From congestion to connectivity
Previously, owning a home in the Philippines was predominantly influenced by closeness to Metro Manila’s commercial areas. Commuting each day was lengthy, and few transportation choices meant that people often had to live in cities even with increased real estate costs.
Nevertheless, recent advancements in infrastructure are cutting down travel times and altering buyer inclinations. With improved infrastructure, employment opportunities arise; and when these positions become available, individuals have the chance to establish stable lifestyles. This process nurtures the emergence of dynamic neighborhoods as fresh prospects draw workers along with their families who aspire for security and progress.
As job opportunities arise, individuals tend to relocate to these emerging regions, leading to an increased demand for retail spaces, recreational hubs, learning institutes, medical services, and various supporting infrastructures as well.
Gradually, these neighborhoods thrive, providing inhabitants with an enhanced standard of living that mirrors urban amenities within a suburban setting. This attracts further growth beyond Metro Manila and enhances the regional economy.
Traffic jams in Metro Manila
Metro Manila is famous for its heavy traffic, placing 27th in congestion levels and 14th in travel time among the 500 cities evaluated in the TomTom Traffic Index for 2024.
According to the index, 127 hours are wasted annually during peak traffic times, and the typical journey takes 32 minutes and 10 seconds for every 10 kilometers within the capital region.
Thanks to improved transportation options, home buyers are no longer limited to city cores. Areas such as Bulacan, Pampanga, Laguna, Cavite, and Batangas are experiencing increased interest as these regions grow more reachable from Metro Manila. The finishing touches on key infrastructure projects including the North-South Commuter Railway, Cavite-Laguna Expressway (CALEx), and Metro Manila Subway are rendering life beyond the metropolis increasingly appealing.
Township living
With better connections becoming widespread, creators are concentrating on planned developments that blend residential, business, and work facilities within one area. At present, more than 120 such urban villages covering roughly 134,000 hectares throughout the nation provide buyers easy access to their jobs, shopping centers, and recreational spots right where they live.
These advancements address the changing tastes of Filipino purchasers, who currently favor properties with easy access to walking paths, eco-friendly designs, and intelligent home technologies. Given that remote working and mixed-mode schedules have become standard practice, residences within these combined neighborhoods offer the adaptability required for contemporary lifestyles.
Where are Filipinos moving?
Metro Manila continues to be a primary housing market; however, prospective homeowners are progressively considering areas outside of the capital. Although the main commercial hubs located in Makati, Ortigas, and Taguig remain prominent within the cityscape, secondary cities are quickly closing the gap.
The future of housing
Thanks to enhanced road networks, railway systems, and expanded airports, the Filipino property sector is set for sustained expansion. Owning a home is no longer merely a choice between a house-and-lot or an urban condo; it’s now also about having location versatility and aligning with one's lifestyle preferences.
For homebuyers, emerging locations present exciting new opportunities. These areas often offer more affordable housing options compared to Metro Manila, with the added advantage of larger living spaces.
Beyond affordability, they also provide a higher quality of life, featuring greener environments, modern amenities, and less congestion. As infrastructure projects continue to enhance accessibility and economic activity, property values in these regions are expected to appreciate over time, making them attractive for long term investment.
Making strategic housing choices
For those planning to buy a home, understanding how infrastructure developments impact real estate is crucial.
Locations that are currently more affordable but have ongoing transport projects will likely see significant price appreciation in the coming years. By staying informed and investing early, buyers can maximize their homes’ long term value while enjoying improved connectivity and lifestyle benefits.
As the Philippines continues to expand its infrastructure, the dream of homeownership is no longer confined to Metro Manila.
The future of housing lies in accessibility, mobility, and well-planned communities, where Filipinos can live, work, and thrive in a seamlessly connected nation.
The author is an associate director and the head of Research at Leechiu Property Consultants Inc., the country’s premier real estate advisory firm