Airbnb rules & returns in Manila (Makati, BGC, Poblacion)
Photo: Patrick Roque / CC BY-SA 4.0
Metro Manila's short-stay demand clusters in Makati (including the Poblacion nightlife district) and Bonifacio Global City (BGC) in Taguig. Supply is almost all condos, so the building's house rules matter as much as the city permit.
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 · Manila
As of 2026-10-18
- No national night cap or minimum stay.
- Transient or short-term rentals generally need a Makati or Taguig Mayor's Permit, with barangay clearance, a fire safety certificate and a sanitary permit.
- Many Makati and BGC condo corporations restrict or ban short stays in their house rules. Get written confirmation from building admin before you buy.
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
Makati (incl. Poblacion)
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $44 Estimate
- Median ADR
- $37 Estimate
- Occupancy
- 34.1% Estimate
- Annual revenue / listing
- $3,770 Estimate
- Active listings
- 3,366 Estimate
Taguig (incl. BGC)
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $68 Estimate
- Median ADR
- $56 Estimate
- Occupancy
- 36.7% Estimate
- Annual revenue / listing
- $7,431 Estimate
- Active listings
- 2,402 Estimate
Setup & management costs
Management fees
| Manager | Fee as published | Link |
|---|---|---|
| Manila Stay | 25% of rental revenue (co-host model) | View |
Setup and furnishing Estimate
As of 2026-10-18
| Item | Local range | US$ range | Notes | Source |
|---|---|---|---|---|
| Furnishing (studio/1BR) | PHP 329,000–600,000 | US$ 5,220–9,519 | Low end: turnkey studio–1BR package (up to 24 sqm) incl. furniture, 6 appliances and staging photos. High end: premium 1BR furnishing budget quoted for Manila Airbnb units. | |
| Licensing & registration | PHP 2,000 | US$ 32 | Makati Mayor's Permit fee for a condominium with 1–5 rented doors, per year. Business tax, barangay clearance and other charges are extra. BGC is in Taguig, which has its own schedule. | |
| Listing photos | PHP 15,000 | US$ 238 | Professional photography figure quoted for Manila Airbnb units. | |
| Smart lock & basics | PHP 4,999 | US$ 79 | Condo smart lock (PIN, RFID card, app via Bluetooth). Installation included within Metro Manila. |
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
Manila
Manatili
Short-term rental management in Metro Manila, including BGC: listing, guest communication, pricing, cleaning coordination, maintenance.
Manila
StayHere
Condo short-term rental management across Manila on Airbnb, Booking.com and Agoda.
Manila
Kubo
Boutique property rental management serving Makati and BGC.
Manila
Manila Stay
Airbnb co-hosting in Manila; owner keeps the listing.
Publishes a 25% co-host fee.
Tools for hosts
All host tools →- Hospitable
For running listings
- Airbtics
For market and revenue research
Some links are affiliate links; we may earn a commission at no cost to you.
Run the numbers for Manila
Open the calculatorPostcards from the rulebook
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