Top 10 Most Expensive Houses

A Glimpse Into Manila’s Billion-Peso Residences

Metro Manila’s luxury real estate market has entered a league of its own—one defined by generational wealth, discreet transactions, and global-class living. As the thriving heart of the Philippines, the metro’s elite villages are home to an exclusive tier of residential estates that command not just the highest price tags in the country, but some of the highest in Southeast Asia.

Neighborhoods like Forbes Park, Dasmariñas Village, Ayala Alabang, and Greenhills East are more than just gated communities. They’re ultra-secure enclaves where privacy meets prestige—where business tycoons, foreign diplomats, celebrities, and legacy families reside in architectural masterpieces that are rarely ever listed on public platforms. Owning a home here is less about having a roof over one’s head and more about owning an asset class that appreciates in value, influence, and legacy.

Why This List Matters

This curated guide reveals the Top 10 Most Expensive Houses for Sale in Metro Manila as of 2025. These are not ordinary listings. Many of them are not even listed at all—off-market properties shared only through trusted broker networks or upon formal inquiry. Some include sprawling gardens, imported European finishes, basement garages for 10+ vehicles, and land sizes upward of 3,000 square meters—a size unimaginable in most capital cities.

The prices on this list range from ₱460 million to over ₱3.2 billion. And yet, despite the jaw-dropping figures, demand remains strong. Ultra-High Net-Worth Individuals (UHNWIs) from the Philippines, China, Japan, the U.S., and the Middle East continue to seek trophy properties in Makati, Alabang, and San Juan—especially in a post-pandemic world where security, exclusivity, and legacy matter more than ever.

These are legacy homes, passed down through generations or used as secure capital preservation strategies. In a country where land values in top-tier locations are finite, these estates become rare collector’s items—Philippine blue-chip real estate.

A Legacy, Not Just a Listing

Luxury real estate isn’t just about space. It’s about experiential value—the peace and power that comes from knowing you live in one of the most prestigious addresses in the country. These houses offer not only grand design and functionality, but also a distinct lifestyle. Picture waking up to serene, tree-lined roads in North Forbes. Hosting state dinners in Corinthian Gardens. Enjoying a private lap pool in Ayala Alabang, away from city noise. This is where wealth meets serenity.

In Metro Manila’s luxury market, design is bespoke, land is limited, and privacy is paramount. Many of the homes listed here were custom-built by renowned architects and interior designers. High ceilings, Italian marble floors, home theaters, underground wine cellars, solar roofing systems, and bulletproof security systems are no longer exceptions—but expectations.

Some homes remain unfurnished, waiting for the next owner’s vision. Others are fully furnished with handcrafted furniture, curated artwork, and imported chandeliers, ready for immediate occupancy. Either way, each property has been selected for this list based on its combination of exclusivity, craftsmanship, and neighborhood prestige.

Why Metro Manila’s Luxury Property Market Continues to Thrive

Unlike volatile financial markets, the luxury property sector in Metro Manila has shown resilience and consistent appreciation. Even amidst inflation and currency fluctuations, property values in high-demand enclaves continue to rise year after year. Here’s why:

1. Scarcity of Land: Prime land in villages like Forbes Park and Dasmariñas Village is limited. No new land is being created in these zones, which keeps values high.

2. Security & Privacy: These villages offer multi-level security systems, dedicated roving guards, and restricted access—attracting those who value discretion.

3. Prestigious Neighbors: From presidents and ambassadors to billionaires and top executives, owning here aligns you with the country’s most powerful circles.

4. Proximity to CBDs: Many of these homes are minutes away from Makati and BGC—ideal for business owners and professionals who need quick access to top financial hubs.

5. Generational Wealth Transfer: As older generations pass on wealth, their heirs are reinvesting in real estate for stability and prestige.

Who Is This Guide For?

Whether you’re a foreign buyer looking for an elegant foothold in Southeast Asia, a Filipino family upgrading to your forever home, or a high-level executive or investor planning a relocation, this guide is built with your aspirations in mind.

Each home featured on this list is a once-in-a-lifetime acquisition. We’ve stripped out the clutter to give you only the essentials—size, pricing, features, and key location details. For many of these homes, due to the discreet nature of their sale, full details—including exact address and interior walkthroughs—are only available by private request.

You won’t find them on public platforms like FB Marketplace or even most property portals. These are exclusive, broker-managed properties where access is limited and privacy is paramount.

Discreet Listings: A Hallmark of Ultra-Luxury Sales

You may notice that some homes in this list don’t include full street addresses or images of every room. That’s intentional. In the high-end real estate world, discretion is the norm, not the exception. Owners of these properties often include celebrities, government officials, or influential families who prefer a quiet transaction away from public eyes.

This is where trusted broker networks come in. As part of Spire Group PH’s curated luxury listing service, we work directly with owners and co-brokers to facilitate these sales with utmost confidentiality and professionalism.

If you’re qualified, we can arrange a private showing, provide documents for due diligence, and even coordinate with your legal or financial team to make the process smooth and secure.

📩 Book a Private Viewing Today: Click to Message Us on WhatsApp

The Criteria Behind Our Top 10

Our editorial and sales team selected these homes based on:

• Current market value and confirmed price (not inflated)

• Location prestige

• Land size and build quality

• Furnishing and readiness

• Rarity of listing (some have not been on the market in over a decade)

• Demand based on buyer interest

Each listing below comes with a short, focused profile that highlights the most critical buyer-facing information. We’ve also added WhatsApp contact buttons directly below each entry to make it easy to inquire or schedule a private walk-through.

Don’t Wait—These Homes Sell Quietly

Contrary to what people assume, these homes do sell—and fast. Especially when priced well and offered discreetly. While they may not be found on high-traffic property sites, they circulate rapidly among high-net-worth circles and private buyer networks.

Once sold, they often remain in the hands of the new owners for generations—or are redeveloped into multi-billion-peso estates. So if you’re serious, we suggest acting sooner rather than later.

We are ready to assist with:

• Property walkthroughs

• Price negotiations

• Legal and title verification

• Coordinating with architects or renovation teams

• Confidential due diligence

Ready to Explore the Top 10?

Without further delay, here are the 10 most expensive house and lot listings in Metro Manila as of 2025. This is a rare opportunity to view some of the finest properties in the Philippines—available now for qualified buyers.

Scroll down to begin your journey.

📩 Book a Private Viewing Today: Click to Message Us on WhatsApp