Yields, ROI & Strategy Guide
Boracay Property Investment
Everything investors need to know about returns, risks, and strategy for Boracay real estate in 2025–2026. Gross yields 6–10% annually.
Gross Yield
6–10%
Resort condominiums
Net Yield
4–6%
After fees & taxes
Appreciation
5–8%/yr
Well-located properties
Visitors/Year
2M+
And growing
"Boracay condominiums deliver gross rental yields of 6–10% annually — among the strongest in Southeast Asia for island resort real estate."
BORACAYNAVI Investment Research, 2026
ROI Model
Sample Investment Model — PHP 6M Unit
The following model illustrates the expected returns from a PHP 6 million one-bedroom resort condominium in Station 2, enrolled in a hotel rental pool program. All figures are indicative based on 2025–2026 market data.
| Purchase Price | PHP 6,000,000 | 1BR, Station 2 |
| Closing Costs (4%) | PHP 240,000 | DST, transfer tax, fees |
| Total Investment | PHP 6,240,000 | |
| Gross Annual Rental | PHP 540,000 | 9% gross yield |
| Management Fee (25%) | −PHP 135,000 | Hotel pool operator |
| Association Dues | −PHP 54,000 | PHP 100/sqm/mo × 45sqm |
| Real Property Tax | −PHP 30,000 | Approx. 0.5% of assessed value |
| Net Annual Income | PHP 321,000 | 5.1% net yield |
* Indicative figures. Actual returns vary by property, operator, and market conditions.
Investment Comparison
Property Type Comparison
| Type | Location | Price | Gross | Net | Risk |
|---|---|---|---|---|---|
| Studio Condo | Station 3 | PHP 3M | 8–9% | 5–6% | Low |
| 1BR Condo | Station 2 | PHP 6–8M | 7–8% | 4.5–5.5% | Low |
| 1BR Condo | Station 1 | PHP 9–15M | 7–9% | 4.5–6% | Low–Medium |
| Villa | Station 1 | PHP 30–80M | 9–12% | 6–8% | Medium |
| Commercial Unit | Station 2 | PHP 8–20M | 8–12% | 5–8% | Medium |
| Land (inland) | Various | PHP 5–30M | N/A | N/A | Medium |
Investment Case
Why Invest in Boracay Real Estate?
Limited Supply, Growing Demand
Boracay covers only 1,022 hectares with strict BIATF development controls. New compliant supply is severely constrained, supporting long-term price appreciation for well-located properties.
2 Million Visitors Per Year
Boracay's White Beach is Asia's most internationally recognized beach destination. Tourism-driven rental demand delivers gross yields of 6–10% annually for well-managed resort condominiums.
Foreigners Can Buy
Foreign nationals can own Boracay condominium units outright (up to 40% foreign ownership per building). Long-term land leases are also available. We handle all legal requirements end to end.
FAQ
Frequently Asked Questions — Boracay Investment
Yes. Boracay's tourist arrivals surpassed 2 million in 2023–2024 and continue growing. Combined with strict BIATF supply controls, the island's property market maintains a structural scarcity premium. Gross rental yields of 6–10% for resort condominiums are among the strongest in Southeast Asia for island resort real estate.
A well-selected Boracay resort condominium delivers gross rental yields of 6–10% annually. Net yields after management fees, association dues, and taxes settle at 4–6%. Capital appreciation has averaged 5–8% annually for well-located properties since the island's 2018 rehabilitation. Total returns (yield + appreciation) of 10–15% annually are achievable for the best-located properties.
For most investors, a resort-integrated condominium in Station 1 or Station 2 offers the best combination of rental yield, capital appreciation, and legal simplicity. Studios and one-bedroom units in the PHP 4–12 million range deliver the strongest yields relative to purchase price. Villas offer higher absolute income but require larger capital and more complex management.
In a hotel rental pool, your unit is managed by the resort operator for short-term vacation guests. Revenue is shared typically on a 50/50 to 60/40 (owner/operator) basis. The operator handles all bookings, cleaning, maintenance, and guest services. You receive monthly or quarterly income statements and payments. This is the most passive and legally straightforward rental structure for foreign investors.
Key risks include: (1) regulatory risk — BIATF can impose new restrictions on development or operations; (2) operator risk — the quality of the hotel pool operator significantly affects rental income; (3) title risk — some properties have disputed or encumbered titles; (4) liquidity risk — Boracay is not a liquid market and resale can take 6–18 months. BORACAYNAVI mitigates these risks through thorough due diligence on every listing.
Ready to Invest in Boracay?
Speak to an advisor. We'll help you identify the right property for your investment goals. Response within 2 hours, 7 days.