today...

aston...

http://i98.photobucket.com/albums/l255/dodecruz/P1000743.jpg

Does anyone have an idea when the groundbreaking of redoak is? Thanks.

Does anyone have an idea when the groundbreaking of redoak is? Thanks.

Red Oak broke ground last May'09. Foundation works are on-going.

http://www.alveoland.com.ph/properties.php?id=1980&Two_Serendra

what it would cost to acquire a 2-br in Aston

http://i34.tinypic.com/33wlg6a.jpg

a 2-br in Red Oak

http://i38.tinypic.com/b6c0wh.jpg

a studio in red oak

http://i33.tinypic.com/2iix2jq.jpg

.Can you give me an idea of how is the progress of construction for Ashton, did they slowed down ? Up to what floor did the construction reach so far. Appreciate for any valuable info you can give me on this.[/QUOTE]

I did not hear about any slow down with Aston when I was last in the PI, but then again the admin seldom seem to give much news. I know admin read this forum so we can hope they see this and reply to your request, from what I have been reading it sounds as if there has been quite a bit of improvement so hopefully you will avoid the problems we experienced with the earlier phases. But no matter what the problems just the location and surroundings make it the best place so far to live in Manila.

.Can you give me an idea of how is the progress of construction for Ashton, did they slowed down ? Up to what floor did the construction reach so far. Appreciate for any valuable info you can give me on this.

I did not hear about any slow down with Aston when I was last in the PI, but then again the admin seldom seem to give much news. I know admin read this forum so we can hope they see this and reply to your request, from what I have been reading it sounds as if there has been quite a bit of improvement so hopefully you will avoid the problems we experienced with the earlier phases. But no matter what the problems just the location and surroundings make it the best place so far to live in Manila.[/QUOTE]




Thanks for the respond, appreciate that.I agree with you that by location and surrounding Global City is by far the best place to live in Metro Manila. And Serendra, by far one of the better , among the condos within Global city terms of elevation, average of 35 meters in elevation above mean sea level

.Can you give me an idea of how is the progress of construction for Ashton, did they slowed down ? Up to what floor did the construction reach so far. Appreciate for any valuable info you can give me on this.

I did not hear about any slow down with Aston when I was last in the PI, but then again the admin seldom seem to give much news. I know admin read this forum so we can hope they see this and reply to your request, from what I have been reading it sounds as if there has been quite a bit of improvement so hopefully you will avoid the problems we experienced with the earlier phases. But no matter what the problems just the location and surroundings make it the best place so far to live in Manila.

Construction of The Aston is not slowing down. It's rising approx 1 floor every week at the fastest, to top-off in Q1-2010. Completion is still on-target in 2012.

The Red Oak is also on target, with construction already on the 2nd floor.

thank you slapstring for the update on red oak.

^^ yes.

taken aug 24th. aston at two serendra.

http://photos-g.ak.fbcdn.net/hphotos-ak-snc1/hs090.snc3/15739_162910968585_624443585_2692314_4507447_n.jpg

^^ yes.

taken aug 24th. aston at two serendra.

http://photos-g.ak.fbcdn.net/hphotos-ak-snc1/hs090.snc3/15739_162910968585_624443585_2692314_4507447_n.jpg

Leechtat,

Thanks for the most recent pics of aston. Would you be kind enough to post some updated photos of the section D and E at 2S as well. Could not wait to see them in person when my family and I come home during the holidays. Is the X mas mood starting to crop up in BGC and SErendra.

^^ not yet since undas is just right aroind the corner. i'm thinking after holloween. ok will do some updating on wednesday on those sections.

also, january is the launch of the new high-rise tower of 2 serendra. its called Meranti. <-- mostly 1-bedroom and studios. We are now accepting LOI's

http://4.bp.blogspot.com/_mlngJQcquUg/R9eGipmMSSI/AAAAAAAABC8/-9xbUjgdsrw/s320/DSCN9189-1.JPG

http://1.bp.blogspot.com/_mlngJQcquUg/R9eGi5mMSTI/AAAAAAAABDE/Y8dauyuxmuU/s320/DSCN9230.JPG

The Meranti (genus Shorea) is perhaps the most common and popular timber in East Malaysia. People have been using it for decades...

more: http://rubberseeds.blogspot.com/2008/03/meranti-tree.html

how large is a one bedroom in meranti and the selling price?

^^ ground works for Red Oak. Below is Aston:

http://photos-g.ak.fbcdn.net/hphotos-ak-snc3/hs049.snc3/13656_176617623585_624443585_2818262_1039147_n.jpg

http://photos-d.ak.fbcdn.net/hphotos-ak-snc3/hs069.snc3/13656_176617633585_624443585_2818264_4315570_n.jpg

http://img34.imageshack.us/img34/6596/loimerantiserendrajpr.jpg

^^ Now, above is the Letter of Interest for Meranti. Launch date is January to February 2010

Thanks for the reply leechtat much appreciated.... My friend has purchased a unit in Red Oak 18 months ago but never had any updates or any correspondents regarding progress unlike some of the other companies who have a site dedicated to each individual construction with updates on progress and Photos etc. I am thinking about buying but unsure who to buy from as certain companies such as Ayala don't seem to be as customer friendly once you are in there or once they've got you on board. I would appreciate any advice from any of you experienced people out there as I am pretty new to all this. Thank you all..:) :)

The option to explore and play at The Aston (http://www.philstar.com/Article.aspx?articleId=524893&publicationSubCategoryId=76)
(The Philippine Star (http://www.philstar.com/Article.aspx?articleId=524893&publicationSubCategoryId=76)) Updated November 20, 2009 12:00 AM

Development of Alveo Land “The Aston at Two Serendra features that kind of environment where the young ones can let loose, explore, learn and have fun.” The Aston boasts of unique and whimsical features that provide a blend of fun and leisure, creating an excellent gathering spot and recreational place where family-fun activities abound.

MANILA, Philippines - Playing may be the most natural thing in the world, but there’s much more to it than just having fun — it can help develop children’s intelligence and emotional growth too.

Recent research suggests kids would fare better if parents loosened the reins on how they play, allowing them more unstructured time. In fact, in another study conducted in the United States, it showed that children today spend less time playing outdoors than any previous generation. The Philippine setting is no different as Filipino parents today have come to regiment their children’s play, hoping to keep them constantly safe and out of harm’s way. Little did they know that excessive control is sometimes detrimental.

That’s why in The Aston at Two Serendra, Alveo Land’s maiden development at the heart of Bonifacio Global City, children have the option to explore and enjoy play within the safety of their own neighborhood.

Beginning with the expansive pools around the grounds, Alveo Land, an Ayala Land company, has set out to create a themed water garden experience for future residents of Two Serendra, more specifically for the young ones.

The first of a series of Two Serendra’s high-rise sections, The Aston boasts of unique and whimsical features that provide a blend of fun and leisure, creating an excellent gathering spot and recreational place where family-fun activities abound.

At The Aston, you’ll find a themed paradise for children where a river boat is docked to a splash pool with a bridge that leads to a tree house. This contributes to healthy interaction among kids in the neighborhood, helping them create strong foundations for lasting friendships. Families also have the option to take a leisurely stroll under the shaded comfort of the forest walkway or go for an invigorating jog around the park.

For more information, visit www.alveoland.com.ph, email info@alveosales.com.ph or call (632) 848.5100 (Metro Manila) and 1-800-10-8485100 (Outside Metro Manila). Model units are available for viewing daily from 9 am to 8 pm at the Serendra Sales Pavilion located along 26th Street, Bonifacio Global City, 1634 Taguig City.

Family well-being comes first at Two Serendra (http://www.philstar.com/Article.aspx?articleId=527074&publicationSubCategoryId=76)
(The Philippine Star (http://www.philstar.com/Article.aspx?articleId=527074&publicationSubCategoryId=76)) Updated November 27, 2009 12:00 AM


The Aston, the first high-rise section, offers a wide array of family-oriented, child-friendly amenities that answer the needs of young, urban families.


MANILA, Philippines - Suburban living may add years to one’s life, according to recent studies from the Harvard University.

Findings show that green and serene surroundings account for a positive well-being for its residents, making it a place suitable for meditation
, relaxation and stress relief. Suburbs also tend to have less pollution as compared to the city that’s why its dwellers may have less respiratory ailments than city slickers. Also, the wide open spaces provide for more interaction within the community—giving families and individuals opportunities to hone their psychosocial skills.

But even with its evident health benefits
, living in the suburbs may not be practical for many people, especially those whose daily lives and careers revolve around the city. Most of the time, they are made to choose between suburban ideals and urban conveniences that in the end, everything boils down to one thing—compromise. To break this compromise, Alveo Land, an Ayala Land company, took a major step years back when it pioneered the concept of suburban living in the city with Two Serendra —their maiden project in Bonifacio Global City that offers individuals a combination of metropolitan sophistication and suburban features.

Two Serendra has distinguished itself by providing the best of suburban living with its diverse selection of recreational amenities amid 65 percent greens and open spaces, while offering the convenience and prestige of living at the heart of the Bonifacio Global City.

The Aston and The Red Oak, two unique high-rise condominiums comprising Two Serendra’s third phase, serve as testaments that indeed, the gap between urban living and suburban sprawl can be bridged and that suburban living can be achieved without sacrificing modern conveniences.

The Aston, the first high-rise section, offers a wide array of family-oriented, child-friendly amenities that answer the needs of young, urban families.

Alveo Land Corp., formerly Community Innovations, sets the benchmark for innovation in Ayala Land. Armed with sharper foresight, unparalleled excellence and total commitment, Alveo Land Corp. is a real estate company that doesn’t just find the means to provide the most innovative homes, it looks for ways to make you live the life you deserve. For more information, visit www.alveoland.com.ph, email info@alveosales.com.ph or call (632) 848.5100 (Metro Manila) and 1-800-10-8485100 (Outside Metro Manila). Model units are available for viewing daily from 9 am to 8 pm at the Serendra Sales Pavilion located along 26th Street, Bonifacio Global City, 1634 Taguig City.

Meranti at Two Serendra

45-storey - no 4th, 13th, 14th, 24th, 34th, 44th FLOORS

AMENITIES:

- Ground floor, Tropical garden
- living musuem
- social halls for weddings and events
- enterprise lounge
- culinary studio
- discovery hall, observatory-type
- fitness club
- stellar peak, top-floor lounge

DENSITY:

3rd to 9th floors - 15 units per floor
10th to 40th floors - 18 units per floor
41st to 50th floors - 14 units per floor
51st floor, penthouse - 6 units per floor

Unit Finishing is like Aston and Red Oak

Turnover year is 2015

Now, accepting Letter of Interest. --> here. (http://img34.imageshack.us/img34/6596/loimerantiserendrajpr.jpg) Tentative launch date is March 2010.

fool me once shame on you... fool me twice shame on me. hehehe

over rated

Building Perspective...

http://img718.imageshack.us/img718/4701/meranti.jpg

The Meranti
(Social Zone)
Convergence of Passions in Two Serendra

**Now accepting LOIs! (See attached)
Send via email with dated 50K check payable to SERENDRA INC. (scanned/photocopy)

Building Perspective...

http://img718.imageshack.us/img718/4701/meranti.jpg

The Meranti
(Social Zone)
Convergence of Passions in Two Serendra

**Now accepting LOIs! (See attached)
Send via email with dated 50K check payable to SERENDRA INC. (scanned/photocopy)

ang taas naman :)

Would like to get your opinions/suggestions on which tower (Red Oak or Meranti) and how many bedrooms (2Br or 3BR) appropriate for us. We are four in the family, 2 adults and 2 teenagers. Thanks in advance!

