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MAKATI PRIME.Com (Gateway page & Links)*


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#1 DrBubb

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Posted 22 March 2016 - 11:37 AM

: MAKATI PRIME.Com : ...... : Gateway page to Makati Prime's threads ...

 

Chat: DATA : Tips : Diary : Rent : Office : Circuit* : Arca : rail: chi'tn: cGate*: Rise*: chRoces*: Bubl : Ads : ssc ;

jst3yi6.jpg

Other: SSC ec / AX ph1 ph2  / mm-up / PP /

 

BYR9YCr.png : more :

 

WHAT'S NEW? / There is a New thread discussing :

TALL Buildings - Are they "economically more productive"?

Collier's data show Q2 rents down 0.7% to P 818psm : Values +4.5%

CHAT with others about the possible slow bursting of the Property Bubble in Manila / on the BUBL thread,
(To become a member and Join the discussion here, scroll down to post #3, below)

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

Why Makati's CBD area remains Prime / Seek 2nd-hand Bargains?
“It's the address if you want to establish yourself in the Philippines”
... Many upscale, vertical residences available just a short walk from the headquarters of so many prime companies.

... Currently, foreign investors can only own 40% of a building’s total space area. But that may change...

... Developers have pushed up prices fast, & best bargains are now in the Secondary Market: #1, #2, Rise.

 

B39vQxI.jpg

 

Decoding the abbreviations at the top of this post:
Summary GUIDE to the principal Threads in the MAKATI Prime section of the larger GEI Forum

 

*This is the Landing page - and the jumping-off point to many other MP threads

 

Threads : 
ALL are in GEI's Makati Property sub-forum : how to Join, see post #3, scroll down

CityGate* : photos & comments on Citygate, Kroma, & nearby projects

TheRise* : photos & comments, and marketplace for Buying & Selling Rise flats

DATA ---- : Ph Peso / Property in Makati, BGC, and Circuit etc (MPr's Most-read thread: 74,000+ views)

Tips ------ : Makati Tips: Choosing a Condo to Rent (or to Buy)
Renting - : RENTING in Makati and BGC : Short Term and Longer
Offices -- : Makati : Investing in, or renting Office space (AFT, etc.)

Arca-S.-- : Manila area - Arca South (new CBD near the airport)
GREO-yt : GREO Channel : Global Real Estate Opportunities
 
SADLY, I recently lost many hundreds of  images - the restored threads are marked by an *asterisk.


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 22 March 2016 - 11:38 AM

MAKATI has come a long way... in only a few decades

From this: ... pb.

tKkXnTM.jpg

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

To this:

12269897_1715922365311542_681705857_n.jp

 

The Citygate Area (above) is now undergoing a New phase of rapid development.

After the 2nd World War, the runways of what was then the Nielson International Airport became Ayala Avenue and Paseo De Roxas. Around these strips, foreign and local investors started planting their roots, eventually transforming Makati into the vibrant, booming city that we know today.

 

It has been a wonderous Journey.... and it is not over ... checkout what is coming at Citygate: Kroma, AFT, Rise, Air, etc

 

(For Newbies to PH property, here's a short video about the basics of buying property in the Philippines - from the Global REO channel ):

VIDEO :


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 22 March 2016 - 12:05 PM

How to JOIN the Discussion on threads here - It's Free

To join the chats & the community at Makati Prime, ... and also participate in the various GEI forums

 

Go Read the instructions in post #2 of the GEI Landing page.

(However to get past security, you will need to be able to answer a question concerning Dr B's favorite animal.

Hint: the answer is not an animal at all it is THIS GUY, "Admiral Byrd", spelling the name with a "Y", and not an "I")

 

If you are living in the Greater Manila area, you might also consider joining one of the Meet-up groups,

such as :

global_448692178.jpeg > Meet-Up: Manila Real Estate Investors :

Meet-ups have attracted as many as 22 people - there are over 50 people on the Viber chat

 

Membership to the Makati Prime forums on GEI is free, and once you have joined, you can post on the Forums here.

The Meet-up Groups are also Free to attend. Sometimes there are limits on numbers, so book early.

