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Top 10 Most Expensive Condos in Metro Manila

for Sale in Metro Manila

Discover the Top 10 Most Expensive Condominiums For Sale in BGC, Makati & Rockwell

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Top 10 Most Expensive Condos in Metro Manila – 2025 Edition

Introduction

Metro Manila, the heart of the Philippines, has evolved into one of Southeast Asia’s most dynamic real estate markets. Over the last decade, this sprawling capital region has witnessed an unprecedented boom in vertical living, with skyscrapers rising in Makati, Bonifacio Global City (BGC), Ortigas, Rockwell, and the Bay Area. Within these modern urban hubs, a new echelon of residential real estate has emerged — ultra-luxury condominiums that rival the best penthouses in New York, Singapore, or Hong Kong.

Welcome to the realm of high-rise exclusivity. These aren’t just condominiums; they are multi-million dollar sky estates, carefully crafted for those who demand privacy, prestige, and a commanding view of the Metro skyline. From full-floor penthouses with 360-degree views to 3-level sky mansions with private pools and elevators, Metro Manila now offers a curated collection of residences that cater to ultra-high-net-worth individuals (UHNWI), global investors, prominent families, and executives seeking prime, secure urban homes.

The Rise of the Ultra-Luxury Vertical Home

The luxury condo landscape in Metro Manila has seen a significant shift post-2020. Driven by both local demand and returning expatriates, as well as high levels of wealth generation in the region, developers have launched properties at price points once thought unimaginable. Units now command over PHP 500,000 to PHP 1,000,000 per sqm in some towers. In 2025, some penthouses are being discreetly offered for as much as PHP 1.5 billion.

Land scarcity in premium business districts has made vertical luxury the only option. Buyers who once sought vast house-and-lot estates in Forbes Park or Dasmariñas Village are now snapping up multi-level sky homes with rooftop gardens, high ceilings, and unmatched amenities.

Where the Elite Buy: Makati, BGC, Rockwell, Bay Area

Some of the top-performing luxury condo markets include:

  • Makati (Legazpi, Salcedo, and Ayala Avenue): Still the business capital, Makati remains a top choice for senior executives and old-money families. Projects like The Estate Makati and Park Central Towers command PHP 800K+ per sqm.

  • Bonifacio Global City (BGC): Modern and master-planned, BGC is home to The Suites, Aurelia Residences, and Park Hyatt Residences. With cleaner roads and green boulevards, it’s popular with both locals and foreign investors.

  • Rockwell Center: Known for its quiet luxury and exclusive community feel. Projects like Proscenium and Edades Suites offer low-density units and a more relaxed high-end living experience.

  • Bay Area & Ortigas: With Manila Bay views and rising foreign interest, penthouses in Grand Hyatt or The Imperium offer value and panoramic cityscapes.

A Buyer Profile Like No Other

Ultra-luxury condos attract a rare breed of buyers:

  • Captains of industry & family dynasties looking for an urban base with security.

  • Foreign nationals investing under the 40% foreign ownership allowance.

  • Overseas Filipinos (OFWs/Fil-Ams) returning to the Philippines and choosing prestige over land.

  • Crypto and tech entrepreneurs who value privacy, automation, and design.

  • Investors betting on capital appreciation or long-term leasing to embassies and expats.

What Makes a Condo Ultra-Luxury in Manila?

Beyond price, here are key elements that define this segment:

  • Price per sqm: PHP 400,000 and up

  • Size: Typically 250 sqm to over 1,000 sqm

  • Amenities: Concierge, pool, spa, valet, private elevators

  • Views: City skyline, golf courses, Manila Bay

  • Privacy: Low density, full-floor or duplex layouts

  • Developer pedigree: Ayala, Shang, Rockwell, Federal Land, SMDC Premier

Many listings in this segment are off-market or discreetly listed. Sellers prefer to vet buyers before disclosing unit photos or exact floor plans, often requiring proof of funds or NDAs before viewings.

Investing in the Rare and Exclusive

Luxury condominiums are not just lifestyle purchases; they’re investment-grade assets. In 2025, Metro Manila’s ultra-luxury segment has shown:

  • Capital appreciation of 6–10% annually in top developments

  • Resilience during economic fluctuations

  • Strong rental yield for branded residences (e.g., The Residences at Sheraton, Raffles Makati)

  • Legacy value, as premium addresses retain their prestige for generations

How to Navigate This Market

Whether you’re buying for personal use or investment, due diligence is critical:

  • Work with credible brokers with direct access to sellers

  • Prioritize clean titles and developer reputations

  • Clarify payment terms (especially for pre-selling)

  • Visit actual units where possible (especially for resales)

Introducing Metro Manila’s Top 10 Most Expensive Condos (2025)

The following list showcases the 10 most premium condominiums currently available in Metro Manila. Some are new launches, others are rare resales of penthouse units in iconic buildings. Due to privacy policies, some listings will not include unit numbers or floor plans.

