The vibrant pulse of Makati City, the undisputed financial heart of the Philippines, beckons with its glittering skyscrapers, bustling business districts, world-class shopping, and a nightlife scene that rivals global metropolises. For many young professionals, expatriates, or those seeking an elevated urban lifestyle, securing a first apartment in Makati represents a significant milestone—a rite of passage into independent city living. However, transitioning into this dynamic urban center, especially for the first time, can be an exhilarating yet daunting experience. From navigating the competitive rental market and understanding local customs to furnishing a new space and adapting to the rhythm of city life, there’s a multitude of considerations that require careful planning and foresight.
This comprehensive guide is designed to be your indispensable companion through every stage of moving into your first apartment in Makati City. We will delve deep into practical strategies, local insights, and crucial tips to ensure your transition is as smooth, efficient, and stress-free as possible. From the initial apartment hunt and securing your lease to budgeting for the move, furnishing your new home, and finally, settling into the unique lifestyle that Makati offers, we aim to equip you with the knowledge needed to transform a potentially overwhelming process into an exciting new chapter in one of Southeast Asia’s most captivating cities. Whether you’re moving from a different part of the Philippines or arriving from abroad, these insights are tailored to help you thrive in your new Makati abode.
- The Pre-Move Blueprint: Laying the Groundwork for a Smooth Transition
Before you even begin to browse apartment listings, a strategic pre-move blueprint is essential. This foundational phase involves introspection, financial planning, and understanding your non-negotiables.
- Define Your Makati Lifestyle and Budget:
Makati offers a spectrum of living experiences, from high-rise luxury to more modest, yet still central, options. Understanding your desired lifestyle is paramount:
Neighborhood Preferences: Makati is segmented into distinct barangays and districts, each with its own character.
Ayala Center (Legazpi Village, Salcedo Village): Often preferred by professionals, offering a mix of upscale condos, quiet streets, numerous cafes, restaurants, parks (Legazpi Active Park, Salcedo Saturday Market), and proximity to Ayala Avenue’s corporate offices. Rents here tend to be higher due to prime location and amenities.
Poblacion: The bohemian heart, known for its eclectic mix of bars, restaurants, art spaces, and a more vibrant, youthful atmosphere. While still featuring condos, you might find older buildings or even some apartments within residential houses here. It’s more budget-friendly than Ayala Center but can be noisy.
San Antonio Village/La Paz: More residential, offering a quieter environment with a mix of older apartments and townhouses. Still relatively central but a bit further from the main CBD buzz. Good for those seeking a more local community feel.
Bel-Air Village: Primarily a gated residential village with houses, but some high-rise condominiums exist. Very exclusive and expensive.
Other Areas (e.g., Guadalupe, Cembo, Pembo): These areas are more local, further from the CBD, and significantly more affordable. Commute time will be a factor, often involving public transport.
Non-Negotiable Amenities: Prioritize what matters most. Do you need a gym, swimming pool, 24/7 security, parking, or a pet-friendly building? These features significantly impact rental costs and availability.
Commute Considerations: If you work in Makati, evaluate walking distance, access to public transport (MRT, EDSA buses, jeepneys, P2P buses), or ride-sharing services. Traffic in Metro Manila is legendary, so proximity to work or efficient transit options can dramatically improve your quality of life.
Realistic Budgeting for Rent: Makati rents are among the highest in the Philippines. As a general rule, expect to allocate 30-40% of your gross monthly income to rent. This allows for other essential expenses and savings. Be prepared for:
Advance Payment: Typically 1-2 months’ rent.
Security Deposit: Often equivalent to 2-3 months’ rent. This is a significant upfront cost.
Association Dues (Condominiums): Monthly fees for building maintenance, security, and amenities. These are usually separate from the rent but sometimes included. Clarify this.
Utilities: Electricity (Meralco), water (Maynilad/Manila Water), internet, and potentially cable. These are almost always separate.
