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CIRCUIT's Attractions. Makati's new entertainment area*

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The growing Attractions of Circuit Makati & its Pasig River location
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Still mostly a hole in the ground in 2015

Circuit's future is bright

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By mid-2017, the showroom model suggested what a "finished" Circuit Makati would look like - see post#xx, page 2
Circuit tour (Entry #4, in the Makati Property Diaries)
==========
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Circuit is Ayala Land Intl's latest CBD development in Makati. ALI took over the old Santa Ana racetrack (see photo above), and has begun to turn it into the family-friendly entertainment area of Makati. With the traffic congestion that plagues Greater Manila, it is not easy for hard-working people of Makati's thriving main CBD along Ayala Avenue to enjoy the cultural attractions of Manila. Unpredictable travel times, mean that most of those attractions are out of reach. Arrival for the 8pm (or whatever) performance time cannot be guaranteed. Circuit and its planned transport enhancements will change that. With the dedicated bus lanes that Ayala is planning, it should be possible to make a predictable journey from North Makati to Circuit inside 30 minutes (for example*), and from the center of Ayala station within 40 minutes (perhaps). This will enhance the cultural experience of Makati, and also make Circuit an attractive - and fun - place to live, with easy access to the high-paying jobs in the main financial district.
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Riverside factories have been shuttered. Eventually, as the Pasig River (above, near Rockwell) gets more fully cleaned up, the appeal of living next to this body of water should increase too. One day, you may even see enhanced use of ferries from nearby areas like Rockwell.
Circuit's cultural attractions will include a 400 -seater black box arena/theater, and smaller playhouse, as well as the already popular outdoor shell musical venue. There will also be cinemas and a shopping mall. So Circuit should be one of the lively places to live. Restaurants are already opening, and two floors of restaurants and shops are beginning to fill in, as restaurant diners and shopkeepers take advantage of Ayala's temporary bargain-rent policy (with short term discounts on rents of up to 50%) to launch their restaurants.
Ayala-Land-Circuit%20Makati%20-birdseye-
18 months ago when I first saw the Circuit area, it was not easy to imagine how it might look when it was complete. No buildings were finished, and the model was mostly a map. It showed where buildings were planned, but gave very little idea of what most of them would look like. Ayala has unparalleled experience in launching successful new CBD's. It is beginning to be apparent that they have done it again. The two first residential Towers, Solstice 1 and 2 are underway. Presently, the first tower has its foundations in place up to the 8th floor. That is where the amenities such as the gym and swimming pool will be. Solstice Tower 1 is expected to be completed only in late 2018/early 2019.