3 bedroom. the smaller bedroom is too small for 2 teens. merati bec the back of red oak is a squatters area. if your unit is facing the amenities go for the lower floors but if its facing the road then go for higher floors to get a nice view of the city and it will be quieter because it will be far away from the traffic

Thanks rubix cube321 for your quick reply.
I thought the SM mall would be at the back of Red Oak?
If for investment purposes only (resale/rental), what type of unit would be the best buy?
Thanks.

i beg to differ. Red Oak has only 14 units per floor, while meranti (almost as many as cityland)has 18 units per floor. There will be more people in your floor, fighting for the elevators. the back view of red oak is the laguna de bay and not informal settlers.

^^ building the bridge will be beneficial for the district 2 owners too. you will also have access to the amenities that district 3 offers i.e. a bigger gym, bigger pool and bigger function rooms. see this too: http://www.scribd.com/doc/26540266/Meranti-Two-Serendra

^^ the last high-rise may have another set of attractive amenities that will fill the need of district 3 dwellers.

also in their studies, mid to high-end condo dwellers usually do not use the amenities of the bldg often. they would still maintain their gym memberships and club shares even if they also have such in their condos. but still they, alveo, are providing you with a lot of options.

but i agree on the increased volume of pedestrians that will go through the piazza serendra entrance on section A. to decrease traffic, i suggest they instill their original plan to make the basement parking levels contiguous. so that pedestrians can choose to use the underground walkways instead of the bridge-way.

Can anyone advise me on how I can get the exact measurements for my unit in the Red Oak project? It’s a 41 square meter studio with balcony. I would like to know the exact measurements so I can decide on the kitchen design, furniture etc. I would also like to see some model unit pics I have sent a few emails but haven’t received any response. If there’s anyone there who can advise me or point me in the right direction I would really appreciate. Thanks.:)[/I][/B][/I]

^^ building the bridge will be beneficial for the district 2 owners too. you will also have access to the amenities that district 3 offers i.e. a bigger gym, bigger pool and bigger function rooms. see this too: http://www.scribd.com/doc/26540266/Meranti-Two-Serendra

^^ the last high-rise may have another set of attractive amenities that will fill the need of district 3 dwellers.
.

you must mean phase 3 of the two serendra development.

there is no district 3. there are only two districts, district one (one serendra) and district two (two serendra).

please be accurate in giving information. one of the complaints of serendra buyers are the inaccurate information provided by sales people.

you must mean phase 3 of the two serendra development.

there is no district 3. there are only two districts, district one (one serendra) and district two (two serendra).

please be accurate in giving information. one of the complaints of serendra buyers are the inaccurate information provided by sales people.

^^ the high-rise area of two serendra is technically actually called district 3 sir, more so since its a separate lot from the contiguous one and two serendra. though its still two serendra, and the unit owners of district 2 can use all amenities of district 2 and 3.

Can anyone advise me on how I can get the exact measurements for my unit in the Red Oak project? It’s a 41 square meter studio with balcony. I would like to know the exact measurements so I can decide on the kitchen design, furniture etc. I would also like to see some model unit pics I have sent a few emails but haven’t received any response. If there’s anyone there who can advise me or point me in the right direction I would really appreciate. Thanks.:)[/I][/B][/I]

^^ hi, you may request the unit dimensions to your agent. if you already have a contract, its also there as well.

^^ the high-rise area of two serendra is technically actually called district 3 sir, more so since its a separate lot from the contiguous one and two serendra. though its still two serendra, and the unit owners of district 2 can use all amenities of district 2 and 3.


thank you for this information.

I am in the Condo Corp Board of Trustees yet I was not aware that there will be a District 3.

Article IV section 2 of the bylaws of the Serendra Condo Corp specifically say and I quote -

"There shall be two District Councils, one for each for one serendra and two serendra".

Furthermore, Article IV section 1.c of the same bylaws state that -

"The Board of Trustees shall be composed of 7 trustees x x x three trustees elected from and by each of the Districts of the Project (Serendra) x x x."

The 7th trustee comes from the commercial district, the piazza merchants.

The addition of another district will mean an increase in the number of trustees, from 7 to 10.

If what you say is true, then there is an attempt to change the bylaws of the Serendra Condo Corp that is being kept from the trustees representing One Serendra but is apparently common knowledge to Alveo sales people.

Truly, this is news to me and I appreciate this information. I will raise this with Serendra Condo Corp president Robert Lao to verify its accuracy.

It's a good thing I monitor this forum.

Is this right leechtat? Is there really a District 3 sir?

^^^ my guess on this is that there is no district 3, even technically
that is why amenities are shared

if it were district 3, it would be entirely separate from district 2; just as district 1 (one serendra) and district 2 (two serendra) are separated

not only that, that's how it was always envisioned (1 and 2 serendra), with their own set of highrises

From what my agent told me---there are only two districts--representing one serendra and two serendra. Having a road between the high rise of two serendra and the low rise does not ean there is a district 3.

thank you for this information.

I am in the Condo Corp Board of Trustees yet I was not aware that there will be a District 3.

Article IV section 2 of the bylaws of the Serendra Condo Corp specifically say and I quote -

"There shall be two District Councils, one for each for one serendra and two serendra".

Furthermore, Article IV section 1.c of the same bylaws state that -

"The Board of Trustees shall be composed of 7 trustees x x x three trustees elected from and by each of the Districts of the Project (Serendra) x x x."

The 7th trustee comes from the commercial district, the piazza merchants.

The addition of another district will mean an increase in the number of trustees, from 7 to 10.

If what you say is true, then there is an attempt to change the bylaws of the Serendra Condo Corp that is being kept from the trustees representing One Serendra but is apparently common knowledge to Alveo sales people.

Truly, this is news to me and I appreciate this information. I will raise this with Serendra Condo Corp president Robert Lao to verify its accuracy.

It's a good thing I monitor this forum.

prior to the conception of the high-rise portion of two serendra i.e. aston, red oak, meranti, that lot was called district 3. but guys, its not really a new district actually with its separate by-laws and condo corp...

its more for the sales, we call it that for distinction. of course, it is explained very well to new buyers. we provide the distinction since most new buyers refer to serendra as one whole development that are all low-mid rise condos, and its easier to understand when you explain it that way.

so lets say for example, a client is interested in the low-mid rise two serendra, then we call it district 2 and provide the differences with the district 3 part which are high-rises. but also we explain very well that two serendra bldgs fall on one condo corp. something like that...

i hope this clarify the district 3 label.

prior to the conception of the high-rise portion of two serendra i.e. aston, red oak, meranti, that lot was called district 3. but guys, its not really a new district actually with its separate by-laws and condo corp...

its more for the sales, we call it that for distinction. of course, it is explained very well to new buyers. we provide the distinction since most new buyers refer to serendra as one whole development that are all low-mid rise condos, and its easier to understand when you explain it that way.

so lets say for example, a client is interested in the low-mid rise two serendra, then we call it district 2 and provide the differences with the district 3 part which are high-rises. but also we explain very well that two serendra bldgs fall on one condo corp. something like that...

i hope this clarify the district 3 label.

There is no such thing as District 3 in Serendra, not ever, not in the future. Please clear your information first before posting anything here.

http://i301.photobucket.com/albums/nn71/ricsumabat/2746a4ea.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/2746a4ea.jpg

Thanks for the Photos. It's nice to see things taking shape. Many Thanks.

Is that Aston? I wonder what's up with Aston. We bought a unit there on the 3rd floor.

That is the Aston---and the building to the right is the Red Oak. It seems the Aston has already topped off, but I think the turnover will be ready by 2012---

^^ that's correct. 2012 for aston. 2013 for red oak. 2015 for meranti. thanks for the updates @missionary. :cheers:

@slapstring, Apologies for that confusion. But i do not give out inaccurate info here at ssc; I abhor your accusations of me. See below:

http://img710.imageshack.us/img710/8907/twoserendraelevation.jpg

My fault is I call it "district", which should be "phase" 3 of Two Serendra.

:cheers: - JP

http://farm5.static.flickr.com/4045/4394524473_0804f15527_b.jpg

http://farm3.static.flickr.com/2689/4394521607_32a2f63f8e_b.jpg
by marlo somido (http://www.flickr.com/photos/44207107@N05/)

Leechtat,

I have a question for you about our aston unit. Please check your pm. Thanks!

Will there be a 4th building beside Meranti? I think the original plan was 4 buildings in that area?


^^ that's correct. 2012 for aston. 2013 for red oak. 2015 for meranti. thanks for the updates @missionary. :cheers:

:cheers: - JP

Guys, paki-correct naman itong ginawa kong future devts in this area. Based it from SSC exchanges.

http://img682.imageshack.us/img682/2373/smsupermallbgc.jpg

Thanks whoever owns the pic. Pic mo ba yan, missionary?

^^ Hi janet, not sure though if its official. but rumour has it that SMDC is eyeing that lot. let wait for the press release.

VV new site development plan for two serendra.

the new names of the sections are also indicated. i think the conceived names are nice. i love dolce and encino, and belize too.

http://img402.imageshack.us/img402/3605/2serendrasitedevelopmen.jpg

^^ the last high-rise may have another set of attractive amenities that will fill the need of district 3 dwellers.




you must mean phase 3 of the two serendra development.

there is no district 3. there are only two districts, district one (one serendra) and district two (two serendra).

please be accurate in giving information. one of the complaints of serendra buyers are the inaccurate information provided by sales people.

^^ the high-rise area of two serendra is technically actually called district 3 sir, more so since its a separate lot from the contiguous one and two serendra. though its still two serendra, and the unit owners of district 2 can use all amenities of district 2 and 3.


prior to the conception of the high-rise portion of two serendra i.e. aston, red oak, meranti, that lot was called district 3. but guys, its not really a new district actually with its separate by-laws and condo corp...

its more for the sales, we call it that for distinction. of course, it is explained very well to new buyers. we provide the distinction since most new buyers refer to serendra as one whole development that are all low-mid rise condos, and its easier to understand when you explain it that way.

so lets say for example, a client is interested in the low-mid rise two serendra, then we call it district 2 and provide the differences with the district 3 part which are high-rises. but also we explain very well that two serendra bldgs fall on one condo corp. something like that...

i hope this clarify the district 3 label.


