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DATA : Peso // Makati Property Price Data, News & Comments


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#1 DrBubb

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Posted 15 February 2014 - 11:43 PM

DATA : Peso // Makati Property Price Data, News & Commentary

 

LINKs --> : MAKATI PRIME Landing page / Chat : Tips : Rent : Is it a Bubble? :

 

The Philippines has one of the fastest growing economies in the world, rivaling China with its growth rate, 6-7% p.a.

It is the 4th largest English-speaking country.

 

DDVQx02.jpg

This thread has a commentary, data, news, charts and maps. ... PB

 

Stocks, all data : PSEI : PSE : Both / ali : smph : agi : meg : cpg : shng :
 

Currency Rates : usdPHP ... All Data : 2-years : 6-mos : 10-days / DXY : CNY vsPHP : MYRvsPHP : old : PB :

OcxZUyr.gif

 

/ The following data was derived primarily from the fine Colliers Qtrly report, "the knowledge" /

 

:: RENTING ideas, suggestions :: a special thread for Renting in Makati

 

RENTALS : Makati, Bonifacio, Rockwell

Qtr /Year : CapVal.: Yield%: MMidpt: QonQtr : YonYr / Lo - Makati - H / L-Bonfacio-H / L-Rockwell- H /
3Q /2012 : 116.0k : 7.32% : 0,708 : +1.2E% : +5.0E% / 0,525 - 0,890 / 0,568 - 0,850 / 0,677 - 0,950 :
4Q /2012 : 118.0k : 7.32% : 0,720 : +1.69% : +7.0E% / 0,525 - 0,915 / 0,570 - 0,865 / 0,686 - 0,912 :
1Q /2013 : 123.8k : 7.12% : 0,735 : +2.08% : +8.0E% / 0,540 - 0,930 / 0,580 - 0,890 / 0,700 - 0,930 :
2Q /2013 : 128.7k : 7.27% : 0,780 : +6.12% : +11 E% / 0,545 - 1,015 / 0,590 -0,940e/ 0,705 -0,970e:
3Q /2013 : 132.0k : 7.27% : 0,800 : +2.56% : +13.0% / 0,550 - 1,050 / 0,600 - 0,990 / 0,710 - 1,000 :
4Q /2013 : 134.9k : 7.16% : 0,805 : +0.63% : +11.8% / 0,550 - 1,060 / 0,610 - 1,010 / 0,720 - 1,020 :
1Q /2014 : 136.5k : 7.12% : 0,810 : +0.62% : +10.2% / 0,555 - 1,065 / 0,610 - 1,020 / 0,725 - 1,025 :
2Q /2014 : 138.1k : 7.13% : 0,820 : +1.23% : +5.13% / 0,560 - 1,080 / 0,625 - 1,025 / 0,740 - 1,030 :
3Q /2014 : 142.8k : 6.97% : 0,830 : +1.22% : +3.75% / 0,570 - 1,090 / 0,630 - 1,035 / 0,790 - 1,090 :
4Q /2014 : 144.5k : 6.96% : 0,838 : +0.96% : +4.10% / 0,575 - 1,100 / 0,640 - 1,045 / 0,750 - 1,055 :
1Q /2015 : 147.4k : 6.90% : 0,848 : +1.19% : +4.69% / 0,578 - 1,118 / 0,660 - 1,050 / 0,755 - 1,080 :
2Q /2015 : 149.0k : 6.94% : 0,862 : +1.65% : +5.12% / 0,588 - 1,135 / 0,672 - 1,070 / 0,769 - 1,099 :
3Q /2015 : 151.0k : 6.95% : 0,875 : +1.51% : +5.42% / 0,595 - 1,155 / 0,680 - 1,083 / 0,804 - 1,098:
4Q /2015 : 151.0k : 7.02% : 0,883 : +0.91% : +5.37% / 0,600 - 1,166 / 0,688 - 1,094 / 0,814 - 1,094:
1Q /2016 : 152.0k : 6.82% : 0,865 : - 2.04% : +2.00% / 0,590 - 1,140 /
2Q /2016 : 147.6k : 6.95% : 0,855 : - 1.16 %: - 0.11% / 0,580 - 1,130 / 0,660 - 1,050 / 0,800 - 1,100:
3Q /2016 : 146.5k : 6.88% : 0,840 : - 1.75 %: - 4.00% / 0,570 - 1,110 / 0,655 - 1,040 / 0,790 - 1,080:

4Q /2016 : 150.6k : 6.67% : 0,837 : - 0.36 %: - 5.21% / 0,560 - 1,100 / 0,640 - 1,020 / 0,780 - 1,070 :

1Q /2017 : 154.6k : 6.39% : 0,823 : - 1.67 %: - 4.86% / 0,560 - 1,080 / 0,630 - 1,000 / 0,760 - 1,050 :

2Q /2017 : 161.5k : 6.08% : 0,818 : - 0.71 %: - 4.33% / 0,540 - 1,080 / 0,610 - 1,010 / 0,760 - 1,010 :

3Q /2017 : 167.0k : 5.81%: 0,809 : - 1.10 %: - 3.70% / 0,530 - 1,080 / 0,600 - 1,000 / 0,730 - 1,040 :
Qtr /Yr.: Mak-Mid. Yield : Rent : QonQtr : YronYr / Lo - Makati - H / L-Bonfacio-H / L-Rockw- H /
Makati Yield 3br? : 2Q/ 2017 : 0,818 x12 = 9,816 / 161,500: 6.08% Yield (prev. 6.39%)

Note: Compare with the Yield on a Office: Premier : ??? (9.14%) : Grade-A :  ??? (10.03%)
> Office yield : thread

 

Makati Residential Stock and Growth Rates - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - : Historical Prices - PHP per Sq. M. - - - - : 

supply.png?w=583&h=429 : philippines-luxury-3-bedroon-condominium

60lzqLA.jpgphilippines-house-prices-1.gif : philippines-bank-average-lendng-rates.gi

Colliers-Insight  ... PB :
 

Historical Record - : Three Top CBD's per Colliers Int'l

PROPERTY : 3BR - Capital Values : ( per Sq. Meter )
Colliers
Qtr /Yr. : Mak-Mid. QonQtr : YronYr / Low - Makati - H / Low -Bonfacio- H / Low -Rockwell- H /
4Q /2007 : 095,000 : +1.0E% : +15.2% : 85,000 - 105,000 :
1Q /2008 : 096,575 : +1.66% : +12.3% : 85,000 - 108,150 :
2Q /2008 : 101,650 : +5.25% : +15.5% : 90,950 - 112,350 > went up too fast ? needed to correct ?
3Q /2008 : 101,958 : +0.30% : +12.1% : 91,205 - 112,665 :
4Q /2008 : 101,750 : -0.20% : + 7.11% :
1Q /2009 : 101,000 : -0.74% : + 4.58% : 90,000 - 112,000 :
2Q /2009 : 101,002 : +0.00% : - 0.64% : 90,000 - 112,000 :
3Q /2009 : P99,706 : -1.28% : - 2.21% :
4Q /2009 : P99,191 : -0.52% : - 2.51% :
1Q /2010 : P99,192 : +0.00% : - 1.79% :
2Q /2010 : 100,100 : +0.92% : - 0.89% :
3Q /2010 : 101,627 : +1.52% : + 1.93% :: 70,827 - 132,426 : 085,346 - 120,231 : 092,000 - 119,768 :
4Q /2010 : 102,289 : +0.65% : + 3.12% :: 70,827 - 133,750 : 085,943 - 121,000 : 092,000 - 121,000 :
1Q /2011 : 103,244 : +0.93% : + 4.09% :: 71,535 - 134,954 : 086,287 - 121,557 : 092,000 - 122,500 :
2Q /2011 : 106,067 : +2.73% : + 5.96% :: 71,621 - 140,512 : 087,889 - 123,866 : 092,956 - 125,337 :
3Q /2011 : 107,169 : +1.04% : + 5.45% :: 73,638 - 140,699 : 088,514 - 125,724 : 092,920 - 131,074 :
4Q /2011 : 109,202 : +1.91% : + 6.77% :: 74,230 - 144,200 : 089,212 - 127,533 : 094,069 - 133,041 :
1Q /2012 : 114,061 : +4.44% : +10.48% : 78,000 - 150,121 : 090.688 - 135,125 : 098,421 - 140,551 :
2Q /2012 : 115,429 : +1.20% : + 8.83% :: 78,936 - 151,922 : 090,658 - 136,746 : 098,913 - 141,816 :
3Q /2012 : 116,025 : +0.52% : + 8.26% :: 78,950 - 153,100 : 091,290 - 141,390 : 099,900 - 147,490 :
4Q /2012 : 117,950 : +1.66% : + 8.01% :: 80,050 - 155,850 : 091,750 - 145,630 : 101,000 - 150,440 :
1Q /2013 : 123,760 : +4.93% : + 8.50% :: 81,650 - 165,870 : 093,585 - 149,415 : 103,020 - 153,300 :
2Q /2013 : 128,730 : +4.02% : +11.52% : 87,365 - 170,095 : 098,265 - 156,885 : 106,110 - 159,430 :
3Q /2013 : 132,048 : +2.58% : +13.81% : 88,895 - 175,200 : 100,720 - 159,240 : 107,175 - 162,300 :
4Q /2013 : 134,908 : +2.17% : +14.38% : 90,675 - 179,140 : 102,230 - 161,290 : 109,315 - 168,220 :

