Accommodation in the Philippines

Finding accommodation in the Philippines can be one of the biggest hurdles when you first arrive. But with the right approach, securing a home that suits your lifestyle and budget doesn’t have to be overwhelming.

Thanks to the reasonable cost of living, you’ll find a broad range of housing options – from high-rise condos in Metro Manila to beachfront villas in Palawan. Whether you’re relocating for work or seeking a laid-back island lifestyle, every region has something unique to offer.

Cost of Living in the Philippines

Types of accommodation in the Philippines

The type of housing available in the Philippines varies greatly depending on location, lifestyle, and budget. Metro Manila, Cebu, and Davao offer modern high-rises, while suburban and rural areas feature single-detached houses, bungalows, and traditional Filipino homes.

Freestanding houses

If space and privacy are top priorities, single-detached houses in gated villages are a solid choice. These are common in Metro Manila’s upscale subdivisions, such as Makati, Bonifacio Global City (BGC), and Alabang, where high security and community amenities add value.

In suburban and provincial areas, you’ll find bungalows, which are typically single-story homes built with concrete and wood, designed to handle the tropical climate. If you’re after something with character, heritage towns like Vigan feature Spanish-era stone houses known as bahay na bato.

Townhouses and duplexes

Townhouses and duplexes are ideal if you want more space than a condo but don’t need a large property. Found in both gated communities and urban areas, these multi-level homes are often more affordable than single-detached houses and are a good middle ground for families or professionals.

Condos and gated communities

Condominiums are the most popular housing choice for expats in the Philippines, especially in business hubs like Makati, BGC, and Ortigas. Many high-rise condos come with pools, gyms, and 24/7 security, making them a convenient and secure option.

Gated communities (known locally as subdivisions) offer the benefits of security and community living, with shared amenities such as parks, clubhouses, and sports facilities. These are popular among families and those looking for a quieter, more residential setting.

Apartments

Apartments in the Philippines are usually smaller and simpler than condos, but they remain a solid choice if you’re looking for affordability and low maintenance. Security is typically provided, but apartments may lack the full-service amenities of condominiums.

Furnished vs unfurnished

When searching for accommodation, decide whether you want a furnished, semi-furnished, or unfurnished property. Furnished units cost more but are ideal for short-term stays. In contrast, an unfurnished unit offers greater flexibility but requires you to buy furniture.

Air conditioning is a must-have due to the hot climate, but not all homes come equipped with it. You should also check insulation, as some properties may not be designed to handle both the heat and humidity efficiently.

Short lets

If you’re only in the country for a few months, short-term rental options like serviced apartments, co-living spaces, and Airbnb listings are widely available. Many condos in Manila cater to short stays, offering flexible contracts and hotel-like amenities. Serviced apartments are available in most major cities. These come fully furnished and include housekeeping, making them a hassle-free option.

External links

• Airbnb
• Vrbo
• RentPad Philippines
• Lamudi Philippines

Finding accommodation in the Philippines

Finding accommodation in the Philippines can be challenging, especially if you’re unfamiliar with the local market. Whether you’re after a high-rise condo in Makati or a more laid-back home in Cebu, using the right resources and knowing what to expect can make the process smoother.

The internet is the best place to start your search. Real estate websites like Dot Property Philippines and Lamudi list rental and for-sale properties across the country. RentPad specialises in condo and apartment rentals, while Facebook Marketplace and real estate groups often feature direct listings from landlords.

Also consider working with a real estate agent or relocation company. These professionals can help you navigate the market, negotiate rental terms, and avoid scams. Relocation firms offer additional services such as temporary housing, school searches, and visa assistance, making them a solid option for those moving for work or with families.

Relocation Companies in the Philippines

Useful links

• Dot Property Philippines
• Property24 Philippines
• MyProperty Philippines

Renting accommodation in the Philippines

Renting accommodation in the Philippines is a straightforward process, but as a newcomer, it’s important to understand lease terms, deposit requirements, and landlord responsibilities before signing a contract. Many expats arrange their rental through their employer, but if you’re searching independently, a real estate agent or relocation company can help you navigate the market and avoid pitfalls.

Making an application

Before securing a rental, you’ll need to prepare some documents. While requirements vary by landlord, here are the most common ones.

• Valid Passport – Proof of identity and residency status.
• Visa or ACR I-Card (Alien Certificate of Registration) – Required for long-term stays.
• Proof of Income or Employment – Work contract, business permit, or bank statements to show financial stability.
• Security Deposit & Advance Rent – Usually 1 to 2 months deposit plus 1 to 2 months’ advance rent.
• Signed Lease Agreement – Ensure the contract includes rental terms, payment details, and responsibilities.
• Co-Signer – Some landlords may require a Filipino co-signer if you have no local credit history.

It’s advisable to work with a licensed real estate agent or lawyer to ensure the lease agreement is legitimate and protects your interests.

Leases

Lease agreements in the Philippines typically run for 12 months, with an option to renew. In luxury condos, landlords may require the full year’s rent upfront, although this can sometimes be negotiated.

Short-term leases (3 to 6 months) are available, especially in serviced apartments, but often come at a premium. Some landlords may allow a month-to-month rental agreement, but these are less common outside of short-stay condos and Airbnb properties.

