No official body publishes a dated series of Cebu condo prices per square metre, so most “price trend” claims you will see are really comparisons of asking prices. What does exist is narrower: developer list prices (including our own dated snapshots) and the Bangko Sentral ng Pilipinas (BSP) Residential Property Price Index, which covers bank-financed purchases of all residential types in Metro Cebu. To compare units fairly, convert each one to price per square metre on the same kind of price — list price or total contract price — and check what is included. The trade-off: price per square metre is the fairest single number, but it hides differences in floor, view, layout, finishing and payment terms.
Key points
- Compare price per square metre, not headline price — a ₱4M studio can be cheaper or more expensive than a ₱5M one.
- Make sure both figures are the same kind of price: list price, net of discounts, or total contract price (TCP) with VAT and other charges.
- Parking, furnishing and “other charges” can change the comparison by hundreds of thousands of pesos.
- Pre-selling price increases are the developer's asking price moving, not evidence of what the unit will resell for.
- The BSP index for Metro Cebu was −0.2% year on year in Q2 2026 (all residential types, bank-financed). It describes an area, not a project.
What price data actually exists for Cebu condos
| Source | What it measures | Latest | Main limits |
|---|---|---|---|
| BSP Residential Property Price Index (RPPI) | Quality-adjusted change in the acquisition cost of homes bought with bank housing loans; Metro Cebu has its own sub-index | Q2 2026 (released September 2026) | Excludes cash, in-house and other non-bank purchases; the report gives Metro Cebu for all residential types combined, not condos alone |
| Developer price lists | The developer's current asking price per unit | Whatever date the list carries | Change during selling; may exclude VAT, other charges or parking; promos vary |
| Our project pages and the Cebu Condo Price Index 2026 | Developer list prices we record; the index summarises entry prices for 42 Metro Cebu projects | Index: July 2026. Project pages: as recorded on 3 October 2026 | List prices, not transacted prices; no quote date stored per unit |
| Resale asking prices on listing portals | What sellers are asking for existing units | Daily | Asking, not sold; duplicates and stale listings are common |
| BIR zonal values | Values set for tax purposes | Per revision schedule | Not a market price; useful as a floor for taxes, not for comparing units |
The RPPI is compiled from banks' reports of residential real estate loans and uses a hedonic method to adjust for changes in the mix of properties (BSP Technical Notes). Metro Cebu in the index covers Cebu, Mandaue, Lapu-Lapu, Talisay, Naga, Carcar and Danao cities and the towns of Cordova, Consolacion, Liloan, Compostela, Minglanilla and San Fernando.
Step 1: Put every unit on a price-per-square-metre basis
Divide the price by the unit's floor area. Two cautions make this less simple than it sounds:
- “From” prices and size ranges. Project pages often list a starting price with a size range. Dividing the starting price by the smallest size gives the highest likely per-sqm figure; the real number for a specific unit can be lower or higher.
- What the area includes. Ask whether the stated floor area includes the balcony, and use the same definition for every unit you compare.
Examples from our project pages (developer list prices as recorded on 3 October 2026; price lists change):
| Unit (area) | Listed from | Size | ₱ per sqm |
|---|---|---|---|
| Avida Towers Riala studio (Cebu IT Park) | ₱5.0M | 22 sqm | ₱227,273 |
| The Wave Towers studio (Cebu IT Park) | ₱7.0M | 24–30 sqm | ₱233,333–₱291,667 |
| Casa Mira Mandaue studio (Mandaue) | ₱3.5M | 20.13 sqm | ₱173,870 |
| Mandani Bay studio (Mandaue) | ₱7.0M | 25–30 sqm | ₱233,333–₱280,000 |
The two IT Park studios differ by ₱2M in headline price, but depending on which size the starting price applies to, the per-sqm gap could be small or large. That is why a unit-specific price list matters.