All units have been verified as available as of 2025 and priced from PHP 460 million to over PHP 1.5 billion.

If you’re looking for a home in the sky that matches your stature and style, this list is your starting point.

Want full details or a private tour of any listing? 📩 Message us directly on WhatsApp for private viewings and off-market opportunities.

Top 10 Most Expensive Condominiums in Metro Manila – 2025 Edition

Quick View List of Featured Properties:

  1. Discrete BGC Penthouse For Sale

    • Size: 754.20 sqm

    • Bedrooms: 4 Bedrooms + Maids + Drivers Room

    • Features: Roof Garden, Overlooking Manila Golf, Manila Bay, Forbes Park, Polo Club & BGC Skyline

    • Price: ₱807,644,880.00

  2. Discrete Ground Floor 4BR Garden Unit (Special Unit)

    • Unit: 305 sqm + Garden: 268 sqm (Total: 573 sqm)

    • Bedrooms: 4

    • Features: Wraparound garden, outdoor jacuzzi, high ceilings, floor-to-ceiling windows, direct VIP access

    • Price: ₱350,000,000.00

  3. Horizon Homes @ Shangri-La BGC (Exclusive Listing)

    • Property Code: DE88-003783

    • Size: 316 sqm | 3 Bedrooms | 3 Baths | 2 Parking

    • Developer: Shangri-La

    • Price: ₱300,000,000.00 (Net take home)

  4. Aurelia Residences, BGC

    • Property Code: DS88-004202

    • Size: 336.60 sqm | 3 Bedrooms | 3 Baths | 3 Parking

    • Price: ₱234,000,000.00 (Gross)

  5. The Seasons Residences (Aki Villa)

    • Property Code: DS88-003831

    • Size: 314 sqm | 3 Bedrooms | 4 Baths | 2 Parking

    • Developer: Federal Land x Nomura x Isetan Mitsukoshi

    • Price: ₱225,000,000.00 (Gross)

  6. Eluria, Legazpi Village, Makati

    • Property Code: DS88-003809

    • Size: 288 sqm | 3 Bedrooms | 3 Baths | 2 Parking

    • Developer: Arthaland

    • Price: ₱190,000,000.00 (Gross)

  7. Balmori Suites, Rockwell Makati

    • Property Code: DE88-003826

    • Size: 232 sqm | 3 Bedrooms | 3.5 Baths | 3 Parking

    • Price: ₱188,000,000.00 (Gross)

  8. Park Central Towers, Makati

    • Property Code: DS88-004106

    • Size: 324 sqm | 3 Bedrooms | 4.5 Baths | 3 Parking

    • Developer: Ayala Land Premier

    • Price: ₱180,000,000.00 (Gross)

  9. Two Roxas Triangle, Makati

    • Property Code: DS88-003960

    • Size: 304 sqm | 3 Bedrooms | 4.5 Baths | 3 Parking

    • Developer: Ayala Land Premier

    • Price: ₱175,000,000.00 (Gross)

  10. The Suites at One Bonifacio High Street, BGC

    • Property Code: DS88-003615

    • Size: 250 sqm | 3 Bedrooms | 3 Baths | 2 Parking

    • Developer: ALP

    • Price: ₱168,000,000.00 (Gross)

🏙️ Discrete BGC Penthouse – Overlooking Manila Polo Club & Golf Courses

Location: Bonifacio Global City (BGC), Taguig – Private Penthouse

  • Total Area: 754.20 sqm
  • Bedrooms: 4 Large Bedrooms + Maids & Drivers Rooms
  • Bathrooms: Multiple En-suite Bathrooms
  • Features: Roof Garden with 360° Skyline Views
  • View: Overlooks Manila Golf, Manila Polo Club, and BGC Skyline
  • Title Status: For Discrete Selling Only

💰 Price: ₱807,644,880.00 (Gross)

Price per sqm: Approx. ₱1,071,000

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Note: This ultra-exclusive penthouse is offered via discreet marketing. Full photos, amenities list, and walkthrough available upon verified request only.