Deposits

Most landlords require a security deposit equivalent to two or three months’ rent, which is refundable at the end of the lease, provided there are no damages or outstanding bills.

Before moving in, inspect the property carefully and document any issues. It’s not guaranteed that the landlord will repair broken items before you move in, so negotiate these terms upfront. Some landlords may agree to pay for supplies (like paint) if you cover the labour cost yourself.

Terminating the lease

Breaking a lease early can be costly. Standard contracts require 30 to 60 days’ notice, and penalties often include forfeiting the deposit or paying a termination fee (typically 1 to 3 months’ rent).

If you need to leave early, offering a replacement tenant may help you avoid penalties. Some companies assist employees with lease terminations if the move is work-related, so check with your employer before signing a contract.

To avoid issues, ask for an exit clause in your lease that allows early termination under specific conditions.

Utilities in the Philippines

Your rental price will frequently exclude utilities such as electricity, water, and internet, so you’ll need to budget for these additional costs. Setting up accounts and paying bills can vary depending on your location and rental agreement, so it’s best to clarify these details with your landlord before moving in.

Electricity

Electricity in the Philippines is provided by different suppliers depending on the region. In Metro Manila and nearby provinces, Meralco is the main provider, while cities like Cebu, Davao, and Iloilo have their own electric cooperatives. Rural areas rely on local power distributors under the National Electrification Administration.

If your rental has an existing electricity connection, you may only need to transfer the account to your name. However, many landlords keep the account in their name and require tenants to reimburse them monthly. If paying directly, you can pay electricity bills in person at payment centres, through online banking, or via e-wallet apps such as GCash and Maya. Many expats prefer digital payments to avoid long queues.

Electricity rates fluctuate, and major cities generally have stable power, while rural areas experience occasional brownouts, especially during storms. High-rise condos often have backup generators, although these typically only power common areas.

Gas

Unlike in many Western countries, piped gas is rare in the Philippines and is usually only available in luxury condominiums. Most homes rely on bottled liquefied petroleum gas (LPG) canisters for cooking. These can be purchased from supermarkets, hardware shops, and authorised LPG dealers like Petron Gasul, Solane, and Shellane. Some companies offer home delivery.

If you’re renting a condo, check whether LPG is allowed, as many buildings prohibit it due to safety concerns. In these cases, electric or induction stoves are the preferred alternative.

Water

Water supply in the Philippines is managed by different providers depending on your location. Metro Manila is split between two companies – Maynilad and Manila Water – while provincial areas rely on local water districts regulated by the Local Water Utilities Administration. Cebu, Davao, and Iloilo each have their own regional water districts.

If your rental cost does not include water, you may need to set up an account with the provider. Requirements usually include a valid ID, proof of residence, and a security deposit. However, in many condos and apartments, water bills are included in association dues or paid directly to the property management.

Tap water is generally not safe to drink in the Philippines. Most residents rely on bottled water or filtration systems. Many households use refillable 5-gallon (19L) water containers, which can be delivered by brands like Wilkins, Absolute, and Summit.

Bins and recycling

Waste collection services in the Philippines are handled by local government units or private contractors. In Metro Manila, rubbish is usually collected twice a week, although schedules vary by city. Some upscale condos and gated communities have private waste management services with stricter disposal rules.

Recycling is still developing in the Philippines. Some cities, like Quezon City and Davao, enforce waste segregation policies, while others have limited recycling facilities. Commonly recycled materials include plastic bottles, aluminium cans, and paper, which are often collected by junk shops or informal waste collectors.

Internet

Internet in the Philippines is provided by major telecom companies such as PLDT, Globe, and Converge. Fibre-optic connections are available in urban areas, while more remote locations may rely on DSL, 5G, or mobile data.

Internet reliability varies by region. Metro Manila and Cebu have the fastest speeds, while provincial and island areas may experience slower connections. Public Wi-Fi is common in malls and cafes but is often unreliable.

If your rental does not include internet, you will need to register with a provider. Required documents usually include a valid ID, proof of residence, and a security deposit. Some landlords may allow you to take over an existing plan instead of setting up a new one.

Keeping in Touch in the Philippines

Security

Security is a major concern for expats in the Philippines. Many prefer gated communities or condominiums with 24/7 security and controlled access. Houses often have reinforced gates and security bars on windows.

If you’re renting a stand-alone house, consider hiring a security guard or checking if the village has private patrols. Some high-end residential areas have community-wide security services, which can provide additional peace of mind.

Safety in the Philippines 

Domestic help

Many expats in the Philippines hire domestic staff such as house cleaners, drivers, and nannies. Full-time helpers may require accommodation within your home, while part-time staff typically commute.

Household help is often found through word-of-mouth, referral agencies, or online platforms. Salaries and duties vary, so it’s important to agree on work hours, responsibilities, and compensation before hiring.

Useful links

• Electricity: Meralco, Visayan Electric (VECO), Davao Light, and Iloilo Electric (ILECO)
• Gas: Petron Gasul, Solane, and Shellane
• Water: Maynilad, Manila Water, Metro Cebu Water District, and Davao City Water District
• Recycling: The Plastic Flamingo, Envirocycle, and SM Greenbag Recycling
• Internet: PLDT, Globe Telecom, Converge ICT, Sky Broadband, and DITO Telecommunity