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Housing in Philippines

Are you building a house in Philippines? See sample house plans and contact me to design new house for you!

The Philippines is a beautiful country until we talk about living conditions and government. One of the poorest countries in the world, ruled by one of the most corrupted governments in the world. Corruption and geography isolation keep foreign investment away, good paying jobs are hard to be found, so about 10% of country population is working overseas, and build beautiful houses when they return home.

Skyline of Makati City

Philippines have one of the highest income inequality of the world. They built an impressive business district in Makati City (above photo) and Fort Bonifacio Global City in Taguig, while half of population lives in poverty (less than $1.25 per day).

Population and housing statistics

Philippines population has grown from 27 million people at 1960 census to 60 million people at 1990 census.

2000: household population 76,332,470, number of households 15,275,046, average household size 5.0
2010: household population 92,097,715, number of households 20,171,899, average household size 4.6
2015: household population 100,573,715, number of households 22,975,630, average household size 4.4
Source: psa.gov.ph

Additionally, at least 12 millions filipinos are working overseas, according Wikipedia.

If in the past USA was preferred work destination, since 2000s most overseas workers went to Middle East, but you can find filipinos on every continent. I can tell this from my personal experience of architectural designer. I have been contacted by people from all over the world telling me that build houses in Philippines, and this even before writing this article. Actually half of my customers in Philippines contacted me from an IP located in another country.

I believe that the booming economy, lack of public housing programmes and too few large-scale private housing developments, made people to build houses themselves, browsing the internet for floor plans, find my international website and contact me for custom house design.

While many people from Philippines choose to emigrate or work overseas, Philippines is also a destination for foreign expats looking for a cheaper place to live. Many Americans are living in Philippines, I personally don’t understand (maybe someone can explain me?) why people from such developed country would move to a third world country where living conditions, education and health system are much worse and crime ratio is high. YouTube is full of videos about moving or against moving to Philippines. If you want to have same living conditions you had in United States, a big house, a car, have kids in private school, etc, the cost of living is not much cheaper than in United States.

(personally I considered Philippines a better country than it actually is, until local people who contacted me for house projects, also informed me about bad living conditions)

Manila skyline Manila aerial view

General review of housing

Philippines have beautiful architecture, there are a lot of beautiful, over-decorated houses, but this architecture style mask the fact that the they have one of the smallest houses in the world.

Filipinos are also one of the shortest people in the world, but I still see their homes ridiculously small. Bedroom around 6-7 sqm, making 3 bedroom houses to be about 50 sqm, size comparable with Hong Kong apartments despite of much larger country. Worse than this, most apartments are studios or 1 bedroom, compared with Hong Kong which is dominated by 2-3 bedrooms. In subdivisions built by major real estate developers, houses are usually 2-3 bedrooms.

If this was not worse enough, there are many people living in informal settlers (aka slums, squatters), of the rest who have legal land titles, many built houses that still looks like slums. In downtown Manila every unused piece of land gets built up occupied by informal settlers, river beds are also heavily built, people living above highly polluted water and in danger of flooding. Even the 8-meter wide land between railways and nearby streets is the home for numerous poor families (cannot imagine how you can sleep as the trains horn continuously).

There are too many informal settlers for the government to take care about them. Government is trying to clear the slums from Philippines National Railway land and from danger areas such as river beds, and move them into socialized housing built at city outskirts, but people do not want to live there and move back to slums, which are conveniently located near workplace and amenities.

This is Forbes Park subdivision in Makati (average home price 5 million USD)…
Salcedo Village Forbes Park Forbes Park and Makati skyline

…and the typical Philippines houses from Metro Manila near Makati!
Pasay City slums Manila slums on river Village houses on water
Slums on Philippines National Railway Slums on Philippines National Railway

Happyland“, weird name for the biggest slum in Manila
Happyland, Manila Happyland, Manila

New housing estates (called subdivisions) are being built by private developers at city outskirts, less-dense developments, large open spaces, gated communities with guards, clubhouse and swimming pool.

The fastest developing cities are Dasmariñas, Bacoor and Inus (30 km south from downtown Manila, within Cavite province), here are the most subdivisions and most beautiful architecture, less slums and more wealthy people.

Modern housing developments in Cavite, Angeles and Mactan
St. Dominic Subdivision in Basak Mactan Timog Park Homes, Angeles City La Aldea Buena Homes, Mactan Cavite

Beautiful houses from Eastwood Greenview subdivision – Slums of the poor built on Philippines National Railway

I estimate average house size in legally-built developments at 30-50 sqm, but a significant amount of population lives in slums which their house size cannot be defined, some slums having just a small enclosed area for sleeping, and people spend whole day outdoor. Is common to see families of 10 people sleeping in a 5 sqm space.

While population was rising, cities did not expanded much horizontally but rather became denser and denser, in Metro Manila lots are over-subdivided by successive family generations and nowadays there are entire families squishing on lots small as 20 sqm.

What I do not understand yet, is why in smaller cities and countryside, where the land is cheap, people own large plots but still build extremely small houses. Living in tight spaces is part of Philippines culture?

