How to Rent a House or Condo in Cebu: Costs, Tips & Contracts

Renting a home in Cebu can be a smooth and rewarding experience—if you know what to expect and plan accordingly. Whether you’re a digital nomad staying for a few months, a family looking to settle down, or a retiree seeking tropical comfort, the Queen City of the South offers a wide range of housing options to suit different lifestyles and budgets.

From high-rise condos in the heart of Cebu City to spacious houses in quiet suburbs like Talamban or Talisay, you’ll find rental properties that offer varying levels of convenience, privacy, amenities, and price points. Cebu also boasts beachfront condominiums in Mactan, hillside villas with ocean views, and family-friendly homes in gated subdivisions.

But how do you navigate the local rental market? What are the average prices in 2025? Which platforms are most reliable for finding listings? And what should you look out for in contracts, deposits, and maintenance agreements?

This complete guide will walk you through the key steps to renting a house or condo in Cebu, from understanding the types of properties available and typical costs, to negotiating with landlords and ensuring your lease agreement protects your rights. Whether you’re here short-term or planning to stay for years, knowing these details can help you avoid common pitfalls and find a place that truly feels like home.

1. Understand the Market: House vs Condo

Before you begin your rental search in Cebu, it’s important to understand the two main types of residential properties available: condominiums and standalone houses. Each offers distinct advantages depending on your lifestyle, budget, and preferred location.

Condos in Cebu

Condominiums are typically located in prime urban districts such as IT Park, Cebu Business Park, Fuente Osmeña, and Mactan Newtown. These locations are well-connected to malls, restaurants, hospitals, coworking spaces, and nightlife—making them ideal for:

• Digital nomads

• Young professionals

• Couples without children

• Short- to medium-term residents

Condos usually come fully furnished and include amenities like swimming pools, gyms, rooftop lounges, 24/7 security, concierge services, and parking. Buildings are managed by professional property administrators, making them a low-maintenance option. Most condos are studio to two-bedroom units, ranging from ₱15,000 to ₱60,000 per month depending on size, furnishing, and location.

Houses in Cebu

Standalone houses or townhouses are more commonly found in suburban or hillside neighborhoods such as Banilad, Talamban, Guadalupe, Lahug, or even further south in Talisay City. These areas provide more space, natural surroundings, and privacy—ideal for:

• Families with children

• Retirees seeking quiet

• Expats planning long-term stays

• Pet owners who need yard space

Most houses are part of gated subdivisions, offering additional security and shared amenities like parks or clubhouses. While some homes come furnished, many require you to provide your own appliances and furniture. Monthly rents typically range from ₱25,000 for smaller units to ₱100,000+ for large, high-end homes with gardens or pools.

In Summary

• Condos = location, convenience, amenities, shorter stays

• Houses = space, privacy, long-term living, families

Your first step is to evaluate which type of property aligns with your personal needs. Once you’ve clarified that, the search becomes much easier.

2. Typical Rental Costs in 2025

Cebu offers a wide range of rental options to suit every lifestyle and budget. Whether you’re a solo traveler looking for a compact studio or a family seeking a spacious home with a garden, understanding the current rental rates will help you budget effectively.

✅ Condos

Condos in prime locations tend to command higher prices due to their proximity to business hubs, shopping centers, and entertainment districts. Most units are fully furnished and include access to amenities such as pools, gyms, and 24-hour security.

• 1-bedroom condo (IT Park or Cebu Business Park): ₱20,000–₱40,000/month
  These areas are top choices for digital nomads and professionals. Units in newer developments with modern interiors and good views lean toward the higher end.

• 2-bedroom condo (Ayala Center, Mactan Newtown, Lahug): ₱35,000–₱60,000/month
  Ideal for couples or small families. Prices vary based on building age, amenities, floor level, and furnishings.

• Studio units (Fuente, Mabolo): ₱15,000–₱25,000/month
  Great for solo expats or students, often compact but well-located.

⚠️ Note: Most condo buildings charge separate association dues of ₱1,500–₱4,000/month depending on size and amenities.