1Q /2014 : 136,533 : +1.20% : +10.32% : 91,715 - 181,350 : 103,200 - 163,150 : 110,240 - 175,685 :

2Q /2014 : 138,083 : +1.13% : + 7.27% :: 93,000 - 183,165 : 104,400 - 165,465 : 111,345 - 172,070 :

3Q /2014 : 142,750 : +3.38% : + 8.10% :: 98,000 - 187,500 : 108,000 - 170,000 : 115,000 - 178,500 :

4Q /2014 : 144,500 : +1.23% : + 7.11% : 100,000- 189,000 : 110,000 - 180,000 : 117,000 - 180,000 :

1Q /2015 : 147,350 : +1.97% : + 7.92% : 102,500- 192,200 : 113,000 - 179,500 : 119,000 - 189,000 :

2Q /2015 : 149,000 : +1.11% : + 7.91% : 104,000- 194,000 : 114,000 - 182,000 : 119,000 - 198,000 :
3Q /2015 : 151,000 : +1.34% : + 5.78% : 106,000- 196,000 : 114,000 - 185,000 : 121,000 - 201,000 :

4Q /2015 : 151,300 : +0.20% : + 4.71 % : 106,400- 196,200 : 114,700 - 185,400 : 121,700 - 202,100:

1Q /2016 : 152,000 : +0.46% : + 3.16 % : 107,000- 197,000 : 115,000 - 185,000 : 121,700 - 202,100:

2Q /2016 : 147,575 : - 2.91% : - 0.96 % : 103,770- 191,380 : 111,760 - 180.760 : 120,390 - 200,040:
3Q /2016 : 146,485 : - 0.74% : - 2.99 % : 103,010- 189,960 : 109.790 - 177,580 : 119,090 - 197,870:

4Q /2016 : 150,600e +2.81% : -  0.00 % : 109,000- 192.2K* : 110,500 - 226,400 : 188,400 - 207,700: *274.6k x70% adj.

1Q /2017 : 154,600e +2.65% : + 1.71 % : P97,400- 192.2K* : 110,500 - 235,500 : 186,500 - 218,600: *274.5k x77% adj. >post#301
2Q /2017 : 161,500e +4.46% : + 9.44 % : 108,900- 214.1K* : 110,500 - 236,200 : 188,800 - 226,500: *274.5k x78% adj. >post#323

3Q /2017 : 167,000e +3.41% : + 14.0 % : 111,600- 222.3k* : 111,600 - 238,600 : 197,200 - 236,600: *277.9k x80% adj. >#351-old

Qtr / Yr. : Mak-Mid. QonQtr : Yr.onYr. / Low - Makati - H / Low -Bonfacio- H / Low -Rockwell- H /

forecasts

4Q /2017 : 209,300 : +50.8%--: ======Est : 116,600- 302,000 : 111,100 - 309,000 : 198,300 - 230,000 :
1Q /2018 : 206,100 : - 1.53%--:+29.1% Est : 108,000- 304,200 : 118,300 - 252,200 : 201,800 - 236,500 :
2Q /2018 : 208,850 : +1.33%--:+47.1% Est : 118,700- 299,000 : 120,300 - 257,300 : 200,200 - 240,300 :

========

BYR9YCr.png: Adjustment starts Q4-2016 : Q1 : PB :

===============
Prior Qtr's   Charts- :: q4-15 / q1, q2, q3, Rept: q3, q4-16 / q1, q2, q3, q4-17 /

LINK to this thread- :: http://tinyurl.com/PHP-Makati : Makati : BGC/Taguig : QCcompleted : insight

RENTING in Makati :: http://www.greenener...showtopic=20162

GDP / Inflation databank, post#257-8: http://www.greenener...c=18811&page=13

(More LINKS, post#2)


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#2 DrBubb

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Posted 15 February 2014 - 11:59 PM

Alternative DATA series: BSP "real prices" & JLL / Jones Lang Lasalle

 

Alt.#2 : BSP Manila Index - see Data in post#301 ... PD

KF6oLOO.png

 

 

UPDATE : The JLL Report for Q4-2016

hvcyW24.png

Historical: Colliers : Mak. ====== : : JLL : :
======= : Mak-Mid: Rent : Yield  / AveFour = Mak.Mid : Mak. Hi. / BGC.Mid : BGC.Hi. : Rent-mid, BGC:
Q4-2015 : 151,300 : 883 : 7.00% / 153,875 = 125,000 : 197,500 / 128,500 : 164,500 : P925 :
Q1-2016 : 152,000 : 865 : 6.83% / 158,500 = 127,500 : 200,000 / 137,500 : 169,000 : P900 :
Q2-2016 : 147,575 : 855 : 6.95% / 160,000 = 125,000 : 210,000 / 138,500 : 166,500 : P960 :
Q3-2016 : 146,485 : 840 : 6.85% / 163,375 = 129,500 : 215,000 / 142,500 : 166,500 : P988 :
Q4-2016 : 150,600 : 830 : 6.61% / 166,000 = 132,500 : 217,500 / 145,000 : 169,000 : P??? : Old data

midRange
Q4-2016 : 132,500 : 780 : 7.06% / 166,000 = 132,500 : 217,500 / 145,000 : 169,000 : P850 : 7.03%
Q1-2017 : 135,000 : 790 : 7.02% / 168,625 = 135,000 : 219,000 / 148,500 : 172,000 : P855 : 6.91%
see below
Q4-2016 : 151,500: 1013: 8.02% /
Q1-2017 : 153,000: 1020: 8.00% /
========
Summary   : Q4-2016 > ----------------- Q1-2017
RENT ==== : Q4-2016---- : Rent Ave/  Q1-2017--- : Rent Ave  / change
Makati CBD : P650-P1375: P1013.   / P650-P1390: P1020       / +0.69%
BGC--------- : P650-P1150: P0900.    / P650-P1170: P0920      / +2.22%
Cap.Values  : Q4-2016--- : CapV Ave/  Q1-2017--- : CapV Ave / change
Makati CBD : P105k-P198k: P151.5k / P108k-P198k: P153k     / +0.99%
BGC--------- : P112k-P155k: P133.5k / P114k-P160k: P137k     / +2.62%
==========: ==================

Summary Q4-2016
============ Low-High : Rent : (Prev.) :  Low- High:  CapVal. / Yield% (Prev.) :
Makati mid-r'g: P620-P940 : P780 (P765) /M/ 110k-155k : P132.5k / 7.06% (7.08%) :
" " high-end-- : P720-1780 : 1250 (1235)  /M/ 175k-260k : P217.5k / 6.90% (6.89%) :
BGC----------- : P700-1000 : P850 (P850) /B/  110k-180k : P145.0k / 7.03% (7.16%) :
" " high-end-- : P720-1780 : 1250 (1235)  /B/  148k-190k : P169.0k / 8.88% (8.90%) :
Ortigas /Man. : P380-P680 : P530 (P520) /O/ P84k-146k : P115.0k / 5.53% (5.55%) :
Alabang ------ : P520-P910 : P715 (P715) /A/ P86k-117k : P101.5k / 8.45% (8.54%) :
Quezon City-- : P430-P700 : P565 (P555) /Q/ P80k-122k : P101.0k / 6.71% (6.72%) :
Change Q3>Q4
BGC/Makati : CapV-Lux: 190.8>193.3k*: + 1.3% / Vac. 6.3%>4.0%>???Q4
==========
 

> MORE, Q3-2016 post#44 : http://www.greenener...ic=20877&page=3

 

========================

MAKATI Skyline and Map... skyline-clean : lower Kroma : Top 20 Images : wiki-map

 

LINK to this thread- :: http://tinyurl.com/PHP-Makati

 

The Makati CBD's Skyline can rival cities most anywhere... PB :

CQWNScb.jpg

 

Tallest - most of these Tall buildings are along Ayala Avenue - see Map below

tumblr_li6r6yYRJC1qcrri5o1_r1_500.jpg

=======

> source: Tallest buildings, Metro Manila : http://en.wikipedia....in_Metro_Manila

 

AJkdXLW.jpg : source

 

WALKABILITY Concept : Walk this Way, Why Invest in Makati City - from ayalaland

 

MAP: excerpt, Makati Map-LgWalking Area / this is the Main CBD now, where most of the property "action" has been