@slapstring, Apologies for that confusion. But i do not give out inaccurate info here at ssc; I abhor your accusations of me. See below:

http://img710.imageshack.us/img710/8907/twoserendraelevation.jpg

My fault is I call it "district", which should be "phase" 3 of Two Serendra.

:cheers: - JP

I've tried to correct you nicely earlier with your insistence on calling phase 3 of two serendra as district 3, yet you persisted. In this brochure you have shown it is evident that even you sales people know that this is called phase 3 and NOT district 3.

I believe you on your own and in the hope of making sales here, renamed phase 3 as district 3 to separate it from two serendra (district 2) because of the complaints in this forum about two serendra. this is apparent what with your earlier post that Ayala has learned their mistakes on two serendra and are offering a better product in phase 3.

YOU do an injustice to the existing two serendra residents.

I think theres a confusion here..

I've tried to correct you nicely earlier with your insistence on calling phase 3 of two serendra as district 3, yet you persisted. In this brochure you have shown it is evident that even you sales people know that this is called phase 3 and NOT district 3.

I believe you on your own and in the hope of making sales here, renamed phase 3 as district 3 to separate it from two serendra (district 2) because of the complaints in this forum about two serendra. this is apparent what with your earlier post that Ayala has learned their mistakes on two serendra and are offering a better product in phase 3.

YOU do an injustice to the existing two serendra residents.

^^ hi sir superman, i admitted my mistake of mislabeling "district" to "phase", yet never have i misled anyone on this personally or here at ssc. apologies if it was misguided, leading to your underlying legal tone.

now, my opinion on ayala's offering a better product at this new phase is an opinion you should take with a grain of salt. i have no intention of insulting anyone, as i believe this forum should also be freely read with no bias.

i opine here as i see fit. apologies if you felt insulted.

yet do not filter the other things i have said. note though that all these new developments on phase 3 will directly benefit all those in two serendra section a to e. still, they are improving the community when every new project comes along. surely, this would enhance greatly your investment.

if you would like a chat, i am always free to take your call. call me at 2152364 or 09178653689. :peace:

@leechat I do not know why you want to talk to me or if there is even a need for me to do so, but I will humor you. mar 12, friday, 6:30pm at the piazza lobby entrance of one serendra. I will inform the concierge at the piazza to expect you. just tell her your name.

^^ hi sir superman, i admitted my mistake of mislabeling "district" to "phase", yet never have i misled anyone on this personally or here at ssc. apologies if it was misguided, leading to your underlying legal tone.

now, my opinion on ayala's offering a better product at this new phase is an opinion you should take with a grain of salt. i have no intention of insulting anyone, as i believe this forum should also be freely read with no bias.

i opine here as i see fit. apologies if you felt insulted.

yet do not filter the other things i have said. note though that all these new developments on phase 3 will directly benefit all those in two serendra section a to e. still, they are improving the community when every new project comes along. surely, this would enhance greatly your investment.

if you would like a chat, i am always free to take your call. call me at 2152364 or 09178653689. :peace:


In the defence of leechat, he was my agent when i bought at nuvali, he was very very helpful, he explained all the pro and cons, he was very patient with my, i made my decision purchasing from him after 1 year of asking questions... also when i was asking for help in choosing a condo at fort, he DID NOT push the serendra condos, he waited for my decision, and explained the developer and the project. He was also available even until midnight =) Btw, the condo i bought is not an ayala condo, but he still helped me with all my questions

I think he only made a mistake with the classification or the name and no intentions of making a quick buck...

Thats my personal opinion

^^ thanks sir david. :D :cheers:

@leechat I do not know why you want to talk to me or if there is even a need for me to do so, but I will humor you. mar 12, friday, 6:30pm at the piazza lobby entrance of one serendra. I will inform the concierge at the piazza to expect you. just tell her your name.

^^ see you. :D

out of interest leechtat why do you keep calling people Sir and when do you decide to call someone with a title and someone else without...very peculiar that you refer to Sir Superman when you dont even know who he is ? just inquisitive

^^ ahihihi..i do not know. it just became a habit i guess. :D @wazzupt7: its all tree names. i guess we have to ask slapstring as to why they chose these names?

@sir anton/slapstring???

out of interest leechtat why do you keep calling people Sir and when do you decide to call someone with a title and someone else without...very peculiar that you refer to Sir Superman when you dont even know who he is ? just inquisitive

We noticed that here too at 2S. The staff adds the prefix sir all the time. Some Brits laugh every time they hear it and said her Majesty must have had a high regard for Serendra that she handed out so many knighthoods here.

We noticed that here too at 2S. The staff adds the prefix sir all the time. Some Brits laugh every time they hear it and said her Majesty must have had a high regard for Serendra that she handed out so many knighthoods here.
so you're Sir Pissed Off and someone fat is Sir Cumference...

Leechtat in all seriousness the Fort is the first ever Philippine development with real estate ranging from say 1.5m to maybe 50M....its a social experiment that works and was long overdue....

now someone working in makati need not live in TandangSora or Sussana Heights because thats all they could afford. The person next to your table at Cav could be living in a 1.5m condo or that 50M condo...we have built an egalitarian enclave....unless of course you believe your profession and intellect is inferior necessitating in calling someone with a title...(especially when they are using a pseudonym)

anyway enough of this waxing lyrical......

Hello, anybody have an update of RED OAK in 2S? Would you mine if you post some new pic? My unit is in 29 floor and i like to have update. Thanks

meoakus go see the previous page (p 17).

Thanks, a lot Mr M, i hope you post again some new pic:nocrook:

We noticed that here too at 2S. The staff adds the prefix sir all the time. Some Brits laugh every time they hear it and said her Majesty must have had a high regard for Serendra that she handed out so many knighthoods here.

It's the Makati culture to call everyone "sir" or ma'm. I address my clients the same way. Not being addressed by our staff at serendra as "sir" or "ma'm" will mean something.

I know it sounds funny for the brits but it is as funny to the filipinos the way boys in the british school manila are addressed "master" in correspondence.

@leechat, FYI I went to my meeting 30 minutes early to make time to speak with you but you were a no-show.

But that should not matter to you since you only sell two serendra and i only know just a couple of dozen residents from two serendra (including a handful from this forum) unlike for one serendra where I know quite a few more residents.

@leechat, FYI I went to my meeting 30 minutes early to make time to speak with you but you were a no-show.

But that should not matter to you since you only sell two serendra and i only know just a couple of dozen residents from two serendra (including a handful from this forum) unlike for one serendra where I know quite a few more residents.


Sayang! This could have been a good opportunity to win over a prospective client or at least get a referral.


-----------------------------------------------------
www.yonnetz.com -- A Leader in Glass Design Elevators

Sayang! This could have been a good opportunity to win over a prospective client or at least get a referral.


-----------------------------------------------------
www.yonnetz.com -- A Leader in Glass Design Elevators

hehehe i would've wanted the same thing. it would be a great opportunity to meet and learn from the likes of supermanIII :D

hi guys! any latest pics of red oak?

@leechat, FYI I went to my meeting 30 minutes early to make time to speak with you but you were a no-show.

But that should not matter to you since you only sell two serendra and i only know just a couple of dozen residents from two serendra (including a handful from this forum) unlike for one serendra where I know quite a few more residents.

^^ apologies. i got hold up in another meeting in malabon. i have no way to contact you. anyhow, i will send you something and drop it off the lobby - addressed to supermanII. i help sell all ayala brands, fyi. i hope you like sweets. :cheers:

ALI projects offers ‘real-time’ social networking (http://businessmirror.com.ph/index.php?option=com_content&view=article&id=23009:ali-projects-offers-real-time-social-networking&catid=24:companies&Itemid=59)
Written by Dennis D. Estopace / Reporter
Tuesday, 16 March 2010 20:12
Business Mirror (http://businessmirror.com.ph/index.php?option=com_content&view=article&id=23009:ali-projects-offers-real-time-social-networking&catid=24:companies&Itemid=59)


IF you fancy social networking, then consider the product the Ayala family’s real estate business operator is offering: its third of four residential tower rising from a lot devoted to green space.

Smack center of Ayala Land Inc.’s (ALI) Two Serendra property development in the Bonifacio Global City (BGC) in Taguig, is the business clan’s 45-story residential condominium it calls The Meranti.

Named for a type of wood sold commercially, The Meranti follows the first two towers in the 11-hectare property, the Aston and Red Oak.

Dante M. Abando, president of ALI subsidiary Alveo Land Inc., said the new property will focus on “building strong community connections” among its buyers and residents.

The project will feature amenities that will provide “residents venues to celebrate occasions they can share with others.”

The tower, which would be surrounded by the low- to mid-rise residential units and boutiques and shops that ALI began to build four years ago, will also feature what it calls a “Living Museum.”

This space will have a professional-grade kitchen “where aspiring cooks can share their latest recipes;” a landscaped garden enclosed in glass for “parties and community festivals;” and a business lounge for meetings.

The company also promised to put up a space for “bonding” between parents and their kids as well as a gym and a landscaped deck.

A total of 715 units with a total value of P4 billion are up for sale, with some already sold worth P700 million.

According to ALI, about 60 percent of these units will be of a one-bedroom space. They also plan to sell studio-type, two-bedroom and three-bedroom units. A 39-square-meter studio will cost an average of P4.2 million.

Alveo’s announcement comes after a poor showing of the property market last year, according to a property market overview report by Colliers International Philippines Inc.

The report noted that the number of high-rise residential condominiums registered with the Housing and Land Use Regulatory Board as of October last year decreased by 30 percent to 28,984 units from 41,585 units in the same period a year before.

“This was expected as new project launches were deferred due to discouraging sales performance” in the first half of last year, according to Colliers.

Still, Colliers said the supply pipeline in BGC is stronger than the Makati commercial and business district “with close to 2,000 units completing in 2009 and a further 8,000 units expected to complete up to end 2013.”

Colliers said that as of end-2009, existing residential condominiums in the BGC are priced at an average of P101,600 per square meter (sqm).

“Capital values are expected to inch up to an average of P104,400 per sqm in 2010 with new high-end residential projects selling at a high of P130,000 per sqm in the area.”
The property consulting firm said it anticipates “the prices of secondary market residential units to remain high as more developments complete.”

^^ so there's THE MERANTI at TWO SERENDRA :)

Serendra

http://photos-b.ak.fbcdn.net/hphotos-ak-snc3/hs394.snc3/23990_382133933585_624443585_3668811_5886707_n.jpg

http://photos-a.ak.fbcdn.net/hphotos-ak-ash1/hs434.ash1/23990_382133868585_624443585_3668798_6091999_n.jpg

http://photos-g.ak.fbcdn.net/hphotos-ak-snc3/hs374.snc3/23990_382134203585_624443585_3668856_3257032_n.jpg

http://photos-d.ak.fbcdn.net/hphotos-ak-snc3/hs374.snc3/23990_382134373585_624443585_3668886_2992215_n.jpg

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!

