Retiring in the Philippines in 2025: Top 10 Places to Live, Budget, Visa, and Practical Tips

Retirement in the Philippines in 2025: best places to live, cost of living, rent or buy, retirement visa process, and taxation. Complete and updated guide.

BLOG PHILIPPINES

8/1/202515 min read

🟩 Retiring in the Philippines in 2025:

The 10 Best Places, Budget, Visa, and Practical Tips

With its tropical climate, idyllic beaches, low cost of living, and warm population, the Philippines continues to attract a growing number of foreign retirees. In 2025, this Southeast Asian country appeals not only for its stunning landscapes but also for its ease of settlement.

However, choosing the right place to live, estimating a comfortable monthly budget, understanding property rules, and securing the Special Resident Retiree’s Visa (SRRV) are all essential.
This guide offers a complete, up-to-date overview to help you prepare for a peaceful retirement in the Philippines.

🏙️ Where to Retire in the Philippines?

5 Ideal Cities for a Peaceful Retirement

1. Dumaguete (Negros Oriental)

Often called the “retirement city” of the Philippines, Dumaguete offers a peaceful lifestyle, a well-established expat community, and reliable medical infrastructure. With its provincial charm, seaside cafés, and very low cost of living, it’s a favorite among retirees. Rents are affordable, and daily life feels calm and easygoing.

2. Tagaytay (Cavite Province)

Just 90 minutes from Manila, Tagaytay is known for its cooler climate due to its elevation. Surrounded by green hills and overlooking Taal Volcano, the city provides a serene atmosphere, excellent restaurants, and good road access to the capital. It's ideal for retirees who want proximity to an international airport without the chaos of city life.

3. Iloilo City (Panay Island)

Modern, clean, and well-planned, Iloilo has grown in popularity in recent years. It's a cultural and university city with modern infrastructure, excellent healthcare, and a balanced cost of living. It offers a mix of tradition and progress that suits retirees seeking quiet comfort.

4. Cebu City (Cebu Island)

As the country’s second-largest city, Cebu combines economic energy, top-tier hospitals, and nearby beaches. While areas like I.T. Park are buzzing with activity, residential neighborhoods like Banilad or Talamban offer peaceful living. A great compromise between city life and nature.

5. Cagayan de Oro (Northern Mindanao)

Less touristy but very livable, Cagayan de Oro is attractive for its mild climate, safety, and low cost of living. The city is growing rapidly, has an international airport, and offers access to beautiful natural areas—perfect for active retirees.

🏝️ 5 Peaceful Islands for a Relaxed Retirement

1. Bohol

Known for its lush landscapes, Chocolate Hills, and white-sand beaches, Bohol offers a balance of nature, safety, and accessibility. The Panglao area is particularly popular for its calm lifestyle and airport proximity—ideal for sea lovers and simplicity seekers.

2. Palawan

Regularly ranked among the world’s most beautiful islands, Palawan impresses with its untouched nature. While El Nido and Coron are known for lagoons and diving, Puerto Princesa is the best retirement option with essential services, healthcare, and a functional airport.

3. Siquijor

A small mystical island near Dumaguete, Siquijor is perfect for retirees seeking total tranquility. Locals are welcoming, landscapes are stunning, and the pace of life is slow and peaceful. A great choice for reconnecting with nature.

4. Camiguin

Nicknamed “the island born of fire” for its volcanoes, Camiguin offers hot springs, waterfalls, lush forests, and a peaceful pace. It’s relatively unknown to mass tourism yet easily accessible, making it a favorite for those wanting peace and security.

5. Bantayan Island (north of Cebu)

Still untouched by mass tourism, Bantayan features quiet beaches, fishing villages, and a simple lifestyle. Life follows the rhythm of the sun and sea. Accessible from Cebu within a few hours, it combines a sense of escape with access to healthcare and services.

🌴 Common Benefits of These Destinations

Affordable cost of living: From €600 to €1,200/month for a solo expat in the provinces (including housing).
Reliable medical services, especially in medium to large cities.
Supportive expat communities, which make integration easier.
Slow pace of life, perfect for both active and relaxed retirement.
Extraordinary nature: beaches, mountains, forests, and the sea offer endless outdoor activities.

Each location strikes its own balance between comfort, social life, authenticity, and access to services. Your retirement choice depends on what matters most to you: community, calm, health, or adventure.

How many English-speaking retirees actually live in the Philippines in 2025?

