Philippine Real Estate Market – July 2011

Hello everyone,


So sorry for the delay in this newsletter as we’ve been swamped with inquiries and researching properties for personal clients has been more than just a challenge.  I will do a more comprehensive newsletter in a few weeks for now, I believe this will be sufficient to keep you abreast with the current real estate market.


Residential :

This segment has really appreciated in values specifically the primer subdivision lots.  Appreciation varies from a minimum of 15% to a high of 42% based on actual transactions.  The demand is high and inventory is low.  There are lots of buyers for the rare inventory available.  That’s the reason the appreciation in value.


Commercial :

There is a a reasonable number of land banking being done by investors ( both foreign and local ), developers and speculators who have increased drastically in the property market .  A “bubble” is still out of the question as we’ve got foreign groups coming in and banks continue to be conservative on real estate loans they are approving.  I was told that there has been  an increase in DTI application for corporations ( could this be a reason to buy properties ? )


Office :

There were so many residential condominiums built within the last decade and due to the continuous increasing demand in office spaces for business process outsourcing which has now expanded not just to more countries ( australia, canada, europe, etc. ) but to also more businesses ( animation, legal documention, etc ), major developers such as megaworld, ayala land, eton properties, smdc, robinson’s land, filinvest land have actually restructured their plans to fill this need which we generally believe will still be good for quite some time given the global economy.  For your info, we still offer the best rates ( sale or lease ), good infrastructure, great workforce, easy communication as most filipinos speak English, economic incentives and a lifestyle most expats prefer than other countries.


Industrial :

I’ve been working with several multi-nationals lately needing warehouses, commissaries and built to suit office warehouse buildings. This again is the effect of the global economy and the Philippines is a preferred location due to its location logistically. The demand remains strong and the effect of the recent calamity in japan is now more visible with some Japanese companies increasing their production locally..


Seller !

As a seller, it’s an option to sell if you’re children have already their own residential properties and upkeep for the property is unreasonable.  Also, from what I’ve experienced, it’s very much a seller’s market as some property owners put out their properties at a price that’s beyond the market value or either pull out their property in anticipation of even better times.  Remember, Europe and United States are still economically down so China, Singapore and Malaysia are our main competitors for shift of investments but our prices are much more competitive than theirs.


Buyer :

As a buyer and I am referring to quite a number of the ones we’ve been currently servicing, the normal reaction is that prices are outrageously high and that they would wait for prices to consolidate or go down.  Unfortunately, after a couple of months, they update the property and it’s been sold.  So, recently, we’ve seen more “ready buyers” that are willing to transact in order not to lose the property.


My next newsletter would be on the current market value of commercial properties which I had promised before.  Let me know if there’s any subject you want discussed.


I’ve recently uploaded an article on “LIS PENDENS” and “SALES PROCESS IN THE PHILIPPINES” for your reference which you will find useful.  Please check my blog section at my website :


Below are our current prime properties worth looking into and our personal clients property requirements.  Should you have a match or know of a someone that may have or be looking for these properties, please call my office or email me.

Thanks always for your support.




House and lot for Sale :

Forbes Park, Makati City
La=2700, Fa=1500 @ Php 230M
2 storey, 4br/ba, spacious family room, 2 living room, den lanai, swimming pool, basketball court
annex house, orientation northeast

Don Antonio Royale Estates, Quezon City
La=630, Fa=550 @ Php 26M
4br/ba, den, powder room, lanai / patio, garden

Valle Verde, Pasig City
La=438, Fa=450m2 @ Php 48M

3 storey, 4br/ba, den, lap pool, 2 parking slot

Residential Lot

Ayala Alabang, Muntinlupa

720m2 @ 30T/m2 ( rush )

vacant lot, orientation east, perimeter

Commercial lot for Sale

EDSA, Makati City
773m2 @ Php 75T/m2
leased till 2012, corner lot.