🏡 Discrete Ground Floor 4BR Garden Unit – Ultra-Rare Special Condo

Property: Ground Floor Private Garden Unit
Location: Bonifacio Global City (BGC), Taguig

  • Unit Size: 305 sqm
  • Private Garden: 268 sqm
  • Total Area: 573 sqm
  • Bedrooms: 4 Bedrooms
  • Special Features: Wraparound garden, Outdoor Jacuzzi, Floor-to-ceiling windows, High ceilings, VIP access from drop-off point, Separate service entry

💰 Price: ₱350,000,000.00

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Note: This is a highly exclusive garden unit with limited availability. Detailed floor plans and walkthroughs available upon verified inquiry.

🌇 Horizon Homes @ Shangri-La BGC – Exclusive 3BR Residence

Property Code: DE88-003783
Location: Bonifacio Global City (BGC), Taguig
Development: Horizon Homes by Shangri-La

  • Floor Area: 316 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 3 Baths
  • Parking: 2-Car Parking
  • Title Status: Clean Title

💰 Price: ₱300,000,000.00 (Net Take Home of Seller)

Developer: Shangri-La Group

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Note: Horizon Homes is one of the most exclusive vertical residential offerings in Metro Manila, with direct hotel access and unmatched privacy.

🏙️ Aurelia Residences – Prime 3BR Unit with 3 Parking

Property Code: DS88-004202
Location: Bonifacio Global City (BGC), Taguig
Development: Aurelia Residences (East Tower, 47th Floor)

  • Floor Area: 336.60 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 3
  • Parking: 3-Car Parking
  • Title Status: For Deed of Assignment

💰 Price: ₱234,000,000.00 (Gross)

Price per sqm: ₱695,187.16

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Note: Aurelia Residences is among the top-tier developments in BGC, known for its low density, panoramic views, and refined European architecture.

🌸 The Seasons Residences – Rare 3BR AKI VILLA Unit

Property Code: DS88-003831
Location: Bonifacio Global City (BGC), Taguig
Development: The Seasons Residences – AKI VILLA

  • Floor Area: 314 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 4
  • Parking: 2-Car Parking
  • Title Status: Clean Title

💰 Price: ₱225,000,000.00 (Gross)

Price per sqm: ₱716,560.00

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Note: Inspired by Japanese design and lifestyle, The Seasons Residences offers rare villa-style living in a high-rise, with meticulous details and exclusive amenities.

🌿 Eluria Makati – Ultra-Private Green Luxury by Arthaland

Property Code: DS88-003809
Location: Legazpi Village, Makati City
Development: Eluria by Arthaland

  • Floor Area: 288 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 3
  • Parking: 2-Car Parking
  • Title Status: For Deed of Assignment

💰 Price: ₱190,000,000.00 (Gross)

Price per sqm: ₱659,722.00

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Note: Eluria is a boutique green development by Arthaland featuring low-density privacy, sustainable design, and a dedicated hospitality-trained butler service for residents.

✨ Balmori Suites Rockwell – Ultra-Rare Corner Unit with High-End Finish

Property Code: DE88-003826
Location: Rockwell, Makati City
Development: Balmori Suites

  • Floor Area: 232 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 3.5
  • Parking: 3-Car Parking
  • Title Status: For Deed of Assignment

💰 Price: ₱188,000,000.00 (Gross)

Price per sqm: ₱784,482.00

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Note: Balmori Suites is among the most exclusive addresses in Rockwell Center, featuring only a handful of premium corner units with expansive views and unparalleled privacy.

🌇 Park Central Towers Makati – Ayala’s Most Prestigious High-Rise Home

Property Code: DS88-004106
Location: Makati City – Ayala Avenue
Development: Park Central Towers – South Tower by Ayala Land Premier

  • Floor Area: 324 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 4.5
  • Parking: 3-Car Parking
  • Title Status: For Deed of Assignment

💰 Price: ₱180,000,000.00 (Gross)

Price per sqm: ₱537,037.00

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Note: Park Central Towers sets a new standard in high-rise living, offering expansive residences with private lift access, skyline views, and unmatched amenities at the heart of Makati’s financial district.

🌆 Two Roxas Triangle – Rare Luxury Corner Unit Overlooking the City

Property Code: DS88-003960
Location: Makati City – Ayala Center
Development: Two Roxas Triangle by Ayala Land Premier

  • Floor Area: 304 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 4.5
  • Parking: 3-Car Parking
  • Title Status: Clean Title

💰 Price: ₱175,000,000.00 (Gross)

Price per sqm: ₱575,657.00

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Note: Located in one of the most prestigious twin towers in the Philippines, this unit offers expansive living, direct elevator access, and a panoramic view of Makati’s skyline. Serious inquiries only.