 

You may want to make your first post on the special Forum (to introduce yourself, & talk freely):

 

+ PRIVATE CHAT for Makati : Introduce yourself, & Free-form discussion

 

* ( the Chat thread was moved to a private area, that the public / non-members cannot see / * )


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 22 March 2016 - 01:04 PM

LATEST Prices : to Q3-2016 / see DATA used to create the following chart ... PB :

 

IiHLsKP.jpg

 

Our Original Prediction, from the inception of the Makati Prime website was for a cyclical peak in 2016: PB : 2 :

 

j69Nwdm.gif

==

> See the underlying DATA, on this thread: Philippines Peso / Property in Makati, BGC, and Circuit etc

> other links : hsbchk / hsrate : gold : gld /

 

But don't lose Long Term confidence in Makati:

Makati's Competitive advantages (per a Megaworld advertorial)

 

aOvxFM4.jpg : PB : Lamudi on Makati

EXCERPTs:

+ Land values in the Makati CBD has risen by 2.43 percent, hitting an average Php463,700 per sqm (to Q3-2015)

+ Worsening traffic conditions, which if taken in a different context also means that business is booming and commercial growth is far from dying down, have also contributed to more Makati-based employees looking to live closer to their work. This has kept rental rates in the city stable / to rising despite heavy completions.

 

Costs Remain Competitive

While the city of Makati is unquestionably the costliest city to be based in, it is still comparatively more affordable than the other major cities in Southeast Asia, making it a preferred choice for foreign-based investors.

From a residential standpoint, rental rates may have risen to 1.5 percent for the third quarter of 2015, but this rise is welcomed by analysts as it is dispels the rumor of an impending real estate bubble. And as mentioned, Makati is still more affordable when compared to others in Southeast Asia, with stamp duties to be paid in a places like Singapore good enough for the purchase of a condo (in Makati)

. . .

All true.

But my main concerns for residential rents and values are:

+ The huge rise in completions that Colliers expects in 2016 (4,148 units) versus 2015 (now estimated at just 1,000, rather than the 4,608 that had been forecast) - see post #208, in Data thread.

+ A slowdown in the global economy is expected in 2016-17 and beyond, and that may impact on the high grow expected for the Philippines


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 23 March 2016 - 01:56 AM

+ LAND and Capital Values in the Makati CBD had been rising quarter-by-quarter

(With Land prices pushing above P 500,000 psm in early-2016, even as Capital Values slow)

UNTIL 2016!  There was a trend change in Rents and Values as the market entered 2016.

 

PRICES, yields : Makati from Q1-12, Bonifacio from Q3-12

Qtr /Yr : LAND : CapVal: Yield%: MRents: QonQtr: YonYr / Bgc-CpV
1Q /12 : 284.1k : 114.1k :
2Q /12 : 284.6k : 115.4k :
3Q /12 : 289.1k : 116.0k : 7.32% : 0,708 : +0.EE%: +5.0E% / 116.3k 
4Q /12 : 291.8k : 118.0k : 7.32% : 0,720 : +1.69% : +7.0E% / 118.7k:
1Q /13 : 298.1k : 123.8k : 7.12% : 0,735 : +2.08% : +8.0E% / 121.5k
2Q /13 : 304.2k : 128.7k : 7.27% : 0,780 : +6.12% : +11 E% / 127.6k
3Q /13 : 322.4k : 132.0k : 7.27% : 0,800 : +2.56% : +13.0% / 130.0k
4Q /13 : 341.5k : 134.9k : 7.16% : 0,805 : +0.63% : +11.8% / 131.8k
1Q /14 : 353.8k : 136.5k : 7.12% : 0,810 : +0.62% : +10.2% / 133.2k
2Q /14 : 366.4k : 138.1k : 7.13% : 0,820 : +1.23% : +5.13% / 134.9k
3Q /14 : 435.0k : 142.8k : 6.97% : 0,830 : +1.22% : +3.75% / 139.0k
4Q /14 : 440.0k : 144.5k : 6.96% : 0,838 : +0.96% : +4.10% / 145.0k
1Q /15 : 443.8k : 147.4k : 6.90% : 0,848 : +1.19% : +4.69% / 146.3k
2Q /15 : 452.5k : 149.0k : 6.94% : 0,862 : +1.65% : +5.12% / 148.0k
3Q /15 : 460.0k : 151.0k : 6.95% : 0,875 : +1.51% : +5.42% / 149.5k
4Q /15 : 500.0k : 151.0k : 7.02% : 0,883 : +0.91% : +5.37% / 150.1k

