The proposed third tower-LILAC-is still under litigation. Many residents oppose the tower-it was never disclosed to the folks who thought they were buying into a two tower site. The population density will now be increased by nearly 100% and the amenities will be overloaded(swimming pool, gym). And of course the garden has gone already.
I think it is not a good idea to buy into the proposed tower-it may never be built, but if it is, the environment on that site will no longer be pleasant.
Federal Land is trying to force the tower through, but they have not operated with transparency-I hesitate to use stronger language but you will understand how the present owners feel about the "surprize" they got when it was belatedly revealed that the Lilac tower was to be built.
Beware of dealing with Federal Land. I believe residents at several other sites have also been "surprized" that what they had bought into turned out to be something quite different.

Its been common opinion that Federal land does not deliver on its projects and the quality of the finished product is substandard.

I certainly feel sorry for the investors and residents who thought of acquiring units in good faith, unbeknownst of Federal Land's shady practices.

please refer to http://hlurb.gov.ph/faqs/questions-concerning-subdivision-condominium-projects/ regarding lilac. hope this helps.

Can a chapel be constructed in open space reserved for parks and playgrounds?

No. Open space reserved for parks and playground is non-buildable and chapel as well as other subdivision’s facilities may only be constructed in open space not reserved for parks and playground.

Can a Developer sell the subdivision’s open space?

No because subdivision’s open space is beyond the commerce of man.

Guys, be wary of these people who created a thread and bash a certain developer. I confirmed with my cousin who bought a unit at Tower 1 of Oriental Gardens Makati. He knew that the developer would build 3 towers....so what is this that this forumer is claiming about?

If he has a complaint, then he/she should go to HLURB.

Its been common opinion that Federal land does not deliver on its projects and the quality of the finished product is substandard.

I certainly feel sorry for the investors and residents who thought of acquiring units in good faith, unbeknownst of Federal Land's shady practices.

Any basis? Have you tried living there? Do you own a unit?

Any basis? Have you tried living there? Do you own a unit?

My aunt does. Her family moved out of it a year after staying there because of the smell and a flood years ago. Needless to say she has a very poor opinion of Federal Land after that, and after listening to the stories I'm inclined to feel the same.

My aunt does. Her family moved out of it a year after staying there because of the smell and a flood years ago. Needless to say she has a very poor opinion of Federal Land after that, and after listening to the stories I'm inclined to feel the same.

Smell? I've seen the structure and for me, it is okay. The facilities are good, too.

Smell? I've seen the structure and for me, it is okay. The facilities are good, too.

I have never seen the interiors myself. All I have is second-hand information from someone who has lived there for a year. Specifically, my aunt.

I have never seen the interiors myself. All I have is second-hand information from someone who has lived there for a year. Specifically, my aunt.

I did....in fact, it is very easy to lease a unit now at Oriental Gardens...There are so many takers: reasons? location and facilities. Maintenance is quiet okay.

I did....in fact, it is very easy to lease a unit now at Oriental Gardens...There are so many takers: reasons? location and facilities. Maintenance is quiet okay.

Did they solve the flooding issue? That was my aunt's number one peeve.

Did they solve the flooding issue? That was my aunt's number one peeve.

The flooding happened along Pasong Tamo...so it is the responsibility of Makati City government. I know that this problem has been addressed by the city except during Ondoy for obvious reason.

The flooding issue that my aunt experienced wasn't during Ondoy. It was just a regular storm afaik.

The flooding issue that my aunt experienced wasn't during Ondoy. It was just a regular storm afaik.

Yes, even during ordinary storm, the flood is not that worse in the area compared to 2 to 3 years before. I am not a spokesman of Binay here! But you can check with the city government.

I voted for Bayani.

