium • Salcedo Village: +20-30% premium • Rockwell: +25-40% premium

Makati condo prices have appreciated steadily over the past five years:

2021 Average (Makati Core, 1BR): ₱7.8M 2022 Average: ₱8.9M (+14.1%) 2023 Average: ₱10.1M (+13.5%) 2024 Average: ₱11.2M (+10.9%) 2025 Average: ₱12.2M (+8.9%) 2026 Average (Q1): ₱13.1M (+7.4%)

5-Year Total Appreciation: +67.9% 5-Year CAGR: +10.9%

Key Price Drivers: • Land scarcity: Makati's developable land is essentially exhausted, creating structural supply constraints • Corporate demand: Continued expansion of multinational headquarters in Makati • Infrastructure improvements: Metro Manila Subway, Makati CBD expansion • Diplomatic demand: Makati's concentration of embassies creates unique demand from the diplomatic community

Q: What is the average price per sqm in Makati? A: The Makati core average is approximately ₱220,000-260,000/sqm for premium buildings. Ultra-premium buildings (Salcedo Skysuites, Rockwell) average ₱255,000-420,000/sqm.

Q: How do Makati prices compare to BGC? A: Makati prices are approximately 10-20% lower than comparable BGC units in most sub-markets. The exception is Rockwell, which commands a premium over comparable BGC buildings due to its absolute scarcity.

Q: Are Makati condo prices still rising? A: Yes, but at a slower pace than 2021-2023. The 2026 appreciation rate is approximately 7-9% annually, down from 10-14% in 2021-2022. This is still strong by global standards.

Q: Which Makati development offers the best value for money? A: Shang Salcedo Place and Gramercy Residences offer the best value relative to their location and quality. Both are priced 10-15% below comparable Ayala Land developments.

Q: Is it better to buy in Makati or BGC? A: For stability and liquidity: Makati. For capital appreciation and modern lifestyle: BGC. The best strategy is to hold both — Makati for stability, BGC for growth.