Makati, long regarded as the country’s financial capital, is preparing for a new chapter of growth with the introduction of revised zoning regulations. The updates are designed to spur redevelopment, attract investment, and position the Makati Central Business District (CBD) as a future-ready hub in an increasingly competitive urban landscape.
At the center of the revisions is a significant increase in floor area ratios (FAR). Office buildings in Legazpi and Salcedo Villages will now be allowed FAR 10, while mixed-use developments can go as high as FAR 16. Retail spaces, once limited to ground-floor use, may expand up to three levels on standard lots and up to seven in transit-oriented areas. Residential projects, previously prohibited along Ayala Avenue, are now permitted—paving the way for a stronger live-work-play ecosystem.
According to reports from Leechiu Property Consultants, the new rules are expected to unlock larger and more efficient projects, creating stronger incentives to replace aging stock with modern, sustainable towers. Incentives such as bonus FAR for breezeways and civic plazas accessible 24/7, alongside requirements for active retail and public spaces around MRT stations, also reflect a shift toward greener, people-centered development. Leechiu notes that “the 2nd revised MCBD zoning laws allow Makati to be a relevant CBD for tomorrow; mixed-use redevelopment, better mobility, greener public spaces, and a more modernized livable urban design. These efforts are critical to long-term capital value, sustainability, and growth.”
Colliers research underscores the timeliness of the changes. With limited new office supply entering the Makati CBD and demand beginning to pick up, the district is expected to swing back into a landlord’s market soon. Redevelopment opportunities are broad, with dozens of older buildings now viable for replacement under the new framework.
On the residential side, Colliers highlights that Makati’s luxury condominium segment remains among the priciest in Metro Manila, supported by strong demand and a scarcity of ready-for-occupancy units. The revised ordinance is expected to encourage the rise of new high-end residences, enhancing the CBD’s appeal to both investors and end-users.
With the updated zoning in place, Makati is set for a comprehensive transformation. Higher density, greater flexibility, and improved public spaces are laying the groundwork for a more dynamic central business district—one that balances growth with livability. These reforms allow Makati to chart its future as a leading CBD, reshaped by modern mixed-use towers, more engaging street life, and urban design that meets global standards of sustainability.
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