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Ayala has decided to give the area a good head start by making Circuit a popular and restaurant destination. The obvious strategy is to enhance the value of the flats by making the place come alive, and showing potential tenants the quality of live that is on offer at their doorstep.
Philippines-Circuit-Makati-Performing-Ci
Circuit Lane will have a water feature, but no direct connection with Pasig River water
Most impressive, in terms of creating the lively fabric of the place, is the main walkway and restaurant area, called Circuit Lane, which will have over 20 shops and restaurants, as well as a outdoor performance area next to the so-called Spanish steps. Bands are already using this area. An event under the stars was being prepared for the evening of the Sunday when I visited the place. There were plenty of restaurant goers and curious people walking around, so I could imagine the band having a good audience.
Without taking an actual count, it seemed that on the ground level, about 1/3 of the restaurants or shops had already opened, another 1/3 had named tenants who were preparing to open, and about 1/3 were still available for rent. Most of the shops on the second floor were still available for rent. One or two second floor restaurants, including those with the best views towards the Makati skyline were already open with customers. The shopping mall with cinemas will probably not be completed for some years. And it will be next to the office complex called Stiles that ALVEO is presently selling at prices in the region of P 140-145,000 psm.
When I first saw Circuit, I was surprised to see that prices were only about 10% under the P120-130k levels that were available for Kroma and Lerato in early 2014. I wound up buying a high-floor flat at Kroma for about P 126k per SM. And both Kroma and Lerato are now (nearly) sold out. Open flats, when they get them, are sold at P130-140k on lower floors of those buildings. Prices for Solstice have not been increased so fast, so present prices of P114 - 120k (= HKD XXX per sf) now look like bargains, especially now that ALI has sold out near all of its stock of Makati flats, and other developers are routinely offering P150K for flats in buildings like Greenbelt Hamilton.
In Solstice, ALVEO is selling 2 BR for P 9 million and up, and 1 BR of about 58 SM and up, for P 6.5 million and higher.
2BR are expected to appeal to couples with children, and the lack of schools in the immediate area could be a concern right now. Perhaps that requirement will be addressed by the developer or educational entrepreneurs later. The 1 BR flats might be a better buy. They may be easy to rent to single professionals and couples who want to be close to Circuit's restaurants and entertainments. As the offices are completed, there will also be jobs in the area, with an easy walk to one's job. The area should also be good for outdoor sports like jogging and bicycling, since it is less threatened by traffic and pollution from cars. The center area of Circuit Lane should remain forever from from cars.
Some Makati residents dream of a nearby oasis with fewer cars. That's what Circuit should be.
On my trip to Makati in early 2014, I met a young Irish IT professional. He was sitting outside Starbucks in front of Columns Ayala. I asked him how he liked living there. He said the easy walk to work, less than 10 minutes away was the key reason he lived there. As we watched the traffic circle around the island that is Columns Ayala, he said, "on weekends, I long to escape from all this", with a gesture towards the traffic. But it required at least two hours sitting in horrible traffic to get away. Maybe if he lived in Circuit, he would not have the same urge to escape Makati and its attractions.
========
Footnote:
*I think the transport link will be a key factor – the time frames I gave above are my own estimates of times that seem acceptable. These need to be confirmed. Ayala has announced plans to have dedicated bus lines running back and forth on South Avenue, which is the direct connection between Circuit and Ayala Avenue in Makati. The street will be renamed Ayala Avenue extension. I was told that there are some negotiations to me completed with Makati city officials, and nothing would be announced before next year's election, in Q2-2016.

 

===

Circuit, and Makati's CBD : : http://www.ayalalandalveo.com/makati-central-business-district.html

Source: The Makati Diaries : http://www.greenenergyinvestors.com/index.php?showtopic=20449

HeyPlaces : Circuit Makati : : http://heyplaces.ph/0593710/Circuit_Makati_by_Alveo

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Pasig River of the Future?

 

pasig-river-in-the-future.jpg

A futuristic image from 2011

Pasig River History

During the Spanish settlement in Manila, the Pasig River functioned as an important means of transport. Thus, it was the lifeline of the city as well as the center of economic activities. During the establishment of Manila by the Spanish settlers, they built the walled city of Intramuros where one can see the Manila Cathedral, San Agustin Church, Plaza de Roma, Palacio del Gobernador,Plazuela de Santa Isabel among many others. Fort Santiago and Rizal Shrine, inside the walled city are the nearest to the southern bank of Pasig River near its mouth.

 

Pasig River Pollution

After the 2nd World War, the population of Manila began to grow massively and construction of infrastructures near the Pasig River started the contamination. Additionally, there were less economic activities making the river abandoned – there were no more maintenance and security. Because of fishes and ease of transport, the banks of Pasig River drew informal settlers and the factories dumped their wastes into the river, making it into a large sewer system.

Industrialization had polluted the Pasig River. People did not mind the consequences they will get when they put garbage into the once useful river. In the 1930s, fish migrants from Laguna de Bay decreased. Observers noticed the increasing pollution of the river. 30 years later, the ferry transport stopped their services and the people stopped using the water of Pasig River for laundry.

. . .

