SELLING GUIDE
Pricing your home right
The comps-and-₱/m² method the site's tools use — how to set an asking price buyers will actually engage with.
2 min read · Last reviewed October 19, 2026 · All guides
Start with price per square metre
The market's common yardstick is asking price divided by floor area — ₱/m². Every Upah.ph listing computes it, and the estimate tool returns the median and the middle half (the p25–p75 band) for your city and property type. Price inside that band and your listing competes on merits; far above it, buyers filter you out before they ever visit.
When the city sample is thin — under three comparable listings — the tool honestly widens to the national band and says so. That is the right instinct for your own pricing too: thin evidence means a wider honest range, not a confident guess.
Adjust for what makes yours different
The median is a starting point, not the answer. Move off it for the reasons buyers actually pay for: floor and view for condos, lot position and road access for land, renovation quality and parking for houses, flood exposure for everything in low areas. Fresh turnovers command the top of the band; dated units needing work sit below it.
Be honest about the discounts too — an occupied unit, a pending association special assessment or an aging roof is a real markdown, and disclosing it early beats a renegotiation after inspection.
Watch what sold, not what is listed
Asking prices advertise hope; sold listings record the market. The sold feed shows homes that actually closed, with the typical markdown from original ask — in most Philippine cities deals close a few percent below asking. Price for the negotiation, not for the fantasy.
On your listing's performance page you can see how its views and enquiries compare with same-city competition — a quiet listing at the top of the price band is telling you something.
When to adjust
Give a price four to six weeks of real exposure before judging it — but if views are healthy and enquiries are not arriving, the market has answered. A single meaningful reduction reads better than weekly small ones, and every price change notifies the buyers who saved your home, so a drop doubles as a re-announcement.