Hello, Leechat

Would you mind telling us where's Red Oak on your pictures. Im a foreign base owner, and any help from people like is appreciated,

Armand

Hello, Leechat

Would you mind telling us where's Red Oak on your pictures. Im a foreign base owner, and any help from people like is appreciated,

Armand

^^ Hi Sir Armand, apologies. just read your post. VV hope this helps...

http://img59.imageshack.us/img59/9474/merantiredoaktwoserendr.jpg

^^ photo was taken from pioneer highlands. red oak should rise beside aston, which is the building with the crane beside the green arrow at the top of the photo. meranti shall rise in front of red oak, across section E (encino) - the yellow building beside the lower green arrow.

Hi Mr. Leechtat, thanks for your info about the Red Oak i think they are in 14th floor if i am not mistaken is that right? Cheer up it's getting high.....[QUOTE]

Thanks for your info , Leechtat

taken recently


http://i228.photobucket.com/albums/ee156/aganagutom/IMG_0602.jpg?t=1270909106



http://i228.photobucket.com/albums/ee156/aganagutom/IMG_0480.jpg?t=1270909054

Hey, August88boy, is this the Ashton, that Im looking into. The tall building undergoing construction with a crane on top of it. And what is that low building to the right, also with a crane on top of it. Is that Meranti ? or Red oak ? Hey guys thanks for all this pictures that you have been posting on the internet. We foreign base owners (U.S.) are really grateful , your pictures are one of our best source of info. Thinking of going back to P.I. immediately after election on June.

Armand B/Red Oak/Owner

cars2134, i'm not very familiar with the serendra, much less red oak and meranti.
your post prompted me to research on it and found out that the projects are nothing short of impressive. road oak is the 2nd high rise in this two serendra section, so the one to the right of aston would probably be the red oak.

http://img718.imageshack.us/img718/4701/meranti.jpg

^^ in addition to that @august88boy, i have used your photo and managed to photoshop details for the readers... VV

http://img693.imageshack.us/img693/4553/twoserendraupdates04201.jpg

Wow!!!! I believe this is the proposed Master Plan for Phase 3 (High Rise Structures), the very frontage building (the highest) is the Ashton, the middle which is to the right of Ashton is my red Oak. And the lowest with blended color orange is the Meranti. This is truly a retirement community, with structures sparsely located from each other, taking so much consideration that enough open spaces are observed.

May 5
http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1000725.jpg

Reopened RFO units at One Serendra.

http://img691.imageshack.us/img691/7350/locationofrfoaecopy.jpg

1. 1001A
2. 1502C - This one I recommend.
3. 1905C
Under repair: 1502C-viewing resumes on June 14

Two Serendra Red Oak and Aston Construction Updates.

Red Oak VV

http://img508.imageshack.us/img508/6978/img7677small.jpg

Aston VV

http://img188.imageshack.us/img188/1522/img7675small.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1010095.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1010096.jpg
May 20

^^ nice photos.

Now, Congratulations @pissedoff, as the new district chair in serendra and to all the new officers! :cheers:

Some updates. There is a promo for payment terms in Two Serendra. Some units available at Aston:

http://www.scribd.com/doc/31973943/Aston-at-Two-Serendra-2-Bedroom-Unit-For-Sale-Bonifacio-Global-City

http://www.scribd.com/doc/31973921/Aston-at-Two-Serendra-3-Bedroom-Unit-For-Sale-Bonifacio-Global-City

Also, West Tower at One Serendra shall be launched this year. June 4th is the sales briefing at greenbelt, after that, i shall post updates here. Excited.

Some Serendra Construction Photo Updates

Aston at Two Serendra

http://sphotos.ak.fbcdn.net/hphotos-ak-snc3/hs607.snc3/31972_404839628585_624443585_4189299_3667239_n.jpg

East Tower at One Serendra

http://sphotos.ak.fbcdn.net/hphotos-ak-snc3/hs637.snc3/31972_404839613585_624443585_4189297_6942861_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc3/hs607.snc3/31972_404839598585_624443585_4189295_2164868_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-ash1/hs547.ash1/31972_404839588585_624443585_4189294_4780688_n.jpg

Also, the Serendra Sales Pavilion's last date of operation is on June 15, 2010. It will also be the last day for you to view the model units. The Pavilion will be demolished to pave the way for the Meranti at Two Serendra groundbreaking.

The MERANTI, at Two Serendra
http://www.ayalaland.com.ph/customfiles/Image/meranti_invite_img2.jpg

http://fortboniconsultancy.com/v2/wp-content/uploads/2010/04/Meranti_Swimming-pool.jpg
^^ nice project

Hello to all skyscraper i just like to find out if anybody has an up-date regarding THE RED OAK? Thanks:bash:

What's the update on Aston? Will it still be finished by mid-2012 or late-2012? Haaay, tagal pa.

Construction Updates

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs098.ash2/38253_422699783585_624443585_4637211_2869902_n.jpg

Aston at Two Serendra nearing completion and early to be topped-off for the 2012 turnover.

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs111.ash2/38874_422699878585_624443585_4637213_4244595_n.jpg

Red Oak at Two Serendra rising. Turnover is 2013.

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs103.ash2/38482_422700033585_624443585_4637215_2011630_n.jpg

Two Serendra buildings - Encino on the left and Aston on the right.

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs250.snc4/39836_422700723585_624443585_4637221_3383747_n.jpg

East Tower at One Serendra. The building houses the new location of the One Serendra Sales Office for the East and West Towers.

Thanks leechtat! That's very good news! :)

Hi Leechtat, Red Oak Turnover is now 2012? or only typo error?

^^ Apologies. Typo error. Will change it. Thanks for the heads-up.

http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/P8032885.jpg
http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/P8032890.jpg
http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/P8032937.jpg
http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/P8032938.jpg
http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/P8032959.jpg

two serendra getting hotter!

was able to rent out my unit less than two months after it became vacant...agents told me there are lots of activities...

Hi All,

I am looking at purchasing a 1 BR condo in The Meranti at Two Serendra. I have a few questions relating to purchasing property in the Philippines, can anyone advise on the following:

1. Do most buyers have a Attorney represent them during the transaction?
2. If so, can anyone recommend a good Attorney? (please PM me)
3. Do 1 BR condos come with a parking slot? Is it recommended when the condo is to be rented for investment purposes?
3. Anything else I should be conscious of during the transaction.

Appreciate your experience and help with this.

Thanks,

Matt

Hi All,

I am looking at purchasing a 1 BR condo in The Meranti at Two Serendra. I have a few questions relating to purchasing property in the Philippines, can anyone advise on the following:



sent you a pm :)

Hi All,

I am looking at purchasing a 1 BR condo in The Meranti at Two Serendra. I have a few questions relating to purchasing property in the Philippines, can anyone advise on the following:....


1. Do most buyers have a Attorney represent them during the transaction?
- usually you can transact with an accredited broker or an in-house agent. insist, if you like, to discuss matters and sign papers inside the alveo office (alveo is the developer of meranti, btw). ask for their business cards and/or alveo id. even we brokers accredited to sell ayala projects have id and business cards printed by alveo as their business partners.

2. If so, can anyone recommend a good Attorney? (please PM me)
- curious. do you want the contract to sell or the reservation agreement to be changed/modifed? it may not happen.

3. Do 1 BR condos come with a parking slot?
- a 1bedroom has no parking slot yet. basement 1 and 2 is 800k+ per slot and basement 3 and 4 is 750k+. parking is also computed in the association dues.

Is it recommended when the condo is to be rented for investment purposes?
- its really more feasible as an investment if you have lots of units purchased to be eventually tenanted. only 1 unit, imho, benefit will be more on the resale.

3. Anything else I should be conscious of during the transaction.
- get to know your agent first. a lot of buyers come up to me and say if they can request to transfer to my services cause of irresponsible agents, so better know agent first. also, read the reservation agreement form and make sure you take note of process after you reserve.

hope this help you guys.

I bought a unit at Serendra 2 Red Oak.

1. I did not have any Attorney with me when I sign the contract. Other than bargaining for the amortization scheme that best suit your means, there's nothing you can request to change in the contract. Just make sure that your broker is really accredited by Alveo Land. As leechat have said do your contract sigining inside Alveo Office.

3. I opted not to buy the parking slot yet.

4. Almost all brokers are very accomodating during pre-contract sigining. But once they get assured of their commission, you can hardly see them for after sale services. (That's my experience thus I wouldn't recommend my agent to you.)

This is not often discussed during contract sigining. Alveo allows resale of units only up to 1st degree family members or unless you have fully paid for your unit. If you have plans of reselling your unit after a few months (investment reason) or you suddenly experience difficulty in meeting your amortization payments (financial crisis), resell maybe feasible but hard to do for Alveo projects. Unlike projects with other developer where they do not have restrictions of this kind.

http://a.imageshack.us/img825/7209/dsc09143u.jpg

^^ Hi @milonga, yes. just make sure you double check on the broker you are dealing with. :)

Thaks @janet for the photos.. Edited them for the labels.. :cheers:

http://a.imageshack.us/img85/2725/twoserendrajanet.jpg

^^ The zoning at the city center of the BGC circle is mostly low-rise to mid-rise and it gradually escaletes to high-rise at the BGC fringes/peripheree..

http://sphotos.ak.fbcdn.net/hphotos-ak-snc1/hs023.snc1/3095_70190558585_624443585_1596970_8091446_n.jpg

^^ notice how they have planned the gradual escalation of bldg ht. so structures nearest city center are low-rise and it gradually becomes high-rises. this was true as per disclosure before. not sure now if they will still implement this FAR.

http://lh5.ggpht.com/_440aGZY4m2Y/TJa_ZpRo0LI/AAAAAAAABeQ/EIR6ISJYbOo/s512/SP_A0063.jpg

9/19
http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1010958.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1010959.jpg

I bought a unit at The Red Oak since April 2010. But until now I have yet to receive the Sales Agreement. This is not good at all.

I bought a unit at The Red Oak since April 2010. But until now I have yet to receive the Sales Agreement. This is not good at all.

I also bought a unit at Red Oak and I didn't have an problem. In fact my contract was delivered to me via fedex. It did take several months for the contract to be delivered thou as I still had my sisters sign them and notarized at the Phil embassy in USA since I made them my co-owners. Secondly, Ayala also requires you to issue post dated checks to cover full payment of the unit purchased before they will work on your contract. But nevertheless I had constant communication (e-mail) with my agent as to status of the contract until it was sent to me. You need to talk with your agent or you may go to their sales office at h-st. B2 the Fort and follow up.

They are now coming over to Singapore with the contract. They did ask me for the PD checks but I told them that was not part of the deal when I book the unit.

I bought a unit at The Red Oak since April 2010. But until now I have yet to receive the Sales Agreement. This is not good at all.

