Airbnb rules & returns in Cebu
Photo: DisRaptor18 / CC0
Cebu City's IT Park and business district condos plus resort-side Mactan (Lapu-Lapu City) make up most of the market.
Not legal advice
ShortStay Compass is general information, not legal, tax or investment advice. Rules change often. Confirm with the official source, your building management and a licensed local professional before you buy, list or host.
Rules
Rules file · Cebu
As of 2026-10-18
- No national cap. Commentary lists Cebu City among the LGUs that expressly require a Mayor's Permit for transient rentals.
- Condo corporation rules apply. Check them before buying.
Sources
As of 2026-10-18
- Is a mayor's permit or business permit required for condo unit rentals? · Respicio & Co. (law firm commentary) · accessed 2026-10-18
Market estimates
Estimates, not projections
Cebu City
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $39 Estimate
- Median ADR
- $31 Estimate
- Occupancy
- 34.2% Estimate
- Annual revenue / listing
- $3,299 Estimate
- Active listings
- 4,274 Estimate
Lapu-Lapu City (Mactan)
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $44 Estimate
- Median ADR
- $28 Estimate
- Occupancy
- 35% Estimate
- Annual revenue / listing
- $3,182 Estimate
- Active listings
- 739 Estimate
Setup & management costs
Management fees
| Manager | Fee as published | Link |
|---|---|---|
| Amuma Properties | Fixed PHP 1,500–4,000 per month, 0% revenue commission | View |
Setup and furnishing Estimate
As of 2026-10-18
| Item | Local range | US$ range | Notes | Source |
|---|---|---|---|---|
| Furnishing (studio/1BR) | PHP 126,880–229,555 | US$ 2,013–3,642 | Day-one essentials, new, at retailer catalog prices (bed, sofa, dining set, wardrobe, fridge, washer, microwave, window aircon, kitchen gear, curtains). Not a styled short-stay fit-out. | |
| Licensing & registration | Not yet sourced | Not yet sourced | Not yet sourced | Not yet sourced |
| Listing photos | Not yet sourced | Not yet sourced | Not yet sourced | Not yet sourced |
| Smart lock & basics | PHP 4,999 | US$ 79 | Same condo smart lock as Manila. Installation outside Metro Manila is quoted separately. |
Setup cost ranges are estimates compiled from published guides, retailer prices and official fee schedules, as of 2026-10-18. US$ conversions use mid-market rates on 18 Oct 2026 (open.er-api.com): US$1 = PHP 63.03, THB 33.43, IDR 18,014, MYR 4.08, VND 25,861, JPY 158.0. They exclude the property price, deposits and renovation unless stated. Where we found no solid source the item says "Not yet sourced".
Local managers
Tools for hosts
All host tools →- Hospitable
For running listings
- Airbtics
For market and revenue research
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Run the numbers for Cebu
Open the calculatorPostcards from the rulebook
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