Condo Price Per Square Meter in Makati 2026 Guide

How much is a condo per square meter in Makati? (2026)

If you are shopping for a condo in Makati, one number does more work than any other: the price per square meter. It strips away floor area, marketing and round-number asking prices, and lets you line up a compact studio in Legazpi Village against a roomy two-bedroom in Rockwell on the exact same scale. It is the quickest way to tell whether a listing is priced fairly or just priced hopefully.

So what does a square meter actually cost in Makati right now? Makati sits at the very top of the national table, sharing the crown with BGC, and the figures below come from active listings on BalayHub. Treat them as a map of where the market sits in 2026, not a fixed quote, and keep the live version one click away in our price per square meter tool.

The Makati per-square-meter figure, and what it means per unit

Across current listings, the median condo in Makati runs around ₱200,000 per square meter to buy and roughly ₱943 per square meter per month to rent. That sale figure is the highest in Metro Manila, neck and neck with BGC and well clear of value cores like Ortigas or Mandaluyong.

A per-sqm number on its own is abstract, so here is what it works out to once you multiply it by the floor areas you actually see in listings. The areas below are typical for each unit type, and the price columns are simple, honest derivations from the ₱200,000 sale and ₱943 rent figures. Real units scatter above and below these bands depending on the building, the floor and the view.

These are ranges built from a median, not appraisals of any specific unit. A bare-shell studio in an older mid-rise can land under its band; a fully fitted unit in a prime Ayala-area tower can sit well over it. Use the bands to know when an asking price is in the right neighbourhood, then dig into the specifics. You can rebuild any of these figures for your own target area in the price per square meter tool.

How much it varies by district

"Makati" is not one price. The ₱200,000 median hides a real spread between the established prime villages and the newer growth pockets, and knowing which district you are in changes how you read every listing.

Salcedo Village and Legazpi Village. The classic Makati CBD addresses, full of compact studios and one-bedrooms aimed at professionals who want to walk to the office. Per-sqm here clusters around and a little above the median, with the Saturday and Sunday markets adding to the appeal.

Ayala / Greenbelt. The heart of the business district, with the mall, the offices and the best walkability in the city on the doorstep. Units near Ayala Avenue and Greenbelt sit at the top end of the Makati range; you are paying for the most central postcode in the country.

Rockwell. The premium enclave. Power Plant Mall, a gated feel and a strong rental reputation push Rockwell above the city median, often comfortably so. If a listing here reads high per square meter, the address is usually the reason.

Century City. The redeveloped Kalayaan stretch, newer towers, lively dining. Pricing tends to track around the median, sometimes a touch under the prime villages, with modern amenities baked into the number.

Circuit Makati. The newest large-scale district, built around the old racetrack. As a growth area with ongoing development, it often offers the most accessible entry per square meter inside Makati, which is exactly why first-time buyers look here.

For a fuller walk through these neighbourhoods, see our guide to where to buy a condo in Makati, and to compare the always-current figures side by side, open the price per square meter tool.

Why Makati is priced the way it is

Three things keep Makati at the top of the table.

The address and the walkability. Makati is the original CBD, and inside it the office, the gym, the grocery and dinner can all sit within a few blocks. That density is rare in Metro Manila, and people pay a premium for not needing a car.

The buildings and the brands. A large share of Makati stock is newer luxury and premium-mid towers with serious amenities and recognised developer names. Those finishes and that brand value live inside the per-sqm number.

The rental demand. Makati posts some of the strongest condo rents in the country at around ₱943 per square meter per month. Steady tenant demand from professionals and expats underwrites sale prices, because investors know the unit will let. To see how that rent figure stacks up against other cities, the Manila per-square-meter breakdown puts it in context.

How to actually use the number

Price per square meter is a shortlisting tool, not a verdict. Here is the practical way to lean on it:

1. Pick your district band. Decide whether you are looking at prime Ayala and Rockwell, the central villages, or a growth pocket like Circuit, and set your expectation accordingly.
2. Test every listing against it. Take the asking price, divide by the floor area, and compare it to the Makati figure. A unit reading well above the band needs a clear reason, such as floor, view or a brand-new tower. One reading well below deserves a second look for what the catch might be.
3. Then judge the specifics. Once the per-sqm is in range, weigh the floor, the view, the building age, the association dues and how easily the unit will resell or rent.

To see Makati against the rest of the country, our guide to average prices per square meter across the Philippines sets the national baseline, and the quarterly price index tracks where the figures are heading rather than where they sit today.

Put the number to work

For a typical Makati condo in 2026, budget around ₱200,000 per square meter to buy and roughly ₱943 per square meter per month to rent, with prime Rockwell and Ayala at the top and Circuit Makati at the accessible end. On floor area, that is roughly ₱4.4M to ₱5.6M for a studio and ₱11M to ₱14M for a two-bedroom, before you adjust for the specific building.

When you are ready, run your shortlisted units through the price per square meter tool, check the trend on the price index, and browse the live Makati condo listings or the wider Makati city page. You can also scan everything for sale across the platform on the buy page. This is market research, not a valuation; confirm any specific unit with a licensed professional before you transact.