Pasig River Ferry Service

The Pasig River Ferry Service is the only water-based transportation that cruises the Pasig River from Barangay Pinagbuhatan in Pasig City to Intramuros in Manila. The system is owned and operated by a private company, SCC Nautical Transport Services Incorporated. Although commonly referred to as a ferry, it is more similar to a water bus.

The operation began in February 14, 2007 with 10 Pasig River Ferries. It has 14 air-conditioned ferry stations and an estimate of 2,000 daily passengers. The average speed of the Pasig River Ferry is 10 knots (19 km/hour) and the top speed is 17 knots (31 km/hour).

The Pasig River Ferries were designed by Robert Cole and the cost of each Ferry Boat is about P15 million. It has a seating capacity of 150 and amenities includes an Air conditioned Room, Music and High-Definition TV on board, Bar, and Separate comfort room.

There are three prices of tickets: a P25, P35, P45 and a P60 ticket. The Pasig River Ferry Service also provides discounts to student passengers. A P20 ticket is available for students regardless of distance traveled.

 

> scroll down: https://essentialgreen.wordpress.com/category/uncategorized/

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Circuit Lane - the water feature... before it came to life

 

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This is how the water feature looked in Sept. 2015 before Circuit opened ...

 

the "concept is a flowing river running through the circuit lane making the river

...a part of the whole design concept as if the water in circuit lane connects itself to the pasig river. "

> source

 

It is much more lively that that now.

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Circuit's Location : Overpass & Underpass coming - Dedicated bus lane possibly?

 

Located in A.P. Reyes Avenue and Hippodromo Street, Carmona Makati City, Solstice at Circuit Makati is a few minutes of travel from Ayala Avenue,

the centerpiece of the Philippine’s Makati Central Business District

 

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==

> https://circuitmakati.wordpress.com/location/

 

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WANT A RIVER VIEW? They exist already, but the projects are not so easy to access

 

Some developers are now advertising River locations --- and mentioning Circuit (but is a bend or two away from Circuit)

 

Manila Rivercity Residences : Starts at just P1.5M

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Contact Developer
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CDC Holdings Inc : Show numbers
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Project Details

Manila Rivercity Residences offers a relaxing retreat from the city’s hustle and bustle. Comprising of 9 medium-rise buildings, this condominium development is situated along the historic Pasig River in Sta. Ana, Manila. Its ideal location makes it greatly accessible, whether you are going to or coming from the neighboring districts of Manila, Makati City or Mandaluyong City. The 8 buildings have already been turned over to its owners with only one tower under construction. The last and final building named after China’s Yangtze River is directly facing Pasig River and will offer 1-bedroom, 2-bedroom and bi-level units.

 

Neighborhood

Circuit Makati, Greenhills Shopping Center, Robinsons Place Manila, SM Manila, Rockwell Center, OB Montessori Center,

Sta. Ana, Makati Medical Center, Santa Ana Church

Amenities : Pavilion, Swimming Pool, Kiddie Pool, Children's Play Area, Barbecue Pits, Boardwalk

==

> http://www.myproperty.ph/preselling/condos/manilacity-manila/manila-river-city-residences

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Gov’t Plans Metro Bus Rapid Transit (BRT) Systems
By KRIS BAYOS / November 11, 2012

MANILA, Philippines --- The government is planning to set up three bus rapid transit (BRT) systems in Metro Manila instead of rail systems to transport commuters along busy routes in the city.
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DTZSgyt.jpg : PD :
BRT - how they do it in Thailand

Transportation Undersecretary for Planning Rene Limcaoco told British investors in an investment forum in Makati City last week that the government is opting to use billions of taxpayers’ money to construct BRTs rather than light rail transit (LRT) systems.

Limcaoco said constructing a kilometer of LRT line will cost $50 million while a kilometer of BRT line will only cost $5 to $7 million, but both will have “the same throughput.”

