Renovation Budgeter

For 2026, a full-gut renovation of a Metro Manila condo runs roughly ₱30,000–₱45,000/sqm at standard finish in the base bracket. A 50-sqm 1BR unit is therefore ₱1.5M–₱2.25M base, before architect's fee, aircon, and contingency. Bump to premium finish (porcelain, engineered wood, quartz counters) and the rate climbs to ₱45,000–₱68,000/sqm. NCR-prime areas (BGC, Rockwell, Eastwood) add ~30% because building rules force you to use accredited contractors and work outside regular hours.

10–15% if the unit is open and you've done thorough demolition scoping. 15–25% if it's old (pre-2000) construction with concealed plumbing or wiring of unknown vintage. 25%+ if you're working on a heritage structure, an addition, or anything involving permits beyond a simple condo work permit. Most overruns are demolition surprises (rotted joists, hidden water damage, asbestos-era materials) and scope creep from the homeowner adding 'while-we're-at-it' items.

Yes — but how much depends on your scope. PIID/UAP guidelines suggest 8–12% for full design + construction administration on a major renovation. For a light remodel where you're keeping the layout, 5–8% is enough. If you're managing it yourself with a trusted contractor on a cosmetic refresh, 0% is fine — but you'll trade time and risk for that savings. For a full gut, paying 10–12% to a licensed architect (PRC-registered) often pays for itself in change-order prevention and permit smoothness.

For condos: HOA work permit (₱2,000–₱10,000) + LGU minor renovation permit if structural (₱5,000–₱20,000) + electrical permit if rewiring. For single-detached: building permit, electrical, sanitary, mechanical, fencing — typically 1–2% of construction cost in LGU fees, plus PCAB-licensed contractor required above ₱500K. Use ₱20K as a starting placeholder for a mid-scope condo job; budget ₱60K–₱150K for a house renovation.

Yes for split-type 1.0–1.5HP installs with up to ~5m of copper line, in a standard ground-floor or mid-rise location. Add ₱2,000–₱4,000/unit for high-rise/condo (rope crane, drop-line, condo HVAC fees). Cassette and ducted/concealed systems run ₱15,000–₱25,000/install per indoor unit, plus the equipment itself (₱60,000–₱150,000 for a single-room concealed setup). The calculator assumes split-type — adjust the unit count up if you want to budget for ductwork or cassettes.

Economy: porcelain or ceramic tile up to ₱500/sqm material, painted CHB walls, laminate counters, basic faucets, no millwork. Standard: porcelain ₱600–₱1,200/sqm, vinyl plank flooring, semi-gloss paint, solid-surface counters, branded faucets (Kohler/Grohe entry). Premium: engineered hardwood, marble or porcelain slabs as accents, quartz counters, custom millwork, designer-spec fixtures. Luxury: solid hardwood, full marble, imported European fixtures, smart home wiring, custom built-ins throughout. The multiplier compounds with location — premium finish in NCR-prime is ~2× a standard Metro Manila baseline.

Because materials still ship from Metro Manila or Cebu in most cases — you save on labor (provincial day rates are ₱500–₱800/day vs ₱1,200–₱1,800 in NCR) but lose some of that to trucking, ferry, and longer project timelines. In genuinely island or hard-to-reach areas (e.g., Batanes, Sulu interior), the discount may reverse and add cost. The 25% figure assumes drivable provincial cities and accessible municipalities — not edge-case logistics.

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