Property Management in Manila: Services, Fees & How to Choose a Manager

What Is Property Management in Manila?

Property management is a service where a company runs your rental on your behalf: it finds the tenant, signs the lease, collects rent, coordinates repairs, and reports back to you every month. In Manila, it also means dealing with things that are specific to the city — condo administration offices, association dues, move-in permits, building rules, and the requirements of the Rent Control Act (RA 9653).

Most demand for property management in Manila comes from three kinds of owners: OFWs and Filipinos living abroad, foreign investors who bought pre-selling condos in Makati or BGC, and local professionals who own one or two units but don't have time to answer tenant messages at 11pm.

What a Property Manager in Manila Does for You

A full-service property manager in Metro Manila typically handles:

• Pricing and listing — setting a rent based on comparable units in the same building and district, taking proper photos, and listing the unit on the major rental platforms and broker networks.
• Tenant screening — checking IDs, employment or company sponsorship, previous landlord references, and for expats, visa and work-permit status.
• Lease and move-in — preparing a lease that complies with Philippine law, collecting the deposit and advance, notarizing the contract, and filing the condo's move-in requirements.
• Rent collection — collecting monthly rent or post-dated cheques, following up on late payments, and remitting the net amount to you.
• Maintenance coordination — receiving repair requests, getting quotes, sending trusted contractors, and making sure the work is done properly.
• Building and admin matters — association dues, utility transfers, gate passes, and communication with the property management office of the building.
• Move-out and renewal — inspection against the move-in inventory, fair deposit deductions, and either renewing the lease or re-listing the unit quickly.
• Monthly reporting — a clear statement of rent received, expenses paid, and your net income.

Property Management Fees in Manila (2026)

Fees in Metro Manila usually fall between 7% and 12% of the monthly rentfor ongoing management. Tenant placement is normally charged separately at about one month's rent. Here is how the common structures compare:

Example: a one-bedroom in BGC renting at ₱60,000 per month under 7% management costs ₱4,200 a month. If the manager fills a vacancy even two weeks faster than you would on your own, that alone covers about seven months of fees.

Property Management in Makati and BGC

Makati and Bonifacio Global City are the two most active premium rental markets in Manila. Tenants are mostly multinational employees, expats, and young professionals, many of them on company-paid housing with fixed budgets and fixed start dates. That makes the market fast-moving, but also demanding: tenants expect a responsive landlord, a clean and well-maintained unit, and a professional lease.

A few things matter more here than elsewhere in the city:

• Building rules — towers in Makati CBD, Rockwell and BGC have strict move-in, renovation and pet policies. A manager who knows each building's admin office saves weeks of back-and-forth.
• Corporate leases — many tenants rent through their employer, which means company contracts, official receipts and specific payment schedules.
• Furnishing standards — fully furnished, well-photographed units rent faster and for more. Small upgrades often pay for themselves within the first lease.

For a closer look at these two districts, read our guide to property management in Makati and BGC.

Managing a Manila Property From Abroad

If you are an OFW or live overseas, a property manager becomes your eyes and hands in Manila. The essentials to look for:

1. Remote approvals — you should approve tenants, repairs above a set amount, and lease terms by email or chat, without needing to fly home.
2. Online visibility — an owner dashboard or regular statements so you can see rent, expenses and documents at any time.
3. Reliable remittance — rent transferred to your Philippine or overseas account on a fixed schedule.
4. A special power of attorney (SPA) — for some building and utility matters, the manager may need a limited SPA. A good manager will tell you exactly what it covers.

We cover this in more depth in our OFW property management guide.

How to Choose a Property Manager in Manila

Before you sign a management agreement, ask every candidate these questions:

1. Which areas and price ranges do you specialise in? A manager focused on your district knows the buildings, the tenants and the realistic rent.
2. What exactly is included in the fee? Get the scope in writing: rent collection, repairs, renewals, inspections, reporting.
3. How do you screen tenants? Ask what documents they check and whether you get the final say.
4. How fast do you respond to emergencies? A leak in a high-rise affects the units below; response time matters.
5. How do I see what is happening? Monthly statements at minimum; an online dashboard is better.
6. What is the notice period to end the agreement? You should be able to leave without penalty if service is poor.

Common Mistakes Manila Landlords Make

• Pricing on hope, not data — listing ₱10,000 above comparable units usually costs more in vacancy than it gains in rent.
• Skipping proper screening — a friendly viewing is not a background check.
• No written, notarized lease — verbal agreements leave both sides unprotected.
• Ignoring the Rent Control Act — RA 9653 limits increases and eviction grounds for covered units; know whether yours is covered.
• Delaying small repairs — humidity and heavy rain turn small leaks into mould and ceiling damage quickly.

Why Owners Choose TrackMyProperty.ph

TrackMyProperty.ph is a property management company focused on premium residential units in Makati and BGC. We work with properties renting at ₱50,000 per month or more, so every client gets hands-on service rather than being one of hundreds of units.

• Tenant placement fee charged only when a tenant actually moves in.
• Full management from 7% of monthly rent, with repair coordination included.
• An online owner dashboard with your documents, payments and monthly reports.
• Built for OFWs and overseas owners — everything can be handled remotely.

Compare all options on our plans and pricing page, or read about how rent collection works in Manila and how we find tenants.

Frequently Asked Questions