The BRT system involves the establishment of dedicated lanes to buses whose drivers will have to follow specific times of arrival and departure on particular routes. The BRT system also requires that drivers can only pick up or drop off passengers in certain designated stops.

Former Transportation Secretary Jose de Jesus was quoted before as saying that a BRT that utilizes electric buses or those run by compressed natural gas (CNG) will be set up along C5 to help decongest the traffic along Epifanio de los Santos Avenue (EDSA).

For his part, Former Transportation Secretary Manuel Roxas II earlier disclosed that a BRT is also being planned for Makati City and Northern Metro Manila.

But Limcaoco did not divulge where the planned BRT systems will be operated and what routes it will cover.
. . .
The Metro Cebu BRT system, the first of its kind in the Philippines, is patterned after the BRT systems in Bogota in Colombia, Curitiba in Brazil, Seoul in South Korea and Guangzhou, China.
==
makati_20philippines_20brt_survey_20loca

Makati Central Business District—Transit Feasibility Study

Client: Ayala Land, Inc.; Makati Commercial Estates Association; Fort Bonifacio Development Corporation; and Bases Conversion Development Authorit

( 2 )
DOTC pursues bus rapid transit system
(The Philippine Star) | Updated October 31, 2013

MANILA, Philippines - The Department of Transportation and Communications (DOTC) is pushing through with the establishment of a bus rapid transit (BRT) system to serve passengers in Manila and Quezon City.
. . .
The government is pursuing a BRT system that would initially be introduced in Cebu, pending the go signal from the National Economic and Development Authority. The proposed BRT system would be established along Quezon Avenue, C-5 Road and Ortigas Avenue in Metro Manila.

The BRT projects would be patterned after BRT systems in Bogota in Colombia, Curtilba in Brazil, Seoul in South Korea, and Guangzhou in China.

Conglomerate Ayala Corp. has proposed a BRT system in the central business district in Makati City.

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As early as 2011, Ayala Land Inc. and the Makati Commercial Estate Association Inc proposed a BRT that would pass through Makati CBD and connect two of Metro Manila’s light rail transit services, the LRT Line 1 and the Metro Rail Transit Line 3.

The Ayala Group’s proposed BRT would start at the corner of EDSA and Ayala Ave., traverse Ayala Ave. before turning left at Gil Puyat Ave. and ending at the LRT 1 Buendia station along Taft Ave.
. . .
Abaya also revealed that the DOTC has commissioned Japan International Cooperation Agency (JICA) to explore the possibility of putting up a mass transit subway system to decongest Metro Manila’s major roads, particularly EDSA.

The proposed subway system in the Philippines would be patterned after those in Japan, Hong Kong and the United States, among others.
==
> http://www.philstar.com/business/2013/10/31/1251221/dotc-pursues-bus-rapid-transit-system

 

Why some people don't like BRT:

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Too much "on the plate", led to delays...

 

