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Kroma has 23 units ( maximum ) per floor :-)


True. And the lower density means less potential problems with elevators at Kroma.

And the Rise is less dense than Air Residences.

I have seen people queueing up at a CityLand building at busy times waiting a long time for elevators.

This rarely happens next door at an Avida Building.

The ironically thing is that people may move to a Cityland or SMDC building in Makati so they can get to work ontime,

and get more sleep in the morning, but then they lose 15-20 minutes (or longer!) waiting for elevators.


THE POINT to keep in mind when choosing a place is...

You need to look at more than advertising, amenities, and possible views when choosing a place to live.


(Here's an Excerpt from an SSC posting):


"BTW is there an architect or an engineer here who would have an idea on what is the most efficient ratio of the number of elevator to the number of units and floors?

75 units per floor pero 12 elevators naman. Then i realized this is a 59 storey building.

Sa The Rise naman yata, 55 units per floor pero 18 ang elevators nila. Almost same number of floors.

Elevator traffic is one of the first things that prospective tenants consider...."


> SSC: http://www.skyscrapercity.com/showthread.php?t=1456032&page=20


> More TIPS: http://www.greenenergyinvestors.com/index.php?showtopic=20614

> More on Kroma, Rise, Air, Citygate: http://www.greenenergyinvestors.com/index.php?showtopic=21029

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A good First Buy for Foreign Buyers? (such as from HK, SG, TW, JP)

> New "marketplace" thread for Buyers & Sellers at The Rise: http://www.greenenergyinvestors.com/index.php?showtopic=21503

P 4-4.5 Million Price Window a "sweet spot?" : Broker seeking transactions

I am in Hong Kong as I write this, and I had a meeting today with a broker friend who is visiting from PH. We also met with a couple here who have bought some properties in Makati. After the couple left, we had a chance to discuss the type of business the broker was looking to develop; and what in particular might suit new buyers (from HK and China) who may be purchasing their first property in the Philippines. We agreed to call a particular price-oriented marketing strategy the "P4 to 4.5 Million Window strategy" since that is the price level which may suit both buyers and sellers in the Makati area, but at The Rise and Air Residences in particular.


P 4-4.5 million /6.30 = HKD 635,000 - 714,000, about $2,200 - $2,500 per sf

Here's an example, using The Rise; where for 1BR flats are about 27 sqm meters:
+ There are Buyers "stacked up" at various price levels below P 4 million (/27 = k148k psm), and
+ There are Sellers "stacked up" above, seeking P 4.5 million (/27 = P167k psm) or more

+ Buyers and Selllers willing to entertain transactions at price levels between P 4-4.5 Million, have a very decent chance of getting a transactions done. Outside that range will be more challenging (in the secondary market.). Having said that, I have been told that new property transactions at the Rise are getting done at P 5.0 million (/27 = P 185k psm) and up through the developer, Shang Properties. But those higher-priced transactions may include some financing by Shang. And some buyers prefer to deal directly with the developer, because they will have a chance to visit the showroom. and consult with the developer's agents, who may be able to answer a large range of questions. For some buyers, this direct contact, may justify a higher price. But not all buyers will feel that way.


The Rise is an attractive project, in a good location. I reckon it will be a popular place to rent and to own. The excellent amenities (designed by a top hotel operator) are a major attraction. Buyers in Hong Kong will be familiar with the parent company, Kuok Group from Singapore, which has several top-grade hotels around Asia. All potential buyers should be familiar with Shangrila Hotels.

I suggested to my agent friend that he/she keep a record of Buyers and Seller near that price level, and let me know if there are parties willing to transaction inside the Targeted price range.

If you join the site (here's how - see post #3), and send me a PM, I will put you in touch with the Agent.
Alternatively, if you want your interest more widely seen, I am happy to allow people post here some details of transactions they want to do, with a special preference here for the P 4 - 4.5 million transaction window.
This is especially true for transaction interest at The Rise, and neighboring buildings in the Citygate area.

- Dr Bubb

Where is CG ?



> see also Citygate area thread: http://www.greenenergyinvestors.com/index.php?showtopic=21029

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POSITIVE ECONOMIC News - all seems rosy (for now)

+ Dept. Of Finance (DOF) hopeful on new Credit upgrade for PH

The Duterte Administration's TRAIN Tax reforms may permit a credit rating upgrade
Moody's has noted that the measures are positive, since they "will address the government's weak revenue generation"

+ The World Bank maintains PH GDP Growth forecasts for three years - PH faster than China

Just under 7% in 2017-19; Pegged at 6.9 percent for 2017, and 6.8 percent for 2018 - significantly above the long-term average of 4.3%, sai the WB report.

+ PH Stock index closed above 8,000-mark for the first time this year.

