Muntinlupa City Real Estate

Prices from ₱51,740 PHP to ₱98,000,000 PHP Listings last updated 12/03/2018

Homes for Sale in Muntinlupa City

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Overview of the real estate prices in Muntinlupa City, Luzon, National Capital Region, Metro Manila, Philippines

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Located just south of the capital city of Manila in the Philippines, Muntinlupa is considered part of the major metropolitan area of Manila and has shores along the Laguna de Bay. The highly urbanized city of Muntinlupa is a little more than 16 square miles in size and boasts a population of over 500,000 residents.

Muntinlupa boasts a thriving business sector. Back in the 1980s, Muntinlupa was a series of farmland and pastures but has since grown to become a major business city in the Philippines. There are many IT and technology-based companies which drive the economy and modern business and industrial complexes making the city more business friendly. The World Cities Summit recently recognized Muntinlupa for its ease of access to business permits. Pamantasan ng Lungsod ng Muntinlupa is the main public university and offers a variety of degree programs. There are a total of 11 higher education institutions, not including technical schools, in Muntinlupa – 1 public, 10 private.

Muntinlupa has influences from its Spanish colonial period as well as from its time as part of the Philippine Commonwealth of the United States. Upon the creation of Manila in 1901, there were many towns and communities that became incorporated along with it including Muntinlupa. Of the seventeen local governments established in Manila, Muntinlupa is considered the 10th largest by population.

You’ll find the Jamboree Lake, the Art in the South art fair, as well as the National Shrine of Our Lady of the Miraculous Medal.

The weather is quite warm all year long in Muntinlupa with average high temperatures ranging from the mid-80s to low-90s – April, May and June tend to be the hottest. The low temperatures dip into the mid-to-upper 70s throughout the year. There is a wet season and a dry season in Muntinlupa. The dry season runs from November to April, the wet season runs from May through November. During the wettest months, one can expect rain over 20 days throughout the month. The average amount of annual rainfall is approximately 79 inches.

Real estate, rentals and retail are all seeing significant growth and development in Muntinlupa. Tens of thousands of units are in the process of being developed in the Metro Manila area which includes Muntinlupa. There are homes, condos and apartments available to suit all budgets and preferences and plenty of developments trying to keep up with the demand.

Muntinlupa may have a large population but it is still an up-and-coming city of Metro Manila. With newer infrastructure, clean air and access to weekend getaway locations and the major cities, Muntinlupa is on its way to becoming a major hot spot in the Philippines.


Muntinlupa, Philippines

Cebu City, Cebu
  • Country: Philippines

  • Nickname(s): "Emerald City of the Philippines"

  • Population: 504,500

  • Area:

    Land: 41.67 km2


Lifestyle and Culture


Entertainment and Tourism

There are some unique and interesting museums found in Muntinlupa including the Bureau of Corrections Museums. Other notable museums include the San Beda Alabang Museum, featuring a variety of works and exhibits at the San Beda College, and the P.J. Lhuillier Museum, which displays religious objects from throughout the centuries, even dating back to the Middle Ages.

Some of the major annual festivals that Muntinlupa hosts every year include the Dingasa, a celebration in honor of the city’s patron saint; the Banhayan Festival, a yearly thanksgiving celebration; and a 24-hour mountain bike race.

Muntinlupa has over 20 higher education institutions including private and public colleges as well as private and public vocational and training schools. There are over 130 schools of varying tiers located in Muntinlupa.

Entertainment and Tourism

Districts & Neighborhoods

The districts in Muntinlupa and throughout the Philippines are called barangays, which basically means subdivision, ward, or administrative district. Muntinlupa consists of 9 barangays. Some of them are:



This former farming district has grown into a major business section of Muntinlupa. The commercial center of Alabang encompasses Alabang Commercial Center and Filinvest City where dozens of international and national companies have offices.

Alabang is also the recognized home of the first themed mall in the Philippines as well as the biggest shopping mall in the southern Manila metropolitan area.

Ayala Alabang

The third largest barangay in Muntinlupa, Ayala Alabang enjoys the same level of commercial economic success similar to other parts of the city. Originally part of the Alabang barangay, this district has been independent since the 1980s. The Alabang Town Center and the Molito Complex are two of the more significant shopping locations in the barangay.


Poblacion is the most populated barangay in Muntinlupa and one of the southernmost locations of metropolitan Manila. The Insular Life Assurance Company, the first Filipino life insurance company, is located in Poblacion and is considered a landmark of the city and the barangay. The New Bilibid Prison encompasses a whopping 84% of Poblacion; however, there are still considerable amounts of residential and commercial properties here .


Putatan is located in the center of Muntinlupa with its eastern side resting along the Laguna de Bay. Over two dozen churches are located in Putatan which also utilizes nearly two-thirds of its land for subdivisions.

Real Estate Market

Muntinlupa and the Metro Manila area is expected to see unprecedented growth in the near future. Over 54,000 homes and condo units are in the process of being developed along with more malls and retail space.

Although part of the Metro Manila area, the Muntinlupa area is considerably more affordable than the city of Manila. Rental and real estate costs are over 20% lower in Muntinlupa than in Manila. When compared to Quezon City, though, rent and real estate prices are considerably higher, in some cases almost double.

Filinvest City in Alabang is poised to invest heavily in Muntinlupa with two new residential projects and an office center.

Muntinlupa is becoming a favorite location for first time homebuyers who are looking for a condo in an up-and-coming city. Some of the benefits residents are seeing are an increase in infrastructure, highways and proximity to the city of Manila as well as Manila Airport. The newer and more modern amenities fit the lifestyle of those seeking cleaner air and pedestrian-friendly roads and sidewalks.

  • Price per Square Meter to Buy Apartment in City Centre: $501.35
  • Price per Square Meter to Buy Apartment Outside of Centre: $300.81
Home Style Average Rent Price
1-bedroom apartment in City Centre $300.81
1-bedroom apartment Outside of Centre $180.49
3-bedroom apartment in City Centre $902.43
3-bedroom apartment Outside of Centre $601.62

Source: (May 2017)



Education has become increasingly important as the city continues to grow. There are over 130 schools for various age ranges found in Muntinlupa, including 88 private schools. Pamantasan ng Lungsod ng Muntinlupa is a public college that was created from a desire by the mayor in the 1980s to put money behind the importance of education. The San Beda College Alabang is a major private, Catholic college educating over 7,000 students.

Public schools in Muntinlupa and the Philippines have three education tiers similar to the United States. The levels are elementary school, junior high school and senior high school. There have been many reforms recently to increase the length of formal education.