Broker’s Fee: If you use a real estate broker, the standard fee is typically one month’s rent, paid by the landlord for long-term leases (one year or more). However, for shorter terms or unique arrangements, it could be split or paid by the tenant. Always clarify upfront.
- Financial Preparedness: The Cornerstone of Your Move
Beyond the initial rent and deposit, numerous hidden costs can quickly deplete your savings.
Emergency Fund: Aim to have at least 3-6 months’ worth of living expenses saved. This acts as a buffer for unexpected costs, job changes, or emergencies.
Moving Costs:
Movers/Logistics: Depending on the volume of your belongings, this can range from a few thousand pesos for a small truck (e.g., Lalamove, Transportify) to much more for professional moving companies.
Packing Supplies: Boxes, tape, bubble wrap, markers.
Initial Apartment Setup:
Furniture and Appliances: Even for a semi-furnished unit, you’ll need essentials.
Kitchenware: Pots, pans, plates, cutlery.
Linens: Bedding, towels.
Cleaning Supplies: For pre-move-in cleaning.
Utility Deposits/Activation Fees: Some utility providers may require small deposits or activation fees.
First Month’s Groceries and Essentials: Stocking your pantry and bathroom.
Personal Allowance: For transportation, dining out, and leisure as you settle in.
- Gathering Essential Documents:
Preparation is key to a smooth application process. Have these documents ready:
Valid Government-Issued IDs: Passport, Driver’s License, PhilID (National ID).
Proof of Income: Latest Income Tax Return (ITR), Certificate of Employment (COE) stating salary, bank statements, or pay slips. For expats, a work visa/permit.
Character References: Often required, especially for local tenants.
NBI Clearance: Sometimes requested, especially for long-term leases.
Proof of Previous Address (if applicable): Utility bills or old lease agreement.
For Expats: Alien Certificate of Registration (ACR I-Card), visa documents, company guarantee letter (if applicable).
- The Apartment Hunt: Navigating Makati’s Rental Landscape
Finding the right apartment in Makati requires a strategic approach, blending online search with local insights.
- Leveraging Online Platforms and Networks:
Property Websites:
Lamudi.com.ph, Property24.com.ph: These are the largest and most popular online real estate portals in the Philippines. They have extensive listings for Makati.
DotProperty.com.ph: Another strong contender with diverse listings.
Facebook Marketplace/Groups: Many real estate agents and direct owners post listings here. Search for “Makati condo for rent,” “Makati apartment for rent,” or specific barangay groups. Be cautious and verify legitimacy.
Real Estate Brokers: While you might aim to save on fees, a reputable broker specializing in Makati can be invaluable.
Advantages: Access to off-market listings, expertise in navigating legalities, negotiation skills, knowledge of building rules, and assistance with paperwork.
Disadvantages: Potential broker’s fee (though often paid by the landlord for long-term leases).
How to Find: Ask for recommendations, check online reviews, and ensure they are licensed.
Word-of-Mouth: Let friends, colleagues, and local contacts know you’re looking. Sometimes the best deals are found through personal networks.
Direct Building Management: For some condominiums, you might be able to inquire directly with the building administration if there are available units for rent.
- What to Look for During Viewings: A Critical Eye:
Don’t rush viewings. Pay attention to details beyond the aesthetics.
Unit Condition:
Walls, Ceiling, Floor: Check for cracks, water stains (especially from leaks), peeling paint, or mold.
Fixtures: Test all lights, electrical outlets, faucets (water pressure), shower, toilet flush. Look for leaks under sinks.
Appliances (if furnished/semi-furnished): Test air conditioners, refrigerator, stove, washing machine. Ask about warranties or repair responsibilities.
Windows and Doors: Ensure they open, close, and lock securely. Check for drafts or broken panes.
Building Amenities and Common Areas:
Security: 24/7 guards, CCTV, access control systems (key cards). This is crucial in a city environment.
Elevators: Are they well-maintained and sufficient for the building size?
Gym/Pool/Other Amenities: Are they clean, functional, and well-maintained? Inquire about usage rules and hours.
