The Mactan-Cebu International Airport (MCIA) is not just booming—it is breaking records. In January 2026 alone, the airport welcomed 1.3 million passengers, a 15% increase from January 2025 and the highest monthly passenger traffic in its history. Domestic traffic rose 12% year-on-year, while international traffic posted a sharper 25% jump. The airport is on track to hit 13 million passengers in 2026, up from 11.6 million in 2025.
What is driving this surge? In 2025 alone, MCIA introduced eight new routes and welcomed new airline partners including Jetstar Airways, Vietnam Airlines, Firefly Airlines, and Aero-K, opening direct links to cities like Hanoi, Cheongju, Brisbane, and Macau.
Then there is the infrastructure. In July 2025, MCIA officially opened its second parallel runway—the first in the Philippines. The PHP 2.07-billion, 2,560-meter runway increased aircraft movement capacity from 30 to 40 flights per hour and can accommodate up to 18 million passengers annually. As President Marcos noted at the inauguration, with two runways running full-time, the airport will have the capacity to cater to up to 18 million passengers a year.
This massive influx of travelers, combined with expanded flight capacity, has turned Mactan Island and Lapu-Lapu City into a goldmine for short-term rental investors.
But “airport-adjacent” is not a guarantee of success. The key is finding a building that is not just close to the terminal, but is also Airbnb-friendly and appealing to the modern traveler.
Here is an honest look at the top contenders and what you need to know before you buy in 2026.
The Top Contenders: Best Airport Condos for Airbnb
1. Mactan Newtown (Megaworld)
The Verdict: The Gold Standard for resort-style, high-yield investment—with caveats.
Mactan Newtown is a 30-hectare, master-planned township by Megaworld, designed to be a self-contained resort community. It offers everything a short-term guest could want without ever needing to leave the complex: a private beach, hotels, shopping areas, a school, and a convention centre.
- Location: 10 to 15 minutes from MCIA.
- Airbnb-Friendly: Yes. The development actively supports short-term rentals.
- Investment Potential: Gross rental yields are estimated between 5% to 10%. Its integrated nature and Megaworld’s reputation make it a reliable, high-demand option.
- The Catch: It is not cheap. Property prices range from $2,700 to $4,500 per sqm. With over 2,540 units across 10+ towers, there is a real risk of oversupply and increased competition among landlords. Tourism on Mactan can be seasonal—occupancy can drop to 43–57% during off-peak months.
2. Amani Grand Resort Residences (AboitizLand)
The Verdict: The Smart Choice for Airbnb-Focused Investors.
Amani Grand is a resort-style condominium developed by AboitizLand, a highly reputable developer. Unlike purely residential buildings, it was designed with short-stay guests in mind, making it a popular and proven option for Airbnb and serviced condo setups.
- Location: 3 to 15 minutes from MCIA.
- Airbnb-Friendly: Yes. It is known as one of the most rental-friendly condos in Mactan, with resort-style amenities including a large pool, gym, and 24/7 security.
- Investment Potential: Its strategic location and rental-oriented design create strong, consistent demand from business travelers, tourists, and overseas workers. Occupancy rates tend to be higher during peak travel seasons, holidays, and long weekends.
- The Catch: The development is dominated by compact studio units (22–26 sqm). While efficient for rentals, this limits your appeal to families or longer-stay guests who need more space.
3. Saekyung Condominium
The Verdict: The Budget-Friendly “Cash Cow.”
If you are looking for a more affordable entry point with strong basics, Saekyung is a solid choice. It is a well-known development offering good value in a highly accessible location, ideal for travelers wanting a comfortable stay without the resort price tag.
- Location: Approximately 15 minutes from the airport.
- Airbnb-Friendly: It has a well-established presence on Airbnb, with numerous listings available.
- Investment Potential: Lower purchase prices compared to Mactan Newtown or Amani Grand mean your capital outlay is smaller, potentially translating to higher net yields if you maintain consistent occupancy.
- The Catch: It lacks the prestige and high-end resort feel of other developments. Expect more competition, and your nightly rate will be lower, so your margins depend heavily on keeping occupancy high.
4. The Pearl Mactan Newtown
The Verdict: The “All-in-One” Premium Option.