I bought my unit Sept 2009 and the Sales Agreement was delivered to my home address in Makati after a month.

cts are mailed at designated address either home or office unless you have signed an authority for the agent to pick up the contract for you. this is done sometimes by agents/brokers to avoid consularization fees attributed to overseas buyers but such buyers must have RP address.

cts are mailed at designated address either home or office unless you have signed an authority for the agent to pick up the contract for you. this is done sometimes by agents/brokers to avoid consularization fees attributed to overseas buyers but such buyers must have RP address.

Ayala sent me a notice asking for the PD cheques before they process my contract. But I told them that thus was not part of the deal. I never have thus problem when I purchased from SM and Robinson. My payment history speaks for itself.

^^ i see. issuance of complete PDCs is a requirement for the CTS.

^^ i see. issuance of complete PDCs is a requirement for the CTS.

But this was never canvassed when during negotiations. So how can it be a requirement?

But this was never canvassed when during negotiations. So how can it be a requirement?


Huanggua, i bought 3 units from 3 different developers and all of them asked me for PDC's before they worked on my contract. Not sure about your agent, but mine discussed them to me when I signed the sales agreement.

Huanggua, i bought 3 units from 3 different developers and all of them asked me for PDC's before they worked on my contract. Not sure about your agent, but mine discussed them to me when I signed the sales agreement.

When I first bought a unit from SM Land they did ask me for the PD cheques. After A few months they stopped asking and process my cts. When I bought another 2 fro them they did not ask me for any PD cheques. It's the same with Robinson Land from which I bought also 3 units. They also did not ask me for PD cheques. But why can't Ayala waive this.

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs076.ash2/37150_464618578585_624443585_5491302_3948218_n.jpg

Two Serendra panorama from Market! Market! McKinley Parkway parking lot. From R-L: Section B, C and Aston

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs1132.snc4/149429_464617788585_624443585_5491278_3093287_n.jpg

^^ From L-R: Red Oak, Aston, (SOMA), Section E, Section C, Section B, One Serendra Mahogany and East Tower at One Serendra

Actual corridors of Aston.

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs918.snc4/73106_464618493585_624443585_5491298_8007959_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs568.ash2/149028_464618408585_624443585_5491296_5282285_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs1125.snc4/148725_464618353585_624443585_5491294_1907867_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs960.snc4/75377_464618278585_624443585_5491292_4600807_n.jpg

Aston is ready for turnover on 2012.

Drop Off point of Aston and Red oak. Aston at right and Red Oak at left.

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs565.ash2/148791_464618218585_624443585_5491290_3121226_n.jpg

Red oak at Two Serendra rising. At right is Aston.

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs975.snc4/76863_464618138585_624443585_5491287_6163319_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs244.snc4/39545_464618078585_624443585_5491285_6916071_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs975.snc4/76862_464617973585_624443585_5491282_5440428_n.jpg

Aston at Two Serendra

http://sphotos.ak.fbcdn.net/hphotos-ak-ash2/hs461.ash2/73487_464617893585_624443585_5491280_7508989_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs256.snc4/40149_464617658585_624443585_5491274_510852_n.jpg

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs1132.snc4/149416_464617583585_624443585_5491271_5621347_n.jpg

Will post video snapshot of the actual units soon..

Thanks for the photos. Awaiting to view your vids.

Walkthrough videos of Actual 2 and 3 bedroom units in Aston at Two Serendra. Sorry for the lack of script, this was impromptu. VV

uGU7QdkaQlc


Congrats investors! :cheers:

edit: will add the 2-bed video upon upload completion..

9Y0YDHGEN0c

Was this video made by Alveo ?

At 00:08 the narrator mentioned that a slipper cabinet is allowed at the foyer. It is NOT (unless the house rules have been changed).

^^ oh no. it was made by me only, impromptu. thanks for correcting me on this. i always thought its possible. noted. :)

great update!

For a studio unit in serendra 2, how big (sqm) would be the area for the balcony?
Would the balcony vary in size based on the unit you purchased? Meaning bigger balcony for 2 bedroom unit? or is it the same?

^^ usually like the 3-bed balcony size also in the video for typical units..

Who would have thought that this barren land few years ago would look like these?
http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1020311.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1020309.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1020308.jpg

^^Nobody. I have an uncle whose last visit to this place before May of this year was about 7 years ago pa. To say he was shocked is an understatement.

i beg to differ. Red Oak has only 14 units per floor, while meranti (almost as many as cityland)has 18 units per floor. There will be more people in your floor, fighting for the elevators. the back view of red oak is the laguna de bay and not informal settlers.

also consider the number of elevators. citiland typically has just 2 elevators. meranti has 5.

Between Meranti and the red oak, as an investor I had chosen the red oak.

^^ now though, since aston and red oak only has 2-3 beds available. investors have limited choices and just get the denser meranti if they want a smaller 2-bed or a studio or 1-bed.

^^Nobody. I have an uncle whose last visit to this place before May of this year was about 7 years ago pa. To say he was shocked is an understatement.

A friend of mine who came here from Canada was also surprised with the new skyscrapers. Her last visit in the country was in Year 2000. She can't even recognize the new roads. She fell in love with Greenbelt, Eastwood, High Street. She promised to share the good news (lots of videos and photos) and come back next year with her family and friends.

I don't know but every time we pass by a new place, she would ask, "how come these things are not reported by TFC?" She lives in Vancouver, Canada and Texas, USA.

A friend of mine who came here from Canada was also surprised with the new skyscrapers. Her last visit in the country was in Year 2000. She can't even recognize the new roads. She fell in love with Greenbelt, Eastwood, High Street. She promised to share the good news (lots of videos and photos) and come back next year with her family and friends.

I don't know but every time we pass by a new place, she would ask, "how come these things are not reported by TFC?" She lives in Vancouver, Canada and Texas, USA.

Yep I know what you mean. Here in Canada a lot of my mom's pinay friends are always trashing Manila. And I asked them when the last time they were there. 10 years ago was about the average. They hadn't heard of the Fort or Greenbelt. I told them they have no right to talk about Metro Manila that way then.

Yep I know what you mean. Here in Canada a lot of my mom's pinay friends are always trashing Manila. And I asked them when the last time they were there. 10 years ago was about the average. They hadn't heard of the Fort or Greenbelt. I told them they have no right to talk about Metro Manila that way then.

The way this metro is being developed is fantastic. When I informed my friends of this transformation they didn't quite believe me.

http://ayala-alveoland.com/home/wp-content/uploads/2010/09/meranti-300x234.jpg

To live amid progressive city centers is the kind of life that urbanites deserve. It provides an answer to the needs of a fast-paced lifestyle, complemented with the comforts of a residential home.

This is the vision of Alveo Land whose standards for innovation produced groundbreaking plans that meet the needs of the market.

“The ideal approach in planning developments is understanding how people actually plan their life – it’s a long-term commitment that guides us in delivering the best products for our market,” said Dante M. Abando, president of Alveo Land, “And with Alveo’s solutions, we envision that the ideal residential living is to balance work and play.”

The emergence of Two Serendra’s low-rise residences in Bonifacio Global City redefined the location as one of the best residential and business addresses in the country. Marquee Place, the master-planned development in Angeles City, Pampanga modified a laidback district into a region where cosmopolitan living complements commerce.

Celadon Residences in San Lazaro highlights the value of Manila’s rich heritage while being anchored on the ideal residential lifestyle.

Within Makati’s CBD, Senta at Legaspi Village provides an empowered lifestyle that allows a quick refuge after a hectic day. Lastly, the company has Treveia in Nuvali, which showcases what life within an environmentally sustainable ecosystem is about.

http://ayala-alveoland.com/home/properties/serendra

Price increase before Christmas. Its been a while since the last price increase. This means resale RFO units will also increase in value.

There are so many different ways to say “I love you”, and even more ways to celebrate love and its ultimate declaration – the wedding. Nowadays, though, more and more couples want to celebrate this momentous occasion by surrounding themselves with nature, wanting to do away with the stiffness of the traditional wedding venues, in favor of the more relaxed atmosphere of an outdoor venue. However, the city has little to offer in terms of the greener alternative.

This is where the idea for the Tropical Garden springs from. The Tropical Garden will simply be one of the many amenities exclusive to Two Serendra Phase Three’s newest residential development, The Meranti, a community that aims to celebrate the convergence of its residents’ passions. It will be the perfect venue for the city couple making The Meranti their future home, as they connect with nature on the most important day of their lives, while also keeping in mind what’s most convenient for their friends and loved ones who will come to celebrate with them on this very day.

The Tropical Garden will be a particularly attractive venue, a tree-lined courtyard filled with lush landscaped greenery, enclosed in glass. It is intended to be a harmonious marriage of green sensibilities and city conveniences. The glass-enclosed venue will ensure that the couple’s green wedding does not involve slipping on puddles, ruined shoes, and mud-stained gowns—the cons of an open-air wedding venue. However, it will also ensure that you don’t miss out on a possibly good day outside, whether there are clear blue morning skies, or a dark night sky sprinkled with stars.

In addition, the Tropical Garden will be your canvas—it will not impose on your theme. Its white and muted color palette will ensure that you have a free hand in making it look like the wedding venue of your dreams. It will also be spacious, and could house up to three hundred of your friends and loved ones. It will be wide enough for a dance floor, even.

The Tropical Garden, though, will not be just some venue. As part of The Meranti, the newest addition to the high-rise section of Two Serendra Phase Three, the Tropical Garden will be a part of the newlywed residents’ new home as well. Thus it can be said that when future residents make the Tropical Garden their wedding venue, it will be like welcoming their loved ones to their new home, and to the new phase in their lives. Best of all, the Tropical Garden will be there for the next milestones that they will celebrate in their lives – giving rise to more memories that can be shared for always.

Alveo Land Corp. sets the benchmark for innovation in Ayala Land. Armed with sharper foresight, unparalleled excellence and total commitment, Alveo Land Corp. is a real estate company that doesn’t just find the means to provide the most innovative homes, it looks for ways to make you live the life you deserve. For more information, visit www.ayala-alveoland.com, or call (632) 502-7951

How much would a studio in The Meranti be on current prices?

^^ 5M. :)

^^ 5M. :)

Higher than one in the Red Oak?

Yep I know what you mean. Here in Canada a lot of my mom's pinay friends are always trashing Manila. And I asked them when the last time they were there. 10 years ago was about the average. They hadn't heard of the Fort or Greenbelt. I told them they have no right to talk about Metro Manila that way then.

sila din naman may contribution kung bat naging mabilis ang development ng pinas, 11 million ofw's plus 6 million filipino americans, nagtaka sila sa sariling pera nila ang ginagamit ng mga pamilya nila na ginagastos sa pang araw araw,kung sabagay, sila yung nagtratrabaho ang mga anak nila namumuhay sa karangyaan sa mga best places sa metro,kung ikaw ba naman ang gimikero hindi mo sasabihin sa nanay at tatay mo na nasa abroad ang developments dito maging ang mga bagong gimikan!!!!!!!!!!!!:):):lol::)

Higher than one in the Red Oak?