Houses

House rentals offer more space and privacy, and are popular among expat families or retirees planning to stay long term. Most homes are located in gated subdivisions with security and shared open spaces.

• 3-bedroom house (Banilad, Talamban, Guadalupe): ₱40,000–₱80,000/month
  These mid-range properties are usually furnished, with gardens or garages. Long-term leases may come with some negotiation room.

• 4- to 5-bedroom house (Talisay, Consolacion): ₱50,000–₱90,000/month
  Suburban options further from the city, great for families with kids and vehicles.

• Luxury homes (Maria Luisa Park, North Town Homes, Beverly Hills): ₱100,000–₱250,000+/month
  These upscale properties offer stunning views, pools, large gardens, and tight security—preferred by embassy workers, executives, or expats with large families.

Tip: While fully furnished homes are common, unfurnished or semi-furnished options can be found for those bringing their own furniture. These may come at a slightly lower monthly rate but often require a longer lease (1 year or more).

3. Where to Search

Finding the right rental in Cebu depends largely on where and how you look. While there’s no centralized rental system like in some Western countries, there are several effective ways to find good options—both online and offline.

Facebook Marketplace

This is by far the most commonly used platform for rentals in Cebu.
You can search by location (e.g., “Banilad condo for rent”) and filter by price or type. Many listings come directly from owners or small-time agents, which can mean better deals—but be cautious of scams. Always request multiple photos, ask for location pins, and meet in person before making any payments.

Pro Tip: Avoid listings with very low prices and blurry images. These are often clickbait or fake.

Property Websites

There are a few Philippine-based real estate sites that aggregate condo and house listings. These platforms are more professional but tend to focus on mid- to high-end rentals.

• DotProperty – Great for viewing condo and house options in Cebu City and Mactan. Offers map views and contact forms.

• Lamudi – Often used by licensed brokers. Best for long-term rentals in gated communities.

• RentPad – User-friendly with helpful filters. Many listings come with virtual tours or video walkthroughs.

These sites are useful for getting a sense of the market average for your preferred area and type of home.

‍ Real Estate Agents

Especially if you’re looking for a house in a subdivision (e.g., Maria Luisa, North Town), working with a local agent can save time and stress. Many agents work on commission (usually one month’s rent) and have access to homes not publicly listed online.

• Ask for recommendations in expat Facebook groups.

• Choose licensed agents whenever possible.

• Negotiate fees and clearly define expectations before house tours.

Agents can also help you navigate contracts, negotiate rent, and understand subdivision rules.

On Foot

In less-developed or suburban areas like Talamban, Maribago, or Talisay, many landlords still use the old-school method: a “For Rent” sign on the gate.

• Walk or drive through the neighborhood you’re interested in.

• Keep your phone ready to call the number listed on signs.

• This method often uncovers unlisted properties with more flexible terms or local-only pricing.

Take photos of signs and addresses so you can compare options later.

4. What’s Usually Included

Before you sign a lease in Cebu, it’s important to understand what is (and isn’t) included in your monthly rent. In the Philippines, inclusions can vary significantly depending on the landlord, property type, and rental term.

️ Furnishings

Most condos and even many houses come fully furnished, especially if they target expats or short-term tenants. Here’s what you can typically expect:

• Essential furniture: Bed, sofa, dining table and chairs, wardrobe or closet space.

• Appliances: Refrigerator, rice cooker, microwave, electric kettle, and sometimes a washing machine.

• Air Conditioning: Usually available in at least one room, most commonly the bedroom. Some condos have split-type units; houses may have window-type AC.

Note: Some long-term rentals (especially houses) may come semi-furnished or unfurnished, so be sure to double-check. If you’re staying for more than 6 months, you might be able to negotiate for furniture to be added.

Maintenance Fees

• Condos: Monthly dues (often ₱1,500–₱3,000) are usually included in your rent. These cover building maintenance, common areas, garbage collection, and 24/7 security.

• Houses: No association dues unless it’s inside a subdivision. However, you are responsible for your own maintenance, including garden care, plumbing issues, and repairs.

Tip: If renting a house in a gated community, ask about HOA (Homeowners’ Association) fees and who pays them.