I own a unit here, sa Orchid Tower. Nasa America ako at pinapaupahan ko lang. Honestly, noong i offer yang project na yan, sabi 2 towers lang, Orchid at Lotus. Nalaman ko lang sa pamangkin ko diyan na planong patayuan yong corner part, na supposedly e garden yon nang another tower called lilac. Nag botohan daw ang mga residents, sabi marami raw against, I was surprised noong mabasa ko na i no o ffer na pre selling ang Lilac Tower. Ang unit ko is facing the garden itself, so pag natayo na ang building na to, ito na magiging view ko, another tower! I hope I can do something, kasi hindi naman ganoon ang pag kakaalam ko when I bought my unit then. Bakit bigla na lang may third building? As to admin, wala akong problema, they are always accommodating. Every request I made or questions I asked via e-mail, the next day may sagot na sila agad. They are very professional. About the finish of the unit itself, maganda naman siya. Wala akong reklamo, whatever was written kung anong materials, tiles, flooring, etc yon naman ang nakuha ko. Nasa unit owner na lang kung gusto niyang i update further. About the flood, wala akong comment, kasi wala naman nag inform sa akin na bumaha roon, specifically sa property itself. Kung sa kalsada, siguro, what else is new sa Phil, lagi namang may baha sa konting ulan, diba? Overall satisfied ako sa Federal. Professional sila ma ki deal sa akin, and all. Yon nga lang ano itong third tower? I was not aware of this. Sana naman mabasa nang taga Federal itong thread na to, bakit ganoon, hindi naman ninyo di nisclose ito sa amin na may third tower. Can I file a case? Hmm, may laban kaya ako?

Ronnie obviously works for federal land
I have live at oriental gardens and I can say that i will never again touch anything from this developer.....

What can you say about this newest development of Federalland?
The location is very nice.
Just right at the corner of Chino Roces Ave and one street away from Sen Gil Puyat Ave.
They said that the Lilac Tower will complete the triad of Lotus and Orchid Towers.
The said project will offer a mix of 1BR, 2BR and 3BR units.
And 1BR is just as low as 2.4M
This will be the best choice amongst Cityland, Fort Victoria, Belton, Avida and Linear in the vicinity.
The least flood prone as well.

TiPmd_M7CqQ

What can you say about this newest development of Federalland? Beware of this development. This project i believe is under litigation. avoid at all cost. Find better alternative.
The location is very nice. So-so. This area of makati is not that impressive.
Just right at the corner of Chino Roces Ave and one street away from Sen Gil Puyat Ave. Sobrang trapik sa intersection na to. even if hinde rush hour. bus stop at jeppney stop kasi itong area na yan.
They said that the Lilac Tower will complete the triad of Lotus and Orchid Towers. Geez, i never thought this was supposed to be a "triad". I sympathize with unit owners from the first two towers.
The said project will offer a mix of 1BR, 2BR and 3BR units.
And 1BR is just as low as 2.4M just about right. not really surprising
This will be the best choice amongst Cityland, Fort Victoria, Belton, Avida and Linear in the vicinity. with the hassle of litigation. id pick any of the choices above. except fort victoria. (if its a NSJB project)
The least flood prone as well. this area floods too. not as much as in the malugay area. but still floods.


see link regarding problems with this project.

http://www.youtube.com/watch?v=02eFG8k43X4

ssc172, are you a unit owner here? your responses are all negative.
I spoke to Federalland. They said there is not court case.

ssc172, are you a unit owner here? your responses are all negative.
I spoke to Federalland. They said there is not court case.

nope. Fortunately for me , i am not a unit owner. but i think its safe to say that the ones in the video are unit owners. otherwise they wont be doing that. all my comments are indeed negative. because there is absolutely nothing positive to say about this project. if there is indeed no court case (yet) then kudos to federallandf for dogging this bullet. but if its already this controversial this early on, then its best to avoid this development. the lack of a court case doesnt make federalland the good guys. upon reading the links below, i feel that federalland have maligned the unit owners of the first two towers.

are you an agent from federalland? or are you considering to invest in this project? if you are an investor, then consider yourself warned.

edit:

i first learned about this issue from this thread. please see for everyones reference.

http://www.skyscrapercity.com/showpost.php?p=58227287&postcount=946

http://www.skyscrapercity.com/showpost.php?p=59063233&postcount=950

oh na merge na pala to with previous discussions. good. @redchip: please read on sa taas. apparently there's a staunch supporter of federaland. Maybe you can get something positive from him :P

well, we own a unit from federalland but not in oriental garden. we even refer friends to them. but i think this particular project has a special concern.