URBAN DECAY THREATENS HOT PHILIPPINE ECONOMY
October 12, 2014
"Peak-hour hell comes in many forms in the city of 12 million people,"
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Many infrastructure projects take up 3 administrations to finish and with Aquino's term in its last stretch,
an expert says a multi-administration plan is needed to solve infrastructure woes
MANILA, Philippines – Manila's creaking train network means a miserable 3-hour work commute for salesman Gerard Galang – just one example of major infrastructure woes that analysts say threaten to cool the Philippines' red-hot economy.
Peak-hour hell comes in many forms in the city of 12 million people, with commuters experiencing a sweaty, stinky crush on dilapidated trains and giant queues to buy tickets.
"I pity myself and my fellow commuters but I don't have any other option than the train," said Galang, 29, who inhales antiseptic rubbed on to his hands to help negate the stench on the train.
"It gets so crowded our faces get pressed against each other and on doors and windows."
Galang spends 3 hours commuting to work every day, half of which is spent in queues.
For other commuters on buses or in cars, daily gridlock worsens to a complete standstill that can trap people for hours when even small rain storms trigger flash floods.
The Philippine economy has in recent years shed its reputation as one of Asia's laggards, with growth of 6.4% in the second quarter maintaining its status as the region's best performing after China.
The country also recently gained its first investment grade scores from the big three global credit rating agencies.
Infrastructure development, however, hasn't moved at the same pace, and economists warn the creaking systems that are of so much frustration to millions of people will also have a growing impact on economic growth.
"Our facilities are not built for an economy that is growing at seven percent every year," Ronald Mendoza, a senior economist at the Asian Institute of Management, in Manila told Agence France-Presse.
Mendoza said growth could have been faster had it not been for the ageing airports and road networks that turn off foreign investors and tourists, and limit the movement of local trade.
Manila already loses 2.4 billion pesos ($53 million) in potential income daily due to traffic jams, according to a study by the Japan International Cooperation Agency.
Among the other infrastructure problems are power shortages that lead to brownouts, clogged drainage that exacerbate frequent rainy season floods and an Internet network so slow that it sparked a parliamentary enquiry.
. . .
The government will pursue its so-called public-private partnership program. More than 50 projects are being put out to private builders.
Balisacan also said implementing a P2.6-trillion ($58 billion) "dream plan" drafted by the Japan International Cooperation Agency was a top priority.
The agency's plan calls for an expansion of rail and toll road networks to provinces north and south of Manila, spreading economic activity, as well as a subway system for the capital.
Many of the projects cited by the Japanese plan are included in the PPP pipeline, but these have moved painfully slowly due to regulatory delays and court cases between rival bidders.
Fewer than 10 contracts for the public-private partnership program have been awarded during Aquino's first 4 years in office, with no projects yet completed.
And while Aquino's intentions are laudable, there is only a limited amount it can do before his term ends in the middle of 2016, according to Mendoza.
"Many of these projects are perfectly doable, especially the airports and toll roads," Mendoza said.
"What's needed is a multi-administration plan... many of them take up to three administrations to finish."
Philippine leaders are elected to single, 6-year terms, raising continuity problems.
Manila residents, in the meantime, have little choice but to count the personal cost of the urban decay.
==

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The Circuit Shuttle is making it easier to get to the "new hotspot"

 

(in edit - this was later stopped)

 

Circuit-Makati-Shuttle-1024x576.jpg

 

Circuit Lane is the newest spot to check out in Makati - Spot.ph

www.spot.ph/things-to.../circuit-lane-make-it-happen-make-it-makati

Oct 26, 2015 - The Circuit Shuttle Bus has pick-up points around Makati to bring you to Circuit Makati for free. Right now, it operates daily from 4 p.m. to 8 p.m..

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HOTSPOT : Circuit Makati

 

Globe-Circuit-Event-Grounds_articleimage

 

The former Sta. Ana Race Track – also known as Hippodromo or PRC (Philippine Racing Club) – is becoming the 21 hectare 'Circuit Makati'. The vast oval area where Makati's citizens once gathered to watch horse races is already a popular venue for plays, sport events, and international concerts for up to 20,000 guests.

 

According to the developers, the Circuit will have a world-class indoor theater with 1,500 seats, multi-purpose entertainment spaces, and open grounds integrated with commercial, hotel and residential blocks. The 'open grounds' is probably what leaves many Megacitizens most excited about it, as this is a sorely missed rarity in the concrete canyons of Makati.

 

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The Showroom is now completed and operational

 

Circuit Makati is the next big project of Ayala Corporation, which is also responsible for a number of Makati's gated communities (such as Forbes Park and Dasmariñas Village) and high-end malls (Greenbelt, Glorietta, Landmark).

 

The construction of residential buildings started in early 2013, mall and retail developments and other main components of the Circuit Makati are to be completed within the next years. To get an impression of how Circuit Makati is progressing, read about our site visit in the first half of 2014.

