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🇵🇭Philippines · Price tier
Homes in Philippines under $500K
$500,000 in the Philippines is top-tier. Manhattan-style penthouses in BGC's Proscenium or One Serendra, Makati's Park Terraces, Cebu's elite high-rises in IT Park, and oceanfront units in Palawan's El Nido or Amanpulo-adjacent developments. Foreign ownership cap (40% per building) is rarely an issue at this tier because the top buildings have strong demand from wealthy Filipinos alongside expats. Typhoon risk is real — ask about building certifications, backup generators, and flood history. Manila and Cebu have robust infrastructure; provincial areas less so.
Listings
12,000
Median price
$257K
Cities covered
148
Avg size
1590 m²
Visa & residency
SRRV (Special Resident Retiree Visa) — available from age 40+. Requires $15,000-50,000 deposit depending on age and pension status. Grants indefinite stay with multiple-entry privileges. SIRV (Special Investor Resident Visa) — requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Read the full Philippines guide →60 listings under $500K
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