There are no recent official statistics specifying the exact number of English-speaking retirees living in the Philippines in 2025. Available public figures from organizations such as the Philippine Retirement Authority (PRA) categorize foreign retirees by nationality, not by native language. Among the primary groups, Chinese (38%), Koreans (19%), and Indians (9%) lead in 2024, while Westerners (Europeans, North Americans, Australians) form a minority.

Since English is an official language of the Philippines, life is particularly accessible for anglophone retirees, whether they come from the United States, the United Kingdom, Canada, Australia, or other Commonwealth countries. This accessibility indeed draws a significant number of North American, Australian, and European English-speaking retirees, but detailed numbers are not published.

Estimates and reports from expat associations mention several thousand retirees originating from English-speaking countries, especially Americans (historically the largest Western group due to the countries’ shared history), followed by Britons, Canadians, and Australians. English-speaking retirees mainly reside in major cities like Manila, Cebu, and Dumaguete, as well as in popular seaside destinations (Bohol, Palawan, Davao).

In summary: As of 2025, it is not possible to provide an official figure, but various reports and accounts consistently indicate that the population of anglophone retirees in the Philippines (US, Canada, UK, Australia, etc.) numbers in the several thousands. This figure is much higher than that of French-speaking retirees, but far lower than the number of Asian retirees (notably Chinese and Koreans). The majority are fluent in English, making integration into local society and expatriate communities easy.

💡 What Budget Should You Plan for Retirement in the Philippines in 2025?

The cost of living remains highly competitive in 2025, especially for European retirees. Here’s an overview of typical monthly expenses for a solo retiree living comfortably (excluding luxury lifestyle), including rent, food, healthcare, leisure, and transport.

1. Housing (Monthly Rent)

Mid-sized cities/provinces (e.g., Dumaguete, Iloilo, Bohol):
- Studio in city center: €180–€320
- Suburbs: €130–€260
Large cities (e.g., Cebu, Manila, central Tagaytay):
- Studio in center: €240–€600
- Suburbs: €170–€400
Islands:
- Bantayan, Siquijor: similar to provincial prices
- Palawan, North Cebu (tourist zones): slightly higher

2. Food & Groceries

Monthly groceries (1 person): €80–€200 depending on supermarket vs. local market.
Restaurant meals: €3–€9 for simple dishes, up to €10–€12 in tourist or fine restaurants.
Retirees who cook local meals save significantly compared to those buying imported products.

3. Healthcare / Insurance

Private doctor visits: €10–€25 per consultation.
Local or international insurance: €40–€90/month per person.
PhilHealth: affordable public coverage, but often supplemented with private insurance for better care access.

4. Utilities & Internet

Electricity, water, waste: €60–€100/month (more if you use air conditioning often).
High-speed internet: €25–€45/month.
Mobile phone plan: €7–€14/month.

5. Transportation

Public transport (jeepneys, buses): €8–€20/month.
Taxis and fuel: very affordable. Short taxi ride: €1–€4. Monthly transport card: €8–€15.

6. Leisure & Extras

Local leisure (cinema, gym, excursions): €50–€100/month.
Dining out and travel: depends on lifestyle.
Add a small cushion for hobbies or domestic travel.

Total Estimate

A solo retiree with a moderate but comfortable lifestyle should plan for €800–€1,200/month depending on location and preferences.
More modest lifestyles in rural or low-tourist areas can be sustained with as little as €600–€800/month.

📝 Final Tips & Notes

Location matters: Remote islands and provincial towns are cheaper (e.g., Dumaguete, Iloilo, Bohol).
Big cities (Cebu, Manila, Tagaytay): Slightly higher cost, but better healthcare.
Private insurance is strongly recommended.
Living like a local can dramatically reduce expenses.
The SRRV (Retiree Visa) requires a $10,000 deposit and proof of an $800/month pension.

✅ Summary

Retiring in the Philippines allows for a comfortable lifestyle at a fraction of the cost compared to Europe. Choosing the right region, securing good health coverage, and budgeting realistically ensures a smooth and fulfilling experience.

A monthly budget of €800 to €1,200 is more than enough for most popular cities and islands among expats.

🏠 Can Foreigners Buy Property in the Philippines?

Foreigners cannot legally own land in the Philippines. However, they are allowed to purchase a condominium unit in a building where at least 60% of the units are Filipino-owned.

Many retirees prefer long-term rentals:

One-year renewable leases are common.
It's possible to rent a house with a garden starting at €400/month in certain areas.

Important: All real estate transactions should be reviewed by a local lawyer or notary to avoid scams.