 

Ayala Land launched its second corporate center (Corporate Center Two) inside Circuit Makati in 2014, it will likely be completed by the fourth quarter of 2016 according to representatives of the land development firm. Corporate Center One, on the other hand, will house a leasable area of 45, 000 square meters based on information from Ayala Land’s website. The corporate towers will be linked to Circuit Mall, an upcoming lifestyle mall.

==

> http://www.megacities-go-services.com/Manila/Preferred-Areas-HotSpots/Landmarks-Points-of-Interest/Circuit-Makati

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Interesting Tidbit From SSC
Q:
Solstice tower 1 will be turned over in 2018. Do you think Circuit will be much more developed by then?
A:
Hi, before the turnover of Solstice T1 there will already be the 2 BPO buildings.

Also the regional mall (bigger malls compared to lifestyle mall circuit lane) should be completed before turnover. Actually expect the price increases to happen at the same time as each milestone is completed.

 

Getting a unit earlier is a must I brokered for my brother right before the first price increase last november 2015 when circuit lane was opened.

Right now looks like it will be at least a year before the next price increase unless units are selling out fast.
==
> SSC

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Sports and Entertainment already available

 

What;s Happening, and what's coming, to Circuit

Solstice at Circuit Makati on Modern Living TV

 

A closer look at Solstice

 

Solstice at Circuit Makati: Walkthrough

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Circuit Transport links

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It is a long walk to the CBD (and also for those who life in Trump Tower etc. at Century City); from Jazz ("Henry Sy's cluster") they can walk more easily

 

G26rrRh.jpg : PD :

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Circuit - Designer Concepts

 

  • 1,091 views / 2 years ago

 

  • 2,670 views / 1 year ago

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The Pasig River has inspired a future vision :

 

2Si42Ma.jpgPD :

 

Someone interested in Rockwell / Proscenium asks...

Q:

I have looked at this development and it is really impressive. Having the brand Rockwell makes it even more enticing. However, one of the factors that is holding me back is the view of the Pasig River. The water is either black or dark brown and am afraid that it might even have a foul smell during a few months of the year. Is this not an issue to those of you who bought into this development? At which floor will it be safe from the sight and smell of the Pasig River?

A:

I've been around the Pasig River plenty of times these last couple of weeks at different locations. But honestly I didn't notice much of a smell of the river - because the air quality in general is just way too bad on ground level and that is mostly from traffic. I noticed a lot of jeepneys passing by on the street in front of The Proscenium going to Makati or Guadalupe and I would worry more about that kind of pollution and noise.

 

> source

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Recent Tour

 

GoPRO Ayala Malls Circuit Lane Now Open Circuit Makati Walking Tour Overview by HourPhilippines.com

 

I was there last weekend, and it was busier than that.

It wasn;t easy to find a place to sit at Coffee Bean, for instance

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DEBATE on Circuit (from SSC): Is it "Transformational" development for the area, or not?

 

Vxhpybuh.jpg

 

1/ D.O:

"For the area its in its value engineered to ensure development costs are not out of line with the rents it can command..."

I get that (I think.)
But here's the thing. The Circuit project is meant to be transformation. The idea is to extend Makati's valuable CBD area all the way to the Pasig River.

The elements are creating a workable balance of: Commercial property (jobs), Retail (the magnet of shopping and attractive dining), and high-end residential.

This is not easy to do, but Ayala has pulled off transformations several times - recently in BGC. And so people believe they can do it again.

A critical missing piece is improved transportation. If those living and working in Circuit want to feel part of the Ayala Avenue, main Makati CBD, they will need to have something besides a traffic jam in their private car, or a crowded jeepney to connect them to Ayala Avenue.

Until Ayala can announce some sort of transportation breakthrough, the "jury remains out" on Circuit Makati.

Yet I believe Ayala will succeed in improving transport, but right now this is a leap of faith based on their (impressive) track record.