While technically part of the Mactan Newtown township, The Pearl is often highlighted as a standout building specifically for Airbnb and rental purposes. It is a newer development within the same prime location, offering modern units with access to all of Mactan Newtown’s world-class amenities.
- Location: 10 to 15 minutes from MCIA.
- Airbnb-Friendly: Yes. It is a prime choice for investors seeking a modern, high-quality unit in the best location.
- Investment Potential: It combines the strong brand and location of Mactan Newtown with the appeal of a newer, more contemporary building.
- The Catch: As a newer development, prices are likely to be at a premium, reflecting the modern finishes and the “newness” factor.
The Brutal Reality: What You Must Know Before Buying in 2026
Airbnb can be a goldmine, but it is also high-maintenance and high-risk. Here is the honest truth:
1. The “Net Yield” Trap
This is the single most important number to understand. Gross rental yields and net rental yields are very different things.
Mactan Newtown can show gross yields of 5–10%—which sounds fantastic. But once you subtract association dues (USD 1.40–2.00 per sqm per month), platform commissions (15–20%), electricity costs, property management fees, and vacancy during off-peak months, net yields in Mactan are often compressed to 2.5–5.5%.
While Airbnb can gross significantly more than long-term rentals, rising electricity and management costs in 2026 mean that a “set-it-and-forget-it” strategy is rarely profitable. Short-term rentals can bring in two or three times more gross revenue in busy months, but they require consistent occupancy above 65–70% just to break even against a long-term lease.
2. Check the Building’s Rules
Not every condo allows short-term rentals. Some buildings have strict minimum lease terms of one month, three months, or even six months. Before you even think about buying, verify the building’s policy on Airbnb and short-term stays.
3. The Seasonality Trap
Tourism on Mactan Island is seasonal. Occupancy can drop to 43–57% during off-peak months. This means your income is not guaranteed year-round. A few bad months can wipe out the profits of a few good ones.
4. The “Hidden” Costs
Condo association dues can be a significant drag on your net yield. These fees pay for the amenities and security that make your unit attractive—but they are a non-negotiable cost that eats into your profit.
5. The Oversupply Risk
Mactan Newtown alone has over 2,540 units across 10+ towers. More towers are launching. This creates competition for tenants and can put downward pressure on nightly rates.
6. The Commute to Cebu City
Mactan is an island. Traveling to Cebu City requires crossing a bridge, which can lead to significant traffic during peak hours. If your target guest is a business traveler, they need to be aware of this.
The Bottom Line: Which Condo is Right for You?
There is no single “best” condo for Airbnb. It depends on your budget, your risk tolerance, and your target guest.
- Choose Mactan Newtown or The Pearl if: You have a bigger budget and want a premium, high-yield investment in a resort-like setting—and you understand that net yields will be lower than gross projections.
- Choose Amani Grand if: You want a proven, Airbnb-friendly building with strong rental potential and a more accessible price point than Mactan Newtown.
- Choose Saekyung if: You are budget-conscious and willing to work harder on occupancy to get a solid return on a lower initial investment.
The 2026 Reality Check
The second runway is operational. Passenger numbers are breaking records. New routes are launching. Mactan is a genuine boom zone.
But booms attract competition. High purchase prices, rising management costs, and seasonal occupancy mean that net returns in Mactan can be lower than the long-term rental market in Cebu City.
Pro Tip: Visit the building in person. Talk to the property manager or security guard about the rules. Walk around the amenities. Run the numbers—not just gross revenue, but net yield after all costs. Because if you wouldn’t be happy staying there yourself, your guests probably won’t be either. And if the math doesn’t work at 65% occupancy, it does not work at all.
📅 Remember: The Mactan market is evolving fast. The second runway, new routes, and continued development will drive more passengers—and more competition. What is true today may shift by 2027. Run the numbers, visit in person, and decide for yourself.
Author
John Paul Ybañez Paquibot
Licensed Real Estate Broker | PRC No. 00014132 | DHSUD No. CVRFO-B-03/18-2672
Bachelors Realty and Brokerage, Inc. Cebu
G/F Cap Building, Brgy. Corner, Osmeña Blvd.
Arlington Pond St. Extension, Cebu City, 6000 Cebu
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