Looking for a house in Muntinlupa? You’re not the only one.
People are moving here for a lot of reasons—quieter streets, better air, solid schools, and quick access to key parts of Metro Manila. Whether you’re a young couple saving for your first home or a growing family that needs space, Muntinlupa has something worth checking out.
But let’s skip the sugarcoated real estate ads and talk about what you really want to know.
Why Muntinlupa? Real Reasons People Are Moving Here
Muntinlupa hits a sweet spot.
It’s close enough to Makati and BGC for work but far enough to avoid the chaos. If you’re based in Alabang, Filinvest, or even Laguna, it’s an easy daily drive—or a quick P2P bus ride if you prefer that.
There’s also more green here. Wide roads. Trees. Gated subdivisions. Malls like Alabang Town Center and Festival Mall are nearby. Hospitals like Asian Hospital are right in the area.
Ella and her husband, both freelance creatives, used to rent a condo in Makati. “We wanted a yard. Somewhere our kids could play without needing to go to a park. We found a 3-bedroom house in Muntinlupa for less than what our condo was worth. Now we’ve got peace, space, and two mango trees out back.”
Where to Look: Neighborhoods Worth Checking Out
Muntinlupa isn’t just one neighborhood. It has different pockets with their own feel. Here are some local favorites:
Ayala Alabang Village – One of the most well-known subdivisions. Big lots, quiet streets, and tight security. Higher price tag, but the quality is there.
Alabang Hills – A mix of old and new houses. Family-friendly, with a strong community vibe.
BF Homes – More affordable, but still close to the essentials. Great if you’re after value.
Tunasan and Poblacion – These areas have a mix of townhouses and single-detached homes. Prices vary, but there are good finds here.
If you’re looking for newer developments, check out communities near Daang Hari or along Susana Heights. These spots are still developing but already offer good value.
Prices You Can Expect in Muntinlupa
Here’s a general idea of what homes cost right now:
Townhouses in Poblacion – ₱3.5M to ₱6M
2-bedroom homes in BF Homes – ₱6M to ₱9M
4-bedroom homes in Alabang Hills – ₱15M to ₱25M
Luxury homes in Ayala Alabang – ₱30M and up
These prices vary depending on the lot size, condition of the home, and location within the village. Older homes usually cost less but may need a bit of work.
Take Martin, for example. He’s an OFW who bought a house in BF Homes for ₱7.8M. It was a bit worn out, but nothing a few months of renovation couldn’t fix. “We painted the walls, replaced the tiles, and turned it into something our parents can retire in,” he said. “Way cheaper than buying a new build.”
Practical Advice: What to Watch Out For
Let’s be real—buying property is a big move. And there are some things you’ll want to keep an eye on:
Ask about flood history. Some areas of Muntinlupa, especially near creeks or rivers, are flood-prone. Ask around. Locals will tell you the truth.
Check the title. Make sure it’s clean and under the seller’s name. Don’t rely on screenshots or photocopies. Ask for a certified copy from the Registry of Deeds.
Watch out for traffic. Try driving from the house to your work during rush hour. You might be surprised how long it actually takes.
Ask about association dues. Gated villages often charge monthly or yearly fees. Know the cost early.
Get a feel for the neighborhood. Visit in the morning and again at night. It can feel very different depending on the time of day.
Buying vs. Renting in Muntinlupa
Not ready to buy yet? Renting here is still a solid option. You get the lifestyle without the commitment.
Townhouse rentals start at around ₱25,000/month.
Detached homes in subdivisions range from ₱40,000 to ₱80,000/month.
Luxury homes in Ayala Alabang can hit ₱150,000 or more per month.
Some owners also offer rent-to-own options, especially in newer developments. It’s worth asking.
Who’s Buying in Muntinlupa?
OFWs looking to invest before retirement
Young families needing more space
Downsizers who want to move out of busier cities
Real estate investors banking on long-term value
Janine and her siblings all pitched in to buy a 5-bedroom house in Alabang Hills for their parents. “We wanted them to live in a safe, clean place. Near hospitals. Near us. It’s been the best family decision we’ve made,” she said.
Final Thoughts: Find What Fits You
Whether you want something simple or something grand, Muntinlupa has houses that make sense—without forcing you to choose between peace and convenience.
Start small if you have to. Explore different areas. Drive around. Talk to brokers and homeowners. You’ll know it when you see it.
Because a house isn’t just concrete. It’s where you sleep, laugh, argue, and grow. And it’s worth taking the time to get it right.