1Q /16 : 523.0k : 152.0k : 6.86% : 0,869 : - 1.59% : +2.48% / 150.0k
2Q /16 : 545.0k : 147.5k : 6.98% : 0,858 : - 1.27% : - 0.46% / 146.5k

2Q /16 : 545.0k : 147.6k : 6.88% : 0,855 : - 1.16% : - 0.11% / 146.3k
3Q /16 : ???? k : 146.5k : 6.87% : 0,840 : - 1.75% : - 4.00% / 143.7k

2Q /17 : 541 K :
Qtr /Yr. : LAND : CapVal: Yield%: MRents: QonQtr: YronYr / Bgc-CpV
F'cast

4Q /16: ???? k : ???? k : ??? % : 0,856 :>+1.90% : -3.06%:

1Q /17: 559.5k : 159.6k : 6.28% : 0,835 :> -2.45% : -3.91%:
2Q /17: 620.5k : 142.0k : 6.85% : 0,810 :> -2.00% : -5.59%
3Q /17: ???? k : 138.8k : 6.87% : 0,795 :> -1.85% : -5.36%

====
Key :
LAND - : Average Land prices in Makati's CBD
CapVal.: Mean Capital values for Makati 3 BR Condo, P per SM
Yield % : Calculated Gross yield
MRents : Mean rentals for Makati 3 BR Condo, P per SM / mo.
QonQtr : Quarter on quarter rise or fall
YonYr.  : Year on year rise or fall
Bgc-CpV : Mean Capital values for 3BR, Bonifacio G.C., P /SM
F' cast :  Forecast levels, 4 quarters ahead

 

> Makati Land for sale : Lamudi : Prop24 :

See the Data - in the LAND column below - Land prices have almost doubled in 4 years!

(That rate of growth is unsustainable over the long term)

 

More DATA : Capital Values : Rental Prices :


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 25 March 2016 - 04:05 PM

Makati Prime Map

 

5cm8XGy.gif

Makati Map : MRT/ LRT/ PNR stations : Transport Map : LRTxMRT

 

mapsample.jpg

> Using Google Maps: http://blog.eacomm.c...-in-google-maps


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 26 March 2016 - 02:56 AM

Land Price Examples at Q4-2015 : P 500k average for Makati

=

Area-- : Peso Range psm : Q3 Ave. / Peso Range psm: Q4-Ave : change : Fore-YoY
Makati : 340,000-580,000 : 460,000 / 363,000- 637,000 : 500,000 : + 8.69 %/ + 5.09%
B.G.C. : 281,000-519,000 : 368,500 / 292,000- 542,000 : 417,000 : +13.16%/ + 4.09%
Ortigas: 130,000-215,000 : 172,500 / 141,000- 233,000 : 187,000 : + 8.41 %/ + 4.26% ... Per Colliers: Q4-2015.Pugzwll.jpg

Makati Land for Sale -

Examples from Lamudi :

> http://www.lamudi.co...CFYSjvQodyDcHkQ

: PRICE------- / Size----- Per SM

+ 3.432 billion/2288sm= 1.50mn psm : Com'l Lot, Ayala Avenue
+ 600.0 million/4000sm= 150.0k psm : Vacant Land
+ 540.5 million/2162sm= 250.0k psm : Buendia Com'l Corner Lot, Sen. Gil Puyat Ave., Makati

+ 370.0 million/ 960 sm= 385.4k psm : Vacant Lot, Bel-Air Edsa com'l lot
+ 240.0 million/1165sm= 206.0k psm : Vacant Lot, Urdaneta Village Makati

+ P80.0 million/ 560sm = 142.9k psm : Vacant Lot, Bel-Air, Makati
+ P37.0 million/ 410sm = 90.24k psm : San Antonio Village, Makati
+ P36.0 million/ 199sm = 180.9k psm : Lot 13, Block 21J, Victor St. Pio del Pilar (residential lot)

+ P24.0 million/ 402sm = 59.70k psm : Lot, Florida St, Palanan, Makati (resi./coml)
+ P19.0 million/ 271sm = 70.11k psm : Vacant Lot, Poblacion, Makati
+ P 3,500,000/ 107 sm = 32.71k psm : Vacant Lot: Sweet Orange, off-Maya, Rizal, Makati
+ P 3,000,000 / 72. sm = 41.67k psm : 185-C, 27th Ave, East Rembo, Makati

Compare :
Colliers Q4= 500k psm : At Q4-2015, Philippines Report
POPI:

 