Housing types

Subdivisions (aka Housing Complexes in other countries) became more common after year 2000. Rowhouses on plots small as 3.5 meters wide and 10 meters deep, with 24 meters between street axes, reaching densities of about 200 housing units per hectare, probably the densest housing development in the world (example: Ximena Mabalacatfloor plan).

Single detached = house surrounded by courtyard on all 4 sides, houses built at minimum 3 meters apart (1.5m setback for both houses).

Single attached = a definition that do not exists in any other country, with 1 or 2 firewalls (walls built at 0-lot boundary), built with same orientation so everyone is having windows facing to neighbor’s blank wall at 1.5m apart, giving the advantage of detached houses without shared walls. Sometimes the carport roof is attaching houses. They are VERY UGLY because on one side the roof is overhanging 700mm and on other side there is a blank wall that extend above roof.

Duplex = semi-detached, 2 houses symmetrical.

Rowhouse = synonym with british Terraced house or american Townhouse.

Bungalow = single-storey house, similar with American meaning. Unlike the rest of Asia where bungalow means a detached house regardless of number of floors.

Nipa hut = Philippines traditional houses found in rural areas, made by bamboo and other wood, they are so light that if you want to move somewhere else you can ask few villagers to carry your house on their shoulders, as seen in the below video, a practice called bayanihan. I do not understand the reason of moving since this type of move is limited by people’s walking distance.

Most common housing typologies in these subdivisions:

40 sqm 3-bedroom back-to-back terraces on 5×8 m land (example: Cedar Residencesfloor plan – I wonder how you can reach house door after parking, carport is 2.5 m wide and an average car 1.8 m wide will block the door).

50 sqm 2-bedroom terraces on 4×10 m land, (example Portville Mactan).

The subdivisions offer also bigger houses with 3 and 4 bedrooms but very few of them are over 100 sqm.

As 2014, prices of the 2-bedroom 40-50 sqm terraced bare houses vary from about 1 million PHP (22,000 USD) in Cavite to 3 million PHP in Metro Manila. 3-4 bedroom 100 sqm detached finished houses are 3 million to 10 million PHP.

Housing design regulations

In urban areas (non-subdivisions), according my study from satellite photos, most lots are within 4-10m wide and 10-16m long. Most plots vary from 40 sqm (minimum by law) to 120 sqm, very few lots are more than 120 sqm of land in urban areas. 80-120 sqm looks being average lot size. However, some people asked my help to design house plans for lots small as 20 sqm.

Philippines building code regulate habitable rooms at minimum 6 sqm and 2 meters wide, most houses are built at these minimum values, but corruption in real estate allow developers to build even smaller rooms, examples: Pioneer Woodlands bedrooms are less than 2m wide, Angeles, floorplan 25.5 sqm 2-bedroom home, bedrooms should be 1.9 x 2.4m internally.

For comparison, a nearby country Malaysia building code says 6.5 sqm bedroom and 9.3 sqm master bedroom, but these minimal sizes are rarely seen and only in public housing. I never seen any developer in Malaysia building anywhere closer to minimum requirements, they build usually 10-15 sqm common bedrooms and 15-25 sqm master bedroom.

House setback are 1.5m in front and sides, and 2m at rear. I never found a clear regulation about carport roofs and balconies within setbacks.

Ceiling height should be minimum 2.4 m, and 2.7 m for first floor, but in most houses, all floors are 2.4 m.

Bad house design: as seen in floor plans provided by developers, living room is so small that you cannot place a sofa, TV and dining table in same time, or dining chairs once pushed out, block the way between kitchen and bedrooms.

Kitchen stuff (sink, stove, fridge, cabinets) are together only 2 meters long. Some low-cost houses do not even have kitchen inside, sink being placed outdoor (so you are bitten by mosquito while washing dishes?).

Carports are often designed 2.5 meter wide, minimum by law, the floor plans illustrate cars but insufficient space to open car door (so how you can get out of car?), or the car is blocking the way to house main door. No wonder why we see many people parking on roadside. The idiot architects don’t know that 2.5 meter wide is OK only for open carparks, garages or any parking space between walls should be 3 meters minimum width, today cars average 1.8 m width and you need 90 cm space on driver side and 30 cm on other side.

I need feedback from local people. I understand that a large part of population is poor so low-cost housing is needed, but are these houses big enough for people needs? Or people will extend it over courtyard and destroy the urban landscape, like in Mexico?

Good website: www.pinoyrealty.com, few dozens house models, all with floor plans shown on site.

More stuff

Anyone who know or find resources about building code regulations across history please contact me!

