THE FINAL TOWER!!!!!!

http://img.photobucket.com/albums/v678/greendiesel/SEQUOIALOGO.jpg
http://img.photobucket.com/albums/v678/greendiesel/SEQUOIA2.jpg
http://img.photobucket.com/albums/v678/greendiesel/SEQUOIA3.jpg
http://img.photobucket.com/albums/v678/greendiesel/SEQUOIA4.jpg

UNIT FEATURES
Fire Detection and Alarm System
Fire Sprinkler
Audio Guest Annunciator
Telephone Lines
CATV Outlet
Multi-point Water Heater
Provision for A/C
Provision for Washer/Dryer
Back-up Power
4 basement parking(385 slots)
4 passenger elevators and 1 service elevator
automatic-stand-by generator system


AMENITIES
Main Lobby 80sq.m
Function Room 150sq.m
Fitness hub with gym dance studios and boxing ring 300sq.m
Board Room 70sq.m
The Tavern 150sq.m
Basketball Court with lockers and shower room
Game Areas
50-meter Competition Pool
Landscaped courtyard and view deck 500sq.m

ilang floors po ba ung sequoia tower???

Nice. I think its 54 floors .

ilang floors po ba ung sequoia tower???

53 physical floors =D

oo 2015 basa ko sa dyaryo :) :) ^^


yes 2015 4 units 5 units na lang nandito!!! ALMOST SOLD OUT na THE MERANTI

when you say... "provision for aircon units with build-in refrigerant pipes"... does it means it comes with aircon units or just a ready-to-receive aircon provisions?

when you say... "provision for aircon units with build-in refrigerant pipes"... does it means it comes with aircon units or just a ready-to-receive aircon provisions?


just ready to receive aircon units Sir.. =)

When is the turnover for Sequoia?

turnover kahit di ba pwede pre-selling muna!!! :)

When is the turnover for Sequoia?

launching day will be on March 21, 2012

turnover will be 2017

for all high rise projects of ALVEO and Ayala Land, it is usually five years from launch date =)

but I must tell you, it's always worth the wait..

http://img.photobucket.com/albums/v678/greendiesel/SEQUOIA.jpg

Lyle,

I have a 3-BR unit in Aston that I intend to offer for sale as soon as the time is right. The last information I have is that turnover will be June or July this year. I have the titles already for the unit and parking since these were fully paid.

Do you have any suggestions on timing or pricing?

Also, I am concerned that the pools and other other amenities might be only available in one year or longer. Do you know anything about this?

Thanks!

I have a friend selling a 3br Loft unit in the Dolce.. facing the garden.. the unit's fully furnished and completely interior designed. If anyone's interested please contact me

they deliver the promised amenity before they start charging association dues.

Lyle,

I have a 3-BR unit in Aston that I intend to offer for sale as soon as the time is right. The last information I have is that turnover will be June or July this year. I have the titles already for the unit and parking since these were fully paid.

Do you have any suggestions on timing or pricing?

Also, I am concerned that the pools and other other amenities might be only available in one year or longer. Do you know anything about this?

Thanks!

Lyle,

I have a 3-BR unit in Aston that I intend to offer for sale as soon as the time is right. The last information I have is that turnover will be June or July this year. I have the titles already for the unit and parking since these were fully paid.

Do you have any suggestions on timing or pricing?

Also, I am concerned that the pools and other other amenities might be only available in one year or longer. Do you know anything about this?

Thanks!

You dont have to worry about the amenities, I was told by my agent that the amenities on the other side of Two Serendra will be available for use by the Aston and Red Oak Residents. If you go over on some of the photos posted you will see that a walkway bridge is now under construction.

The corners should have been designed for views.

See u in 5 years. Hopefully by that time our neighbor SM Aura is fully open and all offices occupied then Bonifacio Global City will be a true CBD.

Lyle,

I have a 3-BR unit in Aston that I intend to offer for sale as soon as the time is right. The last information I have is that turnover will be June or July this year. I have the titles already for the unit and parking since these were fully paid.

Do you have any suggestions on timing or pricing?

Also, I am concerned that the pools and other other amenities might be only available in one year or longer. Do you know anything about this?

Thanks!

sell it once Shangri-La and Grand Hyatt is in full operation not to mention the unified Philippine Stock Exchange!!! it will go up for sure.. 2016

any pics of Aston's lobby and common areas? and units na rin?

How did the selling turn-out for this project? Is the demand still high?

How did the selling turn-out for this project? Is the demand still high?

My agent told me the demand is high for the side facing the pool. I personally think there is a very good potential for this building cause by the time of turnover(2017), SM Aura next door will be in full operation.

^^ Just wondering what is the typical price differential in asking price (Price/Sqm) between Alveo's Sequoia in Serendra and Alveo's Meridien in Boni HS South? Turn over for both projects is about the same right? Much Thanks for your time and assistance in this regard. :)

^^ Just wondering what is the typical price differential in asking price (Price/Sqm) between Alveo's Sequoia in Serendra and Alveo's Meridien in Boni HS South? Turn over for both projects is about the same right? Much Thanks for your time and assistance in this regard. :)

FYI....based on the price list. A 2-bedroom unit on the 29th floor is selling for P113,000 per sqm inclusive of VAT. How much is it in Alveo Meridien?

^^ No bldg floor given but the 2 bdrm comes out to P114+K/SQM - P117+K/SQM based on the price given below by Lyle.
So OK they're not far apart in pricing. Cool that answers my question. Thanks OSP! :)


Sample prices @The Meridien
studio 40sq.m (around 4.2M)
1 BR-68-70sq.m (7.2-8.5M)
2BR 99sq.m-- 11.3-11.6M

FYI....based on the price list. A 2-bedroom unit on the 29th floor is selling for P113,000 per sqm inclusive of VAT. How much is it in Alveo Meridien?

ummm, is the parking included with the 2br unit? Meranti's 2br has a parking already while Meridien's 2br has no parking included. I wonder what's the case with sequioa?

ummm, is the parking included with the 2br unit? Meranti's 2br has a parking already while Meridien's 2br has no parking included. I wonder what's the case with sequioa?

The parking is not included in Sequoia....another P1.2mil for tandem parking.

^^ yey for meranti's buyers.

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash4/s720x720/389271_10150705222348586_624443585_9416852_718331428_n.jpg

^^ Meranti at Two Serendra

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash3/s720x720/560568_10150705222853586_624443585_9416862_143644890_n.jpg

^^ Red Oak (right) and Aston (left) at Two Serendra

^^ turned over na ba ang red oak? kmusta ang interior finish ng mga units and common areas?

Is the 3BR unit available for lease? I am interested. Pls PM.

Looks like Citiland.

Looks like Citiland.

I have to agree with you.....looks like Cityland but it can be deceiving. Combined and shared amenities among all the buildings in Two Serendra are over 40 different amenities.

I have to agree with you.....looks like Cityland but it can be deceiving. Combined and shared amenities among all the buildings in Two Serendra are over 40 different amenities.

Hi can you list down the 40 amenities?

Hi can you list down the 40 amenities?

Almond Amenities at Two Serendra:
Veranda, function rooms, game room children’s library & indoor play area
Adult & kiddie pools
Fully-equipped fitness center
Underground basketball and badminton courts
Children’s outdoor play area
Lawn area with lush landscaping
Belize and Callery Amenities
Adult & kiddie pools
2 Social halls with outdoor spillover area
Landscaped open playfield
Fruit orchard
Two Serendra Play area
Dolce and Encino Amenities
Interactive children’s pool w/ sculptural fountains
Function room
Koi pond
Orchard (outdoor function area)
Landscaped areas/gardens
Forest Park:
Huge fruit and shade trees
Meandering walk paths, jog and bike path
Wet pond/stream
Sculptural moundings
Sitting areas (for teens and adults)
Barbecue grills
The Aston Amenities
Kiddie pool with river boat
Splash pool
Tree house with hanging bridge
Forest walkway
Jogging trail
Open lawn
Children’s play areas
The Red Oak Amenities
Central leisure pool
Ground floor amenities
Wet lounge
Earth lounge
Kinesis exercise room
40th floor amenities
Sky Lounge
Music room
Yoga and Pilates room
Prayer room
Function room
The Meranti Amenities
The Living Museum,
Tropical Garden
Enterprise Lounge
The Culinary Studio
Discovery Hall
Stellar Peak
The multi-storey Meranti Gym
SEQUOIA AMENITIES:
50 Meter Lap Pool
Basketball Court
Mega Gym (300 sq.m. w/ Boxing Ring)
Landscaped Courtyard
Board Room
The Tavern (250 sq.m. – Lounge, Game Room and Function Room)

^Awesome! :cucumber:

Sayang la pa rin Sauna Bath. :pepper:

The construction of the SM aura in front of the redoak is really a nice addition to the area---the two serendra owners will have a cinema (IMAX) across the street! fantastic!

The construction of the SM aura in front of the redoak is really a nice addition to the area---the two serendra owners will have a cinema (IMAX) across the street! fantastic!

Not just a cinema, more like:-
SM Department Store
SM MarketPlace
SM Food Court
SM Cinemas
Storyland
IMAX Theater
SM Appliance Center
Ace Hardware
Surplus Shop
Watsons
National Bookstore
A Convention Center called Aura Pavilion
A Radissson Blu-Global City Hotel
A Business Processing Outsourcing Building
An Office Building

I agree. Serendra offers spacious amenities! When you enter Serendra it totally looks different from the outside. The gardens are really nice!

umuulit lang yung ibang amenities.. but still a great list :D

umuulit lang yung ibang amenities.. but still a great list :D

Just hope the monthly dues at Two Serendra is not as great(high) as their amenities. Does anyone knows how much is the monthly dues per sqm now?

Just hope the monthly dues at Two Serendra is not as great(high) as their amenities. Does anyone knows how much is the monthly dues per sqm now?

My friend who lives in Building C pays P100 per square meters but that was 2 years ago.

I'm so glad we bought a unit in Aston which is just in front of SM Aura. I guess it be easier to rent out our unit. Hopefully!



Not just a cinema, more like:-
SM Department Store
SM MarketPlace
SM Food Court
SM Cinemas
Storyland
IMAX Theater
SM Appliance Center
Ace Hardware
Surplus Shop
Watsons
National Bookstore
A Convention Center called Aura Pavilion
A Radissson Blu-Global City Hotel
A Business Processing Outsourcing Building
An Office Building

I'm so glad we bought a unit in Aston which is just in front of SM Aura. I guess it be easier to rent out our unit. Hopefully!

One of the reasons we like Sequoia is for our good neighbor SM Aura. But we have to wait 5 years. When is the turnover for Aston?

According to our agent, it will be 2Q of 2012. :) Don't worry about waiting 5 years, you've got a good place so it's worth the wait! Will you be living in your unit?


One of the reasons we like Sequoia is for our good neighbor SM Aura. But we have to wait 5 years. When is the turnover for Aston?

According to our agent, it will be 2Q of 2012. :) Don't worry about waiting 5 years, you've got a good place so it's worth the wait! Will you be living in your unit?

We plan to retire in 5 years. Bought a low floor unit facing the pool....this is our retirement paradise.

We plan to retire in 5 years. Bought a low floor unit facing the pool....this is our retirement paradise.

Congrats! I have the same dream except half the year will be in San Diego!

We plan to retire in 5 years. Bought a low floor unit facing the pool....this is our retirement paradise.

I wonder how many overseas Filipinos are planning to retire here in BGC. I have a suspicion there is a lot. Given that plenty of units in BGC are not occupied due to its owners being abroad, perhaps they are just waiting for a little more while before they are ready to retire. Perhaps, in 3-5 years time, BGC will be teeming with returning Filipinos who has chosen to live in BGC for their place of residence. Siguro puwede tayong mag form ng informal club for fun and activities para meron tayong magawa sa retirement natin; like play golf, fishing, charter a boat for island hopping trips, snorkeling & scuba diving, hiking in the mountains, etc. Ayus ito, hindi na ako maka antay. Sige, mag handa na kayo, at magkitakits na lang tayo sa BGC in a few years.

I wonder how many overseas Filipinos are planning to retire here in BGC. I have a suspicion there is a lot. Given that plenty of units in BGC are not occupied due to its owners being abroad, perhaps they are just waiting for a little more while before they are ready to retire. Perhaps, in 3-5 years time, BGC will be teeming with returning Filipinos who has chosen to live in BGC for their place of residence. Siguro puwede tayong mag form ng informal club for fun and activities para meron tayong magawa sa retirement natin; like play golf, fishing, charter a boat for island hopping trips, snorkeling & scuba diving, hiking in the mountains, etc. Ayus ito, hindi na ako maka antay. Sige, mag handa na kayo, at magkitakits na lang tayo sa BGC in a few years.

I know of friends who also bought units in BGC for retirement...and I'm actually one of them :) been dreaming of living in BGC since 2001.

I notice during my stay last year there were only a "few" lights at night at the condo at Serendra & other buildings which indicate nobody living at the moment. I have friends also who lived in the PH but bought a unit for investment.

I notice during my stay last year there were only a "few" lights at night at the condo at Serendra & other buildings which indicate nobody living at the moment. I have friends also who lived in the PH but bought a unit for investment.

Most of the people that I know in the U.S. or Canada that immigrated abroad some 20+ years ago bought condos in the Philippines for vacation or possible future retirement purposes.

I wonder how many overseas Filipinos are planning to retire here in BGC. I have a suspicion there is a lot. Given that plenty of units in BGC are not occupied due to its owners being abroad, perhaps they are just waiting for a little more while before they are ready to retire. Perhaps, in 3-5 years time, BGC will be teeming with returning Filipinos who has chosen to live in BGC for their place of residence. Siguro puwede tayong mag form ng informal club for fun and activities para meron tayong magawa sa retirement natin; like play golf, fishing, charter a boat for island hopping trips, snorkeling & scuba diving, hiking in the mountains, etc. Ayus ito, hindi na ako maka antay. Sige, mag handa na kayo, at magkitakits na lang tayo sa BGC in a few years.