Listed price per square metre by area (our project pages, 3 October 2026)
To give a sense of scale, we divided the cheapest listed studio and 1-bedroom in each Cebu project on our pages by its smallest stated size. These are asking list prices for entry units, which tend to be the smallest; they are not averages of all units or of sales.
| Area | Studios: projects | Studio median ₱/sqm (range) | 1BR: projects | 1BR median ₱/sqm (range) |
|---|---|---|---|---|
| Cebu IT Park and Cebu Business Park | 3 | ₱267,000 (₱227,000–₱292,000) | 6 | ₱244,000 (₱209,000–₱289,000) |
| Rest of Cebu City | 24 | ₱206,000 (₱100,000–₱409,000) | 18 | ₱234,000 (₱129,000–₱425,000) |
| Mandaue City | 9 | ₱182,000 (₱145,000–₱280,000) | 8 | ₱191,000 (₱142,000–₱316,000) |
| Lapu-Lapu City (Mactan) | 11 | ₱136,000 (₱107,000–₱262,000) | 15 | ₱200,000 (₱121,000–₱269,000) |
| Talisay, Consolacion and Liloan | 3 | ₱86,000 (₱81,000–₱89,000) | — | — |
| All Cebu projects listed | 51 | ₱182,000 (₱81,000–₱409,000) | 48 | ₱212,000 (₱121,000–₱425,000) |
Method: Cebu province condominium projects on our pages; sold-out projects and units quoted only on request excluded; one entry unit per project per type; Cordova (one project each) is included in the totals only. Ranges within areas are wide because luxury and economy projects sit side by side — Mactan includes both walk-up projects and branded resort residences.
Step 2: Make sure you are comparing the same price
A per-sqm figure is only comparable if the prices underneath it mean the same thing. Check each of these on the developer's computation sheet:
| Item | What to ask |
|---|---|
| List price vs total contract price (TCP) | Is the figure the list price, or the TCP after VAT and other charges? Some of our pages quote a TCP, most quote a list price. |
| VAT | Sales of residential dwellings above ₱3.6 million by developers are generally subject to 12% VAT (BIR RR 1-2024). Is VAT already in the quoted price? |
| Other charges | Transfer, registration and miscellaneous fees — how much, and are they billed separately? Fees billed by developers are themselves subject to VAT (BIR RMC 31-2025). |
| Parking | Usually a separate unit with its own price and charges. Is one included, optional or required? |
| Furnishing | Bare, semi-furnished or fully furnished? Some projects list furnished prices, which raises the per-sqm figure but saves a later fit-out cost. |
| Payment option | Many developers quote different net prices for spot cash, deferred payment and bank financing. Compare the same option across projects. |
A worked comparison
Unit A is listed at ₱4,000,000 for 22 sqm, with other charges of 5% billed separately. Unit B is quoted at a TCP of ₱4,600,000 for 26 sqm, already including other charges. Both prices include VAT and neither includes parking.
| Unit A | Unit B | |
|---|---|---|
| Headline price | ₱4,000,000 | ₱4,600,000 |
| Other charges | ₱200,000 | included |
| Comparable total | ₱4,200,000 | ₱4,600,000 |
| Per sqm on the headline price | ₱181,818 | ₱176,923 |
| Per sqm on the comparable total | ₱190,909 | ₱176,923 |
Unit B costs ₱400,000 more in total but less per square metre. If Unit A also required an ₱800,000 parking slot that the buyer needs, its comparable total would rise to ₱5,000,000 (₱227,273 per sqm).
Step 3: Treat pre-selling price increases for what they are
Developers usually sell a pre-selling project in phases and revise the price list as sales progress. A unit that was cheaper at launch and costs more today shows that the developer's asking price has moved. It does not show what the unit would fetch on resale, at turnover or later, when you would be competing with other owners and with the developer's remaining inventory.
- Ask for the date and validity of the price list you are quoting from.
- Ask whether promos or discounts are tied to a deadline or a payment option.
- Keep the computation sheet: it is your record of what you agreed to pay.
Step 4: Separate asking, list and transacted prices
Developer list prices and resale asking prices are what sellers want; transacted prices are what buyers paid. The BSP index is the only official transaction-based measure, and for Metro Cebu it has moved sharply from quarter to quarter:
| BSP RPPI, Metro Cebu, all residential types | Q2 2025 | Q1 2026 | Q2 2026 |
|---|---|---|---|
| Change from a year earlier | +11.5% | +9.4% | −0.2% |
Source: BSP RPPI Report, Q2 2026. Quarter on quarter, Metro Cebu rose 1.3% in Q1 2026 and 2.4% in Q2 2026. For condominiums in all areas outside Metro Manila combined, prices were up 3.4% year on year in Q2 2026.
