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Is it expensive to buy a brand-new condo in BGC?
To tell you frankly, yes.
BGC is one of the priciest condo markets in Metro Manila, and financing usually requires more than a single loan to cover the full cost. This guide walks you through what to expect when buying a brand-new condo in BGC in 2026.
BGC Condo Market Overview
Bonifacio Global City (BGC) is a planned business and residential district in Taguig City, known for wide sidewalks, corporate towers, and a dense cluster of high-rise residential developments. New condo projects here range from compact studios to branded residences; and because BGC sits at the top end of the Metro Manila property market, most units carry price tags well above what first-time buyers see in other parts of the city.
Condo Types and What To Expect on Price
BGC condo developments span everything from studio units to large 3-bedroom and branded residences, and pricing varies depending on unit size, building, and finish level.
Here is a general breakdown by unit type.
Studio units (approx. 35 sqm to 45 sqm): PHP 10,000,000 to PHP 13,000,000.
A 35 sqm studio typically averages around PHP 10 million to PHP 11.6 million.
One-bedroom units (approx. 46 sqm to 65 sqm): PHP 14,000,000 to PHP 25,900,000
A 46 sqm 1BR often lists around PHP 14.7 million, while a premium 58 sqm to 65 sqm pre-selling suite can reach PHP 21 million to PHP 25.9 million.
Two-bedroom units (approx. 74 sqm to 110 sqm): PHP 16,000,000 to PHP 32,900,000 and up
Mid-range 74 sqm units start around PHP 15.8 million to PHP 16.2 million, while high-end 80 sqm to 106 sqm units command PHP 26 million to PHP 32.9 million.
Three-bedroom and larger luxury units (113 sqm to 280+ sqm): Around PHP 28,000,000 to PHP 42,000,000 and up
Higher-end branded residences can easily breach the PHP 50 million to PHP 100 million-plus mark.
As a general rule, larger units and low-density developments command a premium over standard mid-rise buildings. If you are comparing a BGC condo for sale across several buildings, checking unit size against price per square meter will give you a clearer sense of value than the sticker price alone.
Financing a BGC Condo: Pag-IBIG and Bank Loans
Since most BGC units cost well above the PHP 10,000,000 Pag-IBIG housing loan limit, buyers looking for high-end real estate cannot rely on government financing alone.
Because you cannot split a primary mortgage between Pag-IBIG and a commercial bank for a single property, buyers of luxury BGC condos typically use one of two strategic financing routes:
- Larger Down Payment: Buyers pay off the excess balance upfront using personal savings or in-house developer equity, keeping the remaining loan amount strictly within the Pag-IBIG cap to take advantage of its long-term fixed interest rates.
- Pure Bank Financing: For premium properties where the remaining balance is too massive to cover out-of-pocket, buyers opt entirely for a commercial bank home loan. Filipino banks offer significantly higher loan caps that easily match the multi-million peso valuations of BGC real estate
Pag-IBIG Fund
Pag-IBIG has raised its maximum housing loan limit to PHP 10,000,000 under the Expanded 4PH Program, aimed at helping middle-income buyers acquire homes in highly urbanized areas. For loan applications filed on or before December 31, 2026, a promotional rate of 5.75% per annum applies, fixed for the first three years of the loan.
To qualify for a Pag-IBIG housing loan, you generally need to be an active member with at least 24 months of consecutive savings contributions. Applicants must be at least 21 years old and no more than 65 years old at the time of application, and the loan must mature before the borrower turns 70. Total monthly amortization is usually capped at 30% to 35% of verified gross monthly income.
Bank Loans
Bank rates vary by fixing period and lender. As of July 2026, here are some of the rates from BPI, BDO, and Metrobank. Contact your preferred branch or check their official website for the most up-to-date, personalized quotes.
Taxes and fees when buying in Taguig
Transaction costs for a BGC condo are calculated based on whichever is highest among the Gross Selling Price, the BIR zonal value, or the fair market value.
- Capital Gains Tax (CGT): 6% of the property value, for real estate classified as a capital asset. This is usually shouldered by the seller unless the contract states otherwise.
- Documentary Stamp Tax (DST): 1.5% of the property value, paid by the buyer.
- Local Transfer Tax: Generally between 0.50% and 0.75% depending on the property’s location, with 0.6% standard across Metro Manila cities including Taguig.
