So, you’re wondering which condos in Manila are really pulling in the most rent money, right? Especially looking at what’s happening in 2025. It’s a pretty common question for anyone thinking about property investment here. We’ve got some data here from June 2025 that lays out the top 10 spots if you’re focused on gross rental yield. It’s not always about the fanciest address, but where you can get the best return on your investment.
The Top Contenders for Rental Income
Let’s dive right into what the market data is showing for 2025. The information we’re looking at comes from Bedandgoinc’s Top 10 List, which collected market data up to June 2025. It’s always good to have a benchmark, and this list gives us a clear picture.
1. The Rise Makati
Coming in at the top, it’s The Rise Makati, with a potential gross rental yield of up to 7.2%. This building is located in North Makati and is developed by Shang Properties. What makes it stand out? The data suggests it’s a combination of being pretty affordable for its location and being super close to key areas like Century City and the Makati CBD. Apparently, the studio and 1-bedroom units are the ones really performing well when it comes to rental income.
2. Air Residences, Makati
Next up, we have Air Residences in Makati, also by SMDC, showing a rental yield of 6.8%. This one is located in San Antonio Village. It’s described as a high-yield opportunity right in the middle of the financial district. The good news for investors here is that the unit prices are still competitive, which helps maintain that attractive price-to-rent ratio. That’s a crucial factor when you’re calculating potential returns.
3. Grace Residences, Taguig
Moving on, Grace Residences in Taguig, another SMDC project, is listed with a 6.5% rental yield. This development is situated on Levi Mariano Ave, just a stone’s throw from Bonifacio Global City. The interesting part here is that the rental demand seems to be driven by a mix of professionals working in the area and even some smaller families. It’s a good example of how proximity to a major business hub can support rental values.
4. Avida Towers 34th Street, BGC
In the very popular Bonifacio Global City, Avida Towers 34th Street, developed by Avida Land (part of Ayala Land), is showing a gross rental yield of 6.2%. Being in one of Manila’s most premium districts certainly has its advantages. The report highlights that this area consistently sees low vacancy rates, which is music to any landlord’s ears. It means your property is more likely to be occupied and generating income.
5. San Lorenzo Place, Makati
San Lorenzo Place on Chino Roces Avenue corner EDSA in Makati comes in with a 6.0% rental yield. This project is by Empire East. A big plus for this condo is its direct connection to the Magallanes MRT station. Accessibility like that is a huge draw for renters, leading to consistent tenant interest year after year. It’s easy to see why this one is on the list.
6. Vista Shaw, Mandaluyong
Next, we have Vista Shaw in Mandaluyong, a Vista Land development, offering a 5.9% rental yield. It’s located on Shaw Blvd, making it close to the Ortigas CBD and also within walking distance to the Shaw MRT station. The data points to increasing demand here, particularly from BPO and healthcare workers. These are often stable, long-term tenants, which is always a plus for investors.
7. Shore Residences, Pasay
Sitting pretty near the SM Mall of Asia Complex in Pasay is Shore Residences by SMDC, with a 5.8% rental yield. Its location near the bay area and MOA is a major attraction. What’s interesting is the note that those who opt for Airbnb-style, short-term rentals might even see higher returns. This opens up another avenue for maximizing income from the property.
8. One Eastwood Avenue, Quezon City
In Quezon City, One Eastwood Avenue, part of Megaworld’s Eastwood City, is showing a rental yield of 5.7%. Eastwood City is known as a self-contained IT hub, and this can translate to a steady stream of potential renters. Low vacancy rates and stable lease renewals are cited as reasons for its strong performance.
9. The Vantage at Kapitolyo, Pasig
The Vantage at Kapitolyo in Pasig, a Rockwell Primaries project, brings in a 5.6% rental yield. Kapitolyo itself is becoming a really trendy neighborhood, which can boost property values and rental demand. The mention of increasing property value alongside rental yield is a good indicator of potential capital appreciation too.
10. Suntrust Asmara, Quezon City
Rounding out the top 10 is Suntrust Asmara in Quezon City, developed by Suntrust. It’s located on E. Rodriguez Sr. Ave and offers a 5.4% rental yield. Its proximity to top hospitals and schools makes it an attractive option for renters, suggesting reliable long-term leasing potential. Sometimes, the steady demand from people needing to live close to essential services is underrated.
Context and Other Market Data Points
It’s always wise to look at the bigger picture, isn’t it? This top 10 list is specific, but understanding the broader market helps put things into perspective. For instance, the average gross rental yield for Metro Manila, according to Global Property Guide’s Q3 2025 Data, was sitting around 5.77%. That means the properties on our top list are generally performing at or above the average.
The same Global Property Guide data also breaks it down by city and unit type, which is fascinating. It shows Manila City with yields around 9.15% for studio and 1-bedroom units, and Mandaluyong City hitting 11.86% for 2-bedroom units. The overall Philippine average is noted at 5.57%. It’s quite a range, and it highlights how location and unit size really do make a difference.
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We also see mentions of specific developments like Sands Residences in Manila Bay and Shore Residences in Pasay from SMDC International, which are noted for their excellent rental returns due to prime locations. It’s good to see these developments popping up again, reinforcing their appeal.
However, the market isn’t always straightforward. A report from BusinessWorld in September 2025 indicated that rental yields in Metro Manila condominiums had only risen slightly to 4.2% in the second quarter. This seems lower than the yields we see in the top 10 list, and it’s attributed to high vacancies. This kind of data is super important because it suggests that while some areas and buildings are doing great, others might be struggling. It’s a reminder that not all condos are created equal when it comes to renting them out.