===========

5cm8XGy.gif

=====

MAKATI's Tallest Buildings, at 2013: Buildings on Makati map

+plus one with scheduled completion in 2014 - Note recent additions

 

# : Building--------------------------------- City : Floors Height Year

1 : PBCOM Tower ------------------------- Makati   55 : 259 m : 2000

2 : Discovery Primea----------------------- Makati   68 : 250 m : 2013

3 : Gramercy Residences [CenturyCity] Makati   73 : 250 m : 2012

4 : Knightsbridge Resid,  [Century City] Makati   68 : 220 m : 2013

5 : G.T. International Tower-------------- Makati   43 : 217 m : 2002

6 : Petron Megaplaza---------------------- Makati   45 : 210 m : 1998

7 : San Lorenzo Tower [at Greenbelt]-- Makati   57 : 204 m : 2009

8 : One Rockwell West [One Rockwell]- Makati   55 : 202 m : 2011

9 : One Central------------------------------ Makati   50 : 195 m : 2013

10 RCBC Plaza Yuchengco Tower------ Makati   46 : 192 m : 2001

11 Alphaland Makati Tower--------------- Makati   35 : 180 m : 2013

12 LKG Tower------------------------------- Makati   39 : 180 m : 2000

13 Roxas Triangle Tower I---------------- Makati   51 : 174 m : 2000

14 Robinsons Summit Center------------ Makati   38 : 174 m : 2001 

15 The Enterprise Center Tower I------- Makati   40 : 172 m : 1998

16 Laguna Tower [Resid. at Greenbelt] Makati   48 : 171 m : 2008 

17 Manila Tower [Resid. at Greenbelt]- Makati   48 : 171 m : 2010 

18 Two RCBC Plaza [RCBC Plaza] ----- Makati   41 : 170 m : 2001 

19 The Beacon - Arnaiz Tower----------- Makati   50 : 170 m : 2014 

20 One Rockwell East Tower------------- Makati   45 : 165 m : 2010

. . 

example of new Condo:

2? Kroma Tower----------------------------- Makati   46 : 157 m : 2017

===

http://www.emporis.c...ati-Philippines

 

Makati's Elevated Walkway

landdevmacea.jpg

 

Makati Walking: 10min. / Masterplan-Makati / search: North Makati images

MakatiWalkway-1.JPG

 

 
#1 Elevated walkways and pedestrian underpasses will be extended and updated.

"The city of the future is not about cars, it's about pedestrianization,"

Meann Dy, head of strategic land banking told broadsheets at a press briefing on March 22.

 

The beginnings of an effective Mass Transit system is in place (Map), but needs investment, and further development:.. PB :

GL60hMt.jpg

 

Map: Ayala-MTR to Makati CBD : source

Ayala+Makati+Map.PNG

 

> Map of Makati --- :: http://img.docstoccd...ig/36180730.png

> Makati Area Map :: http://www.findunive...-of-management/

> Makati Transport :: http://www.makeitmak...portation-1.pdf

> Makati walkway-- :: http://www.makeitmak...tiWalkway-1.JPG

> Guides & Maps-- :: http://www.makeitmak...aps-and-guides\

> VISA req'ments-- :: http://www.pra.gov.p..._program?page=1

> Asia Xpat thread :: http://hongkong.asia...pines-property/

 

PRICE SUMMARY - at Q4-2014:

3 BEDROOM CONDOMINIUM UNIT
------------------- : -4Q-2012- : -4Q-2013- : %chg.'14 : -4Q-2014-: -USD- / HKDpsf /vs. Mak.
Location ------ : PHP / SQm : PHP / SQm : Yr-on-yr : PHP / SQm
MAKATI CBD. : p- 117,950 : p- 134,908 : + 7.11% : p- 144,500 : $ 3,284 / $2,364 :: 100.0%
ROCKWELL-- : p- 125,720 : p- 138,768 : + 7.01% : p- 148,500 : $ 3,375 / $2,430 :: 102.8%
BGC/The Fort : p- 118,690 : p- 131,760 : + 7.20% : p- 141,250 : $ 3,210 / $2,311 :: 097.8%
(USD=PHP44, HKDpsf x $7.75/10.76 = x72%)

===========
>Colliers Int'l : source
 

LINKS :

AsiaXpat thread --- :: http://hongkong.asia...pines-property/

Colliers Ph RE Mkt :: https://www.google.c...nes real estateColliers-Insight

Ph. Property News :: http://www.zipmatch.com/blog/

Manila, Big picture :: http://www.corp.at/a...ORP2012_185.pdf : Makati Map

SkycraperCity,Phil. :: http://www.skyscrape...splay.php?f=295 : Makati : c : : New-projects : completed :

Happenings ,Makiti :: http://www.makeitmak...whats-on/movies

 

LINK to this thread- :: http://tinyurl.com/PHP-Makati


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#3 DrBubb

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Posted 16 February 2014 - 12:26 AM

SLIDES : Showing the Surprising Growth in MANILA, and especially in Makati.
======
 
Why Invest in the Philippines Real Estate
(from 2013)
(from 2014)
 
1 /
MANILA Property : May not be what you think it is
+ Manila was said to be "the richest city in Asia", maybe 100 years ago
+ The Philippines was the 2nd richest country (after Japan) in about 1965
+ Was left behind by rapid growth in much of Asia during the late 1960's-1980's
+ Since 2000 the growth rates for PH has averaged 5.0% p.a. (vs. 4.2% for HK, )
+ Growth in 2013 estimated at 7%, similar to China
+ Gross Rental Yields are more than double HK's !
+ Prices held back by higher mortgage rates (5-6%), and a poorly developed mortgage market
+ There is now much room for improvement in prices, as the mortgage mkt develops, growth continues
 
2 / Makati Skyline : clean, larger image / Philippines is now considered an "Investment Grade" country risk
 
nsdt.jpg
 
Growth of the City, as viewed through Height of skyscrapers
----------> (Note: most record-breaking skyscrapers were built in Makati)
 
"Tallest Building", LIST of Title Holders - note locations
Year : Stories: Height : Building Name
1967 : 018 st.: 070 m. : Ramon Magsaysay Center : Malate
1968 : 022 st.: 090 m. : Manila Pavilion Hotel ------- : Ermita
1989 : 029 st.: 100 m. : Pacific Star Building--------- : Makati
1991 : 038 st.: 138 m. : The Peak Tower------------- : Makati
1992 : 044 st.: 150 m. : Pacific Plaza Condo -------- : Makati
1994 : 041 st.: 162 m. : Rufino Pacific Tower-------- : Makati
1997 : 045 st.: 175 m. : Robinsons Equit. Tower---- : Pasig
1998 : 045 st.: 210 m. : Petron Megaplaza----------- : Makati
2000 : 052 st.: 259 m. : PBCom Tower---------------- : Makati
=====
The Philippines now has 88 Skyscapers of 140 meters or higher
+ Plus 40 more under construction . 
=====
 

3 / Expected GDP Growth Rates in 2014

===========

+ China------ : + 7.5% ("target", Businessweek)
+ Philippines + 6.5% (Barclays)
+ Malaysia--- : + 5.5% (The Star)
+ Singapore- : + 4.4% (Singapore Business Review)
+ Hong Kong : + 3.5% (BofEA)
+ U.K.--------- : + 2.7% (Item Club)
+ U.S.--------- : + 2.8% (I.M.F.)
===========
> source : Google searches


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#4 DrBubb

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Posted 16 February 2014 - 12:26 AM

SLIDES : PRICE Comparisons
======
 

Global Property prices - in US Dollars per Square Foot - cheap for a quality CBD ... PB :

 

6GAOFyi.jpg

 

Phil.-Mak. = Philippines, Makati : average prices = PHP 128,730/sm = HKD 2,091 psf, Net

................. :  Q4-2014: PHP 144,500/sm / (10.73 X 44) = US$306 = HKD 2,372 psf

 
 

4 / Price Levels - USD/per SM : HKD/per SF /
  =============
+ H.K. /Midlevels- : US $27,771* HKD$15,000 /.75= HKD$20,000, Net
+ H.K. /Average-- : US $20,660* HKD$11,159 /.75= HKD$14,879
+ H.K. /NT areas - : US $13,885* HKD$ 7,500 /.75= HKD$10,000
 ==============
+ Phil. /Makati--- : US $ 2,903 : HKD $ 2,090
 : HK-ave/ Makati : Ratio : 7.12
+ London, PrimeC: US $32,745 : HKD$23,576
+ London --------- : US $20,660 : HKD$14,875
+ US / Manhattan : US $22,927 : HKD$16,507
+ US / NY-Metro-- : US $15,284 : HKD$11,004
+ US / Average--- : US $07,033 : HKD$ 5,064
+ Singapore------- : US $17,709 : HKD$12,750
+ Malaysia / K.L. - : US $ 3,980 : HKD $ 2,866
+ Malaysia--------- : US $ 2,629 : HKD $ 1,893
==============