Agree with you. Seems there's a lot of OFW who plans to retire in BGC. Halos lahat naman siguro would like to go back in Manila to retire and most likely the best place for retirement is BGC. More parks and open spaces than Makati but location wise its still in the center. Very near Makati, Ortigas, Airport etc...I really hope the greeneries in BGC will never be removed! :)

^^ any pics of Aston? Lobby? Hallways? Units? Amenities?

Two Serendra 3 bedroom unit for Sale
119 sqm end unit
with ACU
15M negotiable
pm me for more details

Posting this for a friend..

For Sale/Rent
2BR Unit 602 Ashton - Two Serendra
82sqm South Facing
1 Parking Slot (Located directly infront of elevator)
Selling Price: P11,000,000
Rental Price: P90,000/Month (Minimum 1 year term)
Turn-over date: June 2012

http://farm8.staticflickr.com/7270/7128592575_2f5f4794bb_b_d.jpg
http://farm8.staticflickr.com/7114/6982516892_05b1238a2c_b_d.jpg

Thanks scamingue for the photos update. It would be great if photo can be take across the street from high floor of SOMA condo facing the construction site.

http://www.flickr.com/photos/77987565@N04/6999171904/in/photostream

http://www.flickr.com/photos/77987565@N04/7145273205/in/photostream/

I"m looking for a 2bd unit to purchase, please email me details at ericgenp1@gmail.com

Nice! Another Outstanding Project from Ayala Land!

http://www.flickr.com/photos/77987565@N04/6999171904/

Any update on sequoia sales?

http://farm8.staticflickr.com/7275/6999171904_6ec5159891.jpg

^^ just get the direct link of the image. in case of Flickr, it's seen in the "Share" button. (http://farm8....directlink.jpg)

^^ just get the direct link of the image. in case of Flickr, it's seen in the "Share" button. (http://farm8....directlink.jpg)

I think I dont have the profile to post pic, that's why I stopped trying. Can you post the others. They were all taken May 12.

Thanks

I think I dont have the profile to post pic, that's why I stopped trying. Can you post the others. They were all taken May 12.

Thanks

Here you go

http://farm8.staticflickr.com/7127/6999189092_ef00814c14.jpg (http://www.flickr.com/photos/77987565@N04/6999189092/)
411109_10150775165563458_724608457_9511815_1577140790_o (http://www.flickr.com/photos/77987565@N04/6999189092/)

http://farm9.staticflickr.com/8161/7145257077_eae4ba6e60.jpg (http://www.flickr.com/photos/77987565@N04/7145257077/)
467311_10150775143508458_724608457_9511780_992268340_o (http://www.flickr.com/photos/77987565@N04/7145257077/)

http://farm8.staticflickr.com/7212/7145274357_f4bfee796e.jpg (http://www.flickr.com/photos/77987565@N04/7145274357/)
458442_10150759038228458_724608457_9506335_141459598_o (http://www.flickr.com/photos/77987565@N04/7145274357/)

http://farm8.staticflickr.com/7264/7145273205_c9e4c5cc38.jpg (http://www.flickr.com/photos/77987565@N04/7145273205/)
466358_10150759097528458_724608457_9506509_1246275185_o (http://www.flickr.com/photos/77987565@N04/7145273205/)

http://farm8.staticflickr.com/7275/6999171904_6ec5159891.jpg (http://www.flickr.com/photos/77987565@N04/6999171904/)
466362_10150759100428458_724608457_9506516_64909758_o (http://www.flickr.com/photos/77987565@N04/6999171904/) by bonelpogi (http://www.flickr.com/people/77987565@N04/), on Flickr

Seems there's a lot of OFW who plans to retire in BGC. :)

The flip side is if BGC plans to have OFWs retire here. The prices are prohibitive still.

The flip side is if BGC plans to have OFWs retire here. The prices are prohibitive still.

I personally think BGC is aiming to become the next CBD just like Makati and Ortigas in the next 5 to 10 years. The prices are often dictated by the demands. Many people and businesses saw potential in this area not just OFWs.

Guys, is there a thread here where interior designers list their services? I'm looking for an interior designer but would like to check some photos of their work first.

Also I learned that buyers should wait for their letter telling them about their turnover. Has anyone received a letter yet?

My correspondence from Ayala is not reliably received, so I will probably need to keep contacting them from time to time.

I am very keen and excited on getting my unit turned over to me after five years of waiting! It will be nice to finally go inside and see what my unit looks like, and also the common areas.

I also see that the road near the entrance of Aston (between Aston and the new mall) is being lengthened and improved. It should turn out to be a very nice road and make the building/project aesthetics even nicer!

With so many amenities not available until the other buildings come online, I am torn on what to do with my unit. If I sell, maybe I should wait until the place is more developed and the mall open? I guess if I could get 120K/sqm plus additional payment for my parking slots (which I bought separately), I would already sell, but I am not sure if that is possible. So I may need to rent first for some years? But who wants to rent at full price a unit in a project that is not yet all the way there, at least in terms of amenities and surrounding construction?

I am convinced that Aston and this part of Serendra will be wonderful, and a great investment for the long haul. Investments with Ayala are the best!

Guys, is there a thread here where interior designers list their services? I'm looking for an interior designer but would like to check some photos of their work first.


http://www.skyscrapercity.com/showthread.php?t=642431

Is rent amount going down in BGC this year?

Is rent amount going down in BGC this year?

depends on which condo. poorly managed bgc condos don't get the quality lessees.

Also I learned that buyers should wait for their letter telling them about their turnover. Has anyone received a letter yet?

My correspondence from Ayala is not reliably received, so I will probably need to keep contacting them from time to time.

I am very keen and excited on getting my unit turned over to me after five years of waiting! It will be nice to finally go inside and see what my unit looks like, and also the common areas.

I also see that the road near the entrance of Aston (between Aston and the new mall) is being lengthened and improved. It should turn out to be a very nice road and make the building/project aesthetics even nicer!

With so many amenities not available until the other buildings come online, I am torn on what to do with my unit. If I sell, maybe I should wait until the place is more developed and the mall open? I guess if I could get 120K/sqm plus additional payment for my parking slots (which I bought separately), I would already sell, but I am not sure if that is possible. So I may need to rent first for some years? But who wants to rent at full price a unit in a project that is not yet all the way there, at least in terms of amenities and surrounding construction?

I am convinced that Aston and this part of Serendra will be wonderful, and a great investment for the long haul. Investments with Ayala are the best!

You'll share the existing amenities with the previously turned over two serendra buildings. however, i believe that until the promised amenities that were promised to Aston buyers (look at your brochure) are delivered, you will not be charged association dues. for two serendra its P92/m2 if i'm not mistaken.

You'll share the existing amenities with the previously turned over two serendra buildings. however, i believe that until the promised amenities that were promised to Aston buyers (look at your brochure) are delivered, you will not be charged association dues. for two serendra its P92/m2 if i'm not mistaken.

Yes it is 92/m2. Glad to hear that assoc dues wont be charged until all amenities are delivered. I got a unit at the final tower Sequoia and I hope to see some movement for this tower soon. Meranti is in full swing. was torn between balcony or pop-out window and decided on the pop-out and a unit at the back facing SM because of the morning sun and the front is being blocked by SOMA anyway. Hopefully il be high enough for my view not to be blocked by SM and its hotel.

Yes it is 92/m2. Glad to hear that assoc dues wont be charged until all amenities are delivered. I got a unit at the final tower Sequoia and I hope to see some movement for this tower soon. Meranti is in full swing. was torn between balcony or pop-out window and decided on the pop-out and a unit at the back facing SM because of the morning sun and the front is being blocked by SOMA anyway. Hopefully il be high enough for my view not to be blocked by SM and its hotel.

There will be a hotel?? Did they mention how high it will be? That's why their construction is pretty big. I thought its only a mall. Anyways the area of SM is lower than Serendra right? I believe it goes down to c5 level.

There will be a hotel?? Did they mention how high it will be? That's why their construction is pretty big. I thought its only a mall. Anyways the area of SM is lower than Serendra right? I believe it goes down to c5 level.

Yep if I'm not mistaken it's Radisson blu. Based from what I read, it's 23 floors. And yeah they start lower all the way from c5 level. There's a mall that's 4-5 floors then at the end are the high towers - hotel and office I believe. Then it looks like theres some construction beside that too. Not sure if that's the parking building.

Yep if I'm not mistaken it's Radisson blu. Based from what I read, it's 23 floors. And yeah they start lower all the way from c5 level. There's a mall that's 4-5 floors then at the end are the high towers - hotel and office I believe. Then it looks like theres some construction beside that too. Not sure if that's the parking building.

This place is getting better and better! Wish I didn't have to wait so long for it to all come together!

Yep if I'm not mistaken it's Radisson blu. Based from what I read, it's 23 floors. And yeah they start lower all the way from c5 level. There's a mall that's 4-5 floors then at the end are the high towers - hotel and office I believe. Then it looks like theres some construction beside that too. Not sure if that's the parking building.

When The Sequoia is ready for turnover, the vicinity area will be so vibrant. SM Aura should be 100% up and running with malls, theater, hotel, offices and much more.

Nice! Thanks for sharing. :)

(as of 22 March 2012):
http://farm9.staticflickr.com/8010/7250226870_534e0e746c_h_d.jpg

Good to hear their plan for SM AURA. Definitely great addition to BGC!! Wow i can just imagine when everything is up and running! I truly believe BGC is the best place to live when all constructions are set and done! :D

Its great that SM Aura is getting built, it means more shopping options for people who live in that area. I'm just wondering if the owners of market market are worried with the competition it will bring, as both cater to the working/middle class demographic.

Its great that SM Aura is getting built, it means more shopping options for people who live in that area. I'm just wondering if the owners of market market are worried with the competition it will bring, as both cater to the working/middle class demographic.

Of course Market Market is worried. But the benefits to the consumer with competition is usually a larger selection with perks such as lower pricing. Consumers do benefit from competition of how the store/resto/mall, makes some promos or other good things that could capture the consumers. Great news for Two Serendra residents.

Of course Market Market is worried. But the benefits to the consumer with competition is usually a larger selection with perks such as lower pricing. Consumers do benefit from competition of how the store/resto/mall, makes some promos or other good things that could capture the consumers. Great news for Two Serendra residents.

Market market should be renovated if they want to compete with SM Aura. I heard there are plans but not sure when they will start.

I think SM Aura is a high end mall similar to Podium.

.

Ayala Land says SM mall project to complement Global City devt
The shopping center alone will occupy around 1.8 hectares. A hotel, to be developed by another entity, would also be built within the complex.

“SM is leasing the property from the Taguig government for 25 years,” the source said.

The design of the shopping center is still being finalized but the source said it would more or less cater to the upper market because of its proximity to ALI’s residential and commercial developments Serendra and Bonifacio High Street. Meanwhile, ALI’s mall development Market! Market! mostly attracts low- to middle-income customers.

http://www.abs-cbnnews.com/business/04/20/09/ayala-land-says-sm-mall-project-complement-global-city-devt

I think it will probably be more like megamall were its a mix of shops. Like the middle range Bench to the more expensive MANGO, Guess brands being present. Which also sounds very similar to the shops at Market Market where you have expensive brands such as Levi's and Mossimo and the lower end tiangge's. I think these two will be definitely in direct competition.

Does anyone have any advice on how much I should ask for Aston? Price per sqm? I can private message more details on my unit to anyone who can give me any insights. For the right price I think I should sell, even my heart says otherwise. My unit is one of the bigger ones and is in a prime location.

I have been torn about what to do...initially I had planned to sell it once it turned over. Then recently seeing the development and the area I have become so excited about the place, that I imagined I might someday retire to Serendra, or that the value might go up the next few years as the area all comes together. Still for the right price, rationally I should sell.

Yesterday, a broker I have worked with on perhaps a dozen properties contacted me and said that she has a potential buyer. Because I have worked with her regularly, I know that this is a real inquiry. She wanted to confirm the price I wanted, as another potential buyer last year also approached her on this same unit, but at that time I didn't agree to the price the buyer wanted. Even it was a cash offer, it was too low. Before this latest inquiry has the chance to go too far, can anyone give me advice?

What I had wanted before is a net to me (after capital gains and after broker's commission) of 118/sqm, only using the floor area as the divisor (not the parking). However I am confused how I should value my unit and do the computations, since I have a large terrace area (which may not be worth as much as other floor space?) and two parking spaces (separate, not tandem).

How much per sqm should I ask for today?

My unit is fully paid, and I have the titles already for the unit and the parking slots.

Any help or advice would be greatly appreciated.

FYI, I also learned yesterday that letters on Aston turnover will start going out soon...maybe just days or weeks from now.

Does anyone have any advice on how much I should ask for Aston? Price per sqm? I can private message more details on my unit to anyone who can give me any insights. For the right price I think I should sell, even my heart says otherwise. My unit is one of the bigger ones and is in a prime location.

I have been torn about what to do...initially I had planned to sell it once it turned over. Then recently seeing the development and the area I have become so excited about the place, that I imagined I might someday retire to Serendra, or that the value might go up the next few years as the area all comes together. Still for the right price, rationally I should sell.

Yesterday, a broker I have worked with on perhaps a dozen properties contacted me and said that she has a potential buyer. Because I have worked with her regularly, I know that this is a real inquiry. She wanted to confirm the price I wanted, as another potential buyer last year also approached her on this same unit, but at that time I didn't agree to the price the buyer wanted. Even it was a cash offer, it was too low. Before this latest inquiry has the chance to go too far, can anyone give me advice?

