Colliers Philippines analyst Brent Christian Respicio and manager for office services Ronald Cadapan see the domestic property sector gradually finding its footing again, shaped by mid-income buyers, new activity outside Metro Manila, and the need for clearer policy and stronger infrastructure.
Respicio, a research analyst with an economics background who has long tracked residential and industrial trends, said the steady mid-income and OFW segment continues to anchor the market. 

“The mid-income market, where buyers come from OFW households and young investors, is not really affected by political noise,” he said. These buyers are driving demand for condominiums near universities and for horizontal housing in growing suburban areas.
He pointed out how the Philippine Offshore Gaming Operators (POGO) frenzy once distorted the market. “POGO was basically a fake demand driver because it drove sales unorganically,” he said. “When POGO demand came, that’s when demand spiked to 50,000 to 60,000 units. After the ban, we recorded less than a hundred units sold in one quarter.”
Developers have since turned to promotions and flexible terms to revive sales, but Respicio said these efforts can only go so far.

“Promos need to be sustainable. A 50th anniversary promo can only happen once,” he noted, adding that the real issue is affordability. “Condo prices grew by 10 to 15 percent annually since 2016, but income only grew by 3 to 5 percent.” 

Land banking rising 

Cadapan, a mechanical engineer and LEED-accredited professional who now handles landlord representation for Colliers’ Office Services team, said activity is rising in the provinces as developers pursue large land banks and occupiers seek more competitive space. 

“There has been an increase in transactions outside Metro Manila,” he said. “Some are not just single buildings but full master-planned developments.”

Respicio added that Southern and Central Luzon continue to attract end-users. “What’s attractive for end-users are locations in Southern Luzon and Central Luzon because of their proximity to Metro Manila, given the expressways and incoming railways,” he said.
Both analysts also highlighted that BPO expansion — particularly in healthcare — has tightened vacancy rates in regional hubs. “Healthcare has been really booming since last year,” Respicio said, pointing to provinces with strong university clusters. In Davao, he added, available office inventory remains scarce. 

“Davao has been in single-digit vacancy for the longest time. If you want 5,000 square meters, there are very few options.”
On the policy front, Cadapan said global shifts are now among the most significant forces to watch. He pointed to US tariff changes that are prompting manufacturers to diversify across Asia. 

Respicio noted that this creates opportunities for the Philippines. “A lot of manufacturers are planning to expand or move out of China because of the high tariff imposed by Trump,” he said, adding that the new 99-year lease policy has drawn interest from manufacturing and hospitality groups.

Infrastructure delays, however, remain a drag. “Every time there’s a transition, it slows down everything,” Cadapan said. Even with more projects in the pipeline, political issues, he added, “hamper completion.”

Ultimate solution:  ‘Curb corruption’
Ease of doing business also remains a long-standing problem. “There is no ease of doing business still,” Respicio said. “When you decide to set up a business today in Singapore, you can have it tomorrow. Here, there is a lot of documentation.” Cadapan agreed that policies often lack clear implementation paths. 

“A very ambitious target without a clear path is not helpful,” he said. “They have to be more implementable.”
For long-term stability, Respicio offered a blunt assessment: “Curb corruption.” Stronger governance, he said, will naturally spill into higher investor confidence, better incomes, and a more balanced property market.