Parking: If you have a car, verify parking availability and cost. Parking slots in Makati are highly sought after and expensive.
Waste Disposal: How is garbage managed? Is there a proper system for segregation?
Neighborhood Assessment:
Noise Levels: Visit during different times of the day (and night, if possible) to gauge noise from traffic, commercial establishments, or construction.
Accessibility: Proximity to public transport, grocery stores, pharmacies, hospitals, and your workplace.
Safety: Walk around the block to get a feel for the area’s safety, especially at night.
Flood Susceptibility: Given the Philippines’ climate, inquire about the building’s and neighborhood’s flood history.
Clarify Inclusions and Exclusions: Get a clear understanding of what’s included in the rent (e.g., association dues, water, internet) and what isn’t.
- The Lease Agreement: Scrutinize Every Clause
This is a legally binding document. Never sign without thoroughly reading and understanding it.
Lease Term: Typically 1 year, sometimes 6 months. Longer terms might offer better rates but less flexibility.
Rent and Payment Terms: Exact amount, due date, acceptable payment methods (bank transfer, PDC checks).
Security Deposit and Advance Rent: Clarify amounts, conditions for return of security deposit (typically returned after lease end, minus deductions for damages/unpaid bills).
Break Clause/Pre-termination: Understand the penalties for breaking the lease early. This can be substantial (e.g., forfeiture of security deposit, payment of remaining months).
Maintenance and Repairs: Who is responsible for what? (e.g., landlord for major structural repairs, tenant for minor wear and tear, appliance repairs).
Utilities: Explicitly state that utilities are the tenant’s responsibility and how they will be transferred.
Subleasing/Occupancy: Rules regarding guests, number of occupants, and subleasing.
Pet Policy: Crucial if you have pets. Get it in writing if pets are allowed.
Rules and Regulations (R&R) of the Condominium: The lease should reference these. Ask for a copy and read them, as they govern daily living (e.g., amenity use, renovation rules, noise).
Inventory List: For furnished or semi-furnished units, a detailed inventory list of all items and their condition upon move-in is critical. Take photos/videos.
Dispute Resolution: How are disagreements handled?
If unsure, consult a legal professional or a trusted local who understands Philippine contract law.
III. The Move Itself: From Packing to Settling In
With the apartment secured, the physical act of moving requires logistical precision.
- Packing Smart and Efficiently:
Declutter Ruthlessly: Moving is an ideal time to get rid of items you no longer need. Donate, sell, or discard. Makati apartments typically have limited space.
Categorize and Label: Pack by room and label boxes clearly on multiple sides (e.g., “Kitchen – Pots,” “Bedroom 1 – Linens”). Include “Fragile” where necessary.
Essentials Box: Pack a separate box with immediate necessities for your first night (toiletries, a change of clothes, phone charger, basic snacks, important documents, medications, toilet paper).
Protect Valuables: Securely pack jewelry, important documents, and sentimental items in a separate bag that stays with you.
Take Photos of Electronics Setup: Before unplugging, snap photos of wiring for easier reassembly.
Defrost Refrigerator: If moving your own fridge, defrost it at least 24 hours before moving day to prevent water damage.
- Navigating Moving Logistics in Makati:
Book Movers in Advance: Especially if moving during peak season or weekends.
Professional Moving Companies: For large moves, they handle packing, loading, transport, and sometimes unpacking. Companies like Mover’s Manila, Lipat Bahay, or those found via online searches.
Lalamove/Transportify: For smaller moves or just transporting boxes/furniture, these app-based services offer vans or small trucks. Very popular in Metro Manila.
Coordinate with Building Admin:
Move-in Schedule: Most Makati condominiums have strict rules for move-in/move-out times, often restricting it to weekdays during specific hours to minimize disruption. Book your slot well in advance.
Elevator Use: Inquire if a service elevator needs to be reserved or if elevator padding is required.
Parking for Movers: Confirm where your movers can park.
Security Deposit for Moving: Some buildings require a refundable deposit to cover potential damages during the move.