Wow! How many square foot for the studio? Btw, do you guys know what is the current rate per square foot for 2 Serendra Section A? Thanks

there was already a price increase. i will computations for specimen units per section.

^^ 5M. :)

Inclusive of VAT?

Hi sir, below is around 4.3M inclusive of VAT and other charges. 5M average as units are priced higher for the high and low zones.

http://www.ayalalandrealestate.com/wp-content/uploads/2011/01/PROMO-B-STUDIO-MORNING-SUN-26TH-AVE-VIEW-Large.jpg

^^ promo by the way is extended till feb 25.

^^ correction, promo is only until Feb 15, 2011.

http://www.ayalalandrealestate.com/wp-content/uploads/2011/01/PROMO-B-2-BR-BONIFACIO-HIGH-STREET-VIEW-Large.jpg

http://img810.imageshack.us/img810/1837/merantiinventory1large.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P1173714.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P1243938.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P1253986.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P1264108.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2054644.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2054645.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2054674.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2054675.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2064709.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2064711.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2064713.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2064714.jpg
http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%202%20and%20west/P2094752.jpg

Thanks for the pics.

^^ awesome.. thanks for the photos. :applause: will share in my blog if you dont mind. i will link back to you.

^^ awesome.. thanks for the photos. :applause: will share in my blog if you dont mind. i will link back to you.

no problem

^^ Thanks. Did some labeling too...

http://www.ayalalandrealestate.com/one-serendra-two-serendra-valentines-day-construction-update/

http://www.ayalalandrealestate.com/wp-content/uploads/2011/02/construction-photos-two-serendra07.jpg

thank you again for the great photos, missionary.

@ leechtat: what's the timeline on the 4th tower? and would you happen to know which units at red oak have the balconies and which ones have the bay windows?

would it be safe to assume that lower floors have balconies while upper floors have bay windows, or is there some other logic to it?

thanks.

^^ the ones with the bay windows and balconies are tiered sir, to make sure of it, please see floor plans: VV

http://sites.google.com/site/redoakserendra/5-9-20-30-to-32-flr.JPG

http://sites.google.com/site/redoakserendra/10-12-15-to-19-flr.JPG

http://sites.google.com/site/redoakserendra/21-to-33-25-to-29-flr.JPG

http://sites.google.com/site/redoakserendra/33-35-to-37-flr.JPG

http://img218.imageshack.us/img218/1992/20110224430.jpg

http://www.flickr.com/photos/5498665513_0ca822d66f_b.jpg

taken: 3-4-11
:bash::bash:

I wanted to invest in Two Serendra but the turnover is just too long.

I wanted to invest in Two Serendra but the turnover is just too long.

If that is the case, then another option is to buy resale units in the market. Investing in ALI is still one of the best options in the Phils.

If that is the case, then another option is to buy resale units in the market. Investing in ALI is still one of the best options in the Phils.

I called Alveo earlier today and they do not have resale units available. I think I have to go straight to the unit owner.

Other options I have is F1 City Center and Trion Towers.

Hello !

I sent you a PM.


I wanted to invest in Two Serendra but the turnover is just too long.

Wow no more 2bedroom units for The Meranti..

http://img820.imageshack.us/img820/518/fixedinterestweblast.jpg

^^ ALI-BPI Promo. interest rates valid for ALVEO and Ayala Land Premiere only. For Payment Option 20/80 ~ 20% Downpayment then 80% Bank Proceeds from BPI. 5 Days Approval.

http://img546.imageshack.us/img546/8759/dsc00712h.jpg

Wow no more 2bedroom units for The Meranti..

may 2br pang available. :)

how the parking accessibility for condo unit visitors? hindi kaya hassle?

Hey everyone!

We're selling our studio unit at The Aston. Turnover is next year but the building seems to be finished. Just PM me for the details :)

If I'm buying one for investment purposes or to rent it out, do you guys think I should also get a parking lot with the unit? The parking lot cost 900k.

If I'm buying one for investment purposes or to rent it out, do you guys think I should also get a parking lot with the unit? The parking lot cost 900k.

I think it's over-priced. Unless you are buying a 2 BR and bigger you may want to save the money. I have a studio but I do not have a carpark slot.

i thought parking is priced at 675K?

Ano ang requirment sa pag invest sa parking space? Kailangan bang unit owner ka? Thanks

^^ yes. you need to be a unit owner.

question, since meranti's launch, nag-price increase na ba?

I think it's over-priced. Unless you are buying a 2 BR and bigger you may want to save the money. I have a studio but I do not have a carpark slot.

If I rent out my unit, where can my tenants park and how much will they pay for 24 hour parking? Are there monthly parking around?

If I buy the unit now and decide to get the parking space 5 years later, do you think the price will go up by then? Will they run out of parking space?

From looking at the chart, some units are marked "BCDA units". The agents says it's the same price. From researching the internet, I found that some units are owned by the city. Would there be any complication if I buy the BCDA units or should I avoid it?

^^ no complications. BCDA is the partner of ALI in developing Serendra and is a stockholder of the developer.

i thought parking is priced at 675K?

^^ nagprice increase na pati parking sir.

Ano ang requirment sa pag invest sa parking space? Kailangan bang unit owner ka? Thanks

^^ opo. may limit also on purchase depending on the unit you got ie for a studio unit, you cannot of course buy 5 parking slots.

From looking at the chart, some units are marked "BCDA units". The agents says it's the same price. From researching the internet, I found that some units are owned by the city. Would there be any complication if I buy the BCDA units or should I avoid it?

^^ there will be no problem. ALI joint-ventured with BCDA to create Serendra, some units are allocated to BCDA but all paperwork will come from ALI.

^^ last price given to me was 675K for basement 3 parking (meranti). that was just 2 weeks ago.

^^ last price given to me was 675K for basement 3 parking (meranti). that was just 2 weeks ago.

could it be that the closer your parking slot is to the lobby floor, the more expensive it becomes?

yeah, it becomes more expensive. but by just a few thousands. basement 2 could be around 700K.

Isn't it 756k?

Any word, when Red Oak will be topped off?

This area is getting better and better. I just hope the empty lot in front of the Red Oak will have more dining and shopping areas.

Can't wait for the turnover of Aston. We want to rent our unit out already. :)

What's the average rents here?

http://desmond.imageshack.us/Himg251/scaled.php?server=251&filename=img2053o.jpg&res=gal

Red Oak...a few more floors before it tops off.

http://desmond.imageshack.us/Himg718/scaled.php?server=718&filename=img2054v.jpg&res=gal
Meranti's foundation.



http://img251.imageshack.us/g/img2053o.jpg/

Thanks for the pics. Seems like turnover is on schedule.

P600-800 per sqm according to my agent.


What's the average rents here?

P600-800 per sqm according to my agent.

Thanks for the information. Wouldn't that be a little low. Based on this and the current price the yield is less than 6%.

Hi,

2 bedroom end unit with parking
Rush sale - 8M

pm me if interested

Hello! ask ko lang po if anybody have an update for red oak and miranti. thanks

bonifacio is so boring pare pareho lang mga building

serendra lang actually yung na-iba sa kanila

bonifacio is so boring pare pareho lang mga building

serendra lang actually yung na-iba sa kanila

Yeah it's what they call "Europino architecture", but personally I think the facade could have looked better. I only truly got to appreciate Serendra after going inside the gardens.

I just bought a unit. There is one thing that concerns me. My agent wants me to hand him postdated checks for all my monthly payments. He said it's part of the requirements. Is this true? I prefer handing him one check at a time on a per month basis rather than a stack of postdated checks.

I just bought a unit. There is one thing that concerns me. My agent wants me to hand him postdated checks for all my monthly payments. He said it's part of the requirements. Is this true? I prefer handing him one check at a time on a per month basis rather than a stack of postdated checks.


Yes thats correct. Otherwise they will not initiate processing your sales contract.

^^ yes that's correct. its pre-requisite to the CTS.

ok

ok

I just bought a unit. There is one thing that concerns me. My agent wants me to hand him postdated checks for all my monthly payments. He said it's part of the requirements. Is this true? I prefer handing him one check at a time on a per month basis rather than a stack of postdated checks.

It's been slightly more than a year since I took a unit here. I only signed the agreement last week. This is because I had just given them pd cheques. No point arguing with them over this. I've tried for a year and to no avail.

Meranti will be having an open-house this coming Saturday in Bonifacio High Street 3PM - 8PM

pm me for details

The Meranti at Two Serendra update: No downpayment promo

http://i1093.photobucket.com/albums/i430/solarianni/2%20Serendra%20No%20dp/4yearstepuppromo.jpg

http://i1093.photobucket.com/albums/i430/solarianni/2%20Serendra%20No%20dp/Unitserieswithnodownpayment.jpg

http://i1093.photobucket.com/albums/i430/solarianni/2%20Serendra%20No%20dp/ViewfromsouthsideofMeranti.jpg

http://i1093.photobucket.com/albums/i430/solarianni/2%20Serendra%20No%20dp/View11thavenueside.jpg

http://i1093.photobucket.com/albums/i430/solarianni/2%20Serendra%20No%20dp/Nodownpayment1bedroom.jpg

http://i1093.photobucket.com/albums/i430/solarianni/2%20Serendra%20No%20dp/Nodownpaymentstudio.jpg

For your reference.

When was Meranti launched? Nagincrease na ba eto? If so, how many percent already?

I just received an inventory list last week actually. Meranti is around 50% sold.

me showroom po ba ang meranti? san po?

^^ yes. the two serendra showroom is located at the ground floor of aston - featuring Meranti model units and aston actual units. one serendra showroom located at east tower.

any updates?

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/DSC01102-1.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/DSC01103.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/DSC01106.jpg


http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/DSC01108.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/DSC01109.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/DSC01101.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3865.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3867.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3868.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3871.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3872.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3873.jpg

http://i301.photobucket.com/albums/nn71/ricsumabat/bgc/serendra%20ll%206-9-11/IMG_3876.jpg

thanks for the great photos, missionary! the new additions to two serendra are indeed shaping up.

is that an actual owner's unit, or a model unit? if i remember right, the first 5 photos are of a one bedroom at the aston. how about the last photos?

can anyone please clarify: on the red oak, is the floor above the green safety screens the 2nd floor of the building (i.e. immediately above the lobby/entrance)?

and will the stone work design on the three floors above the screen wrap-around the entire building, or only on specific sides of the building?

thanks!

updates folks?

Hello,

is this in 2 serendra red oak? what unit#? more details pls. email me montycatral@sbcglobal.net

Thx



Hi,

2 bedroom end unit with parking
Rush sale - 8M

pm me if interested

del

how much pre-selling po nila for 1 bedroom?

floor area is about 51-58 sq.m:
http://i216.photobucket.com/albums/cc44/jsbaquir/meranti/meranti1br.jpg

kg7z8rj_mwA

1-bedroom units at the Meranti are priced at P4.7M more or less (VAT-ex).

floor area is about 51-58 sq.m:
http://i216.photobucket.com/albums/cc44/jsbaquir/meranti/meranti1br.jpg

Is this reopen unit? This is lower priced than the new uptown residences. Seems like a good buy.