Utilities: Wi-Fi, Water, Electricity

• Wi-Fi: Some rentals—especially in condos—include basic internet (e.g., 50 Mbps via PLDT or Globe). In other cases, you’ll need to set up your own plan. Monthly fees range from ₱1,500–₱3,000.

• Water: Sometimes included in rent (especially in smaller condos), but often billed separately at ₱100–₱300/month depending on use.

• Electricity: Almost never included. Expect to pay ₱2,000–₱6,000/month depending on AC use. Condos generally use VECO (Visayan Electric Company) for billing.

Always ask for the average monthly utility cost from previous tenants if possible.

Parking

• Condos: Some units come with a dedicated parking slot, but others require an additional monthly fee (₱2,000–₱5,000). If you have a car, confirm whether parking is:

  • Included in the rent

  • Rented separately

  • Not available at all

• Houses: Often come with a garage or carport, which is included in the rent.

Other Extras to Clarify

Before signing, always clarify:

• Who pays for repairs (e.g., AC breakdowns)?

• Are pest control services provided?

• Is cable TV included?

• Are there any move-in or move-out fees?

Get everything in writing in the lease contract. Verbal agreements are not legally binding in the Philippines.

5. Security Deposit & Lease Terms

Understanding how rental agreements work in Cebu is crucial to avoid misunderstandings or legal issues later on. While many contracts follow a general format, terms can still vary based on the landlord, property type, and negotiation.

Standard Deposit Requirements

Most rental agreements in Cebu require:

• 1 month advance: This is applied to your first month of rent.

• 1 month security deposit: Held by the landlord and refunded when you move out—if there are no damages or unpaid bills.

Some landlords may ask for 2 months’ deposit + 1 month advance, especially in high-end properties or luxury subdivisions. Always clarify total move-in cost before signing.

Security deposit conditions:

• Used to cover any damages, unpaid utility bills, or breach of contract.

• Refundable, but only after a full inspection and clearance of payments.

• Not applicable toward the final month’s rent unless explicitly allowed.

Lease Term Options

• Standard duration: 1 year is the most common lease term.

• Minimum lease: Some landlords allow 6-month terms, especially in areas with high rental turnover like Mactan or IT Park.

• Short-term stays (1–3 months): Usually offered by Airbnb-style condos or serviced apartments and come with higher monthly rates.

Tip: For short-term contracts, confirm whether utilities, cleaning, and furnishings are included. These terms vary widely.

Early Termination Policies

Breaking a lease early can be expensive if not negotiated clearly. Common penalties include:

• Forfeiture of your security deposit

• One-month rent penalty

• Advance written notice (30–60 days)

Some landlords may allow a graceful exit if you find a replacement tenant or give sufficient notice. Others enforce stricter penalties.

⚠️ Always ask:

• “What happens if I need to move out early?”

• “Is the deposit refundable under all conditions?”

• “Can I sublease the unit?”

Lease Contract Essentials

Your rental contract should always include the following key details:

• Tenant and landlord information (with IDs if possible)

• Start and end dates of the lease

• Monthly rent amount and due date

• Breakdown of payment terms (advance, deposit)

• List of included furnishings and appliances

• Responsibilities for repairs and maintenance

• Utility arrangements (who pays for what?)

• Termination and renewal clauses

• Rules on guests, pets, and noise

Best practice: Ask for a digital copy of the lease before signing. Review it thoroughly or have someone local help interpret any vague clauses.

Additional Tips

• Always ask for a written receipt for every payment—especially for cash.

• If possible, request a move-in inspection checklist signed by both parties.

• Be wary of landlords who ask for large deposits but don’t issue formal contracts or receipts.

6. Legal Considerations & Contracts

Renting a house or condo in Cebu may feel informal at times, but you should always treat it as a legal transaction—especially as a foreigner. The safest rentals are those with clear documentation, legal ownership, and transparent terms. Here’s how to protect yourself:

Always Sign a Written Lease

Even for short-term rentals (1–3 months), you should never rely on verbal agreements. A proper lease contract should include:

• Full names and contact details of both tenant and landlord

• Rental period, including start and end dates

• Monthly rent, payment method, and due date

• Security deposit and refund conditions

• List of furnishings and included utilities

• Rules regarding guests, noise, smoking, pets, etc.

