Quick Answer
Boracay resort condominiums deliver gross rental yields of 6–10% annually. Net yields after management fees and taxes settle at 4–6%. Station 1 achieves the highest nightly rates (PHP 5,000–12,000 for studios). Hotel pool programs provide passive income with minimal owner involvement.
"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
Rental Yield by Area & Property Type
| Area | Type | Gross Yield | Net Yield | Occupancy | Avg Nightly Rate |
|---|---|---|---|---|---|
| Station 1 | Studio | 7–9% | 4.5–6% | 75–85% | PHP 5,000–12,000 |
| Station 1 | 1 Bedroom | 6–8% | 4–5.5% | 70–80% | PHP 8,000–18,000 |
| Station 2 | Studio | 7–8% | 4.5–5.5% | 70–80% | PHP 3,500–8,000 |
| Station 2 | 1 Bedroom | 6–8% | 4–5.5% | 65–75% | PHP 5,000–12,000 |
| Station 3 | Studio | 7–9% | 4.5–6% | 60–70% | PHP 2,500–5,500 |
| Newcoast | Studio | 6–8% | 4–5.5% | 65–75% | PHP 3,000–7,000 |
| Bulabog | Studio | 5–7% | 3.5–5% | 55–65% | PHP 2,000–4,500 |
* Indicative figures based on 2025–2026 peak season performance. Actual yields vary by property, operator, and market conditions.
Management Fee Structures
| Structure | Owner Share | Operator Share | Notes |
|---|---|---|---|
| Hotel Pool (50/50) | 50% | 50% | Most common. Operator handles all bookings, cleaning, maintenance. |
| Hotel Pool (60/40) | 60% | 40% | Premium developments. Higher owner share, stricter operator standards. |
| Self-Managed (Airbnb) | 85–90% | 10–15% | Platform fees only. Owner manages bookings and operations. |
| Property Manager | 70–80% | 20–30% | Third-party manager. More control than hotel pool, less than self-managed. |
Full ROI Model — PHP 5M Studio, Station 2
Net yield: 2.77% (conservative model). Gross yield: 7.7%. Note: This model uses a 50/50 hotel pool split. A 60/40 split would increase net income to approximately PHP 183,800 (3.5% net yield).
Frequently Asked Questions — Rental Yield
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 near White Beach consistently achieve the strongest yields due to higher nightly room rates and peak occupancy.
Gross rental yield is calculated as annual rental income divided by purchase price, expressed as a percentage. Net rental yield deducts all operating costs (management fees, association dues, real property tax, maintenance) from the annual rental income before dividing by purchase price. For Boracay resort condominiums, the gap between gross and net yield is typically 2–4 percentage points.
In a hotel rental pool, your condominium unit is managed by the resort operator for short-term vacation guests when you are not using it. 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.
Occupancy rates for Boracay resort condominiums vary by location and season. Station 1 properties achieve 75–85% annual occupancy, while Station 3 properties typically achieve 60–70%. Peak season (November to May) sees occupancy rates of 85–95% for well-located properties. Low season (June to October) occupancy drops to 40–60%.
Self-managed short-term rentals through Airbnb and similar platforms are permitted in Boracay for units not enrolled in a hotel rental pool. However, operators must comply with BIATF regulations, obtain the necessary business permits, and register with the Department of Tourism. Units in hotel pool programs are typically contractually prohibited from self-managing.
Written by the BORACAYNAVI Editorial Team · Last updated: January 2026