Complete Property Guide 2026
Boracay Real Estate
Buy, Rent & Invest 2026
Comprehensive guide to buying, renting, and investing in real estate on Boracay Island, Philippines. Condominiums, villas, land, and commercial property with full foreign buyer support.
Overview
Boracay Real Estate — Complete Property Guide 2026
Boracay Island is the Philippines' most internationally recognized beach destination and one of Southeast Asia's most compelling real estate investment markets. The island covers just 1,022 hectares, with strict BIATF (Boracay Inter-Agency Task Force) development controls that severely constrain new supply — creating a structural scarcity premium that supports long-term price appreciation.
Foreign buyers can purchase condominium units outright under the Philippine Condominium Act (RA 4726), provided total foreign ownership in any building does not exceed 40%. For land, foreigners may enter long-term lease agreements of up to 50 years (renewable for 25 years), or hold up to 40% equity in a Philippine corporation that owns land.
Boracay's property market spans resort-integrated condominiums, beachfront villas, titled land, and commercial units. The most active investment segment is resort condominiums in Station 1 and Station 2, which deliver gross rental yields of 6–10% annually through hotel rental pool programs managed by established resort operators.
Tourist arrivals to Boracay surpassed 2 million in 2023–2024 and continue growing year-on-year. Combined with the island's strict development controls, this demand-supply imbalance supports both rental income and capital appreciation for well-located properties. BORACAYNAVI provides end-to-end advisory services for international buyers, from property search through title transfer.
Quick Answer
Boracay real estate offers foreign buyers condominium ownership (up to 40% per building) and long-term land leases. Prices range from PHP 2.5M for studios to PHP 200M+ for beachfront land. Resort condominiums deliver gross yields of 6–10% annually.
Current Listings
Available Boracay Properties
FOR SALECondominiumStation 1 · BN-001
White Beach Studio — Station 1
28 sqm · Sea View · Resort Managed
PHP 5,800,000
ENQUIREStation 2 · BN-002
One-Bedroom Resort Unit — Station 2
45 sqm · Pool Access · Hotel Pool
PHP 7,500,000
ENQUIREStation 1 · BN-003
Beachside Villa — Station 1
280 sqm · Beachfront · Private Pool
PHP 45,000,000
ENQUIREStation 2 · BN-005
Restaurant Space — Station 2
80 sqm · High Foot Traffic · Corner Unit
PHP 9,500,000
ENQUIREStation 3 · BN-006
Furnished Studio — Station 3
24 sqm · Monthly Rental · Furnished
PHP 18,000/mo
ENQUIREWho Buys
Who Buys Boracay Real Estate?
Investors
International and local investors seeking 6–10% gross rental yields from resort-integrated condominiums. Most common buyer type. Typically purchase 1–2 units and enroll in hotel rental pool programs.
Investment GuideEnd-Users & Expats
Foreign nationals and Philippine residents purchasing for personal use, retirement, or lifestyle. Often combine personal use with rental income during periods of non-occupancy.
Foreign Buyers GuideOFW Buyers
Overseas Filipino Workers investing in Boracay as a long-term asset and retirement property. Benefit from peso-denominated pricing and strong domestic tourism demand.
Contact AdvisorPrice Guide
Boracay Property Price Guide 2026
| Property Type | Location | Size | Price Range (PHP) | Est. Yield |
|---|---|---|---|---|
| Studio Condo | Station 3 | 20–28 sqm | PHP 2.5M–4.5M | 7–9% |
| 1BR Condo | Station 2 | 35–55 sqm | PHP 4.5M–8M | 6–8% |
| 1BR Condo | Station 1 | 35–55 sqm | PHP 7M–15M | 6–8% |
| 2BR Condo | Station 1 | 55–80 sqm | PHP 12M–30M | 5–7% |
| Lot (inland) | Various | 100–500 sqm | PHP 3M–20M | N/A |
| Lot (beachside) | Station 1–2 | 100–500 sqm | PHP 50M–200M+ | N/A |
| Commercial Unit | Station 2 | 30–100 sqm | PHP 5M–25M | 7–10% |
| Villa (leasehold) | Station 1 | 150–500 sqm | PHP 15M–80M | 8–12% |
* Indicative price ranges based on 2025–2026 market data. Actual prices vary by specific property, floor level, and view.
FAQ
Frequently Asked Questions — Boracay Real Estate
Yes. Foreign nationals can purchase condominium units in Boracay outright, provided the total foreign ownership in any single building does not exceed 40%. Foreigners cannot directly own land but can enter long-term lease agreements of up to 50 years (renewable for 25 years), or hold up to 40% equity in a Philippine corporation that owns land.
Boracay property prices range from PHP 2.5 million for a studio condominium in Station 3 to PHP 200 million or more for prime beachfront land at Station 1. The most common investment range for foreign buyers is PHP 4 million to PHP 12 million for resort-integrated condominium units.
Well-managed resort-integrated condominiums in Boracay deliver gross rental yields of 6–10% annually. Net yields after management fees, association dues, and taxes settle at 4–6%. Station 1 and Station 2 properties consistently achieve the strongest yields due to higher nightly room rates and peak occupancy.
Yes. Boracay's tourist arrivals surpassed 2 million in 2023–2024 and continue growing. Combined with strict supply controls under BIATF regulations, the island's property market maintains a structural scarcity premium that supports appreciation. Gross rental yields of 6–10% further support the investment case.
Total closing costs for buying property in Boracay are approximately 3–5% of the purchase price. This includes Documentary Stamp Tax (1.5%), Transfer Tax (0.5–0.75%), Registration Fee (0.25%), and notarial fees. The buyer typically pays these costs, though this is negotiable.
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