• Exit clauses for early termination

✍️ Tip: If the landlord only offers a verbal agreement or vague terms via chat, walk away. It’s a red flag.

Identification Requirements

For foreigners, you’ll typically be asked to present:

• A valid passport

• A visa page showing your legal stay in the Philippines

• An ACR-I Card (Alien Certificate of Registration) if you’ve stayed longer than 59 days

Filipino landlords may also request a copy of your entry stamp or visa type to assess your intended length of stay.

⚠️ If you don’t yet have an ACR-I Card, explain your visa status and provide a flight itinerary or school certificate (if applicable).

‍ Verify the Landlord’s Identity

Before handing over any money:

• Ask to see the land title or proof of ownership

• Verify that the name on the lease matches the name on the ownership document

• If you’re dealing with an agent, request their PRC license number or official authorization letter

Real Talk: Many listings on Facebook or Marketplace are posted by third parties who don’t actually own the property. This can lead to legal disputes, especially if you get evicted by the real owner later.

Beware of Unauthorized Sublets

Sublets are extremely common in condo rentals, especially near tourist areas. Watch out for:

• Agents or tenants who claim to be the owner but only rent the unit themselves

• Units offered without building management’s knowledge

• “Daily or weekly” condo rentals not allowed by the building’s rules

Ask directly: “Are you the owner or an authorized agent?” and “Is this unit approved for short-term lease by the condo admin?”

Request a building gate pass, authorization letter, or a copy of their own lease to confirm legitimacy.

Bring a Local or Use a Trusted Agent

Many contracts are written in English, but the nuances can be tricky. Common issues include:

• Ambiguous penalty terms

• Hidden maintenance responsibilities

• Misleading utility clauses

• “No refund” policies buried in the fine print

If possible, bring a local friend who speaks Bisaya or Tagalog to help you translate and understand the contract. Alternatively, work with a licensed real estate agent, especially when renting houses in gated communities.

✅ Reputable agents can also help negotiate better terms, and ensure you don’t fall for rental scams.

7. Tips for a Smooth Rental Experience

Finding a great place to live in Cebu is not just about the listing price or location—it’s also about knowing what to look out for, what to test, and how to negotiate. Here are key tips to ensure your rental experience is comfortable, safe, and hassle-free:

Always Inspect the Property in Person

While Facebook Marketplace or DotProperty may have appealing photos, these can be:

• Outdated (years old, before wear and tear)

• Heavily filtered or taken with wide-angle lenses

• Taken at angles that hide flaws (e.g., cracks, mold, damaged furniture)

What to check during inspection:

• Functioning air-conditioning

• Working appliances (fridge, stove, washing machine)

• Bathroom condition (mold, leaks)

• Lock security (doors and windows)

• Any strange odors or pest problems (especially ants and cockroaches)

Check Water Pressure, Wi-Fi, and Mobile Signal

Utilities in Cebu vary block by block, and even within the same building.

• Water pressure may be weak in some condos or houses on hillsides (like in Talamban)

• Internet speeds can be limited, especially in older buildings or rural areas

• Mobile signal strength can drop inside certain units, especially in concrete high-rises

Tip: Bring your phone and test Wi-Fi with a speed test app. Run taps, flush toilets, and check for hot water systems (not all units have one!).

Visit at Night to Assess Safety and Noise

A place may seem peaceful during the day, but the story can change after dark.

• Check if the street is well-lit

• Look for security presence, especially in houses

• Listen for noisy neighbors, traffic, or nearby karaoke bars (common in some suburbs)

Bonus Tip: Ask other tenants or security guards what the place is like at night. They’re usually honest.

Don’t Be Afraid to Negotiate

Landlords often expect tenants to haggle, especially for:

• Long-term leases (6–12 months or more)

• Upfront payments (3+ months paid in advance)

• Cash payments (less admin for the landlord)

Possible negotiation points:

• Lower rent (₱2,000–₱5,000 off per month)

• Inclusion of parking fees or Wi-Fi

• Waiving or reducing security deposit

• Request for furnishing upgrades or minor repairs before move-in

Tip: Be polite but assertive. “If I pay 6 months upfront, could we agree to ₱35,000/month instead of ₱38,000?” often works.

