Accessibility over price: tenant preferences, retention and regulatory coverage in Manila's University Belt rental market
This mixed-methods study of Manila's University Belt rental market reveals that student tenants prioritize accessibility, security, and amenities over price, adhere to a threshold-based retention model driven by non-negotiable conditions, and largely fall outside the scope of current rent control regulations.
Original paper licensed under CC BY 4.0 (https://creativecommons.org/licenses/by/4.0/). This is an AI-generated explanation of the paper below. It is not written or endorsed by the authors. For technical accuracy, refer to the original paper. Read full disclaimer
In the crowded cities of the Philippines, a quiet shift is changing how young people live. For decades, owning a home was the ultimate goal, but rising prices have made renting a permanent reality for a growing number of urban residents. This is not just a temporary stopgap; it is a durable way of life driven by the need to move where jobs and schools are. In the heart of Manila, a dense cluster of universities known as the University Belt, this rental market is particularly intense. Here, hundreds of thousands of students and young workers navigate a complex landscape of apartments, dormitories, and shared rooms. While landlords and investors often focus on how much money a building can make, a new study turns the lens toward the people actually living there. It asks a simple but vital question: when a young person chooses a place to call home, what truly matters to them? Is it the cost of the rent, or is it something else entirely?
To understand this, researchers from De La Salle University and the University of Santo Tomas set out to map the decision-making process of tenants in this specific neighborhood. They did not rely on guesses or old assumptions. Instead, they spoke directly to 423 people currently renting in the area, asking them to rank what matters most. They followed up with in-depth conversations to understand the stories behind the numbers. What they found challenges a common belief that price is the main driver of housing choices. In this bustling student district, the most important factor is not how cheap a room is, but how easy it is to get to school or work.
The study reveals that for these tenants, accessibility is the king. When asked to weigh different features, the ability to walk to class or catch a bus ranked higher than the monthly rent. Security came in second, followed closely by the quality of the amenities and the general location. Price, surprisingly, landed at the very bottom of the list. This does not mean the tenants are not budget-conscious; they are. However, once they find a place they can afford, the deciding factor becomes how much time they save on their daily commute and how safe they feel. The researchers identified a set of "non-negotiables"—conditions that must be met before a tenant will even consider a unit. These include being able to walk to school, having a short travel time, access to high-speed internet, a secure entry system, and a kitchen where they can cook. If a building fails on any of these, the price does not matter; the tenant will not stay.
The way these tenants find a home also tells a story about trust. While they start their search online, looking at photos and reading reviews, they do not trust what they see on a screen. The study found that nearly everyone insists on seeing the room in person before signing a lease. They worry that the photos are misleading or that the unit is not what it seems. This physical verification is the only way they feel confident enough to move in. Once they are inside, their loyalty to a building is surprisingly strong. The researchers observed a pattern where tenants will often move from one room to another within the same building if they are unhappy with their specific unit, rather than leaving the building entirely. They stay as long as the building meets their basic needs for safety and location, and they only leave if a critical requirement is broken or if their life changes, such as graduating and needing to move closer to a workplace.
There is, however, a significant gap in how these tenants are protected by the law. The Philippines has a Rent Control Act designed to limit how much landlords can raise rents, but it only applies to units that cost 10,000 Philippine pesos or less per month. The study found that more than half of the tenants in this area pay more than that amount. This means that the very people who are most vulnerable—students and young workers with limited income—are largely outside the reach of the country's main rent protection. Furthermore, even for those who are covered, the study found instances where rent increases far exceeded the legal limits, suggesting that the rules are not always followed.
The implications of these findings are clear for anyone involved in housing. For landlords and property managers, the study suggests that keeping tenants is less about adding fancy gyms or pools and more about reliably providing the basics: fast internet, working kitchens, and secure buildings. For the government, it points to a need to update rent control laws so they cover the actual prices people are paying today, rather than outdated limits. And for the city planners, the heavy emphasis on walking and transit means that improving public transportation could eventually reduce the need for so many people to live in the city center. Ultimately, this research paints a picture of a generation that is practical and resilient. They are not looking for luxury; they are looking for a place where the daily friction of life is minimized, allowing them to focus on their studies and their futures.
Drowning in papers in your field?
Get daily digests of the most novel papers matching your research keywords — with technical summaries, in your language.