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 22 April 2016 - 10:08 PM

Is there a BUBBLE in Philippines Property? :
 
0Iqg6Xp.jpg
===============================================

 

LAND Prices & CYCLES  in Greater Manila may (should?) peak in 2016 or 2017

 

Mt0hF6O.jpg

 

( 2002/2003 + 14 years = 2016/2017 Expected Peak. based on the 18 year Cycle)

 

Max Keiser Interviews Fred Harrison (2012)

 

"The biggest gains are in Land" in rising market (and biggest drops in a falling market)

The 18 year Cycle Explained

 

Mak,Prime GEI's 18-yr Cycles thread : http://www.greenener...showtopic=19927

The Three Drivers of Property Prices : https://youtu.be/FexeVO0wpf8


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 28 June 2016 - 03:27 PM

A BELLWETHER, which sometimes gives an early warning - PH Developer share prices

 

ALI / Ayalaland's share price reflects the 18-year cycle - which is normally 14-years up, and 4-years down

... All-Data : 5-yrs : 3-yrs : 6-mos : 10-d

 / fewer-lines

hRMUrTD.gif

 

(in edit: UPDATE ... 3-year chart - Is ALI peaking at/ near P42 again?):  Last update: PHP 41.85 at 7/20/17

4km5w4m.gif

 

Shares could give an advance warning of market turns, typically 6-12 months ahead, but sometimes concurrently.

In fact, Rents and Prices in Makati have been falling since the beginning of 2016

 

Sym. / Developer ===  CHART LINKS:

ALI - / AyalaLand ....... All-Data : 5-yrs : 3-yrs6-mos : 10-d

MEG / Megaworld .... All-Data : 5-yrs : 3-yrs6-mos : 10-d

Popi / Prime Orient .. All-Data : 5-yrs : 3-yrs6-mos : 10-d

CPG / Century Prop . All-Data : 5-yrs : 3-yrs :  6-mos : 10-d

SMph/SM PrimeHld . All-Data : 5-yrs : 3-yrs :  6-mos : 10-d

 

ALI +etc ... 12mos-chart

5-yrs : 2yrs : 6mos // 10-d : ALI : MEG : SMPH : CPG : POPI :

j6yTElo.gif

 

Summary at 7/21/2016:
ALI - / Ayalaland - : Yr-H: $40.80 : 7/21 : $39.90 : Off H: - 2.21% :: P/E: 32.18 : Earns: P1.240
MEG / Megaworld : Yr-H: $05.15 : 7/21 : $05.09 : Off H: - 1.36% :: P/E: 15.61 : Earns: P0.326

(in edit):

Stock Summary at 10/13/16:
ALI - / Ayalaland - : Yr-H: $42.15 : 10/13 : $36.40 : Off H: -13.65% :: P/E: 28.56 : Earns: P1.27
MEG / Megaworld : Yr-H: $05.51 : 10/13 : $04.11 : Off H: -25.41% :: P/E: 12.48 : Earns: P0.33
Popi / PrimeOrion : Yr-H: $02.28 : 10/13 : $01.92 : Off H: -15.79% :: P/E: - n/a - : Earns: P -nil -
CPG / Cent.PrpGr : Yr-H: $0.780 : 10/13 : $0.570 : Off H: -26.93% :: P/E: 6.364 : Earns: P0.090

Stock Summary at 07/20/17:
ALI - / Ayalaland - : Yr-H: P42.40 : 07/19 : P41.70 : Off H: -01.65% :: P/E: 28.18 : Earns: P1.48
Smph/ SM PrimeH : Yr-H: P35.20 : 07/19 : P34.50 : Off H: -01.99% :: P/E: 40.59 : Earns: P0.85
MEG  / Megaworld : Yr-H: P05.51 : 07/19 : P04.75 : Off H: -13.80% :: P/E: 13.12 : Earns: P0.36
Popi  / PrimeOrion : Yr-H: P02.45 : 07/19 : P02.21 : Off H: -09.80% :: P/E: - n/a - : Earns: P -nil -
CPG  / Cent.PrpGr: Yr-H: P0.780 : 07/19 : P0.650 : Off H: -16.67% :: P/E: 10.66 : Earns: P0.061

 

(So far, it seems we are seeing good, high stock valuations in mid-July )


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 03 July 2016 - 02:38 AM

Makati's advantages: Megaworld reveals more facts, more figures

(in the advert for San Antonio Residence in today's Manila Bulletin)

Living in Makati... is great for those who work there too.
+ can deliver savings: On Time, and Fuel for the many people who work there

"Every ten minutes you leave your car idle, you are losing between 0.1 and 0.6 liters of fuel . And if fuel costs Php 41 a liter, that's Php 24.60 per hour.  If you multiple that by the extra 700 hours that commuters spend in traffic, that translates to at least P17,220 wasted on fuel alone!  Those living in Makati can avoid wasting that much money."


