Cebu City

As of May 2026, Cebu City, Mactan, Mandaue have 5,562 active Airbnb and VRBO listings. This represents a 4% increase from the previous year.

The average Airbnb or VRBO in Cebu City generates PHP283K per year. High-performing properties earn PHP979K/year, while low-performing properties earn PHP95K/year. This massive disparity suggests that market returns are highly sensitive to property-specific positioning rather than general market health, as high earners capture over ten times the revenue of underperformers.

Airbnb and VRBO can be profitable in Cebu City. Average annual revenue is PHP283K with 28% occupancy. High-performing properties earn up to PHP979K/year. The 28% occupancy rate indicates that the current market is undersaturated relative to demand, allowing top-tier listings to significantly outperform the mean revenue baseline.

The average occupancy rate for Airbnbs and VRBOs in Cebu City is 28%. This occupancy level, combined with an average nightly rate of PHP3K, results in a RevPAR (revenue per available room) of PHP570 per day.

4+ bedroom properties demonstrate the strongest performance in Cebu City, with annual revenue of PHP1.7M. These properties balance operating costs and rental demand most effectively in the Cebu City market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Cebu City area. Cebu City: Lenient. Business permit and mayor's permit required, but enforcement is minimal. Many hosts operate without full compliance. No occupancy or density restrictions. Mactan (Lapu-Lapu City): Lenient. Business permit needed, barangay clearance recommended. Light enforcement, many unlicensed operators. No rental caps. Mandaue: Lenient. Business permit and barangay clearance required. Weak enforcement, informal operations common. No specific STR restrictions. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Cebu City Airbnb and VRBO market is currently showing balanced conditions. Supply has grown 4% year-over-year, while RevPAR has decreased 13%. This indicates balanced supply-demand dynamics. The contraction in revenue despite modest supply growth signals that demand is currently softening, forcing a recalibration of yield expectations across the broader market.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is -9% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (September-October) when gaining traction is harder.

The most common amenities in Cebu City listings include: Air Conditioning (99%), Kitchen (97%), Tv (97%), Pool (85%), Elevator (63%). Amenities that boost revenue the most include Washing Machine, Bbq, Air Conditioning, with Washing Machine properties earning approximately 24% more (PHP647K/year vs PHP523K/year).

Monthly estimated revenue per listing in Cebu City over the last 12 months: May: PHP16K, June: PHP16K, July: PHP17K, August: PHP16K, September: PHP15K, October: PHP14K, November: PHP18K, December: PHP22K, January: PHP25K, February: PHP16K, March: PHP17K, April: PHP18K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Cebu City is PHP3K, up 20% year-over-year. By property size: 1-bedroom properties average PHP2K/night, 2-bedroom properties average PHP4K/night, 3-bedroom properties average PHP6K/night, 4+ bedroom properties average PHP17K/night. Rates peak in January and are lowest in May.

Guests in Cebu City book an average of 19 days in advance, down 25% from last year. By property size: 1-bedroom: 19 days, 2-bedroom: 24 days, 3-bedroom: 26 days, 4+ bedroom: 35 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Cebu City Airbnb and VRBO market has seen the following changes: supply grew 4%, revenue per listing decreased 13%, occupancy fell 22%, average nightly rates increased 20%, and lead time decreased 25%. These metrics highlight a shift toward shorter-notice bookings and higher pricing, reflecting a market responding to lower overall utilization.

In Cebu City, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Monday. Weekends show 15% higher occupancy than weekdays.