TiPmd_M7CqQ

Exterior is ehhh ....

But the interior is really nicely designed ! :okay:

The Housing and Land Use Regulatory Board (HLURB) recently rendered a decision on this complaint against Oriental Garden Makati under HLURB case no. REM-022210-14229. Below are the issues and resolutions (summarized since the decision is lengthy):

1. Whether or not Federal Land violated Sec 19 of PD 957 through various advertisement it circulate. Complainant claimed that project was offered for sale to prospective buyers with Federal Land and its agent representing that the project would consist only of two towers. HLRUB finds that complainant allegations are unsupported by any evidence, in fact the complainants' very own evidence shows the possible third tower. HLRUB decided in favor of Federal Land in this issue.

2. Whether or not construction of the third tower constitutes as alteration of the condominium plan, which requires the conformity of the duly organized homeowners association. HLURB have found the master deed and declaration of restrictions, which allow the construction of third tower, are binding upon all homeowners and that homeowners were well aware of these restrictions as these were duly annotated at their respective cert of sale and condo cert of title. HLURB found that the third tower does not constitute an alteration of condo plan that requires homeowners asso written conformity.

3. Whether or not complainants are entitled to the damages prayed for or in the alternative whether or not FLI's compulsory counterclaims are meritorious. Complainants claimed they are entitled to moral damages bec the construction of the third tower has cause them mental anguish, fright, serious anxiety, wounded feelings, moral shock and similar injury. HLRUB denied the complainants' moral damages and attorney's fees for lack of factual and legal basis. Also claim of complainants' exemplary damages were denied.

At the end of the day, the HLURB dismissed the complaint for lack of merit and all other claims and counterclaims are likewise dismissed for lack of basis.

So hopefully the above summary will provide a background and understanding of the complaint and how it was resolved.

May mga appeals ba sa mga ganitong decisions?

Personally, I prefer Oriental Gardens to be what it is now - with 2 towers.

If I was buyer on any unit of the original two towers, I'd be furious if I was promised a view of Makati skyline and turns out to only last for several years. I doubt if FLI had been very transparent about the possibility of a third tower from the very beginning. Well if it was, then the court's decision is a well-rendered one.

The marketing strategies used were misleading and deceptive. This was always being marketed as a 2- tower development. IMO, existing owners should band together and fight for their case so that justice could be served, provided that the judicial system is fair, transparent and clean.

The marketing strategies used were misleading and deceptive. This was always being marketed as a 2- tower development. IMO, existing owners should band together and fight for their case so that justice could be served, provided that the judicial system is fair, transparent and clean.

Im sure HLRUB made their decision after hearing both sides, Federal and complainants. Lets not get ahead of our self and conclude without even knowing the facts. The most important thing is that the conflict was resolved, so all parties can move on.

i have a unit here and it so sad to have read this thread...
i feel sorry for those owners whose view will be blocked by the third tower

Im sure HLRUB made their decision after hearing both sides, Federal and complainants. Lets not get ahead of our self and conclude without even knowing the facts. The most important thing is that the conflict was resolved, so all parties can move on.

hlrub has ruled in favor of the developer in a number of cases only to be reversed on appeal. can't you file an injunction? illegal settlers do it all the time.

It was "resolved" at the expense of existing homeowners' interest. The development of tower 3 implies a dilution of shares of existing owners in the condo corp. Besides, further price appreciation of their property would be impeded and rental rate weakened due to increased supply, more congestion and less favourable view. Amenities will be shared among more residents causing a downgrade of the status of the project with greater density, more pollution and less open space. Of course, needless to say, Federal will be laughing its way to the bank. It's downright unethical. :ohno:

The decision can be appealed to the Office of the President (then to the CA), or raised immediately by certiorari to the CA.

