- Ziggurat Realestatecorp
- Apr 14
- 3 min read
The Philippine office market is back in growth mode.
In the first quarter of 2026, the sector logged 133,000 square meters of net absorption, a 77% year‑on‑year jump in demand. This rebound is being driven mainly by IT‑BPM and other business‑services firms snapping up Grade‑A space, while landlords move faster to fill vacated units that had been lingering in the market over the past year.
For landlords, REIT investors, and corporate real‑estate planners, this headline is not just a “feel‑good stat”—it reshapes how you should price, lease, and even exit office assets in key hubs like Metro Manila and Clark.
What the 77% jump in net absorption actually means
“Net absorption” simply means the difference between new space taken up minus space vacated or returned. A 77% increase in Q1 2026 tells you that:
More companies are expanding or relocating into new office space instead of staying put or shrinking.
Vacancy is being absorbed faster than before, especially in prime business districts and secondary hubs linked to IT‑BPM clusters.
Translated into practice:
For landlords and developers: You have more leverage to hold or push rents rather than offer oversized incentives.
For REIT investors: Stronger leasing activity improves occupancy and cash‑flow visibility, which can support valuations.
For occupiers: If you’re planning to relocate or expand, timing is critical—landlords may start tightening concessions as the market tightens.
Where the demand is coming from
The bulk of this rebound is anchored on the IT‑BPM and business‑process services sector, which continues to be one of the country’s top foreign‑exchange earners. These firms are still expanding teams, adding new delivery centers, and rebalancing their footprint across Metro Manila CBDs (Makati, BGC, Ortigas) and emerging hubs like Clark, Cebu, and Iloilo, where office‑plus‑lifestyle environments are attractive to talent.
On the flip side, the market “turns cautious” once you look beyond the headline number. While net absorption is up, total inventory is also growing, and some secondary buildings are still competing hard on discounts and fit‑out contributions. That means:
Grade‑A towers in core CBDs are in the strongest position to raise rents and reduce incentives.
Lower‑grade or older buildings will likely stay under pressure, relying more on pricing and longer‑term leases to secure tenants.
How investors and landlords should position themselves
If you own or manage office assets, here are four tactical moves worth considering in this 77%‑growth environment:
Reassess your asking rents and incentives In buildings with strong occupancy and IT‑BPM or multinational tenants, now is the time to test whether the market will accept higher per‑square‑meter rates or fewer free‑rent periods. At the same time, avoid over‑pricing in secondary buildings where vacancy is still a concern; a “moderate rent increase with slightly reduced incentives” often works better than a sharp hike.
Focus on lease‑term strategy With demand stronger, landlords can push for longer lease terms (3–5 years) instead of short‑term “placeholder” deals. Longer leases insulate you from future downturns and give tenants stability.
Track tenant mix and sector exposure A portfolio concentrated in IT‑BPM and business services will benefit more from this wave of demand than one skewed toward traditional corporate tenants or sectors facing headwinds. If you’re an investor, consider tilting exposure toward assets anchored by IT‑BPM, healthcare‑back‑office, and shared‑service hubs.
Watch secondary hubs and satellite CBDs Places like Clark, Cebu, and select provincial cities are seeing their own mini‑boom as companies de‑congest from Manila and chase lower costs plus talent. For developers and private investors, these areas offer earlier‑entry opportunities—but require careful due diligence on infrastructure, connectivity, and quality of premises.
What this means for homebuyers and hybrid‑work households
At first glance, this is a “commercial” story, but it still affects residential buyers indirectly:
Stronger office demand usually supports higher household incomes and steady employment in IT‑BPM and related services, which in turn sustains demand for nearby condos and townhouses.
If your base salary or profitability is tied to this sector, a healthier office market is a positive signal for your long‑term liquidity and borrowing capacity.
For OFWs and NRI investors, this also matters if you’re eyeing:
Office‑linked condos or serviced residences near top‑tier business districts.
REIT exposure that tracks office occupancy and rental growth.
Final takeaway: What to do next
The 77% jump in net absorption in Q1 2026 is a clear sign that the Philippine office market has turned a corner after a patchy recovery. Whether you’re a landlord, REIT investor, corporate real‑estate planner, or even a homebuyer with IT‑BPM income, the key is to align your strategy with this trend:
Landlords: Tighten incentives where occupancy is strong; be realistic where it’s not.
REIT / institutional investors: Look for portfolios with high IT‑BPM exposure and Grade‑A CBD or quality secondary‑hub assets.
Occupiers and hybrid households: Use the data to time expansions, relocations, or financing decisions—before the market fully “catches up” to the latest demand spike.
Source: Ziggurat Real Estate