What I had wanted before is a net to me (after capital gains and after broker's commission) of 118/sqm, only using the floor area as the divisor (not the parking). However I am confused how I should value my unit and do the computations, since I have a large terrace area (which may not be worth as much as other floor space?) and two parking spaces (separate, not tandem).

How much per sqm should I ask for today?

My unit is fully paid, and I have the titles already for the unit and the parking slots.

Any help or advice would be greatly appreciated.

FYI, I also learned yesterday that letters on Aston turnover will start going out soon...maybe just days or weeks from now.

My suggestion is that you price your Aston unit to sell at P130k/sqm plus extra P900k for each parking. My reason for this pricing as some Two Serendra units were priced for sale at P150k/sqm with parking and fully furnished.

My suggestion is that you price your Aston unit to sell at P130k/sqm plus extra P900k for each parking. My reason for this pricing as some Two Serendra units were priced for sale at P150k/sqm with parking and fully furnished.

Thanks! It's great to have help.

Should I include the Terrace in my total SQM at the same price as then enclosed space? I am concerned that a buyer does not find a terrace worth the same as enclosed space?

Also, one of my parking spaces came with the unit, and I purchased the second parking space. Does that make a difference?

Thanks! It's great to have help.

Should I include the Terrace in my total SQM at the same price as then enclosed space? I am concerned that a buyer does not find a terrace worth the same as enclosed space?

Also, one of my parking spaces came with the unit, and I purchased the second parking space. Does that make a difference?

I sent you a Private Message.

^^ If the balcony/patio/terrace was included in the original computation of your unit purchase price then you should include it in your price computation now. And if the parking slot was already included in the original price then I would think that you should not charge for it now. However if the buyer wants the extra parking slot then it's only right that they pay for that extra parking slot at current asking prices. Anyway my opinion only so kindly take it with a grain of salt. :cheers:

Since Two Serendra project is a joint venture/ partnership project between Ayala and BCDA, some condo units or parking spaces check may be payable to BCDA. My unit and parking space just happens to be under BCDA, and does anyone here encountered this situation? Who do you pay the checks to Serendra, Inc or BCDA or DBP Trust Account? Please help.

Yep if I'm not mistaken it's Radisson blu. Based from what I read, it's 23 floors. And yeah they start lower all the way from c5 level. There's a mall that's 4-5 floors then at the end are the high towers - hotel and office I believe. Then it looks like theres some construction beside that too. Not sure if that's the parking building.

Figures. Radisson blu manages SM's hotel in cebu. SM is also opening another one within the MOA complex. Where did you get this info?

Serendra

Figures. Radisson blu manages SM's hotel in cebu. SM is also opening another one within the MOA complex. Where did you get this info?

Go to the bonifacio civic center thread. It includes info on sm aura, services residences, hotel and office building.

Go to the bonifacio civic center thread. It includes info on sm aura, services residences, hotel and office building.

I see. Thanks man

I see. Thanks man

Here's the info from that thread:

Total Project

Lease Term : 25 + 25 years
Area : 2,700 sqm
FAR : 18
GFA : 49,000sqm
Rent Free : 3 years for construction
3 Storey Car Park

4 Storey Podium

Retail and office spaces
Ballroom, function and meetings
City Club amenities floor

International Hotel
300 rooms
23 storeys

International Serviced Residences
200 rooms
20 storeys

Are there units still available in meranti? Whens the turnover and how are the prices compared to sequioa?

http://img52.imageshack.us/img52/7579/201205312106e.jpg

^^^^^^
Ano yung mga building na ginagawa sa gilid ng BHS?

How can we view your pics? All imageshack photos can't be viewed

When is groundbreaking of sequioa?

How can we view your pics? All imageshack photos can't be viewed

It takes a while to load man

Hi! I got an email from the current renter that he is not renewing the lease on my unit in 2 Serendra. The lease will expire on June 20, 2012 but he requested for a 1 month extension which will expire on July 20, 2012. I am asking for Pp40,000 per month inclusive of HOA dues.

If you know of anyone that want to rent my unit for a minimum of 1 year please let me know. I will give a one month rent for a one year lease.

It is a nice large junior suite unit (the wall between the living area and bedroom was removed) with balcony (54 sq meter) on the top most floor (10th Floor) on the first section of 2 Serendra overlooking Bonifacio High Street. The unit is fully furnished with imported furnitures, a 42" flat screen TV, DVD player, stackable washer & dryer, water heater & lots more.

Below is a link where you can view and download pictures of the unit.

http://www.edmundtanso.com/Architecture-Art-Photo-Gallery/Philippines/Serendra-2-unit-1007A-54sq/6508710_PRABa

We can arrange a viewing for very interested renters.

Thank you.

Below is a link where you can view and download pictures of the unit.

http://www.edmundtanso.com/Architecture-Art-Photo-Gallery/Philippines/Serendra-2-unit-1007A-54sq/6508710_PRABa

I like what you did to your one-bedroom, you removed the wall between the living room and the bedroom and turned it into a big studio.

Have any of you done this? There's an advantage and disadvantage. The advantage is the interior space becomes bigger. The disadvantage is the lack of privacy when there's a visitor (ie. your wife is sleeping in the bedroom while you have a visitor sitting on the living room.).

I like what you did to your one-bedroom, you removed the wall between the living room and the bedroom and turned it into a big studio.

Have any of you done this? There's an advantage and disadvantage. The advantage is the interior space becomes bigger. The disadvantage is the lack of privacy when there's a visitor (ie. your wife is sleeping in the bedroom while you have a visitor sitting on the living room.).

Or wife walks in on you screwing someone else.

I have a redoak unit with the laguna bay view--Im happy to see that the highrise part of the SM/bonifacio civic center is over to the extreme right. It definitely will not obstruct the view. :)

http://img52.imageshack.us/img52/7579/201205312106e.jpg

^^^^^^
Ano yung mga building na ginagawa sa gilid ng BHS?

Two Parkade
Del Monte/Nutri Asia Headquarters
W Global Center
Kukun Hotel

Or wife walks in on you screwing someone else.

I think you'd be in trouble either way. Can't have her jump out the window. :lol::lol::lol:

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash3/581171_10150958855973586_508743427_n.jpg
https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash3/582242_10150958857633586_392813832_n.jpg
https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-prn1/552951_10150958857933586_1612759624_n.jpg
https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash3/598583_10150958860358586_1256374089_n.jpg
https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash3/533422_10150958859323586_1551549920_n.jpg
https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-prn1/s720x720/550416_380027058723950_682112929_n.jpg

Source: http://www.facebook.com/pages/Ayala-Land-Real-Estate/130623176997674

Thanks for posting the pics leechtat.

I'm surprised how fast the construction is on the SM convention center. I was just there last year when it was just an empty lot.

Thanks for posting the pics leechtat.

I'm surprised how fast the construction is on the SM convention center. I was just there last year when it was just an empty lot.

SM Convention center/ SM Aura is being built on a 25 years term lease lot, the faster they build, the sooner the ROI. Anyone knows what is the term for Two Serendra lot? Is it Freehold land or 99 years lease or 25 years lease?

Assuming it's 25-year lease, what happens after that?

Assuming it's 25-year lease, what happens after that?

Return back to government?

SM Convention center/ SM Aura is being built on a 25 years term lease lot, the faster they build, the sooner the ROI. Anyone knows what is the term for Two Serendra lot? Is it Freehold land or 99 years lease or 25 years lease?

Is most condo build on lease hold or freehold? Any idea how to find out?

Is most condo build on lease hold or freehold? Any idea how to find out?

I think those that are selling units are not on lease. There's ownership tied to selling units. Sm aura is not selling units. They have a hotel and services apartment in line. Not condo units that will be sold. After the 25yr lease it will be returned to the govt or will be up for another lease contract.

Is most condo build on lease hold or freehold? Any idea how to find out?

Ayala is pretty smart. Most of their condominium developments are on leasehold and not for perpetual ownership

Ayala is pretty smart. Most of their condominium developments are on leasehold and not for perpetual ownership

What does that mean? Those who bought will have to return it? Or they will forever manage the property via APMC?

Ayala is pretty smart. Most of their condominium developments are on leasehold and not for perpetual ownership

fr previous postings all ayala's residential condos in bgc will be perpetually owned. only the commercial bldgs on the bonifacio high street area are leased. home depot and the other one or two story commercial structures spread across bgc (save for singapore embassy?) are also leased.

Ayala is pretty smart. Most of their condominium developments are on leasehold and not for perpetual ownership

^^ :bash: wrong info again!

fr previous postings all ayala's residential condos in bgc will be perpetually owned. only the commercial bldgs on the bonifacio high street area are leased. home depot and the other one or two story commercial structures spread across bgc (save for singapore embassy?) are also leased.

all ayala residential condo developments are perpetual ownerships.

Ayala is pretty smart. Most of their condominium developments are on leasehold and not for perpetual ownership

Could you please identify some residential condo developments of Ayala under leasehold? I understand that many low-rise office buildings (not Ayala-owned) in Legaspi Village stand on lots leased from Ayala, but I've never heard of an Ayala residential condo under leasehold. IMO, a leasehold development cannot be sold and issued individual CCT's. If any, they can only sell rights for the units. Please correct me if I'm wrong.

^^ yes, CCT can only be issued with perpetual ownership condos since you actually own the unit and not just the rights to occupy it for a certain # of years, which is what leasehold is.

perpetual ownership mean you the owner as long as the building is there?

What if after 80 years, the building got to be tear down and rebuild with a new building, do The condo corporation still own that piece of land?

perpetual ownership mean you the owner as long as the building is there?

What if after 80 years, the building got to be tear down and rebuild with a new building, do The condo corporation still own that piece of land?

Perpetual ownership means individual owners own their respective units as long as it exist. Collectively, the owners own the condo corp. that owns the common areas and the land where the building stands.

^^ :bash: wrong info again!



all ayala residential condo developments are perpetual ownerships.

Galleria Magallanes is on leasehold FYI. So its not ALL. I think its time you verify your facts man.

perpetual ownership mean you the owner as long as the building is there?

What if after 80 years, the building got to be tear down and rebuild with a new building, do The condo corporation still own that piece of land?

From what I know, perpetual ownership is that when the building gets torn down, the investors get to own a share of the land it was standing on.

But in lease-hold, the investors do not have a share in the land. This also applies in some cases that the developer is not the land owner. But supposing the building got condemned and had to be torn down in 80-years and lease hold contract for your investment is for 100 years, a monetary compensation will be offered for the 20 years.

Or why don't you ask superboy? he seems to know everything around here. :applause:

What does that mean? Those who bought will have to return it? Or they will forever manage the property via APMC?

If your condo is on lease-hold, yes. Unless the developer chooses to extend the contract for a certain cost. Check your CTS buddy, its usually stated there.

Perpetual ownership means individual owners own their respective units as long as it exist. Collectively, the owners own the condo corp. that owns the common areas and the land where the building stands.

Exactly. :)

Eh hindi ba lahat naman na pagaari ng BCDA sa fort bonifacio in partnership with developers Megaworld and ALI ay leasehold?

-serendra
- mckinley hill
- north bonifacio
-mckinley west, etc.

Pati na rin ang Newport Hills na Villamor Airbase sa gobyerno yan.

Can somebody clarify?

I am told by my agent all Megaworld residential projects are perpetual ownership.

Eh hindi ba lahat naman na pagaari ng BCDA sa fort bonifacio in partnership with developers Megaworld and ALI ay leasehold?

-serendra
- mckinley hill
- north bonifacio
-mckinley west, etc.

Pati na rin ang Newport Hills na Villamor Airbase sa gobyerno yan.

Can somebody clarify?

I am told by my agent all Megaworld residential projects are perpetual ownership.

Hmmm... parang hindi tama. There is no perpetual owneship in a leasehold property. Megaworld and ALI do not own the land in BGC and Villamor Airbase. Joint Venture lang sila ng Philippine Bases Conversion Development Authority, a government owned and controlled corporation para sa development ng fort bonifacio and villamor airbase. Hindi naman pwede ibenta ng ALI at Megaworld ang lupa sa mga unit owners dahil hindi naman yan binenta sa kanila ng gobyerno.

Modern Cities

Who would ever think that the vast tract of land called Fort Bonifacio would someday transform into an upscale commercial-residential community? BCDA’s partnership with the Fort Bonifacio Development Corporation (FBDC)—a consortium of top real estate developer Ayala Land, Inc. and the Campos-led Evergreen Holdings, Inc.—has made it possible to convert this area into the Bonifacio Global City, arguably the fastest growing and probably the most modern Central Business and Residential District in the country today.

Similarly, BCDA through a joint-venture partnership with Megaworld Corporation, one of the fastest growing real estate development companies today, has completely changed the landscape of the once worn-out barracks of the Philippine Air Force (PAF) in the former Villamor Air Base into a high-end leisure and entertainment city called Newport City that houses the world-class Resorts World Manila, Maxims Hotel and Marriott Hotel.

Collectively, the Bonifacio Global City and Newport City have already generated over 60,000 jobs and provided the local government units or LGUs with tax revenues that can help improve services for their respective constituents. http://www.bcda.gov.ph/news_articles/show/211

Ayala is pretty smart. Most of their condominium developments are on leasehold and not for perpetual ownership

This does not apply to residential development. All AYALA brands are perpetual ownership.