> main source : http://www.globalpro...re-meter-prices

 
5 / Comparative Price growth
 
PROPERTY Appreciation Over 10 Years 
+ Hong Kong : +160.3%
+ Taiwan----- : + 87.8%
+ Singapore- : + 77.7%
+ Philippines : + 75.4%
+ Malaysia--- : + 54.0%
+ SouthKorea: + 53.4%
+ Thailand--- : + 24.2%
====
 

6 / DETAIL
 
Comparative prices and yields : Manila vs Hong Kong and Malaysia
 
Location---- : Date-- : Price per SM : Exch. : US$/ SM : HKD/ SFt (x.72)
==========
Makati, Phil.  : Q2-13 : PHP 128,730 : 43.82 : $ 2,938 : $ 2,115 : 3-BR condo. : 7-8% yield?
Malaysia----- : Q3-12 : RM---- 7,939 : 3.029 : $ 2,621 : $ 1,887 : Ave.property : 4.87% yield (22.42% i-tax)
Midlevels HK : Q2-13 : HKD160,115 : 7.750 : $20,660 :$14,875 : 120sm MdLv : 3.00% yield (XX % i-tax)
==========

7 /
Where to live and invest : Four Newer CBD's in Manila
+ Makati
+ Bonifacio Global City, "the Fort"
+ Circuit city : maybe for the future ? (on Ayala Dr. extension, N. of Makati)
+ Rockwell Center : a small CBD
==
/ Ermita - the old CBD in Manila has been superceded
 
BONIFACIO Global City : "the Newest CBD" : 20 minutes drive (in little traffic) to the West of Makati

image11.jpg
Photo showing Bonifacio Global City - more spacial and traffic planning than Makati (all utilities underground, etc.)
 
3 BR Condos Prices

------------------- : -4Q-2012- : -4Q-2013- : %chg.'14 : -4Q-2014-: -USD- / HKDpsf /vs. Mak.
Location ------ : PHP / SQm : PHP / SQm : Yr-on-yr : PHP / SQm
MAKATI CBD  : p- 117,950 : p- 134,908 : + 7.11% : p- 144,500 : $ 3,284 / $2,364 :: 100.0%
ROCKWELL-- : p- 125,720 : p- 138,768 : + 7.01% : p- 148,500 : $ 3,375 / $2,430 :: 102.8%
BGC/The Fort : p- 118,690 : p- 131,760 : + 7.20% : p- 141,250 : $ 3,210 / $2,311 :: 097.8%
(USD=PHP44, HKDpsf x $7.75/10.76 = x72%)
===========

Average Bonifacio prices are 98% of Makati's CBD


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#5 DrBubb

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Posted 16 February 2014 - 01:35 AM

SLIDE

S&P: TAXES ... and Transaction charges on Purchase and Sales
===========

(Based on this list)

> http://www.globalpro...Taxes-and-Costs

+ VAT on new purchases - Over PHP 3.199 (?) million
+ "Capital Gains" tax : a flat 6% on the Gross Sales price
+ Income tax - depends on your income level, could be XX -XX%

+ Property tax - depends on assessed value / Examples (?)

== ==

 

Normal transaction costs

+ Commission on Sale, 2nd-hand : 3-5% - paid by Seller

+ Commission on Rental Contract : XX% - paid by Tenant/Landlord

 

Overall Summary :

Roundtrip: 12.475% - 16.75% / Buyer: 2.0%-4.25% / Seller: 10.5%-12.5%

Compare :
HK (3.5-7.75%) / UK (3.88-12.26%) / Singapore (3.15-6.45%) / Malaysia (3.4-6.75%)

> http://www.globalpro...es/Buying-Guide

=== ===

EXAMPLE #1

Roundtrip Costs - Property bought at PHP 8.0mn > Sold at PHP 10.0mn (+25%)
====== --PHP--
Cost----- : 8,000K : Already includes 12% VAT
Comm.-- : 0,000K : (thru broker's agent)
Legal---- : 0,000K : (thru broker's agent)
Transfer- : 0,060K : at 0.75%
DeedofS. : 0,020K : at 0.25%, normally 0.225-0.50%
==============
Total ---- : 8,080K : COST, Net
Sale---- : 10,000K :
Cap.Gn-- : 0,600K : At 6% of Sales price
Comm.-- : 0,400K : At 4%, normally 3-5%
StampTx : 0,150K : At 1.5% (buyer pays?)
Legal---- : 0,000K : ???
==============
Total ---- : 8,850K : SALE, Net
Profit---- : 0,770K : PROFIT, pre-tax : 38.5 % of $2Mn
Inc.Tax--- : 0,246K : 32% on income over PHP 500K (( NO TAX to pay, see next post ))
NetProfit : 0,524K : PROFIT, after-tax : 26.2 % of $2Mn
 
OVERALL : a 25% Gain turned into a 6.55% Gain

(note: the 6% Cap-Gains Tax, and the Commissions kill most of the smaller gains)

 

EXAMPLE #2

Roundtrip Costs - Property bought at PHP 8.0mn > Sold at PHP 12.0mn (+50%)
====== --PHP--
Cost----- : 8,000K : Already includes 12% VAT
Comm.-- : 0,000K : (thru broker's agent)
Legal---- : 0,000K : (thru broker's agent)
Transfer- : 0,060K : at 0.75%
DeedofS. : 0,020K : at 0.25%, normally 0.225-0.50%
==============
Total ---- : 8,080K : COST, Net
Sale---- : 12,000K :
Cap.Gn-- : 0,720K : At 6% of Sales price
Comm.-- : 0,480K : At 4%, normally 3-5%
StampTx. : 0,180K : At 1.5%
Legal---- : 0,000K : ???
==============
Total ---- :10,620K : SALE, Net
Profit---- : 2,550K : PROFIT, pre-tax : 63.8 % of $4Mn
Inc.Tax--- : 0,816K : 32% on income over PHP 500K (( NO TAX to pay, see next post ))
NetProfit : 1,734K : PROFIT, after-tax : 43.3 % of $4Mn
 
OVERALL : a 50% Gain turned into a 21.7% Gain

The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#6 DrBubb

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Posted 16 February 2014 - 12:02 PM

(AGENT's COMMENTS on my figures): "Very Useful"

 

Please see my calculation below:

 

Purchase Costs:

------------------------ List Price: 7,142,857.14

----------------------  ++12% VAT: 857,142.85

Total Selling Price with VAT: PHP 8 million

Add Other charges ranging from 4-5% average of 4.5% of the list price :

----------- 7,142,857.14 x 4.5% = 321,428.57

 

Total Acquision Cost: PHP 8,321,428.57

 

Sell at 10 million selling price (conservative gross profit at 25%)

Broker's commission: 3% of 10 million = PHP 300,000

--- Capital Gains Tax: 6% of 10 million = PHP 600,000

----------------------------Total Sale Cost : PHP 900,000

Net Proceeds : 10,000,000 - 900,000 = PHP9,100,000

 

Net Profit: PHP 9,100,000 - PHP 8,321,428.57 = PHP778,571.43

That is : (9.7% net profit from 8 million purchase)

 

Normally the practice in the Philippines is that the buyer pays for the documentary stamps, transfer tax and other fees relating to the transfer of the title from the seller to the buyer. In total this is usually 2.35% (1.5% documentary stamp tax, registration fee 0.25%, legal/notary fee 0.1% and 0.5% transfer tax). Legal fees are usually negotiable depending on which lawyer/notary you are talking to and are negligible.

 

The said assumption is low at only 25% because what's happening for our properties now is that pre-selling or off the plan prices are usually 20% less than the ready ones.

 

"Our company usually raises pre-selling prices by 3-5% annually."

Assuming that you bought 4 years from turnover, you would get a cumulative increase of 3-5% for 4 years.

 

For simple calculation, let’s assume that the 8 million property appreciated by 20% 4 years after purchase:

 

8 million pesos x 20% = 1.6 million

 

Based on this computation, your property will appreciate by 1.6 million in 4 years time and a similar pre-selling property will be sold at 9.6 million by our company in a similar location. Let us not forget, however, that ready units have a premium of 20% over pre-selling ones so we have to consider that for your purchase because it is already ready for turnover:

 

9.6 million x 20% = 1,920,000 difference from pre-selling to ready for occupancy (RFO)

 

This will now be your selling price: 11,520,000

 

Sell at 11,520,000 million selling price (gross profit at 44%):

 

Broker's commission : 3% of 10 million = PHP 345,600

Capital Gains Tax-----: 6% of 10 million = PHP691,200

---------------------------Total Sale Cost: PHP 1,036,800

---------Net: 11,520,000 – 1,036,800 = PHP10,483,200

 

Net Profit: PHP10,483,200 - PHP 8,321,428.57 = PHP2,161,771.43

That is : (27.02% net profit from 8 million purchase)

 

Please take note that these computations are more on the conservative side because there are times when our company have two price increases in one year depending on the demand and the type of development that we put in (like what we have for Makati where a 60-billion peso redevelopment plan is in place to uplift Makati and raise the standard of living there). Also, I did not compound the price increase for the pre-selling rates for the 4-year computation, instead I just simply multiplied it straight by 4. (5% multiplied by 4 years = 20% increase)

 

A... is right : There is no income tax on the net profit for individual investors except if you are a developer who is engaged in the business of developing and selling real estate then you have to pay income tax because you are primarily engaged in that business and the flats are considered your goods.