There are tons of cases where the OP or CA has reversed the decisions of the HLURB, so there's still hope. If you guys think it's worth the time and effort to push this through, then go for it ASAP. The appeal to the OP should have been filed within 15 days from the receipt of the decision. (15 days yata... hehehe) :)

Or if you decide na certiorari with the CA, samahan nyo na ng injunctive relief para stop ang construction and selling muna. subukan nyo rin kung pede to sa OP, hindi ako sure eh.

kung lagpas na kayo sa appeal period, then pasensyahan nalang. :)

Richard, does the judge disclose these provisions (appeal stuff) during hearing? If yes, then the homeowners should take their chances.

HLURB hearings are administrative in nature, in the agency's quasi-judicial power. Their proceedings are not bound by formal rules kaya minsan bara-bara lang yan. Not sure though if the agency discloses these options, pero regardless, kailangan talaga from Day 1 alam na ng mga abogado ng homeowner's yang options nila, kasi kung hindi, sila ang kawawa.

Ang pinaka kawawa sa sitwasyong ito ay ung mga units na matatakpan (kung meron man).

HLURB hearings are administrative in nature, in the agency's quasi-judicial power. Their proceedings are not bound by formal rules kaya minsan bara-bara lang yan. Not sure though if the agency discloses these options, pero regardless, kailangan talaga from Day 1 alam na ng mga abogado ng homeowner's yang options nila, kasi kung hindi, sila ang kawawa.

Ang pinaka kawawa sa sitwasyong ito ay ung mga units na matatakpan (kung meron man).

:ohno::ohno:

as a unit owner sa Orchid Tower na matatakpan nitong 3rd building, may magagawa ba ako? nasa US ako, ano ang puwede kong gawin? Salamat

Construction has officially commenced for the third tower. I think there will be enough space between three towers. But still this will make the whole place dense.

Meantime, Federal Land launched a new project. It's called Paseo de Roces. It's at the other side of Chino Roces...within that huge vacant space near King's Court. It's similar to Midori in design. Over 30 storeys based on renders.

Somebody already created a thread for that, however, it must have been under control by mods. Mods, this project is already official. You can have it released. :)

Construction has officially commenced for the third tower. I think there will be enough space between three towers. But still this will make the whole place dense.

Meantime, Federal Land launched a new project. It's called Paseo de Roces. It's at the other side of Chino Roces...within that huge vacant space near King's Court. It's similar to Midori in design. Over 30 storeys based on renders.

Somebody already created a thread for that, however, it must have been under control by mods. Mods, this project is already official. You can have it released. :)

That's is right, Federal Land also will develop another community in along Don Chino Avenue called "Paseo de Roces". The concept is different from Oriental Garden; Paseo offers office and small business spaces in certain floors. Currently it is offering its first tower, Legaspi Tower, for sale.

Construction of the One Lilac Place will officially start today with concrete pouring ceremony.

http://orientalgardenmakati.files.wordpress.com/2011/01/june-2011-lilac-cons-update1.jpg?w=232&h=174

updates??

updates??

Construction is now on the parking level. See the photo below:

http://orientalgardenmakati.files.wordpress.com/2011/06/feb-2012.jpg

Below is the link to the audio-visual presentation for more information about this project. Enjoy.

http://orientalgardenmakati.com/video/

nice

nice

Nice, nawala 'yong garden. :ohno:Hope they would not do this at Valencia Hills.

may pending pa ba na kaso sa higher courts?

saan ang showroom netong lilac? may available units pa ba?

Hi san show room ?
Tuloy ba proj?

Yes. No reason para di matuloy. Showroom is at the site. Pasong tamo near buendia beside Export Bank Plaza Bldg. Units are still available.

http://sphotos-g.ak.fbcdn.net/hphotos-ak-snc6/264233_465160596861408_450937302_n.jpg (http://sphotos-g.ak.fbcdn.net/hphotos-ak-snc6/264233_465160596861408_450937302_n.jpg)

One Lilac Place

http://i1236.photobucket.com/albums/ff450/anzenrealty/Various%20projects/Federal%20Land/lilac.jpg

Dikit dikit parang cityland makati executive towers..

natuloy pala to, akala ko may nag demanda

This project from Federal Land is a case similar to what Century Properties does which is bait-and-switch... Needless to say, we cannot generalize on all projects of the developer as a whole.. Some projects maybe bad and some maybe good.. Of course, as long as somebody will patronize and buy the project, there's nothing the victimized investors can do about it.. But then, I feel sorry for the victims of such projects... :ohno:

:)

Just PM me guys if you want to inquire about the Lilac Tower of Oriental Garden Makati. :)

Hi! Good day to everyone!