EDSA, Mandaluyong City
2766m2 @ 90T/m2                                                                                                                                               near mall and mrt, highly commercial

Cubao, Quezon City 3788m2 @ 7oT/m2                                                                                                                                              corner lot, near araneta center, for high rise dev’t

Cubao, Quezon City

1100m2 @ 35T/m2

near EDSA, MRT, commercial / residential dev’t

Pacita 1, San Pedro, Laguna

8016m2 @ Php 6000/m2

SLEX , Calamba, Laguna

3.4H @ Php 68M

industrial / commercial / residential development

Building for Sale

Jupiter Street, Bel-Air, Makati
La=530, Fa=2000 @ Php 135M

4 storey, roof deck, fully tenanted

Mandaluyong City

La=424, Fa=1000 @ Php 35M

3 storey with residential penthouse, office warehouse

Leon Guinto, Manila

La=720, Fa=1500, @ Php 55M

3storey, with income

Warehouse for Lease

West Service Road, Paranaque
La=24,300m2, Fa=10,000 @ 1.2M / month exclusive of value added tax
vacant lot 13,000m2

Warehouse For Sale

West Service Road, Paranaque

Office Warehouse for Sale ( formerly a garment factory )

La=9610, Fa=5400 @ Php 155M

Commonwealth near Tandang Sora, Quezon City

La= 5000, Fa=4500 @ Php 170M
food manufacturing factory, this three storey structure with a basement

Office Commissary Warehouse – Pasig

La=500, Fa=1836 @ Php 30M

4 storey building, with freight elevator, good for office, warehouse, commissary


Office Warehouse Building – Mandaluyong

La=424, Fa=1000 @ Php 35M

3 storey with residential penthouse, office warehouse

Condominium For Sale

Avignon Tower, Salcedo Village

333m2 @ Php 18.5M

4ba, 3ba, parking


Legaspi Village, Makati
97m2 with additional 15m2 for the loft, @ Php 8.8M
2br, recently refurbished and  is being sold semi furnished inclusive of a parking slot. near greenbelt mall

Strata Views, San Juan

287m2 @ Php 17M

tri-level penthouse unit, 3br, 5ba, living room, dining room, kitchen, maid’s quarters

entertainment room, family room, wrap around balcony, brand new, semi-furnished, 2 parking slots

Wack Wack Twin Tower, Mandaluyong
165m2 @ Php 9M
3br, 2ba, parking, facing golf course, newly renovated

Pacific Plaza, Ayala Avenue285m2 @ Php 24M – 29M

3br, 3ba, 2 parking, high floor


Property Requirements – LOOKING TO BUY

1) Pasay City, near Mall of Asia or Malate area – for a bar / club, 1000-2000m2 lot


2) San Juan, 500-3000m2 lot or old house for townhouse development


3) Blue Ridge, White Plains – lot or old house, 400-600m2
4) Quezon Avenue, 3000-5000m2 for car showroom

5) Bonifacio Global City, 1000-2000m2 for high end car showroom


6) Southwoods Golf & Country Club – FAIRWAY lots, minimum 2000-3000m2
7) Pasig, Mandaluyong, San Juan, Taguig warehouse with lot area of 1000-2000m2 and floor area of 1500m2-2500m2
8) EDSA between Cubao to Mandaluyong – 1000m2 to 1 hectare
9)Mckinley Hill or Mckinley West – 600-900m2, must be adjacent lots
10) Ayala Heights, La Vista, Corinthian Garden, Greenmeadows, Arcadia, White Plains, 1500m2 lot, 7br, move in condition @ 90M

By the way, we’ve moved our office to Makati so please take note of our new office numbers.


Thanks for your time and warmest regards.



Robert G. Sarmiento Realty
Professional Affiliation :
Real Estate Broker’s Association of the Philippines
President, Greenhills Chapter, 2008 – 2009
02 5148481 ( direct line )
+63 2 5536051 ( trunkline )
+63 2 8561365 ( telefax )
+63 2 7235405 ( line 3 )
+63 920 9064829 ( mobile )
email : [email protected]
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