Hmmm... parang hindi tama. There is no perpetual owneship in a leasehold property. Megaworld and ALI do not own the land in BGC and Villamor Airbase. Joint Venture lang sila ng Philippine Bases Conversion Development Authority, a government owned and controlled corporation para sa development ng fort bonifacio and villamor airbase. Hindi naman pwede ibenta ng ALI at Megaworld ang lupa sa mga unit owners dahil hindi naman yan binenta sa kanila ng gobyerno.
http://www.bcda.gov.ph/news_articles/show/211

MW owns their land in BGC. Did you not read newspaper regarding Mckinley West bidding? Mckinley Hill was the same years ago so as forbes town center.

PARK TERRACES is on leasehold FYI. So are you saying park terraces is not developed by Ayala? We also have a unit in Galleria Magallanes. Its also on leasehold. I think its time you verify your facts man.

How can you prove this accusation? I worked with AYALA before and all AYALA Brands are perpetual ownership for condo units.

Galleria Magallanes, yes im not shocked its lease hold, its similar with Polo Club townhouses and Ecology Village.

MW owns their land in BGC. Did you not read newspaper regarding Mckinley West bidding? Mckinley Hill was the same years ago so as forbes town center.

Is this the one ?
BCDA targets turnover of 192 homest o soldiers
By: Amy R. Remo Philippine Daily Inquirer 11:24 pm | Sunday, May 20th, 2012


State-run Bases Conversion and Development Authority (BCDA) targets to complete its P700-million “replication” program within the year to be able to turn over a total of 192 residential units to soldiers of the Armed Forces of the Philippines and their families.

BCDA issued the statement on Saturday following its turnover last week of the first batch of 32 newly completed condominium-type units to Army soldiers with their families, who were former residents of the Jusmag [Joint US Military Assistance Group] property in Taguig City.

The second batch of another 32 condominium units are now undergoing finishing touches and will be turned over soon, the BCDA said.

The replication program involves the construction of 12 five-story condominiums within the AFP’s retention area in Fort Bonifacio and Villamor Air Base.

Each building has 16 residential units, while each unit has three bedrooms and a maid’s quarters, comparable to the pricey condominiums in nearby areas that can be rented up to P25,000 per month.

Ten of the 12 buildings, which will have a total of 160 units, are being constructed at the Fort Bonifacio for the Army, while the remaining two buildings, which will have a total of 32 units, are being put up in the Villamor Air Base for the Air Force.

“The replication program is part of our commitment to give back to the military establishment its fair share of the proceeds of the BCDA’s asset disposition and property development efforts as mandated by Republic Act 7227, also known as the BCDA Law,” said BCDA president and chief executive officer Arnel P. Casanova.

“BCDA is honored to be able to bring dignity and honor to our soldiers by providing them with decent and quality condo units. While our nation’s soldiers are away in the battlefields defending the sovereignty and security of our country, their families are secure and contented in their new homes,” he added.

According to Casanova, the bigger picture shows that the BCDA has been “performing its role in the overall nation-building by transforming former military camps and baselands into virtual beehives of economic and social activities, showcasing a harmonious blend of trade and commerce and upscale residences.”

The 34.5-hectare Jusmag property in Fort Bonifacio was auctioned years ago by the BCDA. Property developer Megaworld Corp., after submitting the highest bid, was then chosen by the BCDA as its joint-venture partner for the property, which is on Lawton Avenue, close to Forbes Park and the Manila Polo Club.
-------_----------------

Highest bid for parthership in development with BCDA, not bid for sale.

Hmmmm..

Could it be possible na hindi alam ng mga buyers na ang binibili nilang properties na dating military bases na ang iba ay leasehold?


OK, what BCDA properties are for sale and for lease? Check their website or newspapers...



BCDA awaits Palace okay on sale of prime properties

By Neil Jerome C. Morales | Updated May 03, 2012 12:00 AM

MANILA, Philippines - State-run Bases Conversion Development Authority (BCDA) said it is awaiting Malacañang’s approval of its plan to dispose prime properties.

The sale of idle state assets in the sprawling Fort Bonifacio complex in Taguig will generate as much as P40 billion in revenues for the government, its top executive said.

“We are still waiting for the approval of the President on our disposition plans,” BCDA president and chief executive Arnel Paciano D. Casanova said.

“We have met with the Executive Secretary already and with the Department of Finance representative so we expect the asset disposition plan to be approved within the month,” he added.

BCDA plans to sell the 33.1-hectare military lot in South Bonifacio and another 25-hectare lot also in Taguig.

Casanova said the proposal sent to Malacañang lists all the properties the agency wants to develop or sell.

“For Fort Bonifacio, we are hoping to dispose the property. We could expect about P35 billion to P40 billion,” Casanova said.

In 2010, SM Land Inc., which handles the SM Group’s commercial property development, submitted a P47.9-billion unsolicited offer to develop the 33.1-hectare military lot. But the potential Swiss challenge did not push through as the offer underwent reviews by the new administration.

“We have submitted our recommendation to the President and it is one of those issues we submitted to him,” Casanova said, refusing to give more details on the asset sale.

But he said the goal is for the government to receive the best value for the land.

“The general policy really is competitive bidding because the assumption is the interplay of market forces would create the best value for the property,” he said.
e

The South Bonifacio property consists of lands partly occupied by the Army Support Command and Special Services Unit of the Philippine Army, and the Bonifacio Naval Station and Philippine Marine Corps of the Philippine Navy.

Casanova said they are also looking at some strategic landbanking, which involves prime lots being offered for leasing.

Meanwhile, he said idle assets also in economic zones like in Clark Field in Pampanga are not for sale but are open for lease and development deals.

Other assets of BCDA include the Clark Ecozone, Poro Point, John Hay Special Economic Zone and the Bataan Technopark.

The approval of the asset disposal plan will allow BCDA to top its performance last year.

Casanova said the agency was not able to sell any land last year.

Last year, BCDA signed a deal allowing the Metro Pacific-led Manila North Tollways Corp. to manage and operate the Subic Clark Tarlac Expressway for 33 years.

“Now we want to dispose major properties in the area to capitalize on the confidence of the market,” Casanova said.

Following the financial crisis, property developers have been launching projects at a brisk pace to take advantage of robust demand from the residential, office and retail sectors.

Casanova said higher investor confidence will benefit the property sector, particularly the office segment, as businesses expand in the country.

BDCA had raised P52.816 billion from the disposal of military camps in 1993 to November 2011, allowing it to remit P33.306 billion to the National Treasury.
http://new.philstar.com/business/801322/bcda-awaits-palace-okay-on-sale-of-prime-properties

This is interesting! Time to review the annotations/encumbrances on our CCT's and on the title of the land where our building stands. Thanks SCUD, as usual.

This is interesting! Time to review the annotations/encumbrances on our CCT's and on the title of the land where our building stands. Thanks SCUD, as usual.

This might help..
Not updated.

http://www.bcda.gov.ph/file_attachments/0000/4189/BGC_MAP_2010_gallery.jpgsource: BCDA website

^^ Looks like from that map Megaworld's projects in the Forbestown Commercial Development (the area close to the golf course) are on owned lot.

Some are sold to developers. Others, especially the new ones, are JV's.

Hmmmm..

Could it be possible na hindi alam ng mga buyers na ang binibili nilang properties na dating military bases na ang iba ay leasehold?


OK, what BCDA properties are for sale and for lease? Check their website or newspapers...


http://new.philstar.com/business/801322/bcda-awaits-palace-okay-on-sale-of-prime-properties



SCUD,

Joint partnership does not mean leasehold. Most if not all land that developers are building are joint partnership because the land owners will get more rather than just selling the whole land to developer.

Joint partnership would mean BCDA will get a share from the profit. Just like SERENDRA, There are SOME units to be paid under BCDA and not Alveo Land as part of the JOINT PARTNERSHIP.

Another example, the whole NUVALI is JOINT PARTNERSHIP. The whole land is owned by YULO.

Correct me if i'm wrong but i was not able to read anything regarding leasehold on the article you quoted. Was there anything i am missing?

SCUD,

Joint partnership does not mean leasehold. Most if not all land that developers are building are joint partnership because the land owners will get more rather than just selling the whole land to developer.

Joint partnership would mean BCDA will get a share from the profit. Just like SERENDRA, There are SOME units to be paid under BCDA and not Alveo Land as part of the JOINT PARTNERSHIP.

Another example, the whole NUVALI is JOINT PARTNERSHIP. The whole land is owned by YULO.

Correct me if i'm wrong but i was not able to read anything regarding leasehold on the article you quoted. Was there anything i am missing?

Agree. Still, the property belongs to the state in Joint Ventures and Lease. The difference between a JV and a Lease.. BCDA will get a share from the profit in JV( we both agree on that), while the lessee keeps the profit to himself.

How can you prove this accusation? I worked with AYALA before and all AYALA Brands are perpetual ownership for condo units.

Galleria Magallanes, yes im not shocked its lease hold, its similar with Polo Club townhouses and Ecology Village.

I stand corrected. My broker just confirmed that Park Terraces is not on leasehold. Galleria Magallanes is developed by AYALA way back though. We have a unit here

Some are sold to developers. Others, especially the new ones, are JV's.

Agree with you on this one. Even if i'm the land owner i rather go JV than sell it especially for raw land where value will appreciate as construction move forward.

If I understand everyone correctly, Two Serendra is developed under a Joint Venture (JV) between BCDA and Serendra, Inc. And the JV is selling this project with a clean title to all the buyers of Two Serendra. So the land title has to be perpetual ownership and not leasehold. Correct me if I am wrong. Thanks.

My understanding based from what I was told is that the BCDA was already paid a certain amount going in when the Ayala Campos goup took over the development of Fort Boifacio and that the joint venture also allowed the BCDA to have a percentage of the units and parking slots in the project named after them and so as owners, when the said units and parking slots are sold/disposed, proceeds go to them and not Ayala. Moreover the BCDA gets a certain percentage or a given guaranteed fixed proceed (forgot which one) from Ayala out of the operational income from the commercial portion of the project. The land where the commercial areas are like Boni High Street for example where spaces are being leased (and not sold), may very well be still owned by the joint venture partners but from what I was told the land where the condo projects are standing is no longer considered their's which is probably why Ayala can offer perpetual ownership for those who buy units in the project. So in essence the land rights was given up in exchange for units and parking slots much like what Ayala and the PSE did. If such is indeed the case, then I'm led to believe the land where the projects are standing on should be owned by the condo corp which is basically comprised of those who have stake in the said condo projects and that's why the title for these units can be offered free and clear. Unfortunately I'm just going by what the Ayala Reps told me and since I'm not a unit buyer/investor here, I can't confirm if such is indeed the case.

The government do not sell their land upon entering into a JV, otherwise malulugi ang gobyerno when the partnership ends.

One has to read this to understand the dynamics of government/private entity partnership
Guidelines and procedures for entering into JV agreements between government and private entities (https://docs.google.com/viewer?a=v&q=cache:CkYN0htIGSoJ:neda.gov.ph/references/Guidelines/JV%2520Guidelines.pdf+joint+venture+neda&hl=en&gl=ca&pid=bl&srcid=ADGEESi1QaJf3k9BBJ3eW4lP7ivl6sf8vaaf_7uThMdE8Fh6AofYSeFCMpMSeYL-aYpc3QFX8OPcMcOrPxOtj5P5ywPS2vutKMhoGGjiCOqVGgCiK7CR4qH5GiY3nvUxYXUdyWITfMxv&sig=AHIEtbRr6kccP3JzyNIZcx1M8NOakFdA_g)

The government do not sell their land upon entering into a JV, otherwise malulugi ang gobyerno when the partnership ends.

One has to read this to understand the dynamics of government/private entity partnership
Guidelines and procedures for entering into JV agreements between government and private entities (https://docs.google.com/viewer?a=v&q=cache:CkYN0htIGSoJ:neda.gov.ph/references/Guidelines/JV%2520Guidelines.pdf+joint+venture+neda&hl=en&gl=ca&pid=bl&srcid=ADGEESi1QaJf3k9BBJ3eW4lP7ivl6sf8vaaf_7uThMdE8Fh6AofYSeFCMpMSeYL-aYpc3QFX8OPcMcOrPxOtj5P5ywPS2vutKMhoGGjiCOqVGgCiK7CR4qH5GiY3nvUxYXUdyWITfMxv&sig=AHIEtbRr6kccP3JzyNIZcx1M8NOakFdA_g)


The government is disposing properties right now. Not only in Fort Bonifacio. Even in Clark. Cebu and Ilo ilo as well. Even Baguio. The JV reflects on Two Serendra. Some units are payable to BCDA. This is how the JV works. It does not make the title leasehold.

Seriously, are there still any developer who does not offer perpetual ownership? As far as i know, the biggest and top developers are now offering perpetual ownership. If its not perpetual do you think anyone would even bother considering the project despite the several other option in the area?

hope this shed some light taken form the website og fbdc

The Fort Bonifacio Development Corporation (FBDC) is the main developer of Bonifacio Global City, a 240 hectare world-class business district at the heart of Taguig City. Backing the FBDC in pursuing the ambitious project are the Bases Conversion Development Authority and the formidable consortium of Ayala Land, Inc. (ALI) and Evergreen Holdings, Inc. of the Campos Group, who jointly completed the acquisition of a controlling interest of FBDC in 2003.

The Ayala-Campos group brings to FBDC a wealth of real estate experience and aims to replicate the success of the development in the Makati Central Business District. ALI has a track record for creating and sustaining successful business districts and large-scale integrated communities while the Campos Group, through its real estate arm, Greenfield Development Corporation, has various property developments in the EDSA-Central Area and Laguna.

http://www.fbdcorp.com/about/ownership

The government is disposing properties right now. Not only in Fort Bonifacio. Even in Clark. Cebu and Ilo ilo as well. Even Baguio. The JV reflects on Two Serendra. Some units are payable to BCDA. This is how the JV works. It does not make the title leasehold.

