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  • Writer: Ziggurat Realestatecorp
    Ziggurat Realestatecorp
  • Jul 18
  • 6 min read

Yesterday, the broadsheets reported the approval by President Ferdinand Marcos, Jr. of the proposed P6.793-trillion national budget for 2026. Unfortunately, only the headline figures are available as of press time. It’s good the key message appears to be on the right track. The budget is said to be aimed at improving the quality of education in the Philippines and easing the lives of Filipinos.


But no matter how one looks at it, the proposed budget is still substantial as it is higher than this year’s budget of P6.326 trillion by 7.4%. Next year’s budget is some 22% of the country’s gross domestic product (GDP). After all, the Development Budget Coordination Committee had actually scaled down its growth target from 6-8% to only 6-7%. There should be less fiscal support essential to ensure the target is met. All international financial institutions (IFIs) could only go as far as saying that the global scenario this year and the next would be intractable. Trump’s puzzling tariff policy and the Middle East’s fragile proxy war are wild cards. They are known yet they can go whichever way.


Of course, based on the representation by Malacañang, the current budget proposal had descended from the P10.101 trillion original consolidated budget requests of various agencies and instrumentalities of government. Obviously, and this must be a good rationale, the fiscal space is just limited and therefore over 30% had to be trimmed.


At this point, perhaps Malacañang and Congress should consider the cautionary analysis of the U4 Anti-Corruption Resource Center, an independent, non-profit, multi-disciplinary research institute based on Bergen, Norway that the ideal of the public budget process is rarely met. Such an ideal is the allocation of public resources “in a strategic, transparent, accountable, fair and democratic way.”


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Recall that the 2025 budget was previously challenged before the Supreme Court. The petitioners considered it to be the most corrupt budget ever, following the various questionable insertions and politicization of social welfare programs. Nothing was strategic about prioritizing minor and unprogrammed infrastructure projects over public education and public health. Nothing was transparent when the budget outcome was determined by an elite bicameral committee to the exclusion of key players in the budget process. Nothing, or even no one, is accountable when Congress allowed the Finance department to sweep government-owned and -controlled corporations’ (GOCCs) idle funds to cover the unprogrammed appropriations. Nothing is fair and democratic when the so-called idle funds of PhilHealth (Philippine Health Insurance Corp.) were sequestered while the objectives of universal healthcare are barely met; only a small segment of the population and a limited list of health challenges are covered.


It will serve the community’s interest if we hear from the Supreme Court soonest on whether the 2025 budget was a product of a constitutional process. Such a ruling will also be an implicit arbiter of an ideal budget process. Nobody in civil society wants a repeat of the same breach of an ideal budget process in the coming deliberation in Congress after the State of the Nation Address by the President this last week of July.

It will also be interesting to catch the drift of U4’s description of the budget process as “theater” in the worst-case scenario, “with no impact on the real allocation of public money.” U4 was describing the experience in another country where the “theater” actually masked the real distribution of revenues and disbursements.


If the budget process is a theater, let’s see how the Department of Budget and Management (DBM) did the shortlisting of the various requests from P10.101 trillion to P6.793 trillion on the basis of the announced criteria, namely, alignment with the Philippine Development Plan 2023-2028, “shovel-readiness,” absorptive capacity of agencies, and prioritization of programs that deliver the highest value and impact.”

Consider this. Malacañang announced yesterday that “the President himself sat down with the different agencies to ensure that all our priorities are aligned towards our common goal of achieving our vision of a Bagong Pilipinas.” Yet, Budget Secretary Amenah Pangandaman had to reiterate to state agencies “to stick to the agreed budget, and not ask for more once Congress deliberates on the 2026 National Expenditure Program (NEP).”


Is she afraid of the flexibility for theatrical maneuvering in Congress, Senate, and in the bicameral committee?


Ms. Pangandaman’s appeal should no longer be necessary, unless the process of elimination started and ended with her budget staff. By her own admission, though, she also disclosed that she had “been sitting down with department secretaries to check that they agree with their budget levels and priorities.” But Ms. Pangandaman’s appeal reveals a wish “that they won’t ask for more.” If the prioritization involved the agencies themselves at staff, secretary, and no less than the level of the President, what is implicit here is that the DBM itself is afraid the agencies may not keep to what has been agreed upon as to their respective agencies’ budgets. Knowing the officers and members of the Appropriations Committee is as good as having one’s foot in the door of budget additionality.