Closed at 8,001.38 up 93.72, or 1.19% higher, with robust trading volume of 1.09 billion shares. The Property sub-index was up 0.92 percent to 3,740.42

+ SM Prime is first PH listed firm to reach P 1-trillion Market Cap

SM Prime's finance chief, John Ong, added the success of hitting this valuation mark was due the integration, of all of its business units within SMPH, "increasing efficiencies in operation" and higher group revenues. Overall operating income increased in 2016 by 14 percent to P 9.6 billion from P 8.4 billion... "due to rental revenues from mall expansions in the least two years as well as higher real estate sales"

ph:SMPH / SM Prime ... all-data : 5-yrs : Last P 34.60 -- P/E Ratio: 40.25 / Yield: 0.76%


+ Good news on Rents! - at least at some locations with cheaper rents on the walkable fringe of Makati's CBD

As I have reported on the RENT thread, in post#29:
Despite the big increase in Supply happening this year in Makati - Colliers projects a 16% vacancy rate by year end -
One leasing manager reports zero vacancies on his 70-or-so units at Trevi, and Avida's Leasing Manager at Avida San Lorenzo has reported less than 4% vacancies on the 260 units her company manages

> http://www.greenenergyinvestors.com/index.php?showtopic=20162&page=2

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My internet Disaster. I'm Dealing with the unexpected....

I LOST, at least temporarily, many hundreds of hours of my image-work - a disaster that will take much of my time & energy to recover from.




SADLY, my image hosting service has changed its terms of service - I am investigating alternatives,

while I work to restore images. Please be patient


(EXCERPT from a private message):



. . .

Unfortunately, I lost many of the images here, and it may be several days before I start recovering them.

. . .

I may not become a paying member on Photobucket, because the very sudden way they changed their Terms of service,

and effectively blackmailed people to pay them, destroys my trust in them. Also. I always found the PB site clunky to use.

Perhaps I will join for one month, to get as many images as possible, and them leave for good. Meantime, I am seeking

a better alternative. (see: IMAGE Thread )

. . .

Best Regards,



In edit : the CityGate, Kroma... thread is nearly fully restored now - it took several hours.

> : cGate :


Have a look, I added some new captions and descriptions, and edited 2-3 images

Next to restore?

The Rise thread, or maybe this one


The Photobucket image links that are still there can be viewed, but it takes many clicks to see them:


TO GET at actual Images:

1.............. : 2......................... : 3....................................................... : 4.........................

Right click > click View image > (framed), then right click View image > wait, then refresh

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PH Peso is weak - Why?


Phil. Peso ... usPHP ... All Data : 2-years : 6-mos : 10-days / DXY : CNY vsPHP : MYRvsPHP : updated to 10/20/17: USD= P51.50




An article in Today's Philippines Star (pg B5) gives some good reasons


Peso Weakness - Good or Bad? - by Wilson Sy


He gives Six reasons why the PHP is weakening against an already-weak USD


+ Current account deficit, Weaker trade gap, slower than expected growth in OFW remittances,

+ War in Marawi, charts - the break of PHP 50 barrier, Narrowing yield differential, as US rates rise


Looking closer at the numbers, he observes:

+ Oil prices have stopped falling, and oil imports have a big impact of PH's trade balance

+ Auto purchases were front-ende to beat an excise price increase, and capital goods imports rose

+ Some investors shifted out of PH fixed income holdings


Peso weakness has a positive side:

+ Higher spending power for OFW's, and more competitive BPOs

+ Exports boosted, along with local manufacturing (enjoy pricing advantage relative imports)

+ Agriculture and tourism boosted; more jobs, and advantages for PH countryside


PSE-Index. / PH:PSEI ... All-data : 5-yr : 2-yr : 6-mo // All-Data-vs-PSE : Last: 10/20/17: 8,420.95: arrow_dn_sm.gif -66.42



Philippines Stock Exch. / PH:PSE ... All-data : 5-yr : 2-yr : 6-mo :



*(in edit: 7/21/17):

PSE to raise more equity - & merge with PDS Group, a fixed income trading platform


The weak peso has not hurt stocks - the index has remained stable.

In other countries, such as Japan, the weak yen helped their stock index


Since economic growth is the long term goal, short term weakness in the PHP may not be a bad thing,

so long as Du30's policies are helping the country's long term growth, They should do so.