Seriously, are there still any developer who does not offer perpetual ownership? As far as i know, the biggest and top developers are now offering perpetual ownership. If its not perpetual do you think anyone would even bother considering the project despite the several other option in the area?

How do you define disposing?
not all lands in former bases are disposable and for sale. Check the BCDA law RA 7227

Thanks for posting the pics leechtat.

I'm surprised how fast the construction is on the SM convention center. I was just there last year when it was just an empty lot.

It really is super fast. Passed by C5 earlier and i saw the parcel of land next to the proposed tall serviced residences/hotel of SM Aura Premiere being cleared already. Seems like they were able to relocate the informal settlers successfully. :cheers:

In the Contract to Buy & Sell (as well as in the Master Deed) of 8 Forbestown, it states the following:

Title and Ownership of Subject Property: “...The Seller shall execute a Deed of Absolute Sale conveying unto Buyer all its title, rights and interest in Subject Property...”

Conclusion: it’s perpetual ownership

In the Contract to Buy & Sell (as well as in the Master Deed) of 8 Forbestown, it states the following:

Title and Ownership of Subject Property: “...The Seller shall execute a Deed of Absolute Sale conveying unto Buyer all its title, rights and interest in Subject Property...”

Conclusion: it’s perpetual ownership

There are 3 ways for the government to make money in a converted military base. ..


1) sell the land to developers and let the developers do whatever they please (e.g. Forbestown, Trion, Bellagio, etc) They can offer perpetual ownership to their buyers at wala nang pakialam ang gobyerno.

2) Lease the property to developers. They can do what they want to make money as much as they want, pay the government with predetermined lease rate but the land still belongs ti the state

3) enter joint venture. Developer need not to pay rent. Government share the cost and profits, but the state still Owns the land

INVESTMENTS & PROJECTS http://www.bcda.gov.ph/investments_and_projects

Since 1992, BCDA has

generated Php52.977 billion in disposition proceeds from the sale, lease and/or joint venture development of former Metro Manila camps and their transformation into new premier mix-use districts. The biggest two of which are Fort Bonifacio and Villamor Air Base, which are now known as Bonifacio Global City and Newport City, respectively. BCDA's effective partnerships with leading private developers assured revenues for the country, bringing in more business and employment opportunities.

Of the said amount, 41% or P21.788 billion has been remitted to the National Treasury for the account of the Armed Forces of the Philippines (AFP), broken down into Php12.292 billion for the AFP modernization program and Php9.496 billion for military replication expenses. As mandated by R.A.7227 and amended by R.A. 7917, other beneficiaries are the contiguous municipalities of Taguig, Pateros and Makati, and 14 other government beneficiary agencies, receiving shares amounting to Php462 million and Php7.272 billion, respectively. On the other hand, some Php619 million went to the replication of non-military facilities affected by the developments, Php4.523 billion for taxes, duties and fees and Php7.037 to direct expenses like construction of site development projects, relocation and housing of informal occupants, survey, appraisal and titling expenses, as well as administrative costs. Further, Php10.891 billion went to the bases conversion program, the other major mandate under RA7227.

After BCDA remits the money to the Bureau of Treasury, the utilization and distribution of the remittances become the responsibilities of the Department of Budget and Management in accordance with the approved fiscal program of the government and shall release the share of the beneficiary agencies pursuant to the budget execution guidelines.

Bonifacio Global City in Fort Bonifacio The 240-hectare Bonifacio Global City is now one of the premier business and residential districts in the country, with a combined gross floor area of 1.8 million square meters to be built within the next three years. Behind this development is BCDA, in partnership with the Fort Bonifacio Development Corporation (FBDC), composed of the formidable consortium of Ayala Land, Inc. (ALI) and Evergreen Holdings, Inc. of the Campos Group. Locate the Bonifacio Global City

Newport City in Villamor Air Base The 25-hectare former Villamor Air Base, now known as the Newport City, is the country’s world-class urban integrated tourism resort complex featuring a strong I.T. component and airport-related businesses. It is developed by Megaworld Corporation, another real estate leader known for quality and innovative large-scale residential and office developments. Locate the Newport City

Other Metro Baselands Planning, preparation and disposition of other BCDA assets such as the 5-hectare Camps Melchor and Atienza, the 1.2 hectare Philippine Navy Headquarters in Fort Abad and Camp Claudio are underway. An

For everybody's reference, the CTS I signed in 2007 for my unit in Forbestown Center had West Bonifacio something as seller. MW told me that West Bonifacio was still in the process of turning over the property to them. The Deed of Absolute Sale released in 2010, however, declared MW as owner and seller.

Seriously, are there still any developer who does not offer perpetual ownership? As far as i know, the biggest and top developers are now offering perpetual ownership. If its not perpetual do you think anyone would even bother considering the project despite the several other option in the area?

I remember this Napolcom lot having issues before, lugi daw ang gobyerno kasi parang ibinenta na sa Megaworld instead of JV. BCDA denied it

This Napolcom site is now being developed by Megaworld as UPTOWN.. decide for yourself if they offer perpetual ownership on Joint Venture lands

The Bases Conversion Development Authority, meanwhile, disputed this. Responding to the BusinessMirror’s series on the controversial deal, (BCDA) said: “There was no circumvention of RA 7227 nor any violation. The agreement—a joint venture agreement for 50 years—did not violate RA 7227. Contrary to what was reported, it is not a sale. It is very clear in the agreement that titles will not be transferred to third parties, not even to Megaworld. The title remains with the Napolcom. These dispel any notion that the property was sold.” 

The BCDA said the 7.1-hectare property where the Philippine Public Safety College (PPSC) once stood is under the Department of the Interior and Local Government (DILG). 
http://www.businessmirror.com.ph/home/top-news/4666-house-probe-of-bgc-deal-eyed

Apostol questioned the JVDA as it apparently "contains the characteristics of contract of sale." The BCDA, in September 2009, awarded to Megaworld Corporation the contract to develop the BGC property.

During the last hearing, BCDA Executive Vice President Aileen Zosa said the joint venture agreement is for the development of the 8.38-hectare North Bonifacio lots in the Bonifacio Global City (BGC) into a mix use complex with predominantly residential uses. She also clarified that the JVDA is not a contract of sale and that NAPOLCOM will not in any way lose the title to the property.
http://www.congress.gov.ph/press/details.php?pressid=5603

^^ Thanks SCUD. Yikes patay yung mga bumili sa Uptown kung ganoon. Just that going by what was said above, it doesn't sound like the condo units in Uptown area are for perpetual ownership. Makes one wonder now if the same arrangement applies to the Serendra projects or not? Hopefully someone who works for Ayala can clarify the matter. Now if Serendra projects were allowed to offer perpetual ownership, could it be possible Uptown will be able to offer the same? Btw so papaano kaya yung mga home lots in MegaWorld's McKinley West Village near Forbes Park? Do they just lease the land and not own it? Maybe somebody can explain/clarify.

Below excerpt from 2008 Ayala Corporation Annual Report

"On April 15, 2003, ALI entered into a Joint Development Agreement (JDA) with BCDA for development of another lot inside Fort Bonifacio with a gross area of 11.6 hectares for residential purposes. Pursuant to the agreement, BCDA shall contribute its title and interest to the lot and ALI in turn shall provide the necessary cash and expertise to undertake and complete the implementation of the residential development. ALI commits to invest sufficient capital to complete the residential development."

www.ayala.com.ph/annual_reports/AC%202008%20AR.pdf

Note: 11.6 hectares consists of One and Two Serendra(verified). So in conclusion, Two Serendra is built on a perpetual ownership land.

^^ Thanks OSP. Mmm... so it seems Ayala has a different arrangement here than Megaworld (in North Boni) in terms of their joint venture agreement with the BCDA.
Though interestingly enough it's been posted recently in both the Uptown Place and the Uptown Ritz thread that you do also get perpetual ownership there from Megaworld.

^^ Thanks SCUD. Yikes patay yung mga bumili sa North Boni kung ganoon. Just that going by what was said above, it doesn't sound like the condo units in North Boni are for perpetual ownership. Makes one wonder now if the same arrangement applies to the Serendra projects or not? Hopefully someone who works for Ayala can clarify the matter. Btw so papaano kaya yung mga home lots in MegaWorld's McKinley West Village near Forbes Park?

It's the same arrangement with other JV's, the land still belongs to the state. Ang initial contribution ng gobyerno ay yung lote as collateral. They can make an arrangement with the developer na libre ang residential lot for 50 years (here in BC Canada 99years) walang babayaran na upa ang developer or unit owners, hindi papakialaman ng gobyerno ang residential component, pero hindi bibitiwan ng gobyerno ang titulo. In case of retail and commercial spaces naman, maniningil na ang gobyerno sa lease and/or sisingil pa siya ng parte niya sa joint venture. Ganun pa rin ang setup, leasehold 25+25, sa gobyerno pa rin ang lupa. Malaki ang kinikita ng gobyerno sa Serendra http://www.mb.com.ph/node/100897

Isa rin nga pala sa mga powers ng gobyerno , or BCDA in particular sa joint ventures is "to exercise the right of eminent domain" Section 5-k of RA 7227

Sana man lang alamin din ng mga ahente ang meaning niyan para hindi nabibigla ang mga buyers.

Isa rin nga pala sa mga powers ng gobyerno , or BCDA in particular sa joint ventures is "to exercise the right of eminent domain" Section 5-k of RA 7227

Sana man lang alamin din ng mga ahente ang meaning niyan para hindi nabibigla ang mga buyers.

kahit saan property naman pwedeng gamiting ng gobierno ang eminent domain di ba?

kahit saan property naman pwedeng gamiting ng gobierno ang eminent domain di ba?

Yes. Kung sa tingin ng gobyerno kailangan gamitin ang lupa, whether for military or civilian purposes, kukunin yan ng gobyerno kapalit ng fair market value bilang danyos.

Below excerpt from 2008 Ayala Corporation Annual Report

"On April 15, 2003, ALI entered into a Joint Development Agreement (JDA) with BCDA for development of another lot inside Fort Bonifacio with a gross area of 11.6 hectares for residential purposes. Pursuant to the agreement, BCDA shall contribute its title and interest to the lot and ALI in turn shall provide the necessary cash and expertise to undertake and complete the implementation of the residential development. ALI commits to invest sufficient capital to complete the residential development."

www.ayala.com.ph/annual_reports/AC%202008%20AR.pdf

Note: 11.6 hectares consists of One and Two Serendra(verified). So in conclusion, Two Serendra is built on a perpetual ownership land.

For the assurance of Serendra buyers:

The deeds of conveyance (for turned over Serendra units) signed by BCDA, the Ayala Land Inc. developers (Serendra, Inc.) and the Condo Corp. state that the 2 Parcels of land (under 2 consolidated Titles - see other general info below) covering 11.6 has. of the 'whole' Serendra Project (the 2 residential districts 'plus' the Commercial Zone) will be transferred in the name of the Condo Corp. upon completion of the Project, to wit:

"In accordance with the Deed of Partition effective on March 24, 2004, BCDA and SI have committed that the common areas in the building shall be ceded and registered in the name of the Condominium Corporation upon completion of the particular section to which the building pertains, and the Parcels shall be conveyed and registered in the name of the Condominium Corporation upon completion of the Project;..."

Furthermore, Serendra's Master Deed signed by Ayala Land Inc. (ALI) which forms part of Serendra's Deed of Sale states that if any Phase/s of the Project is discontinued the Parcels of land shall be subdivided to 'convey' portions (covering the completed Phases) to the Condo Corp, to wit:

"...in the event that the Declarant ('which is ALI') decides to discontinue with the development of any of the subsequent Phases of the Project prior to it having obtained the relevant licenses(s) to sell thereof, the Condominium Development referred to herein shall consist of the developed Phases of the Project and the Declarant shall, without need for obtaining any consent from the Owners or the Condominium Corporation: (i) cause the subdivision of the Parcels ('refers to the 2 consolidated lots where Serendra is built') FOR THE PURPOSE OF 'CONVEYING' TO THE CONDOMINIUM CORPORTATION ONLY THAT PORTION OF THE PARCELS on which the developed Phase or Phases has or have (as applicable) been constituted..." ('1st paragraph of page 32 of the Master Deed')

The phrase in caps was missed out in my earlier unedited post and the markings (') in the quoted provisions were supplied by me. And I suppose 'CONVEYING' means transferring of the subdivided Titles to the Condo Corp.

It is then very clear that Serendra Condo Corp. members have perpetual ownership, unless BCDA reneges on its promise and holds back the transfer of their Titles upon completion of the Project. ALI and the Condo corp. can then legally chase BCDA.

Other General Info:

Bases Conversion Development Authority (BCDA) is a government entity created and established under RA No. 7227 dated March 13, 1992, and its tracts of land are subject to the conditions imposed by RA 7227 and EO No. 40. Below are the links to these rep. acts and exec. order:
http://www.chanrobles.com/republicactno7227.html
http://www.lawphil.net/executive/execord/eo2001/eo_40_2001.html

Several land titles where Serendra sits are now consolidated into two Titles under BCDA's name. These should be transferred to the Condo Corp. before the end of BCDA's 50-year lifeterm (created in 1992 so will dissolve in 2042).

The 1st Title should be transferred upon conveyance of One Serendra's West Tower and bridge (connecting to East Tower) around 2016 since this Title covers the larger block of land of One, Two and Retail Districts. The 2nd Title should be transferred upon conveyance of the Sequoia Section of Two Serendra around 2018 since this Title covers the other piece of land of Two Serendra on the smaller block across 26th Avenue. Serendra realtors can confirm projected completion dates.