Buying or Renting a 50m² Condo in the Philippines in 2025: Practical Details and Prices

Purchase – Average Price of a 50m² Condo

Manila (2025): ~PHP 150,000 per square meter, or around €2,400/m² at the current exchange rate.
➤ A 50m² unit in a standard area: ~€120,000.
Premium areas (e.g. Makati, BGC): up to PHP 200,000–250,000/m² (€3,200–€4,100/m²), so expect €160,000–€205,000 for 50m².
Provinces (e.g. Dumaguete, Iloilo): A 50m² unit may cost only €60,000–€80,000.

Legal Restrictions for Foreign Buyers

Foreigners can only own condos in buildings where no more than 40% of the total units are foreign-owned.
Land ownership is prohibited, but long-term land leases may be possible (rarely for residential use).

Rental Options – Condo or House with Garden

Monthly Rent (50–80m²):

Provincial towns (e.g. Bohol, Iloilo, Dumaguete): €200–€350 for a condo, €350–€450 for a house with garden.
Manila or Cebu: €300–€500/month for a well-located 50m² condo (luxury condos can go up to €600+).
Contracts: Most rentals are one-year renewable leases.
Security deposit: usually 2 to 3 months of rent.

⚠️ Warning: Always have contracts and transactions reviewed by a local legal expert.

Before Buying – Key Rules

Only buy in residences with less than 40% foreign ownership.
Work with a licensed real estate agent (PRC) and verify the property title.
Check for existing disputes, building compliance, and additional costs (taxes, transfer fees, HOA dues).
Taxation: Capital gains and inheritance taxes may apply to non-residents.

Summary:
A foreigner can legally buy a 50m² condo in the Philippines for anywhere between €60,000 and €120,000, depending on location.
Renting remains common and flexible, starting around €200–€400/month depending on property type and region.
Always work with a licensed lawyer or notary to protect your investment and avoid legal issues.

🛂 How to Obtain the SRRV (Retiree Visa)?

The SRRV (Special Resident Retiree’s Visa) is one of the most advantageous retirement visas in Asia.

Basic Requirements:

Minimum age: 50 years
Bank deposit:
- With pension: $10,000
- Without pension: $20,000–$50,000
Monthly income: At least $800 USD (recommended)
Required documents:
- Valid passport
- Medical certificate (by licensed physician)
- Police clearance from your home country (apostilled)
- NBI clearance if residing in the Philippines
- Proof of bank deposit
- ID photos
- Marriage/birth certificates for dependents (spouse, children under 21)

The deposit is held as long as the SRRV is active, and can be used in some cases to purchase a condo or secure a long-term rental.

Application Process:

Choose your SRRV program (with/without pension)
Open a bank account and deposit the required funds
Submit your file to the Philippine Retirement Authority (PRA)
Processing time: ~3–4 weeks
Final step: sign your Oath of Affirmation and receive your SRRV

Key Benefits of the SRRV:

Permanent residency, no re-application needed
Unlimited entries and exits
No exit clearance or re-entry fees
Right to rent or own a condo, open a bank account
Tax-free import of personal goods (up to $7,000 value)
Full access to public and private healthcare systems
Permission to work, invest, or start a business
Eligible for senior discounts on services and healthcare

💼 Taxation for Foreign Retirees in 2025

Good news:

Foreign pensions are not taxed in the Philippines if sourced outside the country.
No property tax or wealth tax for non-land-owning foreigners.
No local tax on pension income from abroad.
The France–Philippines tax treaty prevents double taxation on pensions and retirement income.
Local income (e.g. from rentals, business, or employment in the Philippines) is taxable under Philippine law.

📝 Practical Reminders:

If buying a condo, verify the foreign ownership ratio is under 40%.
Prepare all original documents translated and apostilled as needed.
Apply through an authorized PRA agent or the official PRA website.
Ensure all legal steps are followed to avoid errors or scams.

🟫 Conclusion

Retiring in the Philippines in 2025 offers a rare mix of affordability, serenity, and freedom. Whether you prefer a vibrant city like Cebu or a peaceful haven like Siquijor, the country offers diverse lifestyles to suit all preferences.
With the SRRV, advantageous tax conditions, and a relatively low cost of living, the Philippines stands out as one of the top retirement destinations in Asia.
All that remains is to prepare well… and take the leap.

🟩 Buying Property in the Philippines When Married to a Filipino Citizen: Benefits, Risks & Legal Safeguards (2025)

In the Philippines, foreigners are legally prohibited from owning land in their own name. However, many expats still choose to settle permanently in the country, often after marrying a Filipino citizen. While marriage does open the door to certain property ownership options, it does not guarantee full legal protection for the foreign spouse.