- Value-Added Tax (VAT): 12% of the gross selling price applies when buying directly from a developer or from a seller habitually engaged in real estate. Given BGC price points, the VAT exemption threshold for lower-value residential sales will not apply here.
- Registration Fee: Charged on a sliding scale rather than a flat rate. Check lra.gov.ph or your local Registry of Deeds for the exact fee that applies to your property’s value.
The Title Transfer Process in Taguig City
Transferring a Condominium Certificate of Title (CCT) into your name in Taguig City runs through the Bureau of Internal Revenue (BIR) RDO 44 and the Taguig Registry of Deeds.
The process follows four steps:
- Pay taxes at the BIR. File and pay the CGT and DST within their respective deadlines to receive a Certificate Authorizing Registration (CAR).
- Settle the local transfer tax. Bring the CAR to the Taguig City Treasurer’s Office, pay the transfer tax, and receive a Tax Clearance.
- Register the title. Submit the Deed of Absolute Sale, the CAR, and the Tax Clearance to the Taguig Registry of Deeds, which issues the new title under your name.
- Update the tax declaration. Bring the new title to the Taguig City Assessor’s Office to update the property’s Tax Declaration.
Documents Required:
- Notarized Deed of Absolute Sale (DOAS)
- Owner’s Duplicate Copy of the Title (TCT/CCT)
- Certified True Copy of the Title
- Latest Tax Declaration & Real Property Tax (RPT) Clearance
- BIR TIN of both Buyer and Seller
Condo dues and fees to budget for
Living in BGC comes with a premium price tag, and that includes some of the highest condo dues in the Philippines. These monthly fees aren’t just for show though as they directly fund BGC’s top-tier private security, infrastructure upkeep, and utility management that make the property stand out.
Dues typically range from PHP 90 to PHP 160 per square meter per month, though the exact rate varies by development. A 50 sqm one-bedroom unit might see monthly dues between PHP 4,500 and PHP 8,000, while a premium 150 sqm three-bedroom unit could run between PHP 13,500 and PHP 24,000 a month. Developments with low-density layouts and private elevator entries tend to sit at the upper end of this range.
Beyond monthly dues, condo corporations occasionally pass down special assessments for major structural work such as repainting, elevator overhauls, or swimming pool restoration. Factor a buffer for these into your long-term budget.
Buying from abroad: What OFWs and Diaspora Buyers Need To Know
If you are an OFW or living abroad, you can complete a BGC condo purchase without returning to the Philippines, but the process requires extra planning. Buying a condo remotely centers on one document: the Special Power of Attorney (SPA).
An SPA lets you appoint a trusted representative physically present in the Philippines, known as your attorney-in-fact, who can sign the Contract to Sell, apply for your Pag-IBIG or bank mortgage, and accept the unit turnover on your behalf.
How you authenticate your SPA depends on where you are based. If you reside in a country that belongs to the Apostille Convention, such as the United States, United Kingdom, Japan, Australia, or Spain, you sign the SPA before a local notary public, then have it certified by your host country’s designated authority to receive an Apostille Certificate. Once apostilled, the document is legally binding in the Philippines with no further authentication needed. If you are in a country outside the Apostille Convention, such as the UAE or Saudi Arabia, your SPA instead needs Consularization at the nearest Philippine Embassy or Consulate.
Many BGC developers accept scanned documents and digital signatures to temporarily hold your unit reservation. However, the original physical copies of your apostilled or consularized SPA still need to be shipped by courier to the developer’s Philippine office before the Contract to Sell can be fully signed and released.
If you plan to use the Pag-IBIG financing track from abroad, you will need a valid Overseas Employment Certificate or a certified active employment contract, translated to English if you work in a non-English-speaking country. You will also need proof of remittance covering at least six consecutive months, to show that you have a steady flow of income.
For a more detailed step-by-step guide on how to buy properties as an OFW, read our How to Buy a House in the Philippines: Complete 2026 Step-by-Step Guide
Who a BGC condo suits best
A BGC condo works well for buyers prioritizing walkable, mixed-use urban living close to major offices, or for investors targeting a location with consistently strong rental demand. Given the price bracket, it suits buyers who can comfortably manage a combination of financing sources rather than relying on a single loan.
If your budget or priorities lean toward a lower entry price, it may be worth comparing BGC against other Metro Manila districts before committing.
Ready to see what is currently on the market? Browse BGC condos for sale on Lamudi to compare current listings and start shortlisting units that fit your budget and financing plan.