^^56.28 square meter unit, 50.20 floor area and 6.08 balcony floor area



so, mga 5.5 million to pag bare with finish or 6.5 million or more for fully finished or 7-8 million for fully furnished?

The last time I checked 1 bedroom 60 sq meter is priced 5.5M with out VAT.

The last time I checked 1 bedroom 60 sq meter is priced 5.5M with out VAT.

The price can be 5.5M but with the VAT and the "other charges" the total price will end up to be somewhere between 6.2M to 6.5M.

1-bedroom units at the Meranti are priced at P4.7M more or less (VAT-ex).

floor area is about 51-58 sq.m:
http://i216.photobucket.com/albums/cc44/jsbaquir/meranti/meranti1br.jpg


I can't believe that 51-58 sqm is just priced at Php 4.7M. I got mine at red oak three years ago and its already Php 113,000 per sqm vat inclusive & other charges inclusive.

I can't believe that 51-58 sqm is just priced at Php 4.7M. I got mine at red oak three years ago and its already Php 113,000 per sqm vat inclusive & other charges inclusive.

I hope this is the base price (lower floor and starting price when they first offer it) I remember when I bought my unit at Red Oak I wanted to go higher but the price difference is 100K to 200K per floor depending on exposure (view).

I hope this is the base price (lower floor and starting price when they first offer it) I remember when I bought my unit at Red Oak I wanted to go higher but the price difference is 100K to 200K per floor depending on exposure (view).


Bought it 2 months after launch. Supposedly meron na price increase. Kung at starting price it would have been Php 107.4K /sqm. Mine is also at lower floor (don't like heights dahil sa mga accidental na pagkahulog from balconies and possibly na matakpan din eventually ang view). From what I understand yung pinaka base ay 10th floor. So price go higher by 10K starting from the 10th floor going up and going down.

But considering time element (3 years). Nasaan yung supposedly price increases? It appears it would have been better if I waited and just bought a unit later?

If you waited and bought 3 years later, you might have less desirable unit locations to pick from. However, if you are paying interest for the past 3 years then its a bummer. If you are a $US earner, 3 years ago it was about P48=$1 compared to today's P42.5=$1.

Nagtopping na ba ang Red Oak?

thanks for the great photos, missionary! the new additions to two serendra are indeed shaping up.

is that an actual owner's unit, or a model unit? if i remember right, the first 5 photos are of a one bedroom at the aston. how about the last photos?

thanks!

I believe those are model/showroom 1BR/studio units. We just saw these a couple of weeks ago. Note the fake balcony views! :)

I would like to see some recent photos of the Red Oak if someone would be kind enough to take some photos so we can see how it's progressing. The building work must be well on the way. I have a unit there and find it difficult to get any updates. :)

Thanks. :)

I backread this whole thread, i find the discussion on price appreciation, rental rates and resale values of condos very informative. Great read for finance-minded people.

To people who treat their condo purchases as investments, can you share your experience in resale or rental? ROI, annualized/compounded rate of return and such? I am trying to compare condo investments versus other asset classes, such as stocks.

This question is general, not specific to serendra condos. Thanks!

Another Great Project by Alveo!

This project should be nicer is the SM Mall in Fort gets finished.

Get a piece of paper and write down all the current condo projects and what is planned to be finished within the next 5 years. Visit each of their website and write down how many units are for each project. Add up all the units. We're looking at close to a hundred thousand units will be dumped on the market for the next 5 years. All these units are being build fast and will be finished at the same time one after another. There will be a sudden influx of supply. Suppy will exceed demand which will drive the price down. Why would anyone buy your old unit when a new one is built next door selling at the same price? Why would anyone rent your old unit? Imagine the competition among unit owners trying to draw in tenants. You'll have to spend a lot on top notch furnishing to lure tenants. Do they even have that many pinoys who HAVE to live in that area and willing to pay that much to live there?

Global City will definitely command top real estate rentals one day, but that's at least 10 years down the road.

I backread this whole thread, i find the discussion on price appreciation, rental rates and resale values of condos very informative. Great read for finance-minded people.

To people who treat their condo purchases as investments, can you share your experience in resale or rental? ROI, annualized/compounded rate of return and such? I am trying to compare condo investments versus other asset classes, such as stocks.

This question is general, not specific to serendra condos. Thanks!

Get a piece of paper and write down all the current condo projects and what is planned to be finished within the next 5 years. Visit each of their website and write down how many units are for each project. Add up all the units. We're looking at close to a hundred thousand units will be dumped on the market for the next 5 years. All these units are being build fast and will be finished at the same time one after another. There will be a sudden influx of supply. Suppy will exceed demand which will drive the price down. Why would anyone buy your old unit when a new one is built next door selling at the same price? Why would anyone rent your old unit? Imagine the competition among unit owners trying to draw in tenants. You'll have to spend a lot on top notch furnishing to lure tenants. Do they even have that many pinoys who HAVE to live in that area and willing to pay that much to live there?

Global City will definitely command top real estate rentals one day, but that's at least 10 years down the road.

Great post! Nice to see someone else with some foresight on here. I've been saying the same thing. Plus, every country has it's economic cycles and the Philippines has been on a high since 2008. It's time for the economy to cool down a bit. All the condos are being rushed because the developers know this is the time to build and sell and pocket the money before the market corrects again.

What does Warren Buffett say "be fearful when others are greedy and be greedy when others are fearful"

Right now the Philippines is definitely on the greedy side.

Get a piece of paper and write down all the current condo projects and what is planned to be finished within the next 5 years. Visit each of their website and write down how many units are for each project. Add up all the units. We're looking at close to a hundred thousand units will be dumped on the market for the next 5 years. All these units are being build fast and will be finished at the same time one after another. There will be a sudden influx of supply. Suppy will exceed demand which will drive the price down. Why would anyone buy your old unit when a new one is built next door selling at the same price? Why would anyone rent your old unit? Imagine the competition among unit owners trying to draw in tenants. You'll have to spend a lot on top notch furnishing to lure tenants. Do they even have that many pinoys who HAVE to live in that area and willing to pay that much to live there?

Global City will definitely command top real estate rentals one day, but that's at least 10 years down the road.

Good Post!
Really depends on our economy and how much foreign investors we can get. If we remain bullish the demand might keep pace with meet the supply. I am just focused on the BGC area. I don't know how the rest of the metro will do. I'm talking about condo projects selling almost or sometimes higher than BGC condo prices. I really do think BGC will be "the CBD" in the future. Are saying 100,000 units in the metro or just in BGC? 100,000 new units or total unit? That is allot of new units if its all in BGC area.

Older Condo does not necessarily mean "Old" Condo. It really depends on how the condo building was maintained, who was the developer, floorplans and others. If your unit is nice and maintained in great condition, I don't see any reason why it can't compete with a brand new condo unit. I am actually thinking the opposite. I think Global City right now commands a higher rent but I do think it will go down because of the supply (if there is no increase in demand).

The foreground is the u/c park of High Street South

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash4/s720x720/297107_10150330558313586_624443585_8047804_404604846_n.jpg

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash4/s720x720/309680_10150330558513586_624443585_8047806_451474149_n.jpg

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-snc7/s720x720/302928_10150330555758586_624443585_8047764_1311508562_n.jpg

This project should be nicer is the SM Mall in Fort gets finished.

You are right... But do you have a map to show where SM will be? I dont know where SM will be... Thanks...

^^
http://www.skyscrapercity.com/showthread.php?t=1217321&page=4

Another Quality Project from ALVEO! Innovating the Way You Live!

It is a bubble that will soon burst ! I will definitely be there once it happens. Hyped condo prices right now will come to a halt and smart & sensible owners will sell before losing 50% of their investments. It is the fact of economics..... " more supply less demand = owners losing " or "more demand less supply= owners gain ".


Get a piece of paper and write down all the current condo projects and what is planhre looking at close to a hundred thousand units will be dumped on the market for the next 5 years. All these units are being build fast and will be finished at the same time one after another. There will be a sudden influx of supply. Suppy will exceed demand which will drive the price down. Why would anyone buy your old unit when a new one is built next door selling at the same price? Why would anyone rent your old unit? Imagine the competition among unit owners trying to draw in tenants. You'll have to spend a lot on top notch furnishing to lure tenants. Do they even have that many pinoys who HAVE to live in that area and willing to pay that much to live there?

Global City will definitely command top real estate rentals one day, but that's at least 10 years down the road.

About supply and demand. There is a high demand of condos now and that's what's driving the development/supply of more condos. Consider this, the condos that are pre selling have buyers already that pay monthly.

Now, developers here are not the hype type. They are actually pretty conservative like Ayala Land. They will only turn over the unit once a homeowner turns in at least 20% of the contract price. That's a huge amount if you ask me and that will surely discourage those speculators who are in for the quick buck. Aside from that, there are balloon payments in between. We also have a stringent credit screening qualifications if one will take out financing.

At least in Real estate, your investment will not disappear like a bubble like stocks. At the very least in the Philippines, the value will stay the same. The best investment in my opinion are the condos that are right beside the established CBDs like Makati, Ortigas and the Fort. They will ALWAYS have demand as the managers, workers, expats and tourists will most likey buy/rent condos that are right beside the shopping mall, office, schools and hospitals.

About renting it out, one should consider the price that you are willing to take against the market price. Check out your neighbors for the rental rate of their condo. That should give you more or less an idea how much your unit is worth.

What does when a developer will turn over a condo have to do with supply and demand? Nothing. It's about how much a developer will build and build until they can't sell anymore.

And the only reason they won't turn over before a certain percentage is because they want their money in pocket first.

The developers in the Philippines are the hype type.

Make no mistake about it, a glut in condos is surely coming. Any reasonably intelligent person who does his/her due diligence will see that. Only agents seem to want to downplay it for obvious reasons.

About supply and demand. There is a high demand of condos now and that's what's driving the development/supply of more condos. Consider this, the condos that are pre selling have buyers already that pay monthly.

Now, developers here are not the hype type. They are actually pretty conservative like Ayala Land. They will only turn over the unit once a homeowner turns in at least 20% of the contract price. That's a huge amount if you ask me and that will surely discourage those speculators who are in for the quick buck. Aside from that, there are balloon payments in between. We also have a stringent credit screening qualifications if one will take out financing.

At least in Real estate, your investment will not disappear like a bubble like stocks. At the very least in the Philippines, the value will stay the same. The best investment in my opinion are the condos that are right beside the established CBDs like Makati, Ortigas and the Fort. They will ALWAYS have demand as the managers, workers, expats and tourists will most likey buy/rent condos that are right beside the shopping mall, office, schools and hospitals.

