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CITY GATE, KROMA Tower, & AFT (photos)

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(N., see my private message to you. re: petition / private KTO thread)

Kroma Rents & Prices. 1BR: 450 units + studios, 2BR= 820+ units in total - CGK7


*NEW* High Floor 1BR UNIT at Kroma Tower - Available Soon For Lease

Floor plan for upper floors.

This 59sqm - 1 Bedroom unit faces Dela Rosa, Legazpi Leisure Park & Manila Bay


1BR "Unfurnished" w/ balcony: Should be good for tenant seeking long term lease arrangement,

And wants to choose own furniture, & stay for at least two years : 2-3 year term available, at fixed price.
Bare unit of 59sqm = 55sqm inside + 4sqm balcony

High floor, sensational view towards Manila Bay.

P 58,000 per Month
Available from Feb. 2019 (provisionally, depending on turnover date)

Text message / Or questions to: "HiFloor Kroma" @ +63 995 298 5718


Note: Rents on lower floors average P1,100 psm, Fully Furnished


Kroma is one of ONLY TWO CONDOS on the walkway - the other is Eton Tower

Stay "high & dry" in comfort in Kroma Tower, on the beautifying "Artsy-end" of Ayala Avenue

> LINK to here: https://tinyurl.com/kroma-ckg7

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KROMA TOWER, Listed for Sale, 1BR's 11 units (Dec. 2018)
2BR x4: 20,000K / 98.0 = 204.1k psm : 2BR, 2ba
Stu.-x2: P5,650K / 28.0 = 210.8k psm :
1BR --  : 15,805K / 58.0 = 272.5k psm : 1BR, 1ba
1BR --  : 14,500K / 56.0 = 258.9k psm : 1BR, 1ba
1BR --  : 13,000K / 59.0 = 220.3k psm : 1BR, 1ba
1BR-x4: 12,000K / 56.0 = 214.3k psm : 1BR, 1ba,
1BR --  : 11,600K / 56.0 = 207.1k psm : 1BR, 1ba, ??
1BR --  : 11,000K / 54.0 = 203.7k psm : 1BR, 1ba, 46fl
1BR --  : 10,900K / 56.0 = 194.6k psm : 1BR, 1ba, 46fl
1BR --  : 10,200K / 56.0 = 182.1k psm : 1BR, 1ba, 25Fl
===== : 
10 units 119.2 k / 56.E= 212.9k psm (threw out High)
Parking: P 760k / 12.5 = P60.8k psm : podium parking
Median: 11,920k / ave.= 212.9k psm : Dec. 2018 / 10x 1 BR's
Prior --  : 10,375k / ave.= 185.3k psm : July 2018
RENTS : 1BR : P65,000 /56sqm = P1160 psm, aver.9 units
(source: DotProperty - early Dec. 2018) +14.9% since July

We have a seller on this website, go the prior page: CKG7

1BR, hi fl. corner: P208K psm x 56sqm = P11,650k

compare: when I update to Q3.2018, it will likely be over P200K psm


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"Stay High & Dry at Kroma Tower"

Kroma is one of only two condos on the Dela Rosa walkway, connecting to Greenbelt and giving easy access the high-paying jobs along Ayala Avenue. The other walkway access Condo is Eton Tower with mostly tiny units.  Measured space inside studios there is only 19sqm, tho' Eton (falsely) reports them as 22sqm

Possible Rent Squeeze is dead ahead at Kroma & Makati North.  Why?


Basically: three new office buildings have completed within 1-2 minutes walk of Kroma, and tenants have started to move in.  I estimate perhaps 20-25,000 employees will be working in those three, and some of the employees will want to live very near their offices.  The Rise & Air Residences were partly timed to cater to these workers (and their bosses), but these buildings are not completed yet, and are unlikely to be allowing their first turnovers until mid-2019, at the earliest. 

The last possible Rent squeeze I spotted was near Techzone on Yakal st.  Rents nearby rose by perhaps 20-30%.  I am not expecting that much at Kroma, but it could push rents up by maybe 10-20% over the next 6-12 months. Let's see what happens

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Possible Budget for furnishing a 1BR flat - An illustration

P500k Budget "sounds about right"
Major items, & categories below... shift to tastes/ requirements
+ 100K : Air Conditioning. 2 units, costing total P100k
+ P50K : Condensing washer/drier, around P45-50K
+ P25K : Refrigerator
+ P32K : Range, hood & strong fan (7k)
+ P10K : Tiles & Tiling work
+ P40K : Sofa, or Sofa Bed
+ P40K : Bed & mattress
+ P30K : Wardrobe?
+ P40K : Dining table and chair
+ P25K : Desk and chair
+ P20K : TV
+ P10K : Water heater, mirrored cabinet
+ P 6K : Microwave (4k) & Rice cooker
+ P 4K : Kitchen accessories
+ P20K : Lighting, curtains
+ P20K : Paintings or other artwork
+ P28K : Labor, installation, delivery

> 500K - Sub-Total
+ Other: Coffee table, end tables, shower enclosure etc./ missing?

> Some photos, etc: (members only):

Kroma Private Discussion - for KTO Group

MEET-UP : Sat. Mornings (10am normally, this week @ 9am: SBC, DelaRosa)

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A's One Bedroom Unit - rented in Dec. at P65,000 a month - that's about 1,100 psm


More Photos : #2 : #3 : #4 : On the Private KTO thread

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SEDA MAKATI at City Gate is opening soon

Pay P,6,000+ a day at Seda... Or pay much less at Kroma Tower, almost next door


(old photo) SEDA is on the top floors of City Gate, Tower 1


SEDA is on the top floors of City Gate, Tower 1

Ayala Land (ALI) will be spending P8-10 billion on its Seda Hotels until 2020,
exoanding the brand.  In 2019, three new units are coming
+ 342 additional rooms in a second tower at Seda-BGC
+ 214 rooms at Seda Cebu
+ 293 rooms for Seda Residences in Makati
These are the first hotels to feature residences, and Ayala is aiming for guests
who stay longer than 2-3 days, and want larger than standard rooms

Overall, SEDA's hotels are experiencing 80% occupancy.
In BGC room rates are P6,000 to 8,000 per day
By 2020, SEDA expects to open two more hotels and have over 3,268 rooms across
eleven locations.

> https://business.inquirer.net/262365/ali-unveils-p10-b-seda-expansion-plan


Seda Ayala North Exchange, Makati
Ayala Avenue cor. Salcedo Street
Legaspi Village, Makati
Reach new heights at our first property in northern Ayala Avenue with 312 serviced residences from studio to 3-bedroom apartments. See the city from a fresh perspective as our express elevators take you up to our sky lobby on the 19th floor.

SEDA Hotels : https://www.sedahotels.com/


Hospitality News : https://hospitalitynews.ph/3108/our-cover-seda-hotels-rising/

MORE : Seda Hotel photos : architect photos :


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MOBILE CHATS : WhatsAp & Viber

For my "future neighbors" in Kroma (whom I met, or might meet):
If you have not yet joined the Kroma Tower Owners chat on WhatsAp,
and you are using whatsap, send me an SMS message at: +63 995 298 5718
And I will gladly pass your name onto the Founder of the WhatsAp Group.
(Or join this GEI forum, using the p@ss code: Admiral Byrd : Join here, post#2 )

This could be very useful for those whose Top Floor flats have not yet been turned  over

"StrayCats" chat on Viber:
Also, if you want to join a more general chat on Viber about property investing for experienced
investors, let me know your Viber number through one of the above contact channels.

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