 

2/ O:

This area isn't an extension of the CBD its an isolated enclave because of the surrounding properties.

BGC is a self contained new CBD with close access to Forbes park an affluent area.

Rockwell and Century City Mall area are bordered by Bel Air.

It's not just the core Ayala Ave CBD that matter it's also the area adjacent and the development size which will dictate the rental rate and the yield will be determined by the cost of construction so value engineering it so they can get similar percentage returns as they can on all their investments means it's never going to be the same quality as core CBD projects.

This project will improve the area but it won't transform it as no other significant land plots are available near by to expand it or for a another developer to build a similar project near by so it changes the area. I suspect over time if it works out the open space such as the football pitch and concert area will be built on to increase the density.

 

3/ R:

how do u describe self contained? if bgc is self contained as u say then circuit makati is the same as well.

its concept is almost same as BGC except that circuit's focus is more on entertainment rather than being just the fringe of the PH's most important financial district given its location in close proximity to ayala cbd. Circuit's area is even bigger than rockwell or other smaller scale development and all have the same disadvantage of a not-so-nice environment on their outsides. Even bgc has those surrounding areas of rembos and cembos and other shanties u can see its just bigger in area. but 21 hec of circuit isnt bad size in fact its even larger than d existing ones we have. so value engineering or not, as this area progress overtime that will command a good rental rate returns in d future. for the most part ayala should build a better and improved way of easing up traffic connecting it from ayala ave

==

> SSC: http://www.skyscrapercity.com/showthread.php?t=1838492&page=3

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Circuit's area - and its transport challenge - take a Jeepney from Waltermart

 

@jpareyes
previous.gifThe commercial/retail and resto mix is not so good. People go to Circuit for exercise instead. I play at the blue pitch and notice people biking, running, kids using the parking spaces for their dance practice. Some skater kids congregating there too.

As of the moment, the place is hard to access pa if you do not have a vehicle. In fairness to ALI, however, the adjacent properties are being taken up by investors - true to the promise that this area will be gentrified with this huge real estate development.

Lots in the area are from approx 300-600sqm with old structures, selling for 40M-130M. There are investors building commercial offices adjacent or near Circuit Makati, and along JP Rizal.
==
Comment:
Actually, you can easily get a Jeepney at Waltermart, and take it along Chino Roces to PRC, and walk 5 minutes to Crcuit.
(I have done this many times, and find it convenient since I started living near WalterMart.)

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CALLISTO : New Tower being launched at Circuit in mid-2016

 

38 stories, next to Solstice
callisto.png?w=730

 

Expected price: P 140k per SM

 

> http://www.skyscrapercity.com/showthread.php?t=1939181

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Circuit Update
NJDdkbih.jpg

==
+ MT: Solstice tower 1 will be turned over in 2018. Do you think Circuit will be much more developed by then?
+ BaH-PH: (Jan. 2016)
Hi, before the turnover of Solstice T1 there will already by the 2 BPO buildings. Also the regional mall (bigger malls compared to lifestyle mall circuit lane) should be completed before turnover. Actually expect the price increases to happen at the same time as each milestone is completed. Getting a unit earlier is a must I brokered for my brother right before the first price increase last november 2015 when circuit lane was opened.
Right now looks like it will be at least a year before the next price increase unless units are selling out fast.
+ LK:
Circuit Makati has its own cement mixing plant at site so hopefully this will help it speeding up construction. Construction schedule is up to date. Will post pictures once I am allowed to do so of the latest construction updates. Hehe

 

cwsmx7u.jpg

+ Alveo: 10/13
Solstice: Structural, up 27th Fl., Percent: 39% completed
==
> SSC: http://www.skyscrapercity.com/showthread.php?t=1602029&page=7#

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StNeOvd.jpg

 

THE AREA AROUND Matters, according to this SSC poster:

 

Ob---- , Proud Citizen
This area isn't an extension of the CBD its an isolated enclave because of the surrounding properties.

