Office Market Booms Again: 77% Jump in Net Absorption in Q1 2026

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.

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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:

1. 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.

2. 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.

3. 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.

4. 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

The Rise of Airbnb Co-Listing: New Rental Income Opportunities for Pinoys

For years, earning from Airbnb meant one thing: you needed to own property.

But a new model is changing that.

Airbnb co-listing — sometimes called co-hosting or revenue-sharing management — is opening the short-term rental market to Filipinos who don’t necessarily own a condo, house, or vacation property. For many aspiring entrepreneurs, this could be one of the most accessible entry points into real estate income today.

So what exactly is co-listing, and why is it gaining momentum in the Philippines?

What Is Airbnb Co-Listing?

Co-listing is a setup where a property owner partners with a co-host who manages the Airbnb listing and daily operations. Instead of earning rental income from ownership, the co-host earns a percentage of the booking revenue.

Responsibilities typically include:

• Creating and optimizing the Airbnb listing

• Managing pricing and availability

• Communicating with guests

• Coordinating cleaning and maintenance

• Handling check-ins and guest reviews

In exchange, the co-host receives a commission — often between 10% and 30% of gross bookings, depending on the agreement.

This model allows people to generate income from real estate without buying property upfront.

Why It’s Gaining Traction in the Philippines

Several factors are driving the rise of co-listing among Pinoys:

1. High Property Prices

Condo prices in Metro Manila, Cebu, and other prime locations have climbed significantly over the past decade. Many young professionals and aspiring investors find it difficult to purchase a unit outright.

Co-listing removes the biggest barrier: capital for acquisition.

2. Growing Short-Term Rental Demand

Tourism recovery, domestic travel, remote work, and staycations continue to fuel demand for short-term rentals in key areas such as:

• Metro Manila (BGC, Makati, Pasay)

• Cebu

• Boracay

• Siargao

• Baguio

Property owners who lack time or expertise are increasingly outsourcing management — creating opportunities for skilled co-hosts.

3. The Gig and Side-Hustle Economy

Filipinos are highly entrepreneurial. Many professionals now pursue side businesses alongside full-time jobs. Co-listing fits well into this flexible, digital-first income model.

Who Benefits Most?

Property Owners

Owners who:

• Live abroad (OFWs)

• Have vacant condos

• Lack time to manage bookings

• Want higher yields than long-term leasing

A well-managed Airbnb unit can often outperform traditional 12-month rental contracts — though with higher volatility.

Aspiring Real Estate Entrepreneurs

Co-listing is attractive for:

• Marketing professionals

• Hospitality workers

• Virtual assistants

• Young professionals seeking passive income streams

It allows them to build experience in pricing strategy, guest relations, and property operations — skills that can later transition into full property ownership.

How Much Can You Earn?

Earnings depend on:

• Location

• Occupancy rate

• Nightly pricing

• Seasonality

• Commission structure

For example:

If a condo in BGC earns ₱80,000 gross per month in bookings and the co-host earns 20%, that’s ₱16,000 monthly — without mortgage payments or property taxes.

Scale that to 5 units, and income can become significant.

However, income is not guaranteed. Co-hosts must actively manage listings and adapt pricing strategies to maintain competitiveness.

Risks and Considerations

While promising, co-listing is not risk-free.

⚠️ Regulatory Environment

Some condominiums restrict or prohibit short-term rentals. Local government regulations may also evolve. It’s essential to verify building and city policies before entering agreements.

⚠️ Market Saturation

In certain areas, especially Metro Manila, short-term rental supply is high. Poorly managed listings may struggle with occupancy.

⚠️ Income Volatility

Unlike fixed long-term leases, Airbnb income fluctuates with tourism cycles, holidays, and economic conditions.

⚠️ Platform Dependency

Your income depends heavily on Airbnb’s algorithm, policies, and fee structures.

Is This the Future of Entry-Level Real Estate Investing?

Co-listing reflects a broader shift in real estate:

Ownership is no longer the only path to earning from property.

Just as REITs opened access to commercial real estate investing, co-hosting opens operational access to residential short-term rentals.

For younger Filipinos who feel priced out of homeownership, co-listing may serve as:

• A stepping stone toward buying their own unit

• A scalable service business

• A way to build capital without heavy debt

Final Thoughts

The rise of Airbnb co-listing signals an evolution in how Filipinos participate in real estate.

You don’t always need to own property to earn from it. You need skills, systems, and strong partnerships.

As property markets continue to adjust and affordability remains a challenge, alternative income models like co-listing could become an increasingly important part of the Philippine rental landscape.

For motivated Pinoys, this may be one of the most practical ways to enter the real estate game — without millions in capital.

source: Ziggurat Real Estate

The reinvention of the Philippine mall

With more than 70% of the country’s economy generated in household consumption, many consider the Philippines a consumer-driven economy. This fact is magnified by the nearly 1,000 malls present in the country, which only goes to show the Filipinos’ reverence for shopping and dining out as something they do to relax and can’t live without. For decades, malls in the Philippines have been a signifier of progress in the area it is built, while providing a social hub and refuge from the country’s scorching heat.