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 27 July 2016 - 04:37 AM

Spend more, Save more, More efficiently -  in the Philippines

The Philippines New president announced his plans in his first State Of the Nation Address, and the plans were a  big hit.

The borrowing cost on 7-year Philippines Treasury notes showed an impressive drop of 44.5 basis points from 3.461 to 3.016 percent on P 44.7 billion.  These lower costs are a vote of confidence in Roderick Duterte and his polices, which are being accepted as pro-business.  One of the main areas of focus is to improve the country's inefficient infrastructure.  The capital city of Manila is choked with traffic jams, and these will be addressed by taking some temporary emergency powers in the hands of the state, to make some dramatic changes, and on improving the rail infrastructure.

New trains will be ordered, and new rail lines built. There is also a plan to privatize the public transit system.

This has been a long time in coming, and these projects have the potential to boost the efficiency of the Philippines economy, at a time when it is experiencing rapid growth.  Increased global confidence in the country and lower interest rates will help assure the country can get the capital it need to boost infrastructure spending.

If the lower rates spill over into the property sector, it should help boost demand at a time, when there is a large amount of new properties scheduled for completion in Makati and BGC over the next 2-3 years
- Makati Prime

 

Side Comment:

I can recall a friend in the Philippines saying how much he hated the Slogan: "It's more fun in the Philippines."

That's not a good slogan, he said, what we need to aim for is not more fun, but lower crime and greater efficiency.

With Duterte as President maybe a refocus is finally happening, I say as I think about the above news

==== ====

 

SSC thread : Philippines Real Estate, Housing and Construction

 

The mods have been moving around many posts.

Some of the very BEST POSTS from the Gentry thread, have been moved to the thread above


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 04 August 2016 - 04:17 PM

Why Makati is a walkable city you should live in
Philippine Star-1 Jun 2016
... to go for a morning jog, an evening run or a fun walk with your dog in Makati. ... Three MRT lines—Buendia Avenue, Ayala Avenue and Magallanes ... to give a more enhancing experience to pedestrians,” said Dave Balangue, ... Gil Puyat St.) and Three Central (a 51-storey development along Valero St.).
 

5cm8XGy.gif

 
/ the home of 50 skyscrapers /
 

MANILA, Philippines – One of the most important things that every home buyer considers is location. And it should matter now whether the chosen neighborhood is a walkable one, a quality that people look for and real estate developers aim for these days.

There are a lot of good things about walkable cities. There are health benefits proven by several studies. Walkable cities also help the environment as they omit hazardous automobile use, resulting in less harmful emissions and better air quality. They are also money-saving because people won’t always have to take public transportation or spend on gas.

One of the most walkable communities in the country today is the Makati Central Business District (CBD), and here are some reasons why acquiring a home here is highly advantageous:

 

Green spaces for a healthier lifestyle

jogging-walkable-city.jpg

Cities that aim to make walking as the main mode of transportation naturally promote a healthier lifestyle for their residents.

 

A 2014 study found out that interconnected streets, which make walking convenient, are directly associated with reduced rates of heart disease, obesity, high blood pressure and diabetes. So, if you’re a health buff or even an aspiring one, Makati CBD is the place for you.

With well-groomed green spaces, paved sidewalks and safe pedestrian lanes, you won’t have any excuse not to go for a morning jog, an evening run or a fun walk with your dog in Makati. Some of the favorite spots here for these activities are the Ayala Triangle Gardens, Salcedo Village’s Jaime Velasquez Park and Legaspi Village’s own Legazpi Active Park.

 

Pedestrian-oriented

The transportation system in Makati CBD is one of the most modern in the country. There are shuttle terminals all over the district that can take passengers to different cities in and even outside the metro.

Three MRT lines—Buendia Avenue, Ayala Avenue and Magallanes stations—are also directly connected to Makati where most professionals ride in and out. There are also E-jeepneys, buses and taxis that are easily accessible, not to mention the designated and secure unloading and loading stations.