Inform Utilities:
Electricity (Meralco): Coordinate transfer of account or new application. Get meter readings.
Water (Maynilad/Manila Water): Same as Meralco.
Internet/Cable: Schedule installation or transfer your existing service. This can take time in the Philippines, so arrange well in advance.
- The Move-In Day: Execution and Initial Setup
First Walkthrough: Before unloading, do a final walkthrough with your landlord/broker using the inventory list. Document any existing damages with photos/videos.
Supervise Unloading: Guide movers on where to place boxes (by room).
Set Up Essentials First: Unpack your “essentials box” immediately. Get your bed set up.
Basic Cleaning: Even if professionally cleaned, a quick wipe-down of surfaces is often desired.
Change Locks (Optional but Recommended): For added security, especially in a first apartment, consider changing the locks (with landlord’s permission, and providing a copy of new keys).
Connect Utilities: Turn on electricity, water, and internet.
- Furnishing Your First Makati Apartment: Balancing Style and Practicality
Makati apartments, particularly condos, often come in compact sizes. Smart furnishing is key.
- Assessing Furnishing Options:
Fully Furnished: Comes with most major furniture and appliances. Convenient but usually higher rent. Check the quality and condition.
Semi-Furnished: Typically includes major appliances (fridge, AC, stove) and sometimes basic furniture like a bed frame or dining set. Offers more flexibility for your own style.
Bare/Unfurnished: A blank canvas, but requires significant upfront investment. Usually the cheapest rent.
- Where to Source Furniture and Appliances in Metro Manila:
Major Retailers:
IKEA Philippines (Pasay City): A popular choice for affordable, modern, and space-saving furniture and home goods.
SM Home/Our Home/Homeworld: Department store home sections offering a range of furniture, appliances, and decor.
Wilcon Depot/Handyman/True Value: For hardware, home improvement, and some basic appliances.
Abenson/Ansons/Automatic Centre: Large appliance stores with numerous branches.
Budget-Friendly Options:
Local Markets: For more affordable kitchenware, plastic storage, cleaning supplies (e.g., Divisoria in Manila for budget buys, though a bit of a trip).
Second-Hand/Used Furniture:
Facebook Marketplace/Groups: Search for “Used furniture for sale Philippines,” “Pre-loved Makati.” You can find good deals but inspect thoroughly.
Ukay-Ukay (Thrift Stores): While less common for large furniture, you might find unique decor or smaller items.
Garage Sales/Moving Out Sales: Keep an eye out in expat communities or online forums.
Online Shopping:
Lazada, Shopee: Extensive marketplaces for everything from kitchen gadgets to small appliances, decor, and even some flat-pack furniture. Check seller ratings and reviews carefully.
- Space-Saving Solutions for Makati Living:
Multi-functional Furniture: Sofa beds, ottomans with storage, nesting tables.
Vertical Storage: Shelving units, wall-mounted racks, tall narrow cabinets.
Under-bed Storage: Storage boxes or drawers that slide under the bed.
Folding Furniture: Folding dining tables or chairs for occasional use.
Mirrors: Strategically placed mirrors can make a small space feel larger and brighter.
Lighting: Use layered lighting (overhead, task, accent) to create depth and warmth.
- Settling In and Thriving in Makati: Embracing City Life
Moving in is just the beginning. Adapting to and enjoying life in Makati is the next phase.
- Setting Up Utilities and Connectivity:
Internet and Cable: Essential for work and leisure. Major providers include PLDT, Globe, Converge ICT. Research speeds and plans in your building. Installation can take days to weeks, so apply early.
Mobile Phone: Get a local SIM card (Globe, Smart, DITO). Prepaid is common, but postpaid plans are available.
Electricity (Meralco): Your landlord will guide you on account transfer or new application. Monitor your consumption, as electricity can be expensive, especially with heavy AC use.
Water (Maynilad or Manila Water): Similar to electricity.
Garbage Collection: Understand the building’s waste segregation and collection schedule.