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MAKATI from the Sky


Makati ariel view

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COMING SUPPLY - Will Push up Vacancies... reducing Rents in some areas


Colliers - at Q2-2017: shows "worst" effected by NEW SUPPLY to be Manila Bay, BGC


Area----- : End 2016 : Cal'17 : + Pct : Cal'18 : Cal'19 : Cal'20 : '18-20 : +Pct / End2020
BGC / Fort : 24,200 : 4,100 : +16.9% / 8,200 : 3,000 : 0,000 : 11,200 : +46.3% / 39,500 +63.2%
Makati CBD : 22,000 : 3,500 : +15.9% / 1,800 : 0,500 : 0,300 : 02,600 : +11.8% / 28,100 +27.7%
Ortigas------ : 16,200 : 1,400 : +08.6% / 0,700 : 0,500 : 0,600 : 01,800 : +11.1% / 19,400 +19.8%
Manila Bay : 08,800 : 5,500 : +62.5% / 8,500 : 2,600 : 2,100 : 13,200 : +150.% / 27,500 +213.%
OtherAreas :
------> Total : 91.100: 16.1 K : +17.7%/ 21.3 K : 8,100 : 3,100 : 32.5 K : +35.7% / 139.7 K +53.3%

> http://www.colliers.com/-/media/files/marketing%20reports/2q2017_colliers_quarterly_residential.pdf


Fortunately for BGC & Manila Bay landlords, the number of offices in those areas are rising fast too



Manila Bay developments are on landfill




MBay > BGC in just 35 minutes?

How?? It can take 1 to 1.5 hours from Makati > BGC during rush hour

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BMI sees property market growing 9.8% into 2026


The Philippine property market is forecast to grow at an annual average of 9.8 percent by 2026, among the fastest in Southeast Asia... thanks to strong market fundamentals, and a persistent housing shortage


+ Robust growth supported by private and public investment in real estate, commercial & industrial developments

+ The government intends to construct affordable housing to bridge a 5.7 million unit backlog

+ 30,000 residential housing permits were issues in Q2, a 24% increase over the prior year

+ Metro Manila/ National Capital Region, is expected to show stronger growth, at 10.3% pa, over 2018 to 2026

+ Growth may be tempered somewhat by an expected 50 basis points rise in rates by the end of 2018

+ For Office / non-residential, BMI expects 8.4 percent average growth for the same period

+ Manila's office vacancy rate of 2.4 percent is the lowest among major cities in Asia;

Colliers expects office demand to grow by 8 percent over the next year


(Summarizes article in today's Manila Times, pg. C2)


Experience has taught me that we sometimes need to take such optimistic forecasts with some caution,

but there is no doubt that the Demographics in the PH, are supportive of strong growth over the next decade.

10% pa would be one of the strongest growth rates in the world, nearly matching PH's unparallelled demographics

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VIDEO BLASTS from the Past


Historical Videos on Alveo Projects in the Makati Area


A 2010 Drive down Ayala Avenue - the drive stops near Jaka Tower

[HD] Makati Street Scenes (1) - Ayala Avenue


Year : Month :#views: Project------------- : Title--------------

2008 : Jan---- : 01,033 : Columns Ayala----- :

2008 : July---- : 01,490 : Senta Legazpi----- :

2009 : May--- : 00,900 : Columns Legaspi-- :

2012 : Feb--- : 01,166 : Kroma Tower------ :

2013 : July--- : 03,957 : Lerato Towers------ :

2013 : July--- : 02,436 : Lerato Towers------ : The Lerato Launch AVP by Alveo | Philippine Real Estate

2013 : Oct---- : 00,927 : Kroma Tower------ :

2015 : Jun --- : 01,242 : Kroma, 1 BR ------ :

2016 : Mar--- : 00,983 : Park Triangle Tower:

2016 : Aug--- : 00,881 : Gentry Residences :


I am surprise to see how Low the number of views are for these videos




ROOFTOPS of Makati - Josh Shaw ( May 2016 ) : 14,038 views ... above-wo-labels


On the Walkway to Greenbelt (Dec.2016) : 4,111 views

Greenbelt - Ayala Center & Legaspi Village, Makati City (Philippines)

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PROPERTY DEVELOPERS with a Chinatown-Manila connection: ("the oldest Chinatown in S.E. Asia")


POPI / Prime Orion Phil. Inc ... All : 5-yr: 2-yr: 12-mo: 10-d : 3/24/16: P1.98 / 12/4/17: P2.05 + 3.53%



ALI / Ayalaland ... All : 5-yr: 2-yr: 12-mo: 10-d : 3/24/16: P35.85 : 12/4/17: P41.75 +16.5% / ALIvsPOPI : All : >'07



MEG / Megaworld ... All : 5-yr: 2-yr : 12-mo : 10-d : 3/29/16: P4.15 / 12/4/17: P5.15 +24.1% / AGI : All



FLI / Filinvest Land ... All : 5-yr: 2-yr: 12-mo: 10-d : 3/29/16: P1.78 : 12/4/17: P1.80 +1.12% / FDC : All



ALHI / Anchor Land ... All-Data : 5-yr: 2-yr: 12-mo: 10-d : 3/29/16: P7.77 : 12/4/17: P10.98 + 41.3%



Chinatown / Divisoria is a part of the thread too:


That is Noble Place in the background, a building by Megaworld which completes in March 2017,


> MORE on Chinatown/Binondo thread: http://www.greenenergyinvestors.com/index.php?showtopic=20725

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