Investment Guide 2026
Boracay Rental Yields
The Real Numbers
8–12%
Gross Yield
6–9%
Net Yield
How Boracay Rental Yields Are Calculated
Gross Yield
(Annual Rental Income ÷ Property Price) × 100The headline figure — total rental income before any costs are deducted. Useful for quick comparisons across properties and markets.
Net Yield
((Annual Income − All Costs) ÷ Property Price) × 100The real return after management fees, maintenance, insurance, and vacancy. This is the figure that matters for investment decisions.
Sample Calculation — ₱30M Near-Beach Villa
* Illustrative calculation. Actual results depend on property location, management quality, and market conditions.
Yield by Property Type
| Property Type | Gross Yield | Net Yield | Peak Occupancy | Avg. Daily Rate | Best For |
|---|---|---|---|---|---|
| Beachfront Villa | 10–12% | 7.5–9% | 75–85% | ₱35,000–₱80,000 | Premium investors |
| Near-Beach Villa | 8–10% | 6–7.5% | 65–75% | ₱15,000–₱35,000 | Mid-range investors |
| Luxury Condo | 7–9% | 5.5–7% | 60–70% | ₱8,000–₱18,000 | Entry-level / Airbnb |
| Investment Land | N/A | N/A | — | — | Development / Capital gain |
* Yields based on 2025–2026 Boracay market data. Actual performance varies by specific location and management.
Yield by Season
November – May
Peak Season
65–85%
Christmas, New Year, Easter, summer school holidays drive maximum occupancy. Nightly rates at highest.
June – August
Shoulder Season
40–55%
Post-summer transition. Domestic tourism from Metro Manila partially offsets declining international visitors.
September – October
Off Season
35–45%
Typhoon risk period. Lower tourist volumes but long-stay digital nomads and surfers maintain baseline occupancy.
Full-Year Average Yield Calculation
A well-managed near-beach property achieves approximately 60% blended annual occupancy (weighted average of peak, shoulder, and off-peak seasons). At an average daily rate of ₱12,000 this translates to approximately ₱2.6M annual gross income on a ₱25M property — a gross yield of 10.4% and estimated net yield of 7.8% after all costs.
Boracay vs Alternative Markets
| Market | Gross Yield | Entry Price | Tourism Demand | Land Supply | Overall |
|---|---|---|---|---|---|
| Boracay (Beachfront) | 8–12% | ₱15M+ | 2.2M visitors/yr | Constrained | ⭐⭐⭐⭐⭐ |
| Phuket, Thailand | 5–8% | ฿10M+ | 8M+ visitors/yr | Moderate | ⭐⭐⭐⭐ |
| Bali, Indonesia | 6–9% | $200K+ | 4M+ visitors/yr | Growing | ⭐⭐⭐⭐ |
| BGC, Manila | 4–6% | ₱8M+ | Corporate/Expat | High-rise | ⭐⭐⭐ |
| Palawan | 6–8% | ₱10M+ | 1.2M visitors/yr | Growing | ⭐⭐⭐⭐ |
Risk Factors to Consider
Typhoon Season Impact
September–November is peak typhoon season in the Visayas. While direct hits on Boracay are infrequent, periods of rough weather reduce occupancy. Comprehensive property insurance (including storm damage) is mandatory for any Boracay investment. Factor a 1–2% annual insurance cost into your net yield calculations.
DENR Environmental Regulation Risk
The 2018 rehabilitation demonstrated that DENR has both the authority and willingness to impose significant operational restrictions on Boracay properties. Future regulatory changes — including setback enforcement, construction moratoriums, or business permit restrictions — are a real risk factor. Properties that are fully compliant with current regulations carry significantly lower regulatory risk.
Property Management Quality
Rental yield is highly dependent on the quality of your property management partner. Poorly managed properties can see occupancy 30–40% below market averages. BORACAYNAVI vets and introduces management companies — selecting the right operator is as important as choosing the right property.
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