- Navigating Transport in Makati:
Walking: Many areas in Makati (especially Legazpi/Salcedo Villages and the CBD) are pedestrian-friendly, with elevated walkways (Ayala Pedestrian Underpass System, Ayala Center Elevated Walkway).
Ride-Hailing Apps (Grab, Angkas): Grab (cars) and Angkas (motorcycles) are ubiquitous and essential for getting around Metro Manila. Download these apps.
MRT (Metro Rail Transit): The MRT-3 line runs along EDSA, connecting Makati to other parts of Metro Manila. Can be very crowded during rush hour.
Jeepneys: Iconic Philippine public transport. Very cheap but can be confusing for newcomers. Learn common routes.
Buses: Point-to-Point (P2P) buses offer more comfortable, direct routes between key points in Makati and other cities.
Taxis: Readily available but ensure the meter is used.
Pedi-cabs/Tricycles: For short distances within residential areas.
- Daily Living Essentials and Local Insights:
Grocery Shopping:
Upscale/Imported: Rustan’s Supermarket, Santis Deli.
Mid-Range: SM Supermarket, Landmark Supermarket, Robinsons Supermarket, Shopwise.
Wet Markets: For fresh produce, meat, and seafood at lower prices (e.g., Makati Public Market, Guadalupe market), offering a more local experience.
Online Groceries: Apps like GrabMart, MetroMart.
Banking: Set up a local bank account if you don’t have one. Major banks include BDO, BPI, Metrobank. ATMs are widely available.
Healthcare: Makati has world-class hospitals (Makati Medical Center) and numerous clinics.
Safety: While generally safe, practice common urban safety precautions: be aware of your surroundings, avoid walking alone at night in dimly lit areas, secure your belongings, and be wary of scams. Makati’s strong security presence in the CBD provides an added layer of safety.
Cultural Nuances:
“Filipino Time”: Be prepared for a more relaxed approach to punctuality.
Hospitality: Filipinos are generally very friendly and hospitable.
Language: While English is widely spoken in Makati, learning basic Tagalog phrases can be helpful and appreciated.
Tipping: Common in restaurants and for service providers.
Community and Socializing:
Expat Groups: Numerous online and offline expat groups in Makati can help you connect with others.
Gyms/Fitness Studios: A great way to meet people and stay active.
Co-working Spaces: Many available for networking.
Local Events: Stay updated on events in Makati (e.g., Ayala Malls, Legazpi Sunday Market, Salcedo Saturday Market, festivals) to immerse yourself in the local culture.
- Addressing Potential Challenges:
Traffic: It’s an unavoidable reality. Factor in extra commute time for everything. Embrace flexible working hours if possible or choose locations close to work.
Weather: Be prepared for hot, humid weather year-round and heavy monsoon rains from June to November. Invest in good air conditioning, umbrellas, and appropriate clothing. Check PAGASA weather updates.
Adaptation Period: Give yourself time to adjust to a new city, culture, and rhythm of life. It’s normal to feel overwhelmed at times.
Noise: Urban living, especially in bustling areas like Makati, can be noisy. Consider earplugs for sleeping if you are sensitive.
Conclusion: Your New Chapter in the Heart of the Philippines
Moving into your first apartment in Makati City is more than just a change of address; it’s an embrace of a dynamic, fast-paced, and culturally rich urban experience. By meticulously planning your move, understanding the nuances of the local rental market, carefully scrutinizing your lease, and strategically furnishing your new space, you can significantly ease the transition process.
Makati offers unparalleled opportunities for career growth, social engagement, and a vibrant lifestyle. While challenges like traffic and adapting to the tropical climate are inherent, the city’s convenience, amenities, and the warmth of Filipino hospitality often outweigh them. Armed with the practical tips and local insights provided in this guide, you are now better equipped to navigate the complexities of this exciting journey. Your first apartment in Makati is not just a place to live; it’s your gateway to unlocking the full potential of one of Southeast Asia’s most captivating cities, allowing you to settle in comfortably and truly thrive in the heart of the Philippines. Welcome home to Makati!