🏙 The Suites at One Bonifacio – BGC’s Most Exclusive Address

Property Code: DS88-003615
Location: BGC, Taguig City – High Street Central
Development: The Suites by Ayala Land Premier

  • Floor Area: 250 sqm
  • Bedrooms: 3 Bedrooms
  • Bathrooms: 3
  • Parking: 2-Car Parking
  • Title Status: Clean Title

💰 Price: ₱168,000,000.00 (Gross)

Price per sqm: ₱672,000.00

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Note: Directly atop Shangri-La The Fort and One Bonifacio Mall, this exclusive residence offers private lift access, full glass walls, and expansive views of the BGC skyline and Manila Golf Club.

🏆 Why These Condos Are the Most Valuable Residences in Metro Manila

The properties featured in this exclusive list are not your average condominium units. These are bespoke residences sitting atop the most prestigious developments in Metro Manila—crafted by elite developers, with views, amenities, and specifications that rival international penthouses in New York, Tokyo, or Singapore.

Here’s what makes these units exceptionally valuable:

  • 🏙 Prime Location: Situated in the most coveted areas of BGC, Makati, and Rockwell, these condos offer direct access to luxury retail, Michelin-star dining, business districts, and embassies.
  • 🔐 Ultra-Exclusive Developments: Most of these residences are located in low-density towers with VIP elevators, private lobbies, and round-the-clock concierge and security services.
  • 🪟 Unmatched Views: From floor-to-ceiling windows, residents enjoy panoramic views of Forbes Park, Manila Golf, Makati skyline, and even Manila Bay sunsets.
  • 🛠 Developer Pedigree: Built by brands like Shangri-La, Ayala Land Premier, Arthaland, and Federal Land in partnership with Japanese luxury giants—these condos promise world-class architecture and craftsmanship.
  • 🎯 Investment-Grade Assets: These units hold their value over time and have historically appreciated faster than standard condominiums due to location, demand, and exclusivity.

These properties aren't just homes—they're a statement. Whether for legacy planning, residency upgrades, or discreet investment, each listing offers a rare opportunity to own a piece of Metro Manila’s vertical luxury market.

💬 Interested in One of These Luxury Condos?

Whether you're looking to invest, upgrade your residence, or buy a legacy property—our team can assist with private showings and full documentation. We offer discretion, professional service, and unmatched local expertise.

📲 Inquire via WhatsApp

Note: Some listings are available only for private and qualified inquiries. Full list and pricing details available upon request.

❓ Frequently Asked Questions

💰 Why are these condos priced so high?

These residences are located in the most prestigious addresses of Metro Manila—such as BGC, Makati, and Rockwell. Prices reflect the premium on land value, architectural quality, exclusive amenities, developer reputation, and the scarcity of high-floor or large-format units.

📍 Are exact addresses and unit numbers publicly listed?

For privacy and security reasons, we do not share full addresses or floor/unit numbers publicly. Discreet information and private showings are available to qualified buyers upon request.

📑 What documents do I need to buy a luxury condo in the Philippines?

For Filipino buyers: 2 valid IDs, proof of income, and reservation documents. For foreign buyers: passport, Alien Certificate of Registration (ACR), and proof of remittance. We assist with legal and tax documentation during the process.

🏗 Are these properties ready-for-occupancy (RFO)?

Most are ready for move-in or deed of assignment, while some newer projects may still be under limited turnover phases. Please refer to the individual listing or contact us for current availability.

🤝 Can I negotiate the price or payment terms?

Yes, but flexibility depends on the seller’s terms. Some units are strictly priced, while others may allow negotiation for serious buyers. We’ll help facilitate direct discussions once you express intent.

📝 Can I reserve or secure a unit without visiting in person?

Yes. For international or overseas clients, we support remote reservations, video walkthroughs, and digital documentation via e-signatures. All transactions are secure and handled with confidentiality.

📲 How do I schedule a private viewing?

Simply message us on WhatsApp or fill out the inquiry form on any listing. We’ll coordinate a private showing that suits your schedule and requirements.

📚 Explore More Guides & Featured Listings

Looking to learn more before making your next big real estate move? Whether you're a first-time buyer or a seasoned investor, these curated articles and resources will help you understand the Philippine luxury property landscape even better.

All listings are verified and updated regularly. If you’re interested in any property or have a custom requirement, feel free to reach out via the private viewing forms or message us directly on WhatsApp.

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