So, with whom did the President confer in pruning down the budget from P10.101 trillion to P6.793 trillion?


How well will the initial allocations hold?


An agency level breakdown is not yet available, but some other initial figures were disclosed to the public. For instance, maintenance and other operating expenses (MOOE) will get P2.639 trillion or 38.8% of the budget. Other objects of expenditure include personnel services (PS) at P1.908 trillion, or 28.1%; capital outlay, P1.296 trillion or 19.1%; financial expenses, P950 billion. By levels of government, the National Government agencies get P4.305 trillion or 63.4% and local government units will be allocated P1.350 trillion or 20%. GOCCs will be getting P188.3 billion in subsidy or equity support as well as net lending support.


One thing we all know at this point is that the fiscal space is indeed very tight.

In the last four years, the country’s fiscal deficit averaged over P1.5 trillion, with a deficit to GDP ratio ranging from a low of 5.7% in 2024 to a high of 8.6% in 2021. For the first quarter of 2025, the fiscal shortfall remained substantial at 6.8%. In fact, in the first five months of the year, the fiscal deficit already stood at over half a trillion pesos.

How this will be trimmed from a programmed deficit to GDP ratio of 5.5% this year to 4.3% by 2028 may be at best an aspirational target. Revenues have been quite steady at around 15-16% of GDP while expenditures have been way above, at more than 22%. With a presidential elections coming up in three years, it is to the interest of the ruling class to keep expenditure high — for infrastructure to keep the economic momentum strong, social services to develop our human capital and keep the living standards of the Filipinos more decent, for innovation to keep productivity rising and all productivity drags under control, not to mention the cost of winning votes.


But fund sourcing is equally stretched. Public finance is in a bind.


Increasing the tax effort ratio of around 14% of GDP could win or lose elections, especially when the nature of the tax imposed, or the rate to be collected, is not exactly popular. Borrowing could be the measure of last resort, but the National Government’s total outstanding loans are inching towards worrisome levels relative to GDP. Loans rose precipitously from P7.7 trillion before the pandemic to P16.1 trillion in 2024. At end-May 2025, the level further pushed to P16.9 trillion. When all the figures become available for the second quarter, we expect the ratio to exceed 62% of GDP.


Are we prepared then to tax wealth; collect levies on texting; collect on some families’ tax liabilities to the  Bureau of Internal Revenue  (BIR); clean up the BIR, Bureau of Customs, and other public agencies notorious for corruption, once and for all; prohibit automobile purchases unless people pay for the right to buy, which is anchored on the availability of a parking garage; implement the Supreme Court’s decision on pork barrel; and revise our legal framework on land aggregation and use?


If we are ready to bite the bullet, then we should be prepared to do away with the theatrics in the budget process.


The World Bank’s recent projection about the Philippines’ likelihood of hitting as much as 6.8% annually is not something we simply receive and not do anything to make it happen. If we listen to the World Bank’s presentation, and read carefully the press report, it is quite clear there are at least four reforms we need to do, and this has been the recurrent messages in the government’s report, the IMF Article IV consultation, ADB diagnostics, and in everything else that matters: strengthen infrastructure, improve human capital, enhance competition, and attract more private investment.


Unfortunately, in many of these official reports, one very important ingredient of accelerated, sustainable and innovative development is missing: good governance.

Good governance could very well secure all those reforms at the least cost, and without the theater of the budget process. Let’s get real this time.


 
 
 

Home ownership in the Philippines remains out of reach for many households due to the wide gap between residential property prices and income, particularly in urban areas like Metro Manila and Davao, according to the Urban Land Institute (ULI).


In the 2025 ULI Asia-Pacific Home Attainability Index, the Philippine capital was identified as one of the most expensive livable cities in the Asia-Pacific region.


Condominium prices in Metro Manila are now 19.8 times the median annual household income, far exceeding affordable levels, the Washington, DC nonprofit research and education group said. Townhouses are even more unattainable at 33.4 times the average income.