About renting it out, one should consider the price that you are willing to take against the market price. Check out your neighbors for the rental rate of their condo. That should give you more or less an idea how much your unit is worth.

One feature of the bubble are inflated prices. I don't see it yet.

In the US, Japan, Europe, the real estate bubble burst because people speculated and kept hoarding thinking that the price of homes will defy gravity and keep rising. Obviously they were mistaken.

But in the Philippines, there's a healthy correction in the prices in recent years. Price of preselling Mid level condos in the Fort are selling for 90-100k per sqm. High end condos are selling for 130-150k per sqm. It is the same with other CBDs if you do your due diligence. The bonanza came 5 years ago in the fort. But if we analyze real prices that take into account inflation, the rate is this same with current prices.

The price of condos here are less than half of what it will cost you in either HK or Singapore. The price of condos haven't moved much either if the projects are under construction or finished.

Btw, Im not a real estate agent. Just an economics major!

A healthy correction? You can't be serious! Prices have inflated drastically since 2008. Everything you said about the Philippine market in this post...the opposite is true.

What Is happening in the Philippines is strikingly similar to what happened in the US.

One feature of the bubble are inflated prices. I don't see it yet.

In the US, Japan, Europe, the real estate bubble burst because people speculated and kept hoarding thinking that the price of homes will defy gravity and keep rising. Obviously they were mistaken.

But in the Philippines, there's a healthy correction in the prices in recent years. Price of preselling Mid level condos in the Fort are selling for 90-100k per sqm. High end condos are selling for 130-150k per sqm. It is the same with other CBDs if you do your due diligence. The bonanza came 5 years ago in the fort. But if we analyze real prices that take into account inflation, the rate is this same with current prices.

The price of condos here are less than half of what it will cost you in either HK or Singapore. The price of condos haven't moved much either if the projects are under construction or finished.

Btw, Im not a real estate agent. Just an economics major!

we can only speculate. there might be an imminent slowdown but I believe the value wont be affected. CBD's in highly urbanized area are built to withstand correction(Manhattan, Tokyo etc). BGC is one of it.

we can only speculate. there might be an imminent slowdown but I believe the value wont be affected. CBD's in highly urbanized area are built to withstand correction(Manhattan, Tokyo etc). BGC is one of it.

Awesome! BGC is in the same category together with Manhattan, Tokyo etc.
That takes allot of the risk in investing in BGC. :)

BGC is not even a CBD yet.. It has the potential to be one, but not there yet.

BGC is not even a CBD yet.. It has the potential to be one, but not there yet.

not only has a "potential" but a threat to the existing major CBD's. though, I believe that these 3 CBD's ( Makati, Ortigas and the fort) compliments each other. PSE will not waste their time relocating on BGC if they don't see it as the next big thing. 5-10 years from now will be a different story.

A healthy correction? You can't be serious! Prices have inflated drastically since 2008. Everything you said about the Philippine market in this post...the opposite is true.

What Is happening in the Philippines is strikingly similar to what happened in the US.

We want to understand if the prices of the condos in the fort have gone beyond out of control and if we were near a bubble.

According to the price movement listed below, a property condo selling for P70k per sqm (average price of a mid level class condo) should be selling now for P90k per sqm.

For the purpose of discussion, we examine One Uptown which is selling P90k per sqm in North Boni and a Kensington unit in Burgos Circle which was selling for 70k per sqm then for a finished unit in 2006.

Assuming the price of condo was P70k per sqm was in 2006, what would the price of the property be now in current prices. We should now consider the inflation rate given by government on historical inflation rates. Inflation data was taken from National Statistical Coordination Bureau of the Philippines:

Year Price Inflation
2006 70,000 6.2%
2007 74,340 2.8%
2008 81,253 9.3%
2009 83,854 3.2%
2010 87,040 3.8%
2011 90,782 4.3%

Consider that One Uptown will be turned over fully furnished.

The prices listed here obviously are early buyers of a preselling unit and it does consider that the price of unit will obviously increase when the the unit is done.

Nonetheless, it obviously tells us that the price of condos in the Fort are just moving according to inflation.

Now if we were all buying units at the Fete Manila at 300k per sqm then that would be a whole different story.

The reason why the take up of real estate in the Philippines is high is because we Filipinos think that real estate is a safe, tangible asset.

The penetration rate of investment in the PSE is also low. And about a third of the $18B annual OFW remittances goes to investment in real estate. That's $6B or P258B annually.

Considering these statistics, we can determine that instead of investing in risky stocks, overseas Pinoys are just investing their savings in condos and real estate which is an asset that they and their love ones can use and enjoy.

We want to understand if the prices of the condos in the fort have gone beyond out of control and if we were near a bubble.

According to the price movement listed below, a property condo selling for P70k per sqm (average price of a mid level class condo) should be selling now for P90k per sqm.

For the purpose of discussion, we examine One Uptown which is selling P90k per sqm in North Boni and a Kensington unit in Burgos Circle which was selling for 70k per sqm then for a finished unit in 2006.

Assuming the price of condo was P70k per sqm was in 2006, what would the price of the property be now in current prices. We should now consider the inflation rate given by government on historical inflation rates. Inflation data was taken from National Statistical Coordination Bureau of the Philippines:

Year Price Inflation
2006 70,000 6.2%
2007 74,340 2.8%
2008 81,253 9.3%
2009 83,854 3.2%
2010 87,040 3.8%
2011 90,782 4.3%

Consider that One Uptown will be turned over fully furnished.

The prices listed here obviously are early buyers of a preselling unit and it does consider that the price of unit will obviously increase when the the unit is done.

Nonetheless, it obviously tells us that the price of condos in the Fort are just moving according to inflation.

Now if we were all buying units at the Fete Manila at 300k per sqm then that would be a whole different story.

The reason why the take up of real estate in the Philippines is high is because we Filipinos think that real estate is a safe, tangible asset.

The penetration rate of investment in the PSE is also low. And about a third of the $18B annual OFW remittances goes to investment in real estate. That's $6B or P258B annually.

Considering these statistics, we can determine that instead of investing in risky stocks, overseas Pinoys are just investing their savings in condos and real estate which is an asset that they and their love ones can use and enjoy.

I really like this post. It is why SSC is so successful. Having this type of discussion and facts is excellent reading and observation. Thank You

We want to understand if the prices of the condos in the fort have gone beyond out of control and if we were near a bubble.

According to the price movement listed below, a property condo selling for P70k per sqm (average price of a mid level class condo) should be selling now for P90k per sqm.

For the purpose of discussion, we examine One Uptown which is selling P90k per sqm in North Boni and a Kensington unit in Burgos Circle which was selling for 70k per sqm then for a finished unit in 2006.

Assuming the price of condo was P70k per sqm was in 2006, what would the price of the property be now in current prices. We should now consider the inflation rate given by government on historical inflation rates. Inflation data was taken from National Statistical Coordination Bureau of the Philippines:

Year Price Inflation
2006 70,000 6.2%
2007 74,340 2.8%
2008 81,253 9.3%
2009 83,854 3.2%
2010 87,040 3.8%
2011 90,782 4.3%

Consider that One Uptown will be turned over fully furnished.

The prices listed here obviously are early buyers of a preselling unit and it does consider that the price of unit will obviously increase when the the unit is done.

Nonetheless, it obviously tells us that the price of condos in the Fort are just moving according to inflation.

Now if we were all buying units at the Fete Manila at 300k per sqm then that would be a whole different story.

The reason why the take up of real estate in the Philippines is high is because we Filipinos think that real estate is a safe, tangible asset.

The penetration rate of investment in the PSE is also low. And about a third of the $18B annual OFW remittances goes to investment in real estate. That's $6B or P258B annually.

Considering these statistics, we can determine that instead of investing in risky stocks, overseas Pinoys are just investing their savings in condos and real estate which is an asset that they and their love ones can use and enjoy.

Very good post. Thanks.

We want to understand if the prices of the condos in the fort have gone beyond out of control and if we were near a bubble.

According to the price movement listed below, a property condo selling for P70k per sqm (average price of a mid level class condo) should be selling now for P90k per sqm.

For the purpose of discussion, we examine One Uptown which is selling P90k per sqm in North Boni and a Kensington unit in Burgos Circle which was selling for 70k per sqm then for a finished unit in 2006.

Assuming the price of condo was P70k per sqm was in 2006, what would the price of the property be now in current prices. We should now consider the inflation rate given by government on historical inflation rates. Inflation data was taken from National Statistical Coordination Bureau of the Philippines:

Year Price Inflation
2006 70,000 6.2%
2007 74,340 2.8%
2008 81,253 9.3%
2009 83,854 3.2%
2010 87,040 3.8%
2011 90,782 4.3%

Consider that One Uptown will be turned over fully furnished.

The prices listed here obviously are early buyers of a preselling unit and it does consider that the price of unit will obviously increase when the the unit is done.

Nonetheless, it obviously tells us that the price of condos in the Fort are just moving according to inflation.

Now if we were all buying units at the Fete Manila at 300k per sqm then that would be a whole different story.

The reason why the take up of real estate in the Philippines is high is because we Filipinos think that real estate is a safe, tangible asset.

The penetration rate of investment in the PSE is also low. And about a third of the $18B annual OFW remittances goes to investment in real estate. That's $6B or P258B annually.

Considering these statistics, we can determine that instead of investing in risky stocks, overseas Pinoys are just investing their savings in condos and real estate which is an asset that they and their love ones can use and enjoy.



^^^^ Thanks Dunamis! Good post indeed! That's the kind of analysis we're talking about, very informative and well thought of! I agree with what you said. And one thing for sure, the reasons/factors that caused the U.S. realestate to bubble and burst can't be easily applied to the Philippines in reality because the market (and the forces surrounding it) is not the same for the two countries. It's like comparing apples to oranges. Of course there will be dips in the market but barring a total China collapse, I just don't see the doom and gloom scenario that will actually cause a Philippine realestate market collapse (bubble bursting) as being preached by others. The real estate market is strong due to alot of buyers/investors out there fueling this record construction boom. Plus we also have to factor in those people (Balikbayans, OFW's, locals, etc) with money to spare that are shying away from the volatile stock market and would rather put their money in real tangible assets like Real Estate, that is also helping fuel the continuing construction boom in the Philippines especially in Fort Boni, Makati and even Ortigas for that matter. There are real buyers/investors in these projects being released as shown in the sales/take-up numbers because otherwise why would Developers continue building condos if nobody is buying condo units anymore? Simple answer is they're still supplying what the market is demanding at this time. The Market is driven by supply and demand...very dynamic. Simplistically if the demand is no longer there, then sales will drop and these developers will stop planning/marketing/selling/building condo projects for the time being after all they are not in the market of building to lose money. Most developers must sell enough units first before they start construction so if the project does not sell well then they just don't build (and hopefully give the money back). Anyway there maybe a perceived oversupply of projects as some believe but when the shit hits the fan so to speak I don't think there will be an over supply of completed projects. Unfinished projects