Should you buy property under your Filipino spouse’s name? What are the actual benefits? What are the legal risks? What precautions can protect your rights? This guide will help you navigate the process with clarity.

🟧 1. What Philippine Law Says

Under Philippine law, only Filipino citizens can legally own land.
Foreigners may purchase a condominium unit, provided that at least 60% of the development is Filipino-owned.

In the case of marriage to a Filipino, it is possible to buy a house or land, but only in the name of the Filipino spouse. The property title (Transfer Certificate of Title) will legally belong exclusively to them.

🟨 2. Potential Benefits

✅ Easier Access to Land Ownership

Marriage to a Filipino citizen allows you to indirectly gain access to land ownership, including:

Detached houses
Agricultural or residential lots
Plots in private subdivisions

✅ Family and Residential Stability

Buying a property under your spouse’s name can help establish a stable home, especially if you plan to raise a family in the Philippines.

✅ Simplified Local Tax and Banking

Since the property is legally owned by a Filipino, certain banking and tax procedures are simplified compared to foreign-owned real estate.

🟥 3. Major Legal Risks You Should Not Overlook

⚠️ No Legal Ownership or Claim

Even if you pay for the property in full, you will have no legal ownership rights if the property is under your spouse’s name. In case of separation or unexpected death without a clear will, you could lose everything.

⚠️ No Divorce Protection (Under Philippine Law)

Divorce is not recognized in the Philippines (except in rare cases for foreigners). In case of a dispute, Philippine law usually favors the citizen spouse.

⚠️ Possibility of Disputes or Manipulation

If the relationship deteriorates, your spouse can sell, mortgage, or transfer the property without your consent, as they are the sole legal owner.

🟨 4. Essential Legal Safeguards

📜 Sign a Clear Private Agreement

Have a notarized contract or private agreement stating that you financed the purchase, and define your right to use or recover the property value.

🧾 Register a Usufruct or Long-Term Lease

You cannot own land, but you may obtain a legal right of use (usufruct, leasehold, or 25–50 year renewable lease agreement) that gives you residence or business use rights.

🧑‍⚖️ Draft a Local Will in the Philippines

If your spouse dies without a will, the estate will be distributed according to Philippine inheritance law. Having a legally valid local will helps define succession terms clearly.

💼 Consult an Independent Local Lawyer

Before making any real estate transaction, consult a licensed Filipino lawyer who specializes in property, marriage, and tax law.

🟫 Conclusion

Buying property in the Philippines while married to a Filipino may appear simple—but without proper legal protections, it involves considerable risks. In 2025, many expats regret having entered into informal or undocumented property agreements.

Even in a loving and stable marriage, it is crucial to protect your legal rights, prepare for life’s uncertainties, and act cautiously.
Love does not exempt you from the law—especially when dealing with real estate in a foreign country.

🏠 Investing in Rental Property in the Philippines: A 2025 Guide for Real Estate Investors

The Philippines continues to rise as one of Southeast Asia’s most attractive destinations for real estate investment. With relatively low property taxes, affordable mortgage payment options through local lenders, and a growing demand from both locals and renters, the country is gaining ground among real estate investors seeking stable cash-flow and long-term passive income.

In this guide, we’ll walk you through the process to buy a property, manage tenants, and explore opportunities in hot regions like Tagbilaran and across the Visayas.

🌴 Why Invest in Property in the Philippines?

Whether you're looking for a second-home, a beach resort investment, or a single-family rental unit in a growing barangay, the Philippines offers:

Low entry prices compared to Western markets
High rental yields in coastal and tourist zones
Favorable tax treatment, including depreciation
A growing expat and digital nomad population
Options to work with a local property manager or management company

💰 Costs to Consider Before You Buy

Before becoming a homeowner or landlord, you should prepare for the full range of expenses, including:

Down-payment: Usually 20–30% if you apply for a home loan through a Philippine bank or lender
Closing costs: Typically 5–7% of the sale price, covering transfer fees, legal fees, and documentation
Property taxes: Very low compared to Europe or the U.S.—often under 1% per year
Renovation: Budget for property upgrades, especially if you're purchasing an older unit for rental
Property management: Hiring a management company or property manager can cost 5–10% of your monthly income but saves time and headaches

📍 Top Locations for Rental Properties in the Visayas

Tagbilaran City, Bohol

This rising star in the Visayas offers access to beaches, diving spots, and an international airport. Tagbilaran is ideal for investing in a single-family rental or a beach resort conversion. Tenant demand is rising thanks to tourism and domestic migration.

