Renting an Apartment in the Philippines: How to Rent a Condo in Makati or BGC, Deposits, and What to Check

First, Relax: Foreigners Can Rent Freely

Many clients carry the anxiety of "buying property" over to renting — but there is no need. Buying land is restricted by the Constitution and foreign-ownership ratios, but renting is not. A foreigner can rent a condo or a house in their own name, sign a written lease, and live there long term, just like a local. You are renting the right to use, not owning the land, so none of the 40% or 60/40 foreign caps apply.

In other words, renting is the most direct, lowest-hassle first step to settling in the Philippines. Whether you hold a work, retirement, investor, or long-stay tourist visa, you can secure a base first, get life stable, and think about buying later. To plan your visa and your home together, a Yixing settle-in advisor can help you sort it out.

Where to Live: Makati, BGC, Ortigas, and Alabang Each Have a Character

The neighborhoods most popular with foreigners across Metro Manila each have their own feel:

• Makati — the established financial and business heart, with mature dining, hospitals, and consular services, plenty of condo choice, and easy transport. A top pick for many newcomers.
• BGC (Bonifacio Global City) — well-planned, clean streets, an international vibe, and a concentration of newer, higher-end towers. Great if you value lifestyle and a walkable environment.
• Ortigas — a business district straddling Mandaluyong and Pasig, central in location and often friendlier on value.
• Alabang — down south, more relaxed and greener, suited to families or anyone wanting quiet.

Which area fits you depends on where you work, your budget, family setup, and lifestyle. For a more detailed look at who each area suits, see our comparison of the best areas for expats. Renting first and buying later — living somewhere while you look — is a sound path many take; for the rules on buying, see our full guide to foreigners buying property.

Deposit and Lease: Usually Two Months' Deposit, One-Year Minimum

The payment structure for renting in the Philippines may differ from what you know, so run the numbers before you sign. The common practice is:

• Term: usually one year minimum. Most residential leases run a year at a time. Short-term (monthly) rentals exist but cost more per month with less choice.
• Deposit: usually two months. Landlords typically ask for around two months' rent as a security deposit, to cover damage or unpaid bills at move-out.
• Advance rent: usually one to two months. On top of that, expect around one to two months' advance rent. So at signing you often need to put down three to four months' rent in one go.

These are common ranges; how many months exactly, and whether you can pay in installments, depend on the landlord and negotiation — always go by what the written lease states. This article gives no specific amounts; actual figures vary with the building, location, and market. Reading the rent, deposit, advance, term, and renewal and rent-increase clauses carefully and getting them in writing is the single most important step.

The Condo's Hidden Bills: Dues, Utilities — Who Pays

What you rent in Makati or BGC is usually a condo with a gym, pool, and 24-hour security — comfortable, but with a few costs that are easy to overlook. Clarify them before signing:

• Association dues. Condos typically charge monthly dues to maintain common facilities and security. Be sure to ask whether this is included in the rent or paid separately by the tenant — both practices exist.
• Water, electricity, internet, gas. These are usually paid by the tenant based on actual usage. In the tropical climate, air-conditioning is a big power draw, so electricity bills can run higher than expected.
• Furnished or not. Philippine units come as fully furnished (with full furniture and appliances), semi-furnished, or unfurnished. Furnished is hassle-free but costs more; an empty unit is cheaper but you furnish it yourself. Confirm the inventory before signing, ideally photographing each item.

Pinning down every monthly cost and putting it in the contract avoids "bill surprises" after move-in. Viewing accompaniment and contract-clause checking are things the Yixing settle-in team can assist with.

What to Check at a Viewing: An On-Site Checklist

Do not skip the in-person viewing before you sign. Run through this checklist item by item and you will block most of the traps:

• Verify the owner's identity and title. Confirm the person is the actual owner or an authorized agent, and ask to see the Title and other ownership documents — avoid a sub-lessor renting out a unit they have no right to.
• Read every contract clause. Rent, deposit, advance, term, renewal, rent increases, and early-termination penalties should all be spelled out.
• Ask how the deposit is returned. Under what conditions and within what timeframe the deposit comes back, and how deductions are determined — best put in the contract.
• Check that utilities work. Test the air-conditioning, hot water, internet signal, outlets, and for any leaks on the spot.
• Confirm the furnishings inventory. For a furnished unit, check each piece of furniture and appliance is present and working, and photograph for the record.
• Use proper channels. Deal through a legitimate agent or licensed broker where possible and sign a written contract — never rely on verbal deals or informal transfers alone.

Viewing takes legwork and attention to detail, especially somewhere unfamiliar. For accompanied viewings and contract vetting, contact the Yixing settle-in team.

Common Traps and Disclaimer: Never Rely on a Verbal Promise

Most rental disputes come from what "wasn't written down at the time." A few of the most common traps:

• Deposit-return disputes. Having the deposit withheld on various pretexts at move-out is the most common conflict. Photograph the unit's condition and file the inventory at move-in so you have evidence to fall back on.
• Sub-lessors with no right to rent. Some sublet someone else's property while hiding it, leaving the tenant's rights in limbo. Verifying title and authorization is key.
• Verbal promises don't count. "I'll fix it later," "I'll cover the internet" — such promises are hard to enforce unless written into the contract.

Rental practices, market conditions, and building policies vary by location and over time, and case by case, while online information is often outdated. This article is general information only and is not legal advice; the current law, the specific terms of the contract you sign, and professional advice on your case control. When you are new and the language is a barrier, having a reliable local partner view the unit, verify title, and vet the contract often pays for itself many times over. For accompaniment and settle-in assistance, contact the Yixing settle-in team.