 

I hope this gives you more insight on how our properties work in the Philippines

===

 

> From a Manila based agent: R.


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#7 DrBubb

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Posted 16 February 2014 - 03:55 PM

SLIDE

Buy-to-Let: RETURN  ... with Transaction charges on Purchase to Lease Out
=================

1 BR FLAT : 59 sq.m.

 

EXAMPLE A:
Estimated Return, renting a Property bought at PHP 8.0mn > for 7% Gross Yield
=========== : --PHP-- : Monthly : At 59 sm :
Cost------------ : 8,000 K :
x 7.0% Yield-- : 560,000 : 46,667 : 790.9 /sm
VAT, 3% -------- : 16,800 : 01,400 : Only 3%, not 12% at this level of income
Comm.---------- : 93,334 : 07,778 : 2 months, est. ??? too high ?
Mgmt. Fee----- : 70,800 : 05,900 : 100.0 /sm, estimated
R.E. tax, at SS. : 23,600 : 01,967 : 400.0 /sm, p.a. est.
=================== : ====== :
Sum of Costs - : 204,534 : 17,045 : 288.9 /sm, est.
Pretax Profit -- : 355,466 : 29,622 : 502.1 /sm, est. = 4.44%
Inc.Tax, Est. --- : 088,867 : 07,406 : est, at 25% ??? too high ?
Aftertax Profit - : 266,599 : 22,217 : 323.1 /sm, est. = 3.33%

 

EXAMPLE B:
For Owner-occupier
Mgmt. Fee------ : 70,800 : 05,900 : 100.0 /sm, estimated
R.E. tax, at SS- : 23,600 : 01,967 : 400.0 /sm, p.a. est.
=================== : ====== :
Running Cost-- : 94,400 : 07,867 : = HKD 1,386 monthly
Utilities----------- : 12,000 : 01,000 :
Internet, comms : 15,000 : 01,250 :
Total Costs ---: 121,400 : 10,117 : = HKD 1,761 monthly

 

==============================================

 

(Footnote):

MONTHLY RENTAL Costs compared (+ other items too)

 

LOC : Price/sm: Rent/mo :R/sm (size) : Yield% : RtCost : IncTax : CapGn.: favs
===
H. K. : $20,660 : $6,198 : $51.65 (120) : 3.00% : 2.77% : 12.16% : N /A - : LL
Jap . : $11,466 : $6,341 : $52.84 (120) : 5.53% : 8.51% : 01.70% : 15.0% : LL
Sing. : $17,709 : $4,276 : $35.57 (120) : 2.41% : 4.67% : 15.15% : None? : LL
Thai . : $ 3,282 : $2,065 : $17.20 (120) : 6.29% : 6.89% : 03.80% : 37.0% : LL
Phil.. : $ 2,807 : $1,982 : $16.51 (120) : 7.06% : 18.2% : 05.13% : 32.0% : LL
Indo . : $ 2,544 : $1,794 : $14.95 (120) : 7.05% : 26.4% : 20.00% : 20.0% : Neut.
Malay : $ 2,629 : $1,282 : $10.67 (120) : 4.87% : 5.50% : 22.42% : N /A - : Tn
Taiw . : $ 7,112 : $ 1,117 : $09.30 (120) : 1.57% : 12.3% : 20.00% : 20.0% : LL
=====
U K . : #24,252 : #5,078 : #42.24 (120) : 2.09% : 5.03% : 00.00% : 28.0% : LL
U K*. : $39,773 : $8,327 : $69.27 (120) : 2.09% : 5.03% : 00.00% : 28.0% : LL
U S . : $15,284 : $6,553 : $54.64 (120) : 4.29% : 9.07% : 30.00% : 5.00% : Tn
Aus . : $ 8,717 : $3,592 : $35.88 (100) : 4.94% : 7.00% : 11.63% : 45.0% : Neut.
N Z .. : $ 3,559 : $2,856 : $23.79 (120) : 8.02% : 5.11% : 01.74% : N /A - : Neut.
Urug. : $ 2,589 : $1,590 : $13.25 (120) : 6.14% : 14.0% : 10.50% : 12.0% : LL
=====
*Pounds conv. to Dollars at US$1.64 per GBP

The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#8 DrBubb

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Posted 17 February 2014 - 02:35 AM

EXAMPLES of Ayalaland Properties in Makati, Circuit-Makati, and Bonifacio Global City, etc

 

(I have brochures on most of these - If you want one, or updated info on prices or availability, send me a PM.) ... PB :

 

A8bDNnF.jpg

 

Lerato, Three Towers : http://ayalalandreal...ale/the-lerato/

 

Situated at the north of Ayala Avenue, right across Alveo’s maiden condo development, The Columns Ayala Ave. This is Makati’s quieter side, perfect for those who need to be in the bustling and active Central Business District but want a private and calmer personal retreat.

 

YnDm9Ii.jpg

North Makati, near the Medical Centre is now called: "City Gate" ... PB :

 

( NORTH is to the lower left in the Map above )

Lerato_Tower_3_zps9acd3d8b.jpg

 

20140124151948-4e0d66c2a7ee553e2f3a3ebf6 : Lerato presentation

 

Kroma Tower : http://www.kromatower.com/ ... In the "thick of it" : Google-MAP : Kroma Amenities : Image : KRvsM

Kroma-Eton_zps76df6dcc.png

 

"Prices... approx. Php 120,000 per sqm (and up!) inclusive of VAT"

https://www.youtube....st=HL1395530902

 

( Top Reasons for buying at Kroma Tower):

1. PRIME LOCATION
Makati CBD Financial Capital, 330K work force, exciting re-development Plans
Prime Area – Dela Rosa St., Legazpi Village, Makati City
Adjacent to 1000sqms park
very near offices, malls, medical leisure, educational, religious, recreational institution
==
 
KROMA_Tower_Location_Map_zps883c07b0.png
 

MNLqTuG.jpg

kroma tower floorplan ... pb :

==

Mak-Prime's thread about City Gate and Kroma : http://www.greenener...showtopic=21029


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#9 DrBubb

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Posted 17 February 2014 - 05:15 AM

Escala Salcedo : "Parkside Living" : http://alveolandcond...escala-salcedo/

 

Escala-Salcedo-banner-920x420.jpg

 

Escala Salcedo is a residential condominium development that will occupy a rare location across the 7,000-square meter JaimeC.VelasquezPark (also known as SalcedoPark) in SalcedoVillage, MakatiCity. From a 1,864-square meter parcel, the tower will rise to 36 storeys, inclusive of a basement, penthouse floor and roof deck.

 

(Circuit - Makati):

Makati-Circuit_zps1cf3af2c.jpg[/URL

 

Solstice : http://alveolandcondo.com/solstice/ (in Circuit Makati) ... Circuit Render-1 : #2

 

Circuit / Sports & Entertainment concept :: Circuit Makati City - from ayalaland

The planned look of Circuit, when finished:

Makati-Circuit7b_zps9efd2553.png

 

 

Makati-solstice-tower_zpsbb013f91.jpg

 

AlveoLand is trailblazing the First tower of the future vertical village to rise in MakatiCity. Solstice will be the first of 21 residential towers that will rise within Circuit Makati, a 21-hectare master planned, modern-day urban neighborhood envisioned to take shape as the city’s one-stop entertainment district. The development is bound to exude a multi-faceted, fun living, cultured and energized character as it emerges as the central piece of Circuit Makati, dubbed as “Makati’s lifestyle playground.” The district looks to become the first and only large-scale urban district development in the country that will host an iconic riverwalk, design studios, performing arts center and other forms of interactive entertainment.

 

(Bonifacio Global City):

Two Serendra :

act_13936.jpg

 

High Street South - (not released yet) : http://ayalalandreal...nd-high-street/

 

TheFort-HighSt-So_zps3f9178e6.jpg

 

Some History of Makati, & Ayala Premier's  Park Terraces project

 

(Ortigas Center):

Portico : http://alveocondo.we...co-ortigas.html

Portico_zps71f51a2d.jpg


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#10 DrBubb

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Posted 17 February 2014 - 02:28 PM

MANILA Property Report - 2012 - 4Q

 

PHILIPPINES Real Estate market - Summary of 4Q 2012 - Market Overview

+ Full year economic growth of 6.8%, exceeding market expectations of 5.0-6.0%.
Strong sectors included Real Estate (+18.9%) and Renting and Business Activities (+8.4%)

+ Office: Overall vacancy rate dropped to the sub-3% level driven by strong demand for Outsourcing and Offshoring. New Supply for 2013 and 2014 was expected to reach new records of over 500,000 sqm / year.