To get more specific info on Serendra, registered owners and their authorized reps can join the separate One and Two Serendra egroups. Try the following links:
groups.yahoo.com/group/oneseredra_neighbors OR
groups.yahoo.com/group/TwoSerendra

Guys I am leasing my 2 Serendra 1 bedroom unit, please let me know if you are interested or you might know someone that is interested. Thanks

Fully Furnished 54 Sq Meter Junior Suite in 2 Serendra.

Very nice contemporary designed fully furnished large Junior Suite converted from 1 Bedroom with a separate Washer & Dryer!

The condo is in the 1st phase of 2 Serendra at 10th floor (top most floor) overlooking Bonifacio High Street. Serendra Promenade, Bonifacio High Street & Market Market is just a distance away!

Below is a link where you can view and download pictures of the unit.
http://www.edmundtanso.com/Architecture-Art-Photo-Gallery/Philippines/Serendra-2-unit-1007A-54sq/6508710_PRABa


Prefer a 1 year lease and asking lease is Pph 40,000 inclusive of HOA. The condo is available for lease on August 2012.

If you are or have an interested client who wants to view the unit, please let me know and I will try to arrange a viewing. For the brokers, I will be giving a 1 month lease as part of the commission.

Thanks so much for the info.......I really appreciate your efforts to clear up this leasehold vs perpetual ownership issue. Thanks again. Now on softer issue, which Interior Designer and Contractor is the good and dependable? Any suggestions, anyone?

For the assurance of Serendra buyers:

The deeds of conveyance (for turned over Serendra units) signed by BCDA, the Ayala Land Inc. developers (Serendra, Inc.) and the Condo Corp. state that the 2 Parcels of land (under 2 consolidated Titles - see other general info below) covering 11.6 has. of the 'whole' Serendra Project (the 2 residential districts 'plus' the Commercial Zone) will be transferred in the name of the Condo Corp. upon completion of the Project, to wit:

"In accordance with the Deed of Partition effective on March 24, 2004, BCDA and SI have committed that the common areas in the building shall be ceded and registered in the name of the Condominium Corporation upon completion of the particular section to which the building pertains, and the Parcels shall be conveyed and registered in the name of the Condominium Corporation upon completion of the Project;..."

Furthermore, Serendra's Master Deed signed by Ayala Land Inc. (ALI) which forms part of Serendra's Deed of Sale states that if any Phase/s of the Project is discontinued the Parcels of land shall be subdivided to 'convey' portions (covering the completed Phases) to the Condo Corp, to wit:

"...in the event that the Declarant ('which is ALI') decides to discontinue with the development of any of the subsequent Phases of the Project prior to it having obtained the relevant licenses(s) to sell thereof, the Condominium Development referred to herein shall consist of the developed Phases of the Project and the Declarant shall, without need for obtaining any consent from the Owners or the Condominium Corporation: (i) cause the subdivision of the Parcels ('refers to the 2 consolidated lots where Serendra is built') FOR THE PURPOSE OF 'CONVEYING' TO THE CONDOMINIUM CORPORTATION ONLY THAT PORTION OF THE PARCELS on which the developed Phase or Phases has or have (as applicable) been constituted..." ('1st paragraph of page 32 of the Master Deed')

The phrase in caps was missed out in my earlier unedited post and the markings (') in the quoted provisions were supplied by me. And I suppose 'CONVEYING' means transferring of the subdivided Titles to the Condo Corp.

It is then very clear that Serendra Condo Corp. members have perpetual ownership, unless BCDA reneges on its promise and holds back the transfer of their Titles upon completion of the Project. ALI and the Condo corp. can then legally chase BCDA.

Other General Info:

Bases Conversion Development Authority (BCDA) is a government entity created and established under RA No. 7227 dated March 13, 1992, and its tracts of land are subject to the conditions imposed by RA 7227 and EO No. 40. Below are the links to these rep. acts and exec. order:
http://www.chanrobles.com/republicactno7227.html
http://www.lawphil.net/executive/execord/eo2001/eo_40_2001.html

Several land titles where Serendra sits are now consolidated into two Titles under BCDA's name. These should be transferred to the Condo Corp. before the end of BCDA's 50-year lifeterm (created in 1992 so will dissolve in 2042).

The 1st Title should be transferred upon conveyance of One Serendra's West Tower and bridge (connecting to East Tower) around 2016 since this Title covers the larger block of land of One, Two and Retail Districts. The 2nd Title should be transferred upon conveyance of the Sequoia Section of Two Serendra around 2018 since this Title covers the other piece of land of Two Serendra on the smaller block across 26th Avenue. Serendra realtors can confirm projected completion dates.

To get more specific info on Serendra, registered owners and their authorized reps can join the separate One and Two Serendra egroups. Try the following links:
groups.yahoo.com/group/oneseredra_neighbors OR
groups.yahoo.com/group/TwoSerendra

^^ Thanks for the clarification Pissedoff!

^^ Thanks for the clarification Pissedoff!

Hi 3cr,

I am so glad the issue was cleared up for Serendra. They are still trying and fighting to clarify this identical issue for One Uptown Place.

^^ Yup I know and am glad clarification has been made. Hopefully they will also get to the botom of this in the Uptown thread as well. The sooner they can post that clarification and nip this in the bud so to speak, the better for those who have bought and those that are thinking of buying units there. I'm sure many there are quite antsy right now as nobody wants to be duped out of their hard earned money. I'd like to think it will be good news in the end as it was here. :cheers:

At one time, I was seriously considering to back-out from this Serendra purchase if this project is leasehold.


^^ Yup I know and am glad clarification has been made. Hopefully they will also get to the botom of this in the Uptown thread as well. The sooner they can post that clarification and nip this in the bud so to speak, the better for those who have bought and those that are thinking of buying units there. I'm sure many there are quite antsy right now as nobody wants to be duped out of their hard earned money. I'd like to think it will be good news in the end as it was here. :cheers:

At one time, I was seriously considering to back-out from this Serendra purchase if this project is leasehold.



I just talked to my real estate consultant and he assured me that this is indeed perpetual ownership. The joint venture is really just having BCDA get proceeds from sale. Some units are being sold under BCDA and not serendra inc. but this is not leasehold. He used the term freehold and constitutes perpetual ownership.

He also said that in normal wear and tear of buildings, the condo corp (consisting of all unit owners) will decide if a building will be renovated reconstructed or sold. But given property management is handled by Ayala, there's assurance that the building will not get rundown easily.

You can never go wrong with Ayala. :) they may be expensive but you get the price you pay for. He said that during ondoy, Burgos circle was submerged in water - restaurants were flooded but it didnt get flooded in serendra and high street. Kudos to ayala! :)

At one time, I was seriously considering to back-out from this Serendra purchase if this project is leasehold.

^^ Good that there is clarity now so you can proceed with your unit purchase with peace of mind that you'll have perpetual ownership of the unit you are buying. Looks like Congrats is in order. :) :cheers:

You can never go wrong with Ayala. :) they may be expensive but you get the price you pay for. He said that during ondoy, Burgos circle was submerged in water - restaurants were flooded but it didnt get flooded in serendra and high street. Kudos to ayala! :)

Actually the flood at the Burgos Circle was a big slap on the face of Ayala group. They are one of the partners of FBDC that developed and maintains BGC. They claimed BGC was flood-free but Ondoy proved them wrong. :ohno:

Actually the flood at the Burgos Circle was a big slap on the face of Ayala group. They are one of the partners of FBDC that developed and maintains BGC. They claimed BGC was flood-free but Ondoy proved them wrong. :ohno:

isn't Burgos circle megaworld?

Actually the flood at the Burgos Circle was a big slap on the face of Ayala group. They are one of the partners of FBDC that developed and maintains BGC. They claimed BGC was flood-free but Ondoy proved them wrong. :ohno:

Isn't Burgos circle megaworld? Forbestown area? All condos there are megaworld.

Isn't Burgos circle megaworld? Forbestown area? All condos there are megaworld.

Burgos Circle is a public area within BGC. Its drainage and flood control system are under the management of FBDC, where Ayala is a partner. Forbestown Center was not flooded during Ondoy, but other developments along Burgos Circle were.

Burgos Circle is a public area within BGC. Its drainage and flood control system are under the management of FBDC, where Ayala is a partner. Forbestown Center was not flooded during Ondoy, but other developments along Burgos Circle were.

In that case they made sure the areas where their condos are werent gonna get flooded. :)

I heard the retail area in the circle were flooded. These are under lease with megaworld right?

you're right. about half of the circle is under forbestown. too bad for those restos in that periphery. well, i'm bashing ayala/fbdc on this one, not its condo projects in bgc.

you're right. about half of the circle is under forbestown. too bad for those restos in that periphery. well, i'm bashing ayala/fbdc on this one, not its condo projects in bgc.

I am not pro or against Ayala but just stating facts I know.

If you check Google Earth, elevation of Serendra area is approx. 30 meters above sea level with Two Serendra higher by 1 to 2 meters than One Serendra. Market Market is even higher at 35 meters above sea level but rapidly drops down to 10 meter and below the other side of C5 and the West Marikina fault. Serendra/Market2 area is therefore also on the safe side of the fault on solid bedrock.

Burgos Circle on the other hand is 20 to 22 meters above sea level so it's only when this area is already 8 to 10 meters under water would any flooding start in the Serendra area. BGC flooding is therefore not really a drainage problem and Ondoy while a historically rare occurrence is actually a precursor of worsening weather patterns which will continue to develop as a consequence of global warming.

BDW, there is also an Ayala development in the Burgos area which is Boni Ridge. Can anyone confirm if this project was just taken over from Metro Pacific or its original developers?

Other info of general interest:

BGC is being developed by Fort Bonifacio Development Corporation (FBDC). FBDC is managed (or owned?) by Ayala Land, Inc. (ALI), Evergreen Holdings, Inc. (Campos Group) and BCDA. Formerly FBDC was owned by BCDA (45%) and Metro Pacific Corp (MPC - 55%).

FBDC's subsidiaries include Boni Transport, Boni Gas (co-owned with Pilipinas
Shell), Boni Water (co-owned with BCDA & Fr. company Veolla), Boni Estate
Service Corp. (co-owned by FBDC and BCDA), Boni Art Foundation and Fort Boni Dev. Foundation.

Bonifacio Global City Estate Association (BGCEA) was formed by FBDC and BCDA as the Lot Owners' Association of BGC. One lot is equivalent to one membership vote. Among areas covered are: North Bonifacio; Crescent Park West; Bonifacio South; Bonifacio Center; Station Square East; and
University Parkway (UP). BGCEA's Board of Directors of 12 members, consists of two (2) elected representatives from each of the above districts in Global City. Representatives of the major developers of BGC necessarily make up the Board.

As of now, Serendra Condo Corp. is not represented in Station Square East where Serendra is located because the Lots are still in the name of BCDA whose rep and ALI's are current directors.

BGCEA hired BESC to manage BGC and all of FBDC's subsidiaries have also been engaged as the exclusive service companies of BGC.

This summary is based on several information gathered about the different
entities involved in BGC.

In that case they made sure the areas where their condos are werent gonna get flooded. :)

I heard the retail area in the circle were flooded. These are under lease with megaworld right?

MW developed the condos in the area, but the typhoon ondoy is an isolated case, and we can't really blame the developers for this one

MW developed the condos in the area, but the typhoon ondoy is an isolated case, and we can't really blame the developers for this one an ankle deep flood fr ondoy is not bad at all.

an ankle deep flood fr ondoy is not bad at all.

Exactly.

While I said it's more elevation than drainage that flooded the Burgos Circle area more than others when Ondoy hit us, may I add that larger storm drains are obviously needed in the lowest lying areas of BGC due to on-going climate changes causing more severe tropical weather.

But how this could be done and where the water would be routed to may be a challenge to BGCEA. And those who laid BGC's infrastructure several years ago may not have been fully aware of the unexpectedly rapid impact of global warming in the tropics.

an ankle deep flood fr ondoy is not bad at all.

Street level may not flood much since the whole BGC is more elevated than most places. It's just basement parking that may be a problem.

MW developed the condos in the area, but the typhoon ondoy is an isolated case, and we can't really blame the developers for this one

and during Ondoy, Burgos Circle is not yet fully operational, lots of on-going construction that might have caused the flooding.

anyway, i'm glad that this non-issue re leasehold or freehold has been finally put to rest. it's been a non-issue from day 1 since there are CTBS that states that the land already belongs to Ayala Land. Joint ventures are a common practice, even Forbestown Center is a JV project between MW and Bonifacio West.

please check out www.serendra.com.ph for more updates. ty

While I said it's more elevation than drainage that flooded the Burgos Circle area more than others when Ondoy hit us, may I add that larger storm drains are obviously needed in the lowest lying areas of BGC due to on-going climate changes causing more severe tropical weather.

But how this could be done and where the water would be routed to may be a challenge to BGCEA. And those who laid BGC's infrastructure several years ago may not have been fully aware of the unexpectedly rapid impact of global warming in the tropics.

Though it's a fact that the Burgos circle area is the lowest part of the whole BGC area which basically makes it the drainage hole of Fort Boni, I don't think it's a simple case of just elevation difference alone but several factors actually had to come into play which created that flooding in the Burgos circle. One inspection report had found the drainage grilles and holes were clogged up during Ondoy which didn't allow the flood water to drain properly. Another report said the situation was also aggravated by water backing up when the Dams released more water than it should in such a short period which overwhelmed the whole drainage system in and around the metro. Buti nga sa Burgos Circle hanggang tuhod lang ang baha compared to what we saw in the other parts of Metro Manila including Makati, Ortigas/Mandaluyong and Quezon City areas where waters were more than neck high in some instances. All I know is not long after the flooding, the drainage holes were cleaned and the dranaige grilles replaced along the circle rotunda. I'm assuming the holes got clogged up by building materials from on-going construction at that time and since the construction got done and drainage holes cleaned and grilles replaced, have not really heard Burgos Circle collecting water or flooding again after the Ondoy incident which is a good thing.