Oriental Garden Makati's final piece, One Lilac Place, is offering no downpayment at 7,700 per month for a 1 bedroom unit, fully-furnished.

Reservation starts at 25,000.

Just PM me for inquiries and details regarding prices, sample computations, unit types, unit area, payment terms, etc. :)

may pending pa ba na kaso sa higher courts?

saan ang showroom netong lilac? may available units pa ba?

The showroom is located at the Orchid Tower, Oriental Garden Makati, Pasong Tamo (formerly Chino Roces), Makati City. (beside Ystilo Salon and near Metrobank)

Yup. May available units pa sa Lilac. Mayroon pa tayong 1 bedroom and 2 bedroom units. Just PM me for inquiries. Thanks.:)

hi po,

which is better? tivoli garden or oriental place? i don't have car so either way, mgtataxi or public transpo ako. i need to get a unit by March and I haven't decided on either one.

please help. thanks!

The final piece of Oriental Garden Makati, One Lilac Place, is located along the bustling Don Chino Roces Avenue, Makati City.

http://img651.imageshack.us/img651/5720/locationmapp.jpg
Location Map

A landmark in the Makati cityscape, Oriental Garden Makati is a master-planned residential condominium development with first-class amenities and a ground-level commercial arcade.

http://img255.imageshack.us/img255/3732/modelunit2.jpg
Living Room

Oriental Garden Makati is easily accesible at all times to public transportation and is only minutes away from commercial centers, educational institutions, and medical facilities.

http://img16.imageshack.us/img16/3125/modelunit3.jpg
Bedroom

The One Lilac Place offers you unit layouts that suit your lifestyle needs. If you are a young urban professional working in Makati or a start-up couple, a one bedroom unit will definitely suit to you. If you have a family with growing kids, a two bedroom unit is all that you need. Meanwhile, if you have an extended family, a three bedroom unit is available.

http://img217.imageshack.us/img217/526/unitlayouts.jpg

Apart from having an accessible location, Oriental Garden Makati has first-class amenities that let you live life to the fullest.

http://img255.imageshack.us/img255/7324/swimmingpool.jpg
Swimming Pool

http://img560.imageshack.us/img560/2035/functionroom.jpg
Function Room

http://img33.imageshack.us/img33/299/fitnesscenter.jpg
Fitness Center

Good day folks!:)

The Oriental Place, located at Don Chino Roces Avenue Corner Javier Street, Makati City is now offering lease to own for ready for occupancy 1 bedroom and 2 bedroom units starting for as low as 20,000 plus per month for a 1 bedroom unit and 41,000 plus per month for a 2 bedroom unit.

Our 1 bedroom units have an area range of 24 and 27 sqm. while our 2 bedroom units have an area range of 52 and 58 sqm.

24 months lease contract.

2 months deposit, 1 month advance to MOVE-IN.:banana:

Hurry! Few units left!:banana:

For more inquiries, pm me here at skyscrapercity.

Good day folks!:)

Good news from Federal Land, Inc, a subsidiary of the Metrobank group.

One Lilac Place, the third and final tower of the Oriental Garden Makati, is now offering 1 bedroom units with an area range from 26 to 31 sqm. with a price range from 2.6 M to 2.9 M.

Avail of a 1 bedroom unit for as low as 7,700 per month. No down payment required and on top of that, the unit is fully-furnished with appliances and fixtures such as LCD T.V., refrigerator, sofa, sofa bed, cooktop, window-type aircon, modular bedroom closet, base kitchen cabinet with granite counter-top, and shower fixtures.

For more inquiries, just P.M. me here at skyscrapercity or contact me at my mobile number at 0926-7282589.

Thank you and have a good day!:cheers:

http://i46.tinypic.com/zsmqkx.png