These traditional malls that were once defined primarily by department stores, fashion boutiques, and food courts, however, are slowly being phased out by developers in favor of multi-functional commercial hubs.

“A traditional mall is primarily retail- or shopping-driven, anchored by supermarkets or department stores, with fashion concepts and some food-and-beverage (F&B) establishments and specialty stores. It is also usually an enclosed box-type format,” Rockwell Land Corp. Vice-President for Retail Development Christine T. Coqueiro said.

“While a multi-functional commercial hub highlights the idea of blending work and play. These are developments that weave together shopping, dining, living and working. Its goal is to give customers a unique experience.”

Even though the pandemic accelerated this development, experts have predicted this phenomenon to happen. While data for Philippine malls are scarce in this area, retailers in the United States are expected to close up to 80,000 stores by 2028, according to financial services firm UBS Global. Perhaps more concerning, data from Capital One Shopping Research predicts that up to 87% large shopping malls will close over the next decade.

Several factors can be attributed to this trend, the most significant of which is the rise of online shopping. For some, online shopping is much more convenient than going to a traditional mall, especially if one is looking for a particularly elusive item. Rather than walking around a mall for hours searching, it’s typically straightforward to find similar products through online stores without the hassle of spending money on gas or stuck navigating large crowds.

Online shopping is slowly integrating the traditional mall’s social features as well. It is true that friends and families could still meet, visit the food court, and see a movie together in traditional malls. But, due to the younger generations’ preference to connect through social media and online games, malls are somehow set aside as a primary place to socialize. Today, social media platforms have become central to digital socializing, and social selling has emerged as a popular online shopping experience.

Another factor for this shift is the increasing cost of operating brick-and-mortar stores compared to e-commerce sites. Conducting business in a brick-and-mortar store comes with significantly higher expenses, including rent, utilities, staffing, and day-to-day maintenance. Thus, the rising costs of operating physical retail spaces are prompting many brands to abandon malls and shift toward e-commerce platforms instead.

This has pushed malls to redefine themselves into commercial spaces or mixed-used developments that meet diverse needs of the market.

“We have already started to veer away from the very traditional box-typed mall formats already,” Ms. Coqueiro explained. “With stiff competition, there’s a need to get creative and set ourselves apart from the rest. While it was the pandemic that accelerated e-commerce, its end is what drove more experience-driven shopping concepts — thus giving rise to more multi-functional commercial hubs. A great example of this would be The Proscenium which is home to an office building, a performing arts theater, residential units, a fashion school and restaurants and bars. The area feels alive and vibrant from the wee hours of the morning until late in the evening.”

Due to these factors, mall owners are pursuing strategies to evolve along with the retail environment, according to a study conducted by the International Economic Development Council (IEDC). Traditional malls still have strong fundamentals that make them appealing to developers, such as their locations in mature markets, minimal direct competition, and access to robust regional transportation networks, including state and local highways.

Ms. Coqueiro also added that the focus, format and key performance indicators of the two concepts are completely different, as they have varied purposes. Malls are primarily focused on revenue and traffic, while commercial hubs are more experience-driven.

“[Mixed-use developments] are great for retail/F&B establishments because with office employees and residents as the immediate catchment, there is a captive market. And it is a market that usually has a strong affinity for the retail and the area as a whole since there is that feeling of ownership and belonging. Having the three elements present — live, work, and play — contributes to the profitability of this format,” she expounded.

This distinction in focus and purpose highlights the growing emphasis on experience-driven environments, setting the stage for a deeper look at how these spaces prioritize lifestyle over mere transactions.

“It’s all about the unique lifestyle experience that these spaces bring to the customers, rather than the more transactional environment that a traditional mall format offers,” Ms. Coqueiro said.

In addition, IEDC’s analysis of nearly 400 malls that have closed since 1980 has found that none have ever reopened in their original form. Instead, developers have been forced to rethink and repurpose these massive properties. Nearly a third were renovated and comprehensively re-tenanted, though with mixed results. Around 18% were demolished and replaced with new retail formats, most commonly big-box power centers. Another 11% were integrated with other uses to improve occupancy levels, essentially making them mixed-use developments.

“One of the biggest challenges is to make sure that you know exactly what your immediate market wants so that all elements that you put in the commercial hub will thrive and feed off each other, creating that energetic and engaged environment,” Ms. Coqueiro commented.

As developers continue to reimagine these spaces rather than abandon them altogether, the question now shifts from whether traditional malls will survive to how they will adapt within an increasingly experience-driven retail landscape.

“I don’t think traditional malls will completely disappear, especially in the Philippines where we have a strong mall culture. However, the malls will definitely evolve to incorporate spaces or pockets that encourage the same social environment that commercial hubs offer,” Ms. Coqueiro concluded.

Source: Business World