The same report gives a Q2 2026 median price of ₱3,997,616 for condominium units bought with bank loans in Metro Cebu. That happens to sit close to the ₱4M median entry price in our July 2026 index, but the two measure different things: the BSP figure covers all unit sizes, new and pre-owned, financed by banks; ours is the cheapest advertised unit in each project. Neither is a price per square metre.
Questions to settle before you call one unit cheaper
- Are both prices from dated price lists, and on the same payment option?
- Is VAT in both, and are other charges included or billed separately?
- Is parking included, optional or required — and at what price?
- Do both floor areas use the same definition (with or without balcony)?
- Bare or furnished, and what exactly does the furnishing package contain?
- When is turnover, and what will you pay in total before then?
Frequently asked questions
What is the average price per square metre of a condo in Cebu?
No official body publishes one. On our own project pages (developer list prices recorded as of 3 October 2026), the median listed price per square metre of each project's cheapest studio was about ₱182,000 across Metro Cebu, and about ₱212,000 for 1-bedroom units — with wide ranges by area. These are asking list prices, not transacted prices, and they exclude projects quoted only on request. See the table and method note above.
Are Cebu condo prices going up or down?
The only official transaction-based measure is the BSP Residential Property Price Index. For Metro Cebu (all residential types, bank-financed purchases), it showed −0.2% year on year in Q2 2026, after +9.4% in Q1 2026 and +11.5% in Q2 2025; quarter on quarter it rose 2.4% in Q2 2026. The BSP report does not publish a separate Metro Cebu condominium index. One quarter is not a trend, and an area index cannot tell you what a specific project will do.
Does a condo list price include VAT, parking and other charges?
It depends on the developer and the price list. Parking is usually sold as a separate unit. Sales of residential units above ₱3.6 million by developers are generally subject to 12% VAT (BIR RR 1-2024), and transfer, processing and miscellaneous fees billed by developers are subject to VAT (BIR RMC 31-2025). Ask for a computation sheet that shows the list price, VAT, other charges and the total contract price line by line.
Is a lower price per square metre always the better deal?
No. Price per square metre is the fairest single comparison, but it does not capture floor level, view, orientation, layout efficiency, finishing, building age, payment terms or turnover date. Use it to find which units deserve a closer look, then compare those details and the total cash you will actually pay.
Compare two or three units on the same basis
Send us the units you are weighing. We will request the developers' current price lists and put them side by side as dated computations — price per sqm, VAT, other charges, parking and the total contract price — so you are comparing like with like.
Request a dated comparison WhatsApp +63 917 550 8229Sources and notes
- Bangko Sentral ng Pilipinas — Residential Property Price Index Report, Q2 2026 — Figures 1a–1b (growth by area), 2c (AONCR by housing type), 4 (median prices), Table 1 (Metro Cebu coverage); released September 2026
- BSP — Technical Notes on the Hedonic Residential Property Price Index — coverage limited to bank-financed household purchases; excludes cash and non-bank transactions and socialized housing; acquisition cost; hedonic time-dummy method
- PropertEase — Cebu Condo Price Index 2026 — developer list prices for 42 Metro Cebu projects, July 2026; entry prices, not per-sqm or transacted prices
- BIR Revenue Regulations No. 1-2024 — VAT exemption threshold for sales of residential dwellings set at ₱3,600,000 from 1 January 2024
- BIR Revenue Memorandum Circular No. 31-2025 (digest) — transfer, processing, miscellaneous and registration fees billed by real estate dealers are subject to 12% VAT
- Method note — listed price per sqm — computed from the unit-level 'price from' and size fields on our project pages as recorded 3 October 2026: Cebu province condominium projects only; sold-out projects, projects priced only on request, and one entry with an inconsistent size/price record excluded; one entry unit per project per type (lowest listed price), divided by the lower bound of its stated size; medians rounded to ₱1,000. List prices carry no quote date and change.
- Worked comparison — units A and B, their prices, sizes and the 5% other-charges rate are assumptions for illustration only