According http://hlurb.gov.ph/wp-content/uploads/services/developer/rule1.pdf, the minimum lot areas and is rowhose 50 / 4m, duplex 80/attached sqm / 8 m, detached 100 sqm / 10/12 m (medium housing).
According http://hlurb.gov.ph/wp-content/uploads/services/developer/rule1n2.pdf, the minimum lot areas and frontages are: rowhouse 32 sqm / 4 m, duplex/attached 48 sqm / 6 m, detached 64 sqm / 8 m (economic / socialized housing).
According http://hlurb.gov.ph/wp-content/uploads/laws-issuances/board-resolutions/BR_824.pdf, the minimum lot areas and frontages are: rowhouse 36/28 sqm / 4/3.5m, duplex/attached 54/48 sqm / 6 m, detached 72/64 sqm / 8 m (economic / socialized housing).
Which is the truth??

http://grem.ph/realty-resources05.php specify different laws, setbacks 3 m at front, 2 m at back, 1 m at sides.

https://www.sheltercluster.org/Asia/Philippines/TropicalStormSendong2011/Documents/Revised%20implementing%20rules%20and%20regulations%20for%20BP%20220.pdf.
different laws again

More strange examples found during my study

Wallnut Grove, 22 sqm 1-bedroom house, 4m wide and 5.5m deep (smallest house ever?)
Gran Seville, 36 sqm single-floor 2-bedroom house.
Greeensbolough Dasmarinas, 40 sqm 3-bedroom house

M Place, block with apartments from 16 sqm studio to 40 sqm 2-bedroom
Cambridge Village, Condo with 2-bedroom apartments small as 30 sqm.
The Stratford Residences, 68-storey condo dominated by studio and 1-bedroom apartments. 3-bedroom apartments are only few on top 8 floors.

Note that all these horrible tiny houses are examples of LEGAL buildings, designed by architects and build with permit from government. Imagine that the slums are even worse!

Can’t find an empty plot of land? No problem, build OVER ROAD!
Bambang Barangay Hall build over road

Transportation

Manila Light Rail / Metro Rail was the first metro system in South Asia, opened 1984 but development was slow and presently it have only 3 lines totaling 51 km.

There are also modern buses, but most common means of transportation is the Jeepney, originally US Military vehicles which (few hundreds vehicles) were sold to locals when troops retired at end of World War II, locals converted them in buses by extending their wheelbases and installing roofs, and over-decorated, calling them Jeepney. Nowadays most Jeepneys are made 100% locally, resembling the shape of American Jeep but made 6-7 meters long, others are based on second-hand Japanese SUV, vans and trucks, still called Jeepneys despite being unrelated with American Jeep). About 50.000 Jeepneys are driving around Manila (according BBC).

These vehicles are over-decorated with various texts, religious messages and other bullshit, but not with their route (so how people know to pick the right one!?). They follow chaotic routes and stop anywhere even in middle of road, putting passengers in danger. In rural areas is common to see Jeepneys overcrowded with people sitting on their roofs, despite that it is an illegal practice (example video).

Old jeepney from 1950s Jeepney vs bus Jeepney overcrowded and overly-decorated

Another form of transportation unique in Philippines are Owner Type Jeep, hand-made vehicles resembling the US Jeep but in miniature, less than 3 meters long, most lacking seatbelts, windshield wipers, or other features standard for western cars since 1960s. Does anyone know what engine they have?

Philippines also have tricycles, common also in other South Asian countries, made from bicycles and motorcycles with a bench attached supported by a 3rd wheel, and roof. Some are even used as taxis. When you see a car, it looks giant compared to traditional vehicles!

Owner Type Jeep Trycicle waiting area

Philippines House Price Index vs Inflation
More charts with price index in Singapore, Thailand, Indonesia, Philippines on systemisbroken.blogspot.com

Page published for first time in 2012 and updated with more information over next years. Text written by me (Teoalida) and images taken from Wikipedia, Panoramio and other websites. Do you have useful information that worth adding? Did you found an error or have a contradictory opinion? Leave a comment!

73 comments

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    • WhatisaFilipino on August 20, 2018 at 2:18 am
    • Reply

    Hello Author,

    Good day! I am a Filipino and I have observed the same thing. I was not even aware until I read your study that parking spaces in these houses are also built on minimal space. Have you seen conditions in Lancaster it is somewhere in Cavite, Philippines? People are getting ripped off with false ads. It is more like living on pigeon houses really. I believe that most developers here go for the money and not thinking about providing consumers with quality houses/spaces. Thank you for your insight and I do hope more of my countrymen will be educated before buying these houses. It is sad for a beautiful country get ruined by this. Have a good day!

    • grace smith on January 19, 2019 at 11:35 am
    • Reply

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    • Noel Fuellas on April 2, 2019 at 4:45 am
    • Reply

    Good day! I have a 4 x 16.7 meter lot, is it possible to build a 3 bedroom 2 bathroom 2-storey house with space out front to park my car?(The HOA prohibits street parking) how much is a complete plan worth?
    TIA

    1. Because land is just 4 meters wide you cannot put 2 bedrooms on facade without overlapping them (see here an example of overlapping bedrooms at rear facade https://www.teoalida.com/design/Terraced-House-15x60ft.png ).

      Myself I retired from architecture but I have 2 partner architects in Philippines who can help you, I gave them your email to contact you and you need to negotiate price with them.

      • lin on June 30, 2019 at 4:01 am
      • Reply

      we can help you.your location and how can we contact you

    • jing joaquin on April 17, 2019 at 4:25 pm
    • Reply

    yes,its possible..

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