Aside from keeping efficient transportation hubs, Makati also promotes walking as a means to experience the city. In 2015, it worked with big brands like Nestle, Shell, Security Bank and RCBC to paint murals on selected underpasses in the district.

 

“Beyond aesthetics, we want to promote Makati as a livable city and to give a more enhancing experience to pedestrians,” said Dave Balangue, president of Makati Commercial Estate Association (MaCEA), in a press conference.

These colorful underpasses now make everyday walks for many pedestrians more pleasant.

makati-underpass-walkable-city.jpg

Rise of live-work-play-learn neighborhoods

With the proximity of several offices, learning institutions, restaurants, shopping centers and entertainment hubs to each other in Makati, it’s enjoyable to establish a lifestyle where you can conveniently and leisurely live, work, play and learn.

 

MORE Makati in the numbers:

makati-numbers-infographic-megaworld.jpg

In the last quarter of 2015, real estate services firm C.B. Richard Ellis (CBRE) Philippines said in their Metro Manila Market View report that Makati is one of the top prime locations for condominium investment given its proximity to major commercial districts.

==

> MORE: http://www.philstar....you-should-live


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 04 August 2016 - 04:26 PM

Suggestions: How Makati can cope with its Traffic challenges

 

Some of these may come, and help improve the quality of life in Makati

 

Traffic management : Incentives to leave, Disincentives to enter
Congestion charging during peak hours may be done starting with tollways and other highways entering Metro Manila. Peak-hour rates could be double the price. On the other hand, exiting Metro Manila should be discounted or even free of charge. Congestion charging on urban roads and streets during peak hours can also be done. This will encourage people to leave their private vehicles behind, when walking, biking, or taking mass or public transport are the more convenient and practical options.

 

Open up the gated communities and gated military camps parallel to EDSA to alleviate traffic. Some private roads have already been opened to the public, including Orbit Street in Bel-Air Village 2, F. Zobel Street in San Miguel Village, and Wilson Street in Greenhills. Rockwell Drive and other roads in Rockwell Center are open to the public to alleviate traffic on the stretch of EDSA, between Estrella St. and Sen. Gil Puyat Ave.

These gated communities and gated military camps may opt to increase the price of car stickers that will enable private vehicles to pass through their gates. Revenue from the car stickers can subsidize the installation of CCTV cameras, which will address security concerns. Road resurfacing and maintenance can also be done.

Increase parking charges during peak hours.

. . .

Traffic engineering : A new pedestrian walkway for all of EDSA?
Improvement of geometric design of intersections.

Improvement of pedestrian facilities. Previously, I proposed to have an elevated walkway the whole length of EDSA. I observed that it is much faster to walk during peak hours, especially on a payday Friday.

Pedestrian bridges across Pasig River every 800 meters will encourage more walking and biking trips.

Complete the plan for major thoroughfares in 1945, including Circumferential Road – 6 (C-6). In Palafox Associates, we also proposed to add more that will be a total of 10 circumferential roads.

Transportation planning
Implement recommendations of MMETROPLAN, including all eight proposed lines of Light Rail Transit. In 1984, we had one of the best LRTs in the world.

Mass transit like bus operations should be clean, safe, convenient, and on-schedule.

==

> http://www.manilatim...dations/264162/

 

Could this post be accurate?:

"I think I saw a notice along Buendia announcing the start of the construction of pedestrian overpass sa kanto ng Ayala. Seriously?! Pumayag Ayala?! "

==

> source: http://www.skyscrape...1699729&page=16


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 09 August 2016 - 05:30 AM

TRUMP Tower - Topping at last... the Crown Jewel of Century City

The 2nd Tallest building in the Philippines at 280M : Tallest Top 20 List.

.

xPMPDc4.jpg

 

But where is the developer of the Tower, Century Property Group, headed?