Keep Records of All Transactions

Even if you’re dealing with a “friendly” landlord:

• Always get a written receipt for payments

• Keep screenshots of all conversations if done through Messenger or SMS

• Photograph the property before move-in and after move-out

This protects you in case of disputes over damage or deposit refunds.

‍ Clarify Maintenance Responsibilities

Some landlords expect tenants to pay for:

• Aircon servicing

• Water heater repair

• Plumbing issues caused by old pipes

Make sure your contract clearly outlines who pays for what. If unsure, negotiate before signing.

Talk to Neighbors or Guards

They can give insight into:

• Previous tenants and why they left

• How responsive the landlord is

• Building management efficiency

• Noise, safety, and pest issues

“Hi po! Okay ba dito tumira? Tahimik ba sa gabi?” goes a long way in gaining local insight.

8. Final Step: Move In & Register

Once you’ve negotiated terms and signed the lease, you’re almost ready to call Cebu your new home. But before you settle in, there are a few crucial final steps to ensure everything runs smoothly:

Obtain a Barangay Certificate or Lease Copy

• A Barangay Certificate (from your local barangay office) or a photocopy of your signed lease is essential for official transactions in the Philippines.

• You’ll need one of these to:

  • Set up MERALCO (electricity) or MCWD (water) if not already connected.

  • Apply for or renew an ACR-I Card (Alien Certificate of Registration) at the Bureau of Immigration.

  • Secure a TIN or local driver’s license.

• Bring a photocopy of your passport and lease agreement, and expect to pay around ₱100–₱300 for the barangay document.

️ Inspect Everything One More Time

Before moving your belongings in, do a full walkthrough with a phone or camera in hand:

• Photograph all existing damage: cracks, stains, broken tiles, appliance defects, etc.

• Check:

  • Lights and sockets

  • Water flow and heaters

  • Locks on all windows and doors

  • Furniture condition (especially sofas, mattresses, and cabinets)

This protects your security deposit and prevents unfair blame later.

Change the Locks (Especially for Houses)

• If you’re renting a house (not a condo), changing door locks is strongly recommended.

• Many houses have had multiple previous tenants, and spare keys may still be circulating.

• In gated communities, inform the homeowners’ association (HOA) of your move-in and request updated gate codes or access cards if needed.

Notify the Guard or Front Desk

If moving into a condo, inform the property management office at least 1–2 days in advance:

• Some condos require you to fill out a move-in form or submit a copy of your lease.

• Elevator reservations or move-in permits may be required during office hours (typically 9 AM–5 PM).

• Deliveries from Lazada, Shopee, or furniture stores will go more smoothly if your name is registered with the guard.

Set Up Utilities (If Not Provided)

If your rental doesn’t include internet or electricity:

• Internet Providers: PLDT, Globe, Converge

  • Plans start around ₱1,500/month

  • Setup takes 3–7 business days

• Electricity: MERALCO

  • If not already connected, you’ll need to apply under your name using your lease or barangay certificate.

• Water: MCWD (Metro Cebu Water District) or building-based systems

✅ Conclusion: Renting in Cebu with Confidence

Renting a home in Cebu—whether a modern condo or a spacious house—is a straightforward process if you take the right steps.

Here’s a quick summary:

• Choose a condo if you want 24/7 security, modern amenities, and urban convenience.

• Opt for a house if you’re staying long-term, have a family, or prioritize space and privacy.

Regardless of your choice:

• Always inspect in person before signing anything.

• Negotiate where you can—especially for long stays or upfront payments.

• Sign a detailed written contract that includes utilities, maintenance, and termination terms.

• Don’t forget to register locally, photograph everything, and secure your safety by changing locks or verifying access.

Cebu is one of the most livable cities in the Philippines for foreigners and locals alike, offering a blend of city life, nature, and community. With a bit of preparation, you can find a comfortable, affordable, and secure place to call home in the Queen City of the South.