BGC is a self contained new CBD with close access to Forbes park an affluent area.

Rockwell and Century City Mall area are bordered by Bel Air.


It's not just the core Ayala Ave CBD that matter it's also the area adjacent and the development size which will dictate the rental rate and the yield will be determined by the cost of construction so value engineering it so they can get similar percentage returns as they can on all their investments means it's never going to be the same quality as core CBD projects.

This project will improve the area but it won't transform it as no other significant land plots are available near by to expand it or for a another developer to build a similar project near by so it changes the area. I suspect over time if it works out the open space such as the football pitch and concert area will be built on to increase the density.
==

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(It is selling well - the price seems right for many buyers at : "P135k - 140k psm")

 

Demand high for Circuit Makati condos

=======

+ 90 percent of units sold in the first two towers (Solstice 1 and 2);
At end of Jan., 88% of 461 units T#1 sold (incl. all of studios), and 90% of 394 units, T#2
Completion due in two years (2019?)
+ Calisto-1 about 50% sold = 430 units, to be completed Q2-2022
+ Approx. selling prices are now: P135k - 140k psm
+ These are only 3 of 8 -10 residential projects planned for the area

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Real progress can be seen in getting the buildings at Circuit up

 

HlTULFBh.jpg

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Bus Transport: Point-2-Point

 

P2P will include Circuit Makati in their stops starting later this month.

SM North - Glorietta 5 - Circuit - Glorietta 5 - SM North
Trinoma - Glorietta 5 - Circuit - Glorietta 5 - Trinoma
Centris - Glorietta 5 - Circuit - Glorietta 5 - Centris

==

> SSC: http://www.skyscrapercity.com/showthread.php?t=1443736&page=47

 

Oct. 2016:

“The P2P buses offer a convenient transportation option and designed to encourage private car owners to try public transportation,” the DOTr said in a statement, as quoted by InterAksyon.

The single journey fare is P55 and a round trip ticket is P80. Passengers can also buy one month unlimited ride promo for P1, 300. Operator Froehlich Tours offers a 50 percent discount (P25) for an unlimited ride during weekend mall hop operations."

 

9159231_updated-premium-p2p-bus-routes-w

(an older announcement):

Updated Premium P2P Bus Routes: Will This Ease Metro Manila ...

www.wheninmanila.com/updated-premium-p2p-bus-routes-will-this-ease-metro-mani...

Apr 27, 2016 - Updated Premium P2P Bus Routes: Will This Ease Metro Manila Travel ...

Here are the P2P location in North EDSA, Ortigas, and Makati CBD: ...

global positioning system devices, on-board closed-circuit television cameras, and free wifi

... by the DOTC, which include the airport bus and the rapid bus transit, ...

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Circuit's Location : Overpass & Underpass coming - Dedicated bus lane possibly?

 

Located in A.P. Reyes Avenue and Hippodromo Street, Carmona Makati City, Solstice at Circuit Makati is a few minutes of travel from Ayala Avenue,

the centerpiece of the Philippine’s Makati Central Business District

 

e7m9JvQ.jpg

 

==

> https://circuitmakati.wordpress.com/location/

 

 

So Circuit Makati is 3.8km away from Makati CBD vs BGC is 2.9km(??) from Makati CBD

 

Residential Prices at Circuit (140k) vs Residential Prices on secondary market in Makati and BGC (150-200k) implies a 5-30% premium.

 

I would still rather pay a premium to be near the high paying jobs than to an area with 20 restaurants and not much else going on around it.

 

Furthermore, if a new train system is ever built to serve Makati and The Fort and possibly the airport, what are the chances of Circuit having a stop along that line?

 

The only project I would consider in Circuit is their Grade A commercial project (forgot the name, Stiles Enterprise ??) and if Prices are still at 140k for Grade A vs Makati (250k) and BGC (230k). Since the difference is 60-90%.

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