CPG / Century Property Group ... All : 12-mos / CPG thread on Mak-Prime

iALmtVX.gif


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 20 August 2016 - 05:11 AM

Ayala has pioneered 3-year Homestarter Bonds:

(As described in today's Philippines Daily Inquirer):

Ayala Land raising P 10 Billion
ALI will be raising P 10 Billion to refinance older debt paper.
Includes P 3 bn of Homestarter bonds, with a tenor of three years:
+ Targeting retail investors, who want to set aside money for full or partial downpayments on ALI properties
+ Bondholders will earn a bonus credit - giving them a discount on the net selling price of properties
+ They will be able to apply principle and interest (net of taxes) to purchase properties
+ Partner banks will make a market for those who want to sell early
+ Previous similar bonds were available in min. of P50,000, with P10,000 increments to max. of P 5 mn

The remaining P 7 billion will be raised in a 10 year bond with a fixed rate of 4.75% per annum

ALI is paying a cash dividend of P 0.238 per sh, bringing full year dividends to P 0.476, a 15% rise from last year
 


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 19 November 2016 - 01:32 PM

Not hugely positive (for Residential) - the new Colliers Q3 Report:

 

What Colliers is expecting over the Next 12 months to Q3-2017:
+ A -5.4% drop in Makati Residential Rents (vs. -4.9% in Rockwell, -5.8% in BGC)
+ A -5.3 % drop in Makati Residential Capital values  (vs. -4.8% in Rockwell, -5.8% in BGC)

But also Improvements in Rents and Capital values for the Commercial / Office segment.
========

 

Colliers has some ideas about how PH developers can cope with Over-supply

 

Residential rental rates continue to soften across major business districts. Rates in Makati CBD dropped by 1.2% to PHP858 per sq m a month from PHP869 per sq. / Mean rents dropped from X to Y
 
The decline is slower than the 1.6% drop recorded in 1Q 2016, reflecting slow absorption amid lack of new completions. Rents also dropped in Fort Bonifacio (-1.5%) and Rockwell (- 0.4%). Colliers sees the continued decline in rental rates given the additional 10,000+ units slated for completion for the remainder of the year in the major CBDs. Over the next twelve months Colliers sees rental rates in Makati CBD, Fort Bonifacio, and Ortigas Center declining between 4% and 7%. With these trends, condominium investors whose units are now being completed face a very challenging rental market environment. In order to assist their unit buyers in achieving their expected rental yields, residential condominium developers should explore creative rental arrangements.

 

Demand for worker accomodation units
Colliers believes that the need to explore a creative lease model is needed as investors face an increasingly challenging rental environment. We recommend that developers look into worker accommodation projects to cater to the highly-mobile young urban professionals who can’t afford to own their own apartment yet or rent a condominium unit within the established business districts such as Makati, Fort Bonifacio, and Ortigas Center. These halfway residential units are for professionals who want to live near their place of work during weekdays but go home to their families‘ suburban areas during weekends.
lcUeVu7.jpg
The Makati property market now favors owners of Office Space, since Office Rents are still rising.
 
The worker-accomodation units are also more practical for employees working in CBDs as the worsening traffic in Metro Manila only makes their commute to and from work more unbearable. But developers must ensure that the worker-accomodation projects have amenities similar to condominium developments in the CBDs to entice more users. Since they are targeting millennials they should apportion amenities and facilties such as gyms, retail shops and lounges with fast broadband internet connection. In light of falling occupancy rates in the CBDs, it may be prudent for developers with projects under construction within and outside the CBDs to organize their own leasing arms in order to assist their buyers to lease out their units and attain the yields that they were promised. For developers that have significant ready -for- occupancy (RFO) units, leasing out these units either individually or maybe even as shared units may make sense, as long as it does not conflict with the market positioning of the property and does not lead to a deterioration of its perceived value.

==

> source, end of the Q3-2016 report: http://www.colliers....tial_report.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

#17 DrBubb

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Posted 29 November 2016 - 07:26 AM

Makati's plan for a P 1 Billion : BUS Rapid Transit System

Summary of a story which appeared in today's Manila Bulletin
Key Points:

========
+ A business group, Makati Commercial Estate Assoc. (MACEA), whose member own comm'l buildings in Makati has submitted a plan to the govt for a P 1 Bn BRT system.  The plan involves private financing under a Build-Operate-Transfer (BOT) arrangement
+ The first step is to get approval at the local and national levels
0nJiD7u.jpg

 

+ There is a plan a BRT route with six underground stations, starting at the corner of EDSA and Ayala Avenues
+ From there, it would go down Ayala Avenue, and turn left at Gil Puyat Ave. (Buendia), and continue on to end at the Buendia station, also called Taft Ave. on LRT-1, Light Rail line.

