Real Estate Appraisal in Metro Manila
Metro Manila is the country’s most liquid and most vertical property market, and valuing here follows a different rulebook than the provinces. A unit’s floor, its line, its outlook, and the building’s address can each move the figure as much as the floor area itself. Our NCR reports are prepared and signed by Jose Dante Almeda Jr., who holds PRC appraiser licence No. 11261 and broker licence No. 33179.
By Jose Dante Almeda Jr., PRC Licensed Real Estate Appraiser No. 11261 & Licensed Real Estate Broker No. 33179 · Last updated June 2026
Why NCR valuations lean on the income approach
A large share of what we appraise in Metro Manila earns rent: leased condos, office floors, retail space, entire commercial buildings. For these, recent sales alone do not tell the full story, so we apply the income approach, converting the rent an asset produces (or realistically could) into a market value. For owner-occupied homes and most condo units, the sales-comparison approach still leads, drawing on the deep pool of recent transactions that a dense city provides.
What we appraise across Metro Manila
Condominium units
From entry-level studios to penthouse lines in Makati, BGC, and Ortigas.
House & lot
Village and subdivision homes in QC, Parañaque, Muntinlupa, and beyond.
Commercial & office
Office floors, retail space, and whole commercial buildings.
Leased & income assets
Rent-generating property valued through the income approach.
Why values shift block by block
Few markets reward local knowledge like Metro Manila. The BIR’s zonal values, the grade and age of a building, the line and floor of a unit, and the exact barangay all pull the figure in different directions. Two condos in towers a block apart can differ sharply in price per square metre. We anchor every valuation in verifiable recent deals and an inspection of the specific unit, never a citywide average.
Where we work in NCR
We appraise property across the National Capital Region, including:
Why clients order an NCR appraisal
Metro Manila appraisal questions
How do you value a leased office floor or commercial unit?
Through the income approach: we take the rent the space earns or could earn, deduct realistic vacancy and operating costs, and capitalise the result at a market rate. Where strong sales evidence exists, we cross-check it against comparable transactions.
Is a condominium valued differently from a house and lot?
They are, yes. A condo’s value turns on the building, floor, line, outlook, and its share of common areas, benchmarked against recent sales in the same or similar towers. A house and lot is valued as land plus improvements, with location and frontage carrying more weight.
Do BIR zonal values equal my property’s market value?
No. Zonal values set the floor for the BIR’s tax computation, but in prime NCR locations the market trades well above zonal. Our appraisal gives the actual market figure, which is what matters for pricing, lending, and negotiation.
Do you cover every city in Metro Manila?
All sixteen cities plus the municipality of Pateros, from condominiums in the central business districts to homes out in the fringe cities.
How fast is a Metro Manila appraisal?
A standard condo or home report is usually ready within about a week of inspection. Commercial and income-producing assets that need a fuller income analysis can take a little longer.
Other areas we serve
Need a credible market value anywhere in NCR? Explore our appraisal service, browse all our services, or arrange a free consultation.
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