What Constitutes a “Good” Yield?
So, what’s considered a ‘good’ rental yield anyway? According to guides from RichestPH, a “good” gross rental yield in Manila generally falls within the 5% to 8% range. This aligns pretty well with the top properties we’ve highlighted, most of which are within or close to this bracket. They also mention that higher yields can sometimes be found in less developed areas, which is an interesting point. It’s a trade-off, I guess. Developing areas might offer higher yields but perhaps come with more risk or less immediate demand compared to established business districts.
The Profitable Locations Analysis from RichestPH also gives a concrete example: if you buy a condo for PHP 5 million and rent it out for PHP 30,000 per month, your gross rental yield would be 7.2%. They even show the calculation: (₱360,000 annual rent / ₱5,000,000 property cost) 100% = 7.2%. Seeing the numbers laid out like that really helps to understand how it all works.
Furthermore, their Unlocking High Rental Yields Guide talks about how their articles identify top condominiums based on market data and occupancy trends. This implies a lot of research goes into these lists, looking beyond just the asking price.
Finding Your Investment Sweet Spot
It seems like location is still king, but it’s also about understanding the specific micro-markets within those locations. For example, Metro Manila’s Rental Yield Hotspots: The 2025 Investors Guide mentions Poblacion in Makati as having potential for yields in the 7-9% range. That’s quite a bit higher than the average, which they put in the 4-6% range. This suggests that exploring neighborhoods that are perhaps emerging or have a unique vibe can be very profitable.
When you’re looking at these numbers, it’s important to remember that “gross rental yield” doesn’t account for all the costs involved in owning a rental property. You’ve still got property taxes, association dues, maintenance, potential repairs, and sometimes even property management fees if you’re not handling it yourself. So, while a 7.2% gross yield looks great on paper, the net yield will be lower. Some folks might see it differently, focusing on net returns, but gross yield is a standard way to compare different investment opportunities quickly.
You’d be surprised how often this happens: investors get caught up in the “headline” yield number without doing a full cost analysis. It’s a good starting point, for sure, but not the whole story. The data from decoding the Philippine rental market in 2025 also stresses understanding these various factors that contribute to overall profitability.
What Makes These Properties Yield Well?
Looking back at the top 10, a few common themes emerge. Many of these condos are located near major business districts (Makati CBD, BGC, Ortigas), which means a steady supply of professionals looking for convenient homes.
Accessibility is another big one. Proximity to public transport like MRT lines (Magallanes MRT, Shaw MRT) or being close to major thoroughfares like EDSA makes a huge difference for renters commuting to work.
Then there are the lifestyle factors. Being near shopping malls (MOA), entertainment hubs, or even just trendy neighborhoods (Kapitolyo) adds appeal. And for some developments, like SMDC properties near entertainment or business centers, the option for short-term or vacation rentals (like Airbnb) can significantly boost income potential, as seen with Shore Residences.
The developers themselves also play a role. Reputable developers like Shang Properties, SMDC, Avida by Ayala Land, Empire East, Vista Land, Megaworld, and Rockwell Primaries often bring a certain level of quality and a track record that attracts both buyers and renters. Their brand name can contribute to buyer confidence and, subsequently, rental demand.
A Quick Look at Yield Calculations
Let’s think about how these yields are calculated. It’s basically the annual rental income divided by the property’s value, then expressed as a percentage. So, for example, a property worth ₱5 million that rents for ₱30,000 a month means ₱360,000 in rent annually. That gives you the 7.2% gross yield we saw with The Rise Makati, as noted in the Profitable Locations Analysis and other RichestPH guides.
It’s a simple formula, but it’s really effective for comparing potential investments side-by-side. You can quickly see which properties are generating more income relative to their cost. This is why lists like the one from Bedandgoinc are so valuable for investors who want to get a clear picture of the market.
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FAQs About Manila Condo Rental Yields
What is gross rental yield?
Gross rental yield is the annual rental income from a property before deducting any expenses, divided by the property’s purchase price. It’s a quick way to estimate a property’s income-generating potential.
Is a 6% rental yield good in Manila?
Generally, yes. A gross rental yield in the 5% to 8% range is considered good in Manila, according to various market analyses. Properties performing above 6% are often very attractive to investors.
What factors influence rental yield?
Key factors include the property’s location (proximity to business districts, transport, amenities), the developer’s reputation, unit size and features, current rental demand, vacancy rates in the area, and the property’s purchase price.
Should I focus on studio or larger units for rentals?
It depends! The data suggests that studio and 1-bedroom units often perform very well, providing higher yields in some buildings like The Rise Makati. However, larger units might attract longer-term tenants or families, offering stability. It’s worth checking the specific performance for each unit type in a particular building or area.
Are yields in BGC different from Makati?
Yes, they can be. Both are prime locations, but they attract slightly different demographics and have different price points. Condos like Avida Towers 34th Street in BGC show strong yields (6.2%), while Makati properties like The Rise (7.2%) and Air Residences (6.8%) also rank high. It’s about the specific micro-location and property, not just the general district.
Ready to Find Your High-Yield Condo?
So, there you have it – a rundown of some of the top condo investments in Manila for 2025, based on their rental yield potential. It’s a dynamic market, and these numbers give a great starting point for anyone looking to invest. If any of these areas or properties catch your eye, it might be worth digging a little deeper or even reaching out to see what opportunities are currently available. Happy hunting!