“Home attainability is still a problem in Metro Manila, to the extent that many families, even those working in one of the capital’s business districts, choose to buy a landed home on the outskirts of the city and commute,” ULI said in the report.


To be considered attainable, median home prices should not exceed five times a household’s annual income, while median monthly rents should take up no more than 30% of their monthly income. Metro Manila and Davao, however, both far exceed these thresholds.


ULI said the average rent for a Metro Manila apartment consumes about 141% of a household’s monthly income. In Davao, rents take up 94% of earnings, still significantly above the affordability benchmark.


While Davao fares better than Metro Manila, home prices are still about 14 times the median income, which ULI described as “scarcely more attainable.”


Data from the Bangko Sentral ng Pilipinas showed that in the first quarter, condominium prices rose 10.6% year on year, while house prices climbed 4.5%.


Amid rising property prices, ULI noted that the development of major railway infrastructure projects has made living outside the capital more attractive to working families, even as commuting remains a challenge.


Ironically, despite high prices, Metro Manila is also grappling with a supply glut of condominiums due to a wave of new projects launched from 2019 to 2023.


Many of these unsold units are in areas outside business districts that were affected by the government’s crackdown on Philippine offshore gaming operators.


“The oversupply is mainly noticeable in the lower-mid segment, where units typically cost between P3 million and P7 million,” ULI said, citing data from real estate consultancy KMC Savills, Inc.


For a studio or one-bedroom condo in this price range, monthly mortgage payments may run from P20,000 to P40,000 ($354 to $708) — a significant burden for Filipino families earning P50,000 to P60,000 monthly.


At the same price, a three- to four-bedroom house outside Metro Manila could be bought, according to the report. “The problem is that many of these condominiums were targeted at middle-class families who prefer a more distant home to a city condo,” it pointed out.


While developers have introduced more flexible payment terms to drive sales, high land acquisition and construction costs have limited their ability to offer significant price cuts.

“Some observers believe this will lead more to explore alternatives such as co-living or multifamily rental use for unsold projects,” ULI said.


To improve affordability, the group urged property developers to cut construction costs and use less expensive land.


“Developers could look at using modular construction to reduce development costs and focus on simple, repeatable designs to ensure faster delivery and therefore lower costs,” Mark Cooper, senior director for thought leadership at ULI Asia-Pacific, said in an e-mailed reply to questions.


“They should consider partnering with local governments to access land more cheaply in return for developing public or affordable housing,” he added.


Across the Asia-Pacific region, ULI said home attainability remains a widespread issue. Only seven of 51 market segments studied offered homes priced within five times the median income. In contrast, rental homes were generally more affordable, with 41 of 51 markets offering rents below 30% of monthly income.


ULI noted that key factors influencing home demand include population growth, aging demographics, household formation, urbanization, immigration, income growth, financing availability and transaction costs.


 
 
 
  • Writer: Ziggurat Realestatecorp
    Ziggurat Realestatecorp
  • Jul 12
  • 4 min read

ULI Asia Pacific has released its 2025 Asia Pacific Home Attainability Index, revealing persistent challenges to affordable or accessible housing across the region. The fourth edition of the report assesses 51 market segments across 41 major cities.


Home attainability in the context of this report means median home prices which are no more than five times median annual household income and median monthly rents which are no more than 30 percent on median monthly income.


“Four years of ULI analysis paint a consistent and concerning picture: attaining affordable and adequate housing remains out of reach for far too many across our dynamic region,” said Alan Beebe, CEO, ULI Asia Pacific. “While rental markets offer a crucial lifeline, the fundamental challenge of purchasing a home persists, particularly in major economic hubs. This year’s Index reinforces that solving this requires government policy, innovative financing, embracing new construction technologies, and practical public-private partnerships focused on delivering diverse housing options at scale.”


“Home attainability remains constrained across the region, despite income growth and price dips in some markets,” said Mark Cooper, Senior Director, Thought Leadership, ULI Asia Pacific and lead author of the report. “This year’s report underscores a deepening divide, with rental housing offering significantly more relief than home purchase, and major cities becoming increasingly exclusive. Hong Kong apartments are still the second most unattainable in the region.”