+ In Makati, three new condo projects were completed in Q4-2012, totalling 792 units. But demand was strong in the premium sector, and vacancy rates were pushed below 5%. Rents were expected to improve, up 6% in Makati.
=== ===

Demand
In 4Q 2012, residential vacancy in the Makati CBD dropped by a marginal 0.3% QoQ to 10.01%. It has been tracking downwards over the last three quarters but is expected to flatten at these levels by 1Q 2013. Subsequently it will increase at most to 12% by 4Q 2013 due to the new supply to be introduced in the coming months, most of which are lower grade condominiums. On the other hand, demand for premium condominiums remained high, pushing vacancy levels below
5% over the last three quarters.

FORECAST
RESIDENTIAL NEW SUPPLY
===========end-2012 : 2013 : -2014 : 2015 : - 2016 : Total
MAKATI CBD - : 16,288 : 2,825 : 0,875 : 2,169 : 0,779 : 22,936
ROCKWELL--- : 03,718 : ------- : 0,441 : ------- : ------- : 04,159
FORT BONIF.- : 15,491 : 3,726 : 3,450 : 1,276 : 2,721 : 26,664
ORTIGAS ----- : 10,987 : 0,934 : 0,792 : 1,560 : 0,405 : 14,678
EASTWOOD - : 06,830 : 0,440 : 0,278 : 0,988 : ------- : 08,536
===== TOTAL : 53,314 : 7,925 : 5,836 : 5,993 : 3,905 : 76,973

MAKATI CBD
COMPARATIVE RESIDENTIAL VACANCY RATES (%)
========= 4Q 2012F : 3Q'12 : 4Q 2013F
LUXURY------ : 04.8 % : 04.6 % :
OTHERS ---- : 10.7 % : 11.1 % :
ALL GRADES : 10.0 % : 10.3 % : 11.8 %
Source: Colliers International Philippines Research

Rents
In 4Q 2012, the average rent for luxury 3-BR units in the Makati CBD further increased by 1.6% QoQ to average PHP720 per sq m per month. This translates to a monthly rent of Php180,000 for a 250-sq m unit. Average rents in both the Makati CBD and BGC were virtually at parity since 2Q 2012. Meanwhile, Rockwell remains the most expensive area on a per sq m basis, at PHP800 monthly. As vacancies remain low across premium residences, rents are seen to further improve by more than 6% in BGC and the Makati CBD, and by over 7% in Rockwell Center by the end of 2013.

METRO MANILA RESIDENTIAL CONDOMINIUMS
COMPARATIVE LUXURY 3BR CAPITAL VALUES (PESOS / SQ M)
==========: 4Q 2012------------ : 3Q'12 % -%Chg (QoQ) : 4Q'13F - % Chg (YOY)
MAKATI CBD: 080,050 - 155,850 : 78,950 - 153,150 / 1.6 : 087,782 - 162,710 / 6.2
ROCKWELL : 101,000 - 150,440 : 99,900 - 147,490 / 1.6 : 107,225 - 161,100 / 6.7
BONIFACIO- : 091,750 - 145,630 : 91,290 - 141,390 / 2.0 : 093,540 - 158,610 / 6.2
Source: Colliers International Philippines Research
===
> from: http://manilainvestm...ternational.pdf


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#11 DrBubb

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Posted 17 February 2014 - 02:28 PM

MANILA Property Report - 2013

 

PHILIPPINES Real Estate market - Summary of 4Q 2013 - Market Overview

+ Economy: continues to surge, posting growth of 7.0% at 3Q-2013, yr-to-date: 7.4%
And strong real estate has been a good part of that. Approved foreign investment continues to pour in

+ Office: 400,000 sqm of new office space was completed in 2013, 50% of that in Fort Bonifacio

+ More than 4,400 high-rise residential units were completed in the five major CBD's,
while 19,700 units will be turned over to owners in the next three years.
75% of those units will be in Fort Bonifacio and Makati, and 85% will be classed Grade-A
=== ===
Land Values
Land Values in the Makati CBD appreciated by 5.9% in 4Q-2103, with an average price of PHP341,505 /sqm.
Fort Bonifacio land values increased by 2.3% QoQ. Colliers estimates appreciation of 8.0% and 9.7%, respectively next year (2014.)

RESIDENTIAL
Demand
Residential vacancy in the Makati CBD increased by 90 basis points to 11.0% from 10.1% in the previous quarter. Vacancies of premium condos was slightly higher than the previous qtr. at 4.4%. Similarly, Grade A and B vacancies ticked upwards to 11.8%. In the next 12 months, vacancies in Makati are expected to decrease to 9.0%. In Ft.B. the vacancy rate fell to 5.0% this quarter, but is expected to increase to 7 to 8% level next year due to the influx of new supply, amounting to 2,800 units.

FORECAST
RESIDENTIAL NEW SUPPLY
===========end-2012 : -2013 : -2014 : 2015 : 2016 : Total
MAKATI CBD - : 16,288 : 1,366 : 1,596 : 2,812 : 0,779 : 22,841
ROCKWELL--- : 03,718 : ------- : 0,441 : ------- : ------- : 04,159
FORT BONIF.- : 15,491 : 2,094 : 2,799 : 3,158 : 3,741 : 27,283
ORTIGAS ----- : 10,987 : 0,934 : 0,792 : 1,560 : 0,405 : 14,678
EASTWOOD - : 06,830 : -------- : 0,718 : ------- : 0,988 : 08,536
===== TOTAL : 53,314 :  4,394 : 6,346 : 7,530 : 5,913 : 78,212

MAKATI CBD
COMPARATIVE RESIDENTIAL VACANCY RATES (%)
=========== 3Q 2013 : 4Q'13 : 4Q 2014F
LUXURY------- : 03.5 % : 04.4 % :
OTHERS ----- : 10.9 % : 11.8 % :
ALL GRADES : 10.1 % : 11.0 % : 09.0 %
Source: Colliers International Philippines Research

Rents
Premium 3BR rental rates grew by a modest 0.4% QoQ, with an average monthly rent of PHP805 /sqm. This translates to a monthly rent of Php201,250 for a 250-sq m unit. Ft.B rentals increased by 1.7% QoQ with an average of PHP808 /sqm. Rents in Makati are expected to accelerate by +6.8% in the next 12 months. Average rents in both the Makati CBD and BGC are expected to remain near parity +/- a PHP5-10 difference.

COMPARATIVE LUXURY 3BR RENTAL RATES (PESOS / SQ M)
=========== : 3Q 2013--- : 4Q'13 % - %- Chg. : 4Q'14F - %Chg (YOY)
MAKATI CBD: 0,550-1,050 : 0,550 -1,060 / 0.36 : 0,590 -1,130 / +6.83%
ROCKWELL- : 0,720-1,005 : 0,750 -1,020 / 1.20 : 0,760 -1,080 / +5.37%
BONIFACIO-- : 0,600-0,990 : 0,610 -1,010 / 1.73 : 0,640 -1,070 / +5.94%

METRO MANILA RESIDENTIAL CONDOMINIUMS
COMPARATIVE LUXURY 3BR CAPITAL VALUES (PESOS / SQ M)
========== : 3Q 2013 ----------- : 4Q'13 % - % Chg (QoQ) : 4Q'14-F - %Change (YOY)
MAKATI CBD : 88,895 - 175,200 : 090,675 -179,140 / 2.17 : 095,660 - 189,285 / +5.70%
ROCKWELL : 107,175 - 162,300 : 109,315 -168,220 / 2.99 : 114,195 - 177,220 / +5.00%
BONIFACIO- : 100,720 - 159,240 : 102,230 -161,290 / 1.37 : 107,675 - 169,160 / +5.05%
Source: Colliers International Philippines Research

Capital Values
Average secondary capital values in the Makati CBD were approx. PHP3,000 /sqm higher than in Ft.B. Premium 3BR units in MK. grew by 2.2% QoQ, while Ft.B grew by 1.4% QoQ to an average of PHP131,760 /sqm.
===
> from: RealEstateMarketReport_4Q13.pdf


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#12 DrBubb

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Posted 19 February 2014 - 05:27 AM

13 NEW TRANSPORT Projects - Will they ease congestion in the CBD's ?

 

http://newsinfo.inqu...ain-before-gain

 

EXCERPT:

Up to 13 road and mass transport projects in the capital are in the pipeline in the next two years, the Metropolitan Manila Development Authority (MMDA) said Wednesday as it advised motorists and commuters to brace themselves for continued heavy traffic on major routes till 2016.

In a meeting, the Metro Manila Regional Development Council (RDC)—a body composed of the MMDA and the 17 mayors of Metro Manila—approved the various projects proposed by the Department of Transportation and Communications (DoTC) and the Department of Public Works and Highways (DPWH).