Though it's a fact that the Burgos circle area is the lowest part of the whole BGC area which basically makes it the drainage hole of Fort Boni, I don't think it's a simple case of just elevation difference alone but several factors actually had to came into play which created that flooding in the Burgos circle. One inspection report had found the drainage grilles and holes were clogged up during Ondoy which didn't allow the flood water to drain properly. Another report said the situation was also aggravated by water backing up when the Dams released more water than it should in such a short period which overwhelmed the whole drainage system in and around the metro. Buti nga sa Burgos Circle hanggang tuhod lang ang baha compared to what we saw in the other parts of Metro Manila including Makati, Ortigas/Mandaluyong and Quezon City areas where waters were more than neck high in some instances. All I know is not long after the flooding, the drainage holes were cleaned and the dranaige grilles replaced along the circle rotunda. I'm assuming the holes got clogged up by building materials from on-going construction at that time and since the construction got done and drainage holes cleaned and grills replaced, have not really heard Burgos Circle collecting water or flooding again after the Ondoy incident which is a good thing.

exactly, because Burgos Circle at that time is not yet fully operational. all the condos around are under construction pa which might have contributed to the flood.

I am not pro or against Ayala but just stating facts I know.

If you check Google Earth, elevation of Serendra area is approx. 30 meters above sea level with Two Serendra higher by 1 to 2 meters than One Serendra. Market Market is even higher at 35 meters above sea level but rapidly drops down to 10 meter and below the other side of C5 and the West Marikina fault. Serendra/Market2 area is therefore also on the safe side of the fault on solid bedrock.

Burgos Circle on the other hand is 20 to 22 meters above sea level so it's only when this area is already 8 to 10 meters under water would any flooding start in the Serendra area. BGC flooding is therefore not really a drainage problem and Ondoy while a historically rare occurrence is actually a precursor of worsening weather patterns which will continue to develop as a consequence of global warming.

BDW, there is also an Ayala development in the Burgos area which is Boni Ridge. Can anyone confirm if this project was just taken over from Metro Pacific or its original developers?

Other info of general interest:

BGC is being developed by Fort Bonifacio Development Corporation (FBDC). FBDC is managed (or owned?) by Ayala Land, Inc. (ALI), Evergreen Holdings, Inc. (Campos Group) and BCDA. Formerly FBDC was owned by BCDA (45%) and Metro Pacific Corp (MPC - 55%).

FBDC's subsidiaries include Boni Transport, Boni Gas (co-owned with Pilipinas
Shell), Boni Water (co-owned with BCDA & Fr. company Veolla), Boni Estate
Service Corp. (co-owned by FBDC and BCDA), Boni Art Foundation and Fort Boni Dev. Foundation.

Bonifacio Global City Estate Association (BGCEA) was formed by FBDC and BCDA as the Lot Owners' Association of BGC. One lot is equivalent to one membership vote. Among areas covered are: North Bonifacio; Crescent Park West; Bonifacio South; Bonifacio Center; Station Square East; and
University Parkway (UP). BGCEA's Board of Directors of 12 members, consists of two (2) elected representatives from each of the above districts in Global City. Representatives of the major developers of BGC necessarily make up the Board.

As of now, Serendra Condo Corp. is not represented in Station Square East where Serendra is located because the Lots are still in the name of BCDA whose rep and ALI's are current directors.

BGCEA hired BESC to manage BGC and all of FBDC's subsidiaries have also been engaged as the exclusive service companies of BGC.

This summary is based on several information gathered about the different
entities involved in BGC.

With having exclusive service companies, this monopoly opens up the possibility of overpricing like for water electricity/gas? I heard piped gas is 3x the price of cylinder gas and about 25% more expensive than electricity?

Does anyone know who owns the lot across two serendra beside SOMA?

I am not pro or against Ayala but just stating facts I know.

If you check Google Earth, elevation of Serendra area is approx. 30 meters above sea level with Two Serendra higher by 1 to 2 meters than One Serendra. Market Market is even higher at 35 meters above sea level but rapidly drops down to 10 meter and below the other side of C5 and the West Marikina fault. Serendra/Market2 area is therefore also on the safe side of the fault on solid bedrock.

Burgos Circle on the other hand is 20 to 22 meters above sea level so it's only when this area is already 8 to 10 meters under water would any flooding start in the Serendra area. BGC flooding is therefore not really a drainage problem and Ondoy while a historically rare occurrence is actually a precursor of worsening weather patterns which will continue to develop as a consequence of global warming.

BDW, there is also an Ayala development in the Burgos area which is Boni Ridge. Can anyone confirm if this project was just taken over from Metro Pacific or its original developers?

Other info of general interest:

BGC is being developed by Fort Bonifacio Development Corporation (FBDC). FBDC is managed (or owned?) by Ayala Land, Inc. (ALI), Evergreen Holdings, Inc. (Campos Group) and BCDA. Formerly FBDC was owned by BCDA (45%) and Metro Pacific Corp (MPC - 55%).

FBDC's subsidiaries include Boni Transport, Boni Gas (co-owned with Pilipinas
Shell), Boni Water (co-owned with BCDA & Fr. company Veolla), Boni Estate
Service Corp. (co-owned by FBDC and BCDA), Boni Art Foundation and Fort Boni Dev. Foundation.

Bonifacio Global City Estate Association (BGCEA) was formed by FBDC and BCDA as the Lot Owners' Association of BGC. One lot is equivalent to one membership vote. Among areas covered are: North Bonifacio; Crescent Park West; Bonifacio South; Bonifacio Center; Station Square East; and
University Parkway (UP). BGCEA's Board of Directors of 12 members, consists of two (2) elected representatives from each of the above districts in Global City. Representatives of the major developers of BGC necessarily make up the Board.

As of now, Serendra Condo Corp. is not represented in Station Square East where Serendra is located because the Lots are still in the name of BCDA whose rep and ALI's are current directors.

BGCEA hired BESC to manage BGC and all of FBDC's subsidiaries have also been engaged as the exclusive service companies of BGC.

This summary is based on several information gathered about the different
entities involved in BGC.

So that means na kahit nasa millennium age of technology tayo, kailangan gawing mas matibay ang structures nearby Marikina West Valley Fault Line example ng Serendra, Market Market at SM Aura. Yung sa Burgos Circle naman kailangan na ayusin ang drainage system nila or else na i-recycle ang tubig for plantation and cleaning purposes para mas kaaya-aya puntahan at hindi ma-dismaya ang mga residents at visitors na nababaha ang place na yan.

Does anyone know who owns the lot across two serendra beside SOMA?

Isnt that a parking lot?

Isnt that a parking lot?

The one on the other side. The McKinley road side. It says in some lot layout that it's a sold lot. Not sure who bought it. It would be nice to know the developments happening around the serendra area. :)

The one on the other side. The McKinley road side. It says in some lot layout that it's a sold lot. Not sure who bought it. It would be nice to know the developments happening around the serendra area. :)

Aww, sorry man. Behind soma is nuvo land's infinity though

Aww, sorry man. Behind soma is nuvo land's infinity though

No prob rough. Theres no activity on the lot beside soma and infinity by McKinley road hehe. Now I wonder if there's some layout that says who owns which lot. :)

No prob rough. Theres no activity on the lot beside soma and infinity by McKinley road hehe. Now I wonder if there's some layout that says who owns which lot. :)

I thought it was being utilized as a parking lot, or just some empty weeded lot? heheh. Wow, you sure are into the developments in this area buddy.:cheers:

I thought it was being utilized as a parking lot, or just some empty weeded lot? heheh. Wow, you sure are into the developments in this area buddy.:cheers:

Haha yeah. Currently its an empty weeded lot but it is sold to some developer.
I just want to know who my neighbors will be hehe.

So, this is the post from Serendra that everyone is referring to. I don't remember commenting in this. Nabasa ko to but I was busy then kaya di ako nakareply.

Para mas malinaw, I will highlight @pissedoff comment on red. Mine in blue...


The deeds of conveyance (for turned over Serendra units) signed by BCDA, the Ayala Land Inc. developers (Serendra, Inc.) and the Condo Corp. state that the 2 Parcels of land (under 2 consolidated Titles - see other general info below) covering 11.6 has. of the 'whole' Serendra Project (the 2 residential districts 'plus' the Commercial Zone) will be transferred in the name of the Condo Corp. upon completion of the Project, to wit:
"In accordance with the Deed of Partition effective on March 24, 2004, BCDA and SI have committed that the common areas in the building shall be ceded and registered in the name of the Condominium Corporation upon completion of the particular section to which the building pertains, and the Parcels shall be conveyed and registered in the name of the Condominium Corporation upon completion of the Project;..."


Deed of Conveyance, Parcels of Land, Consolidation... these words are missing sa nasabing post but only the poster's interpretation of the agreement. In fact, A DEED OF PARTITION is exactly the opposite of Deed of Consolidation. It says, there is an agreement na pinirmahan ang BCDA and Serendra Inc na ang common areas sa loob ng building ay ililipat at irerehistro sa pangalan ng Condo Corp kapag natapos ang construction ng common areas sa loob ng building. Walang lupa na pinaguusapan dito. The PARCELS, meaning common areas like swimming pool, gym, game room, etc., shall be transferred and conveyed to the Condo Corp upon completion of the project.

A Deed of Partition means, ihihiwalay mo lang ang ownership ng third party sa common area, sa ownership ng property na pag-aari ng BCDA.

Again, ang mga subject dito ay yung ownership ng common area. Read again.

From the Uptown Thread, calling into question the earlier post of pissedoff. Maybe pissedoff can clarify if the word "parcels" is defined clearly in the deed of conveyance

Haha yeah. Currently its an empty weeded lot but it is sold to some developer. I just want to know who my neighbors will be hehe.

I see, you're from serendra? I thought all the while you were an engineer / architect too.

I see, you're from serendra? I thought all the while you were an engineer / architect too.

Yep. I got a unit but very much interested in the development on the whole BGC community.

From the Uptown Thread, calling into question the earlier post of pissedoff. Maybe pissedoff can clarify if the word "parcels" is defined clearly in the deed of conveyance

Never mind, it's cleared up now :)

hi rainmaker. Is that you on the white dress? :)

hi rainmaker. Is that you on the white dress? :)

LOL that's Marian Rivera. I'm the ugly guy next to her. :lol:

LOL that's Marian Rivera. I'm the ugly guy next to her. :lol:

thought it was dingdong...

thought it was dingdong...

I'm going to show this post to everyone I know. hahahaha!

I'm going to show this post to everyone I know. hahahaha!

don't miss SCUD...

hahaha! There's no emnity between me and SCUD, I assure you. Strangely, he reminds me of my tito I'm quite fond of but argue with a lot as well. I was just put-off that he accused that agent of lying even though there wasn't any 100% sure evidence to support his claim. Crush ko pa naman si Lorbie. hahahaha

hahaha! There's no emnity between me and SCUD, I assure you. Strangely, he reminds me of my tito I'm quite fond of but argue with a lot as well. I was just put-off that he accused that agent of lying even though there wasn't any 100% sure evidence to support his claim. Crush ko pa naman si Lorbie. hahahaha

are you a lawyer?

Nah, I work in real estate Business Development. Why?

Nah, I work in real estate Business Development. Why? because you are very analytical like scud and tchitz. you can argue your case re uptown without losing your cool and do not come across as stubborn.

hahaha! There's no emnity between me and SCUD, I assure you. Strangely, he reminds me of my tito I'm quite fond of but argue with a lot as well. I was just put-off that he accused that agent of lying even though there wasn't any 100% sure evidence to support his claim. Crush ko pa naman si Lorbie. hahahaha

I like SCUD. He may sound brass and arrogant to some, but I think he is just straightforward. Btw, I don't think he accused Lorbie of lying. It is the statement "All projects of MW are perpetual" that he called a big lie. It is not directed to the agent. I also believe Lorbie mentioned it in good faith. :)

Reading back on this thread, even with TWO serendras problems, Its still a great project. With the location and the community that was developed by the Ayalas, it still is a good long-term investment and a good place to live in. Im sure with the help of people like pissedoff and the other owners at two serendra, the community will flourish.

Hope to hear more news about my investment at Red Oak!

What two serendra problems are you aware of?

I like SCUD. He may sound brass and arrogant to some, but I think he is just straightforward. Btw, I don't think he accused Lorbie of lying. It is the statement "All projects of MW are perpetual" that he called a big lie. It is not directed to the agent. I also believe Lorbie mentioned it in good faith. :)

Hmm... Well, actually now that I think about it, that's fair naman. Although I think he can work on smoothening out the tone of his arguments so as not to appear to arrogant. I don't mind it (that much), but I can see where others might

because you are very analytical like scud and tchitz. you can argue your case re uptown without losing your cool and do not come across as stubborn.

Well, actually I need that in my work. I coordinate with so many parties having so many diverging opinions. And I guess it helps that my dad's a lawyer.

Thanks for the compliment :)

http://flic.kr/p/ckjGnd

Meranti - Construction update June 2012

source: http://www.alveoland.com.ph

Does anyone know if the assoc dues for parking is the same rate as with the unit per sqm?

Does anyone know if the assoc dues for parking is the same rate as with the unit per sqm?

I have a unit by the same company the car paring has a different charge much cheaper

Does anyone know if the assoc dues for parking is the same rate as with the unit per sqm?

It should be lower since technically, the maintenance of the parking levels are significantly cheaper.

I have a unit by the same company the car paring has a different charge much cheaper

Thanks Kevin. I had hoped it was lower.

It should be lower since technically, the maintenance of the parking levels are significantly cheaper.

I had the same thought but wanted to make sure. I also wanted to find out how much what it really was.