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10 Trends: Asia Pacific’s Housing


1. Home attainability remains constrained across the region: Only seven market segments out of 51 offered home attainability to buyers—homes priced at five times median income or less—in 2024. This is the same number as in 2023. Furthermore, no city in the report scores below four for purchase attainability. Across such a large and diverse region, a crude average of segment attainability scores for 2024 and 2023 is more or less identical (2024: 11.68, 2023:12).


2. Major cities are the most expensive: Only three market segments in major cities across the region offer homes at or less than five times median income: Singapore HDB apartments and apartments in Melbourne and Kuala Lumpur. Singapore is the only capital city to offer attainable homes for purchase.


3. Rental housing is more attainable region-wide: rental homes are considerably more attainable than for-sale properties; 41 out of 51 market segments offer rental homes at below 30% of monthly income. The more expensive segments for rental tend to be in first tier cities in both developed and developing nations, although there are exceptions, such as apartments in Tokyo’s 23 Wards, also known as Tokyo Ku, where rents are only 17% of median income.


The drivers of housing attainability remain the same. Factors affecting demand include population growth, population age profile, household formation, urbanisation, immigration, income growth, the cost and availability of financing, and transaction costs. Factors affecting supply include government provision of housing for sale or rent, the availability and cost of land, the construction materials and labour costs, and the cost and availability of financing, planning regulations, and infrastructure development.


4. Hong Kong scores worst for home attainability: Falling property prices in Hong Kong have made apartments marginally more affordable, they were 23.4 times median annual household income in 2024, compared with 26.5 times in 2022. However, Hong Kong apartments are still the second most unattainable in the region. Meanwhile, average rents are 72% of median monthly income, up from 70% in 2022 and 69% in 2023, as rents have continued to rise.


5. China price drops have boosted attainability, but provided little comfort for buyers: China has seen prices fall in major cities in recent years, but they remain above 10 times household income in all cities covered in this report and above 20 times in Beijing, Shanghai and Shenzhen. Furthermore, the prospect of prices falling further has kept buyers out of the market.


6. Interest rate cuts have boosted attainability in some markets: Lower interest rates in markets including Australia, Korea and China have made buying a home more attainable. However, the interest rate outlook for the region and the world has become more uncertain in 2025, so the cost of borrowing may remain elevated in many markets. Furthermore, lower interest rates are a double-edged sword, as they also drive higher prices.


7. Government policy leads the way: While the private sector is responsible for delivering the bulk of housing in most markets, the single biggest driver of market conditions is government legislation and regulation. This means boosting housing attainability requires public-private partnerships.


8. The Affordability-Accessibility Divide: In developed markets, homes are unattainable because they are too expensive, however in larger developing markets such as India and Indonesia, there remains a shortage of basic housing for millions of people. The Indonesian government estimates that one-third of households do not have access to adequate housing. There, a public housebuilding programme has not been able to keep pace with population growth.


9. Multifamily Housing’s Untapped Potential: The multifamily residential sector is relatively undeveloped in the Asia Pacific region (except Japan), though growing in China and Australia. This report shows that rental housing is more attainable, thus boosting supply will improve attainability. Furthermore, renting remains very affordable in many markets, with rents less than 25% of monthly income. This suggests potential for the real estate industry to deliver more rental properties and the potential for boosted returns.


There is also increasing demand for related rental residential sectors, such as senior living, co-living, and student accommodation. These could provide additional opportunities for real estate investors and developers, which may contribute to overall housing attainability.


10. Tech’s Promise: Adoption of modular construction, 3D printing, and other proptech lags in housing development but holds significant potential to reduce costs and construction times in the future.


Generational Impact


There are also particular demographics in Tier I cities with greater challenges, particularly younger people and young families. In a city such as Hong Kong, where both rents and prices are high, it is difficult for younger people to save enough to buy a home. Meanwhile, in many cities, elderly people find housing just as unattainable as their younger fellow citizens. There is clearly potential for further investigation of the housing challenges which face different generations.



Source: Urban Land

 
 
 

© Copyright 2018 by Ziggurat Real Estate Corp. All Rights Reserved.

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