+ It would utilize existing buses, and the space presently given over to the center islands along Ayala Ave.
+ It will connect with the larger BRT system for Greater Manila has already been approved, and is now arranging financing
+ MACEA's plans also include spending on pedestrian facilities in Makati.  P 497M has already been spent, and the works include the 305 meter extension of the DelaRosa walkway, which opened on Monday (yesterday)
 

A key source of this information was: Manuel Blas II, VP within the strategic landbank mgmt group of Ayalaland


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 09 December 2016 - 05:06 PM

JLL MILDLY BULLISH on Residential, Not Bearish (Yet)

 

The vertical segment of the residential market is expected to continue growing “in the next few quarters” although

the upcoming supply should keep prices from increasing, according to the report, titled “Persistent Growth Despite Large New Supply.”

 

The JLL Report for Q3-2016 is Mildly Bullish, with stats more positive than those in the Colliers Report for the same quarter.

For instance, they show Capital Values for Luxury properties in BGC and Makati RISING by +1.6% from the previous quarter.

 

EWWRSuQ.png

Historical-: Colliers : Mak. / - JLL : :
======= : Mak-Mid: Rent/ AveFour= Mak.Mid : Mak. Hi. / BGC.Mid : BGC.Hi. : Mid-R :
Q4-2015 : 151,300 : 883 / 153,875 = 125,000 : 197,500 / 128,500 : 164,500 : P925 :
Q1-2016 : 152,000 : 865 / 158,500 = 127,500 : 200,000 / 137,500 : 169,000 : P900 :
Q2-2016 : 147,575 : 855 / 160,000 = 125,000 : 210,000 / 138,500 : 166,500 : P960 :
Q3-2016 : 146,485 : 840 / 163,375 = 129,500 : 215,000 / 142,500 : 166,500 : P988

 

Summary Q3-16

============ Low -High : Rent /L/ Low- High : CapVal. /Yield% : Vac.%

Makati midrge.: P600-1000 : P800 /M/ 105k-154k : P129.5k/ 7.41% :
" " high-end-- : P710-1760 : 1235  /M/ 170k-260k : P215.0k / 6.89% : 4.0%

BGC----------- : P600-1000 : P800 /B/ 105k-180k : P142.5k / 6.74% :
" " high-end-- : P710-1760 : 1235  /B/ 145k-188k : P166.5k / 8.90% :
Ortigas /Man. : P360-P680 : P520 /O/ P82k-145k : P113.5k / 5.50% :
Alabang ------ : P520-P910 : P715 /A/ P86k-115k : P100.5k / 8.54% :
Quezon City-- : P420-P690 : P555 /Q/ P78k-120k : P 99.0k / 6.72% :
Change Q2>Q3
BGC/Makati : CapV-Lux: 187.8>190.8k*: + 1.6% / Vac. 6.3%>4.0%

 

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


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

#19 DrBubb

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Posted 30 January 2017 - 04:36 AM

Expert opinion for 2017: BUY OFFICE, Sell Residential property

 

Report Summary
Sector: -BUY : -Hold : -SELL / NetBuy
Residential
2015 : 27.3% : 56.8% : 15.9% / 11.4%, #4
2016 : 25.0% : 60.4% : 14.6% / 10.4%, #6
2017 : 28.6% : 00.0% : 71.4% /-42.8%, #9 : Big MINUS Rating!
Office
2015 : 21.5% : 59.8% : 18.7% / 02.8%, #13
2016 : 37.1% : 48.4% : 14.5% / 22.6%, #4
2017 : 85.7% : 00.0% : 14.3% / 71.4%, #1

 

For 2017, a vast majority of the respondents—marking the highest ratios in the last five years—gave a "buy" rating for four of the five segments: industrial/distribution, office, retail and hotel. The only exception is residential apartments, where an equally overwhelming majority is recommending a "sell" rating.

===

> see details, post#49 :
http://www.greenener...e=3#entry343335
 


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 30 January 2017 - 04:40 AM

Manila has completed is "Museum Precinct"

 

Taft Avenue at Rizal park is now considered Manila's Museum district

t0121toti_2.jpg

 

A heritage building there used used by the Dept. of Tourism has been retrofitted as the Museum of Natural History.

This is added to the National Museum of Fine Art (where the senate used to meet), and the National Museum of Anthropology (former Dept. of Finance).

 

The newly retrofitted building, was a beaux-art masterpiece by architect Antonio Toledo. The original design has been restored

 

The Museum will open in mid-2017, and will showcase Filipino culture, amid a world-class setting.


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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