In Sections A to E Two Serendra, the rate is the same for either unit or parking slot, PhP93/sqm. A parking slot is 12.5 sqm.

In Sections A to E Two Serendra, the rate is the same for either unit or parking slot, PhP93/sqm. A parking slot is 12.5 sqm.

Thanks oilmover. I wonder why it's the same rate... parking areas are not as expensive to maintain I would think.

I got my keys to Aston earlier this week. I must have been about the first?

The place is wonderful. I don't think I can stand to sell.

Some comments:

1. The currently available amenities are inadequate. No pools yet in that section of Serendra 2, apart from the kiddie pool which is not quite yet ready for kids. The kids playhouse is essentially open for kids, but none are there. The bridge to the prior Serendra 2 section across the street is far from being completed (doesn't really even look started) -- there is no quick or easy way to get those amenities. At the top of the building are planned a gym (an interim measure that I understood may be in effect for some years until Sequoia sports facilities are complete) The kids play areas upstairs are not started.

2. The basement parking seems well ventillated, but of course there are few cars there right now. I was told that the car slots were sold out under Aston and that potential clients either need to rent or buy under another building. I not sure how buying under another of the four buildings works, since that will eventually create a bigger scarcity under those buildings.

3. The lobby and entrance areas look wonderful. The air-conditioning works really well. The concierge desk is already staffed. Nice elevators. Good lighting. The staff and guards are polite and friendly.

4. After checking my unit, the punch list was almost non-existent and all the problems I found were corrected mostly overnight, and the rest by the next day. The materials used in the finishing, at least in my opinion, look to be of good quality.

5. Association dues will not yet begin, and there is some threshhold of turnover or occupancy (I don't recall which) before that will kick in. My recollection is vague, but I think they said after 60%.

6. Most of the utilities are expensive, such as natural gas, water, and electricity. I wish they didn't have to charge so much, but it is what it is and I have no control over it.

The only negative is that while the individual units may be ready, it seems premature for most people to move in, unless they are owners and don't mind the wait for the amenities. I don't think I would be able to rent my unit for at least six months or longer. I wonder if it might even take one year.

Aston is, in my opinion, absolutely wonderful. Serendra is one of a kind...I doubt any future development in the Fort will have so much ground floor common area with so many combined amenities.

^^^ pics please?

I got my keys to Aston earlier this week. I must have been about the first?

The place is wonderful. I don't think I can stand to sell.

Some comments:

1. The currently available amenities are inadequate. No pools yet in that section of Serendra 2, apart from the kiddie pool which is not quite yet ready for kids. The kids playhouse is essentially open for kids, but none are there. The bridge to the prior Serendra 2 section across the street is far from being completed (doesn't really even look started) -- there is no quick or easy way to get those amenities. At the top of the building are planned a gym (an interim measure that I understood may be in effect for some years until Sequoia sports facilities are complete) The kids play areas upstairs are not started.

2. The basement parking seems well ventillated, but of course there are few cars there right now. I was told that the car slots were sold out under Aston and that potential clients either need to rent or buy under another building. I not sure how buying under another of the four buildings works, since that will eventually create a bigger scarcity under those buildings.

3. The lobby and entrance areas look wonderful. The air-conditioning works really well. The concierge desk is already staffed. Nice elevators. Good lighting. The staff and guards are polite and friendly.

4. After checking my unit, the punch list was almost non-existent and all the problems I found were corrected mostly overnight, and the rest by the next day. The materials used in the finishing, at least in my opinion, look to be of good quality.

5. Association dues will not yet begin, and there is some threshhold of turnover or occupancy (I don't recall which) before that will kick in. My recollection is vague, but I think they said after 60%.

6. Most of the utilities are expensive, such as natural gas, water, and electricity. I wish they didn't have to charge so much, but it is what it is and I have no control over it.

The only negative is that while the individual units may be ready, it seems premature for most people to move in, unless they are owners and don't mind the wait for the amenities. I don't think I would be able to rent my unit for at least six months or longer. I wonder if it might even take one year.

Aston is, in my opinion, absolutely wonderful. Serendra is one of a kind...I doubt any future development in the Fort will have so much ground floor common area with so many combined amenities.

Thanks for this comprehensive feedback!
What initial problems did you find (which were immediately corrected anyway)?
Would you have pics to share? :)

Thanks for this comprehensive feedback!
What initial problems did you find (which were immediately corrected anyway)?
Would you have pics to share? :)

The only problems I found were paint spots on the wood flooring, some defective floor tiles on the patio, and other marks on the flooring that turned out to clean up fine. There is the risk of hidden defects, such as with the aircon tubing or gas pipes, but that is covered by a warranty if I find it in the next 6 months or a year (I don't recall which).

Of course once the place is occupied, there might be other problems to be discovered. But I checked all the water, outlets, lights, locks, cabinets, doors, and painting.

I did take photos, but since my wife and I are in the photos and we are definitely NOT photogenic (= unattractive), I am not wanting to post what I now have.

The only problems I found were paint spots on the wood flooring, some defective floor tiles on the patio, and other marks on the flooring that turned out to clean up fine. There is the risk of hidden defects, such as with the aircon tubing or gas pipes, but that is covered by a warranty if I find it in the next 6 months or a year (I don't recall which).

Of course once the place is occupied, there might be other problems to be discovered. But I checked all the water, outlets, lights, locks, cabinets, doors, and painting.

I did take photos, but since my wife and I are in the photos and we are definitely NOT photogenic (= unattractive), I am not wanting to post what I now have.

Ok thanks! Congratulations on the turnover! :)
Let us know if you have more info! Very helpful.

I got my keys to Aston earlier this week. I must have been about the first?

The place is wonderful. I don't think I can stand to sell.



Hi LivingInManila,

Congrats on the turnover. Now you fell in love with the place, what happen to the potential buyer that wanted your condo previously?

Hi LivingInManila,

Congrats on the turnover. Now you fell in love with the place, what happen to the potential buyer that wanted your condo previously?

It is being shown tomorrow. A great price could still convince me. But I do want to keep it until or unless I can get a great price.

I got my keys to Aston earlier this week. I must have been about the first?

The place is wonderful. I don't think I can stand to sell.

Some comments:

1. The currently available amenities are inadequate. No pools yet in that section of Serendra 2, apart from the kiddie pool which is not quite yet ready for kids. The kids playhouse is essentially open for kids, but none are there. The bridge to the prior Serendra 2 section across the street is far from being completed (doesn't really even look started) -- there is no quick or easy way to get those amenities. At the top of the building are planned a gym (an interim measure that I understood may be in effect for some years until Sequoia sports facilities are complete) The kids play areas upstairs are not started.

2. The basement parking seems well ventillated, but of course there are few cars there right now. I was told that the car slots were sold out under Aston and that potential clients either need to rent or buy under another building. I not sure how buying under another of the four buildings works, since that will eventually create a bigger scarcity under those buildings.

3. The lobby and entrance areas look wonderful. The air-conditioning works really well. The concierge desk is already staffed. Nice elevators. Good lighting. The staff and guards are polite and friendly.

4. After checking my unit, the punch list was almost non-existent and all the problems I found were corrected mostly overnight, and the rest by the next day. The materials used in the finishing, at least in my opinion, look to be of good quality.

5. Association dues will not yet begin, and there is some threshhold of turnover or occupancy (I don't recall which) before that will kick in. My recollection is vague, but I think they said after 60%.

6. Most of the utilities are expensive, such as natural gas, water, and electricity. I wish they didn't have to charge so much, but it is what it is and I have no control over it.

The only negative is that while the individual units may be ready, it seems premature for most people to move in, unless they are owners and don't mind the wait for the amenities. I don't think I would be able to rent my unit for at least six months or longer. I wonder if it might even take one year.

Aston is, in my opinion, absolutely wonderful. Serendra is one of a kind...I doubt any future development in the Fort will have so much ground floor common area with so many combined amenities.

Hi, just want to ask you when exactly you were notified for the punchlist/turnover of your unit? We also have unit in Aston but until now haven't recieved any notification regarding the turnover......

Hi, just want to ask you when exactly you were notified for the punchlist/turnover of your unit? We also have unit in Aston but until now haven't recieved any notification regarding the turnover......

I wasn't notified. I just called their admin to arrange.

taken july 10 2012

http://4.bp.blogspot.com/-UT1mIYwbj2I/T_wauADpy1I/AAAAAAAADjY/Io_4rInxvV4/s400/P7102239.JPG

http://3.bp.blogspot.com/-dgNrqCNQwjU/T_wbMUBD02I/AAAAAAAADjk/Z-BKnyV8Gkc/s400/P7102240.JPG

http://3.bp.blogspot.com/-4GXBMH0Wzeg/T_wbi82GHAI/AAAAAAAADjs/M0b1YWvJ2kY/s400/P7102247.JPG

http://2.bp.blogspot.com/-zvtgO9N2nUM/T_wb3aQJQxI/AAAAAAAADj4/dQ7QcXu-hnk/s400/P7102253.JPG

http://4.bp.blogspot.com/-2Q4Ga7YD9hg/T_wcPSe6QuI/AAAAAAAADkA/ykWa1J83Czk/s400/P7102265.JPG

http://2.bp.blogspot.com/-LhVu6dNYyYM/T_wcmg4YA-I/AAAAAAAADkI/dkNyBYQfT8s/s400/P7102266.JPG

http://4.bp.blogspot.com/-NNDVfiYkbek/T_wc-vXOYYI/AAAAAAAADkU/oE1dBXOwLOc/s400/P7102269.JPG

I wasn't notified. I just called their admin to arrange.

my agent told me to wait for the notification letter around 2Q of the year, its already july.... still no letter

nice pix rubix... Aston looks nice...

Does anyone have pics of how tandem parking is set up in Two Serendra? I'm contemplating getting tandem but am cautious especially if it's boxed in by walls and it might be too tight. Tried looking for pics online but couldn't find any...

Does anyone have pics of how tandem parking is set up in Two Serendra? I'm contemplating getting tandem but am cautious especially if it's boxed in by walls and it might be too tight. Tried looking for pics online but couldn't find any...

Do you mean tandem or parallel slots? Tandem parking is generally okay provided you are purchasing BOTH slots. If not, its a big inconvenience, imagine having your car boxed in by the other owner and or having to leave your keys with the guard

Do you mean tandem or parallel slots? Tandem parking is generally okay provided you are purchasing BOTH slots. If not, its a big inconvenience, imagine having your car boxed in by the other owner and or having to leave your keys with the guard

Yep tandem. It's not walled up right? Just islands to separate slots? I couldn't find pics online on how it's really set up so I figured it ask the group. :)

3 bedrooms Callery view of inner garden
119 sqm
15M

pm me if interested

Yep tandem. It's not walled up right? Just islands to separate slots? I couldn't find pics online on how it's really set up so I figured it ask the group. :)

Yup normally condo parking slots are not walled in unless the said slots are beside a foundation post, sheer wall, or ramp which would then block one side. Usually condo parking slots are marked with paint to designate the spaces from one parking slot to another. If you have a tandem slot then that means you get 2 parking slots that are one after the other and not 2 parking slots that are side by side one another. Actually it's more convenient (and more flexible too if renting out) to get single parking slots that are side by side as oppose to a 2 slot tandem parking.

Yup normally condo parking slots are not walled in unless the said slots are beside a foundation post, sheer wall, or ramp which would then block one side. Usually condo parking slots are marked with paint to designate the spaces from one parking slot to another. If you have a tandem slot then that means you get 2 parking slots that are one after the other and not 2 parking slots that are side by side one another. Actually it's more convenient (and more flexible too if renting out) to get single parking slots that are side by side as oppose to a 2 slot tandem parking.

Ok. Thanks for the feedback! That was very helpful. :) it's cheaper vs 2 single slots but i can imagine how inconvenient it may get.

^^ You're very welcome! Not sure how big the price difference is but like you said the difference in price may not make it worth your while to get 2 side by side parking slots over a tandem parking slot. Tandem parking is fine, if just a little inconvenient perhaps, in case you don't employ a driver who will do the swapping of vehicles in case the vehicle you want to use is the one in front of your other one. Otherwise, it serves it's purpose like any 2 side by side parking slots and just really boils down to convenience and flexibilty but at what cost...

Construction Update:- SM Aura is just right across the street from Two Serendra Aston, Red Oak, Meranti and Sequoia.

https://picasaweb.google.com/slesty/TrionTower#5767626394036319698
Photo by lic2127 http://www.skyscrapercity.com/member.php?u=779823

More pics of Aston


http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0058.jpg


http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0059.jpg


http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0063.jpg


http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0062.jpg


http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0065.jpg

Aston - Boardroom

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0078.jpg

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0080.jpg




Aston - Gym

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0085.jpg

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0084.jpg

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0083.jpg




Aston - Game Room (still to be furnished with pool tables)

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0089.jpg




Aston - Kids playroom

http://i685.photobucket.com/albums/vv213/feistyradical/IMG_0087.jpg

________________

nice pics

^^ Very nice, it really does look like a luxury resort. Should be a relaxing atmosphere.

Serendra Aston
Unit For SAle

http://www.ayalalandrealestate.com/wp-content/uploads/2012/08/Two-Serendra-Bridgeway-BGC-2.jpg

http://www.ayalalandrealestate.com/wp-content/uploads/2012/08/Two-Serendra-Bridgeway-BGC-1.jpg

http://www.ayalalandrealestate.com/wp-content/uploads/2012/08/Two-Serendra-Bridgeway-BGC-2.jpg

http://www.ayalalandrealestate.com/wp-content/uploads/2012/08/Two-Serendra-Bridgeway-BGC-1.jpg

Nagstart na ba construction ng bridge? Any updates on the turnover of Aston?

Nice!