Apartment₱11,000,000
Muntinlupa
12 bd 7 ba 478 m²
Muntinlupa Real Estate: Condos and Houses in Alabang
466 homes and apartments for sale in Muntinlupa, Philippines.
Photo: Kevin Rein Bantang / Unsplash
Properties for sale in Muntinlupa
24 properties shown
Apartment
Apartment₱5,850,000
Muntinlupa
2 bd 1 ba 57 m²
Apartment₱11,258,928
Muntinlupa
1 bd 1 ba 50 m²
Apartment₱5,426,800
Muntinlupa
3 bd 2 ba 104 m²
Apartment₱20,000,000
Muntinlupa
2 bd 2 ba 102 m²
Apartment₱4,900,000
Muntinlupa
1 bd 1 ba 47 m²
Apartment₱4,050,000
Muntinlupa
1 bd 1 ba 35 m²
Apartment₱14,500,000
Muntinlupa
1 bd 1 ba 45 m²
Apartment₱13,000,000
Muntinlupa
1 bd 1 ba 51 m²
Apartment₱8,000,000
Muntinlupa
1 bd 1 ba 65 m²
Apartment₱11,500,000
Muntinlupa
1 bd 1 ba 53 m²
Apartment₱6,500,000
Muntinlupa
1 bd 1 ba 37 m²
House₱14,500,000
Muntinlupa
4 bd 3 ba 170 m²
House₱5,800,000
Muntinlupa
3 bd 3 ba 110 m²
House₱545
Muntinlupa
8 bd 8 ba 1,940 m²
House₱15,000,000
Muntinlupa
3 bd 2 ba 360 m²
House₱12,595,000
Muntinlupa
3 bd 3 ba 112 m²
Apartment₱11,000,000
Muntinlupa
2 bd 2 ba 70 m²
Apartment₱3,800,000
Muntinlupa
1 bd 1 ba 22 m²
Apartment₱17,440,410
Muntinlupa
3 bd 2 ba 99 m²
Apartment₱16,200,000
Muntinlupa
2 bd 2 ba 78 m²
Apartment₱6,000,000
Muntinlupa
1 bd 1 ba 37 m²
Apartment₱8,000,000
Muntinlupa
1 bd 1 ba 25 m²
Apartment₱5,000,000
Muntinlupa
1 bd 1 ba 39 m²
Buyer's guide: Muntinlupa
Muntinlupa is the southern gateway of Metro Manila, and Alabang is its best-known district. The 466 listings we track have a median asking price of €134,800, and the median home is only 38 m², which tells you that small condominium units set the typical price.
Prices and sizes
Asking prices from current listings on RealEstateAbroad, in euros.
| Measure | Muntinlupa |
|---|---|
| Median asking price | €134,800 |
| p25 to p75 | €77,835 to €251,419 |
| Median price per m² | €2,228 |
| Median size | 38 m² |
| Listings | 466 |
Condos first, houses second
There are 224 apartments or condo units, 148 houses, 50 commercial properties, 23 land listings, 20 studios and 1 villa. By bedroom, 113 have one, 62 have two, 41 have five or more, 37 have three and 24 have four. Studios and small units suit expats and investors, while the houses are mostly in gated subdivisions. Look at the studio listings for the Philippines, the apartments page and the house page.
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Inside the city
Alabang is the commercial centre, with malls, office parks around Filinvest Corporate City and the gated Ayala Alabang Village for larger houses. Putatan and Tunasan sit along Laguna Lake, and Bayanan and Poblacion offer older, denser neighbourhoods. The South Luzon Expressway links the city to Makati and to Calamba, and rail is limited so traffic is a daily factor. Compare Makati, Taguig and Pasig if you want to see what a business district costs.
What foreigners can own
Foreigners cannot own land in the Philippines. They can own condominium units provided foreign ownership of the project stays at or below 40%, and they can lease land for long periods. Buying a condo is therefore the straightforward route, but check that the developer holds a licence to sell and that your title is a condominium certificate of title. Pre-selling units carry delivery risk, so look at the developer's track record. Expect transfer tax, documentary stamp tax and registration fees, which together are a few percent of value. The Philippines guide lists the steps and the financing page explains lending to foreigners.
In a condo-led market, the project and the developer matter as much as the unit.
Rental use
Studios near Alabang's offices attract working tenants. Check condominium dues and any rental restrictions in the master deed.
Last updated 8 October 2026
Buying property in Muntinlupa: FAQ
Can I buy a house in Muntinlupa as a foreigner?
You cannot own the land in your name. Condos are the usual route, or you can lease land long-term.
Is Muntinlupa cheaper than Makati?
Typically yes, but compare unit sizes and floors. See Makati for a direct look.
What does a 38 m² median mean?
It reflects the weight of compact condos and studios. Houses are far larger than that median.
Is traffic a problem?
Yes at peak times, so check commute distances and proximity to the expressway.
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