Cebu City

A hotspot for digital nomads and remote workers. The city has reliable infrastructure and demand from long-term tenants and renters in condos and apartments.

Iloilo

Modern, clean, and affordable, Iloilo is attracting retirees and professionals. It’s perfect for rental properties with strong per-month income potential and room for property investment appreciation.

Dumaguete

Known as the "City of Gentle People", this peaceful university town is a magnet for foreign retirees and scholars. Rental demand is high, especially for affordable, well-managed rental property units.

👥 Managing Tenants and Your Role as a Landlord

Being a landlord in the Philippines can be rewarding—especially with the right tenants. But it also comes with responsibilities:

Screen every tenant carefully: check income, employment, and rental history.
Use a legal lease contract reviewed by a local attorney or barangay office.
Collect deposits (typically 2 months), and define clear terms on mortgage payment dates, maintenance, and exit clauses.
Work with a reliable property manager to handle renters, repairs, and collections—especially if you're abroad.

📉 What About Risks? (And the Whale in the Room)

Like any market, real estate in the Philippines isn’t without risk.
The “whale in the room” is unpredictability: currency fluctuations, political shifts, and natural disasters. Also, the lack of a formal credit rating system makes tenant screening trickier than in Western countries.

But with careful planning, legal support, and local experience, you can minimize exposure and build cash-flow–positive investment property portfolios over time.

🔁 Buy and Hold for Passive Income

If your goal is long-term passive income, focus on areas with:

High rental demand (Cebu, Iloilo, Tagbilaran)
Accessible transportation and amenities
Solid local communities where landlords are respected
Potential for future capital appreciation through renovation or development

Investing in rental properties in the Philippines is not just about flipping—it’s about strategic, long-term ownership that builds stable per-month returns.

🧾 Final Checklist Before You Invest

✅ Work with a licensed real estate agent
✅ Hire a local attorney to review all contracts
✅ Budget for property taxes, closing-costs, and renovation
✅ Choose areas with proven tenant demand
✅ Use a professional property manager if investing remotely
✅ Consider the long-term cash-flow and not just short-term resale value

🟫 Conclusion

In 2025, the Philippines remains a high-potential market for international real estate investors. Whether you aim to create passive income, retire in the Visayas, or grow a portfolio of rental properties, there are many opportunities for smart, patient investors.

Just remember: being a landlord isn’t just about collecting rent. It’s about understanding the market, managing people, and playing the long game.

🟨 FAQ – Retiring and Investing in Real Estate in the Philippines (2025)

❓ Can foreigners invest in Philippine real estate?

Foreigners may not purchase land, but they can legally invest in condominiums, provided Filipinos own at least 60% of the total units. This is the most common way to build real estate assets legally.

❓ Can foreigners rent out property they own?

Yes. Foreigners can rent out a condo they legally own. Rental income must be declared to the Philippine tax authorities. It’s recommended to use a local property management service.

❓ What are the tax rules on rental income in the Philippines?

Rental income from Philippine real estate is subject to local income tax if rented to residents. Non-residents may benefit from tax treaties (e.g., France–Philippines) and deductions depending on residency status.

❓ Is there a tax incentive or “defiscalization” program?

Philippine tax law doesn’t offer French-style schemes like Pinel. However, some tax benefits exist for foreign investors in economic zones or long-term leases. Consult a local tax advisor for eligibility.

❓ How much are notary and transaction fees?

Expect to pay 5–7% of the property’s value, including social charges, transfer tax, and notary/legal fees. These apply to both residential and investment purchases.

❓ Is shared rental (colocation) legal?

Yes. Shared housing is legal, especially near universities or city centers. It can increase rental yields for investment properties.

❓ Can I invest through a French SCPI or real estate fund?

No. French SCPIs are not permitted to invest directly in the Philippines. Some international or regional real estate funds may offer exposure—always check their legal status and compliance.

❓ How is the Philippine real estate market in 2025?

The market remains strong in urban areas like Manila and Cebu, especially in residential and tourist zones. New-build condos and rental investments are still attractive for long-term growth.

❓ Can I get a mortgage in the Philippines as a foreigner?

Philippine banks generally do not grant mortgages to non-residents. You must buy property in cash or finance it through a loan in your home country.

❓ What’s the difference between a primary residence and a rental investment?

Your primary residence is where you live; a rental investment is designed for income. Tax rules vary—use a simulator or financial advisor to assess your investment.

❓ Do I need to declare a Philippine property in France?

Yes. If you are a French tax resident, you must declare any foreign real estate assets, even if rented locally. Social contributions may also apply based on the income source.