Speaking to reporters, MMDA Chair Francis Tolentino said the construction schedules of these projects might overlap and “there will be a point when they will happen simultaneously.”

To prepare for this, the project proponents will meet again on the first week of February to draft a traffic management plan “for the whole metro.” Alternative routes and rerouting schemes will be discussed not just per project but based on their being “interconnected,” Tolentino added.

. . .

President Aquino made a similar forecast in a speech during the launch of Skyway 3, which would run from Buendia, Makati City, to Balintawak, Quezon City.

Mr. Aquino said the project would serve as “an alternative highway linking southern and northern Luzon”  and reduce traffic volume on Edsa and other primary roads by about 55,000 vehicles daily.

== ==

 

Comments Offered / and Questions being asked:
=========
+ The 13 projects will be completed within 2-3 years, easing the congestion which has been described as "a problem during rush hour, and a 'real nightmare' in the rainy season"
+ Travel from Makati to airport terminal 3 can be easy, but can take an hour from t.3 to t.1
+ EDSA traffic could ease, as traffic using the Skyway eases... and Buendia (Sen Gil Puyat) traffic could be greatly improved by the new tunnel - and that should greatly improve travel times from Makati to The Fort
/ Q's /:
+ Will this lower the attraction for people to live close to their offices?
+ Or will there just be more cars coming into Metro Manila?


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#13 DrBubb

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Posted 19 February 2014 - 05:27 AM

Philippine developer Ayala seeks to lure Hong Kong buyers for residential projects
 

Firm opens office in Central to offer luxury villas and condominiums to wealthy investors

 
19 February, 2014 / Peggy Sito
  • philippines-economy-property_rmg92_34293
A condominium construction site of Ayala Land in suburban Manila. Photo: AFP

Ayala Land, a major Philippine property developer, is beating a path to Hong Kong to sell its projects, despite the soured relationship that exists between the city and the Philippines.

The developer has opened an office in Central as part of an expansion drive into international markets that began several years ago. It plans to launch residential projects for sale to Hong Kong buyers this year.

 

Tom Mirasol, president of Ayala Land International Sales, said the expansion aimed to tap demand in Hong Kong for offshore property investments. Investor appetite for such deals had been on the rise since the Hong Kong government introduced successive measures to cool off the city's home prices, he said.

 

Ayala's projects have also been well received in Singapore, encouraging it to open an office in Hong Kong. "When we opened up in the Singapore market in September last year we were quite surprised by the level of interest from Singaporean nationals," he said.

"We think we will find a similar situation in Hong Kong."

 

Ayala has embarked on a three-year plan to establish 10 offshore offices. Its Hong Kong office is the sixth and will allow the developer to serve both the Hong Kong and South China market, said Mirasol.

 

It will target Hong Kong's high-net-worth individuals by launching luxury condominiums and villas. Ayala will also aim to attract Filipinos working in Hong Kong who seek to buy property at home as clients.

 

The developer was not concerned about the current strained relationship between Hong Kong and the Philippines. While it was difficult to ignore, the situation was more "government to government", said Mirasol, and ordinary people in the two countries were not affected by it.

Relations between Hong Kong and the Philippines have been strained since a hostage drama in Manila in 2010 resulted in seven Hong Kong tourists and their guide being killed in a bungled rescue attempt.

 

While the Philippine government expressed regret at the incident it has not officially apologised. Because no apology has been received Hong Kong has embarked on the first phase of sanctions threatened last year, and from February 5 Philippine officials and holders of official Philippine government passports will no longer be allowed to visit the city without visas.

Mirasol said Ayala was focused on selling the attractions of the Manila marketplace, which was ranked among the top real estate investment markets in Asia for 2014, according to a survey by the Urban Land Institute and PwC released at the end of last year. Overseas sales accounted for 20 to 21 per cent of Ayala's total sales last year.

"We hope to increase that to 30 per cent," Mirasol said.

==

http://www.scmp.com/...ong-kong-buyers


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#14 DrBubb

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Posted 22 February 2014 - 03:08 AM

How Local agents (in metro_Manila) look at the Buying Process

 

(here's an example, from an agent's website):

 

Buying a Home
Whether you've spent years in preparing to buy a Home and you're unsure if you can afford it, the questions surrounding home buying could feel endless. Buying a home is Exciting and often can be an overwhelming experience, particulary if you are buying your first home. Connie Marciano can help you through the Home buying process and assure that you find the right home for you, at the right place. 
 
MLS Search  /  FOR SALE : FOR RENT : Pre-Sale : Land, etc. // Vivium_listings
   
 
Setting a Time Frame
 
There are lots of variables in the home-buying process, this includes the time it would take you to find and to buy your new Home as well. A typical home search process may take two to three months, including the mortgage approval process, comparing and evaluation properties, making an offer and the closing process. The loan process typically takes 30-45 days.
 
The Mortgage Process
 
Perhaps one of the most intimidating aspects of buying a Home is the mortgage approval process. Connie is here to help and guide you through this. There are many ways for you to prepare early and it could make the process smoother. Start by making sure your budget is under control. 
 
First make a list of all your monthly expenses. Compare this with your income, and see if adjustments need to be made. You should also try to pay off small credit card balances . Start gathering documents you may need, such as 1702 forms, income tax returns for two years, bank statements for the past several months, and your credit report. Also, be sure to allow for closing costs. Getting several offers will allow you to compare loans and get the best deal. 
 
Determining how much you can afford
 
A general guideline to consider is that most Buyers typically purchase a Home that costs about 1.5x to 2.5x of their current annual income. For example, someone earning P2.150M/ $50,000 a year might purchase a home for 3.22M/ $75,000 to 5.375M/ $125,000. The mortgage should be about 28% to 30% percent of  your gross monthly income
 
(typo in paragraph above was corrected)
 
> source: http://www.makaticondo.net/ ( Connie Marciano )

The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#15 DrBubb

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Posted 22 February 2014 - 07:49 AM

The Rise of MEGA-MANILA
/ "Emergence of High Density Mixed Use Centres in Mega Manila" /

SUMMARY:
EMERGENCE OF MULTI-TIERED POLY-CENTRAL AGGLOMERATION BY MARKET FORCES 
 
Mega-Manila Map : larger version : source-wiki
Mega_Manila_location_zps994fe8d5.png
 
/ Mega Manila, as a loose metropolitan area defined by the Philippine Information Agency (PIA),is divided into the national capital region (Metro Manila) and the suburbs of regions 3 (Central Luzon) and 4 (Calabarzon and Mimaropa). Mega Manila's 2010 population is projected at 35,607,000, or 37.8% of the country's population, and covers roughly half of Luzon, about 50,000 square kilometers, including many rural areas. /
 
Regional Growth patterns. Metro-Manila, also referred to as the National Capital Region (NCR) of the 
Philippines, is composed of 16 cities and one municipality and is home to about 12 million residents. The 
conurbation Mega-Manila includes Metro-Manila and several provinces in its periphery. It has been the 
traditional focus of the national economy and is continuing to grow beyond 26 million, more than one fourth 
of the country's population. Its recent spatial development patterns can be described as:
 
1. Expansion at the peripheries mainly north and south due to topographical context,
2. Growth of higher density areas from the core out into the region and increases in densities of centre cities
3. Growth of regional cities skewed towards the direction of Manila, 
4. Land use segregation and primarily horizontal developments at the periphery - but 
notably with heightened densities for the various typologies,
5. Expansion of urban centres with increasing compactness, densities and land use mix,
6. Emerging new centres and centre clusters at locations with preferential access.
(For 1-3 compare: Corpuz, Art 2010). 
 
New, distributed compactness. Urban centres are increasing in density and expanding geographically, and 
high-density integrated clusters are starting to develop at transit stations. Pedestrian circulation and the 
acceptance of public transit, especially of the younger middle class, are increasingly significant. Despite high 
temperatures and tropical rains, outdoor activities for public gatherings, festivals, markets, concerts and daily 
activities such as al-fresco dining, taking a stroll along a shopping street and a park, children's play in parks 
and playgrounds, jogging etc. are becoming more visible...
 . . .
Opportunity of alliances for planning? It seems that key challenges for Metro and Mega Manila are the 
coordination of fragmented plans of their constituent local governments and with implementation. Many 
local government units have limited financial resources to provide for relevant infrastructure. At the regional 
and national levels, enforcement of regulations, successful financing mechanisms, implementation of plans 
and cohesive decision-making through the various administrative levels and lining up budgets and financing 
of projects following integrated plans is severely constrained. And yet despite these challenges, there is a 
discernible trend within Mega Manila towards a consolidation of a multi-tiered spatial structure with higher 
densities, compact centres and public transit links. If inter-municipal cooperation as well as coordination 
among large private sector players and involved institutionals can be organized effectively, then the 
opportunities to build on and enhance this trend through more efficient planning, financing, implementation 
and enforcement are likely to produce even much greater results
 . . .
MAIN DRIVERS FOR DENSITY AND COMPACTNESS: HIGH-RISE RESIDENTIAL AND 
OFFICE DEMAND 
The overall economic growth the country has been experiencing over the past decade has accelerated 
activities in urban and real estate development and private investments. 
Sectoral industry growth, especially the BPO industry, manufacturing of electronics for export, MICE, 
tourism and generally the service industry continues to create demand for space in various market segments: 
 Demand for smaller condominium units by a growing young middle class with jobs in the BPO, 
manufacturing and services sectors. 
 
 Demand for office space for BPO in lifestyle-themed places that are popular and accessible for 
young professionals; competition among BPO developers and locators have encouraged 
deconcentration even as the large metropolitan areas of Metro Manila and Cebu remain the preferred 
cities of address because of the availability of higher level services and transportation infrastructure
 
 Demand for hotel rooms for a growing number of business travellers, MICE participants to Manila 
as well as recreational tourists visiting the country’s abundant and picturesque beach destinations. 
 Demand for retail, f&b and entertainment space mostly in integrated locations with higher densities. 
OFWs have been sending remittances to their families at home, enhancing purchasing power for 
commodities and real estate products; Many OFWs directly invest in condominiums preferably in high rise 
mixed use developments similar to those in the foreign countries where they work
 
With savings and cash reserves increasing, well to-do families are buying luxury condominiums in premium 
locations as investments in light of property price appreciation as well as to add to their personal portfolios a 
downtown residence in parallel to suburban single family residences. 
 
6 EMERGING MULTI-TIERED CENTRES STRUCTURE WITH NEW TRANSIT ORIENTED 
CLUSTERS IN METRO MANILA 
A differentiated centres hierarchy is emerging in Metro Manila following the general trend of increasing 
densities. Noticeably, the importance and relative weights among centres are shifting according to 
incremental developments and expansion of the core areas. ..
 
===

The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#16 DrBubb

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Posted 22 February 2014 - 01:36 PM

Singaporeans buying aggressively in Manila - Dec. 2013/ The Sunday Times

"Earlier this year, local businessman Jonathan Lim Keng Hock led a group of wealthy investors who bought 300 condominum units and 100 parking spaces at a project along Manila Bay for almost $100 million.
The development includes four casinos set to be completed 2016."

==

> http://www.makatipre...716/5934589.jpg


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#17 DrBubb

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Posted 22 February 2014 - 01:42 PM

Manila: Residential - Outlook for 2014 - per JLLS

  • Vacancy increases on the back of record new supply
  • Stable leasing demand buoys rental growth
  • Sales performance remains solid due to optimistic investor sentiment

Asset Performance

Average rents maintained their growth momentum in 4Q13, increasing by 0.9% q-o-q to PHP 8,316 per sqm per annum. The sustained healthy leasing demand sourced from housing requirements by expatriate employees resulted in positive rental growth during the quarter.

Increased investor appetite supported growth in capital values of luxury residential condominiums and average capital value growth outpaced that of rentals, registering an increase of 4.2% q-o-q to PHP 125,000 per sqm in 4Q13. Consequently, this robust rise led to a decline in investment yields to 6.7%.

 

12-Month Outlook

The luxury residential market is projected to continue its stable growth in the next 12 months on the back of a forecast for sustained positive momentum in the Philippine economy and local O&O sector. Together, these are expected to provide support to healthy leasing and sales demand for the luxury condominium market in the Makati CBD and BGC moving forward. Consequently, this may encourage moderate growth in rentals and capital values of luxury residential condominiums in the succeeding quarters.


Around 11,000 high-end condominium units are expected to complete in 2014, compared with the 6,300 units completed in 2013. This is likely to push average vacancy higher.

==

 

> http://www.joneslang...idential/manila


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#18 DrBubb

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Posted 22 February 2014 - 04:13 PM

(( SPACE held ))


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#19 DrBubb

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Posted 23 February 2014 - 12:30 AM

Makati North : "Entertainment District" with new Skywalks and Park coming

 

Makati Masterplan (per above) > New-Makati / search: North Makati images

 

Screen%20Shot%202012-03-23%20at%203.25.1

 

 

10948915_344745759062567_1674977493_n.jp

 

MakatiN-MasterPlan_zpsf90250ff.jpg

 

: 2014-Plans-for-MakNor

 

The Makati North area, is the young and creative hub of the city. This strip is home to universities, museums and theaters, art galleries and studios, BPO offices, and ad agencies. Here, the many forms of creative expression reign supreme, and the vibrant urban culture trickles up to the hip and cool corporate startups and the new generation of educational institutions.

In this section, find an artists’ corner, exhibit schedules, and street events.

==

> http://www.makeitmak...om/makati-north

 

 
#1 Elevated walkways and pedestrian underpasses will be extended and updated.

"The city of the future is not about cars, it's about pedestrianization,"

Meann Dy, head of strategic land banking told broadsheets at a press briefing on March 22.

==

Makati North - renamed "City Gate" in Aug. 2014

( Behind the rest of Makati, the plan is to make it an alternative recreation area - to decongest the MCBD )

 

MakatiN-Story_zps5caa6691.jpg

> source: http://www.skyscrape...=1471414&page=9 : older N.Mak. image

. .

MakatiN-Parks_zpsb648280a.jpg

 

TIMELINE : link to North Makati slides : pg-2

========
Retail (Mall, Dining, Performance Space, Park) : Open by Q4-2016
Kroma Tower ------ : 52 stories, 157 meter------- : completed: Q4-2017
Offices, two BPO's : 84,569 sq.m. ----------------- : completed: Q4-2017
Hotel, 4-5 stars---- : approx. 300 rooms----------- : turnover : Q4-2018
Gateway 2 coming : Larger Tower? --------------- : after 2018 ??

 

 

masterplan.jpg
 

VENUES :

MCBD North already benefits from a number of arts and culture-related establishments like :

+ the Reposo Art and Dining,

+ RCBC Theater,

+ The Collective Beginnings.

+ Tin-aw Art Gallery : Upper Ground Floor of Somerset Olympia Bldg., Makati Ave.

Dance : Carlos P. Romulo Auditorium, RCBC Plaza, Ayala Avenue, Makati City

=====
Event Highlights : http://www.makeitmak...s-on/highlights


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix

#20 DrBubb

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Posted 23 February 2014 - 04:03 AM

The Fort Bonifacio Tug-of-war : Makati-city vs Taguig-city

 

Tug : Larger Image

Makati-Taguig-Tug-Of-War-300x229.png

 

The decades long territorial dispute of Makati and Taguig Cities over the Enlisted Men’s Barrio (EMBO) Barangays and Inner Fort Barangays or the “Disputed Area” filled the headline news mid this year when the Makati Local Government Unit (LGU) asserted its claim, following the Court of Appeals ruling that the same is within its territorial jurisdiction .

The Disputed Area is bounded by the following landmarks:

  • North and northeast: Pasig River and Mandaluyong City
  • Northwest: Kalayaan  Avenue and Barangays Pinagkaisahan and Guadalupe Nuevo, Makati City
  • South: Manila American Cemetery
  • East:  Municipality of Pateros and Taguig City
  • West: Manila Golf Club in Forbes Park, Makati City

and includes the much coveted prime business district of Bonifacio Global City (BGC) and McKinley Hill, the EMBO residential districts and Inner Fort Barangays as shown in the map.

 

This 18-year old redevelopment of the former military base is now home to approximately 700,000 sq.m. of completed prime office buildings and approximately 19,200 units of residential condominium towers among other locators which includes  an international standard hospi-tel (hospital-hotel), high-end strip mall, the country’s first science museum  and international schools.

 

BGC also plays host to five (5) of the world’s largest Business or Knowledge Process Outsourcing (B/KPO) companies such as Deutsche Bank KPO, Logica Philippines, Hongkong Shanghai Banking Corporation (HSBC), Sutherland Global Services and JP Morgan Chase Bank. Over the past ten (10) years, the district has attracted numerable relocations from the Makati CBD as newer and more energy efficient buildings have been completed providing better options for tenants to choose from, at discounted rental rates over Makati. Major hotel investors including the Shangri-la Group and Grand Hyatt Hotel have poured in investments and are both undertaking massive construction in the area.

 

By the end of July this year, the Court of Appeals (CA) dismissed the complaint of Taguig LGU against Makati LGU for lack of merit and confirmed that the Disputed Area is within the territorial jurisdiction of Makati City. It has also ordered Taguig City to immediately cease and desist from exercising jurisdiction within the disputed area and return the same to Makati City.

 

==

> http://www.pronoveta...vs-taguig-city/


The market is "bipolar", swinging back and forth from a focus on Inflation to Deflation. Bet on swings; and stay flexible. What are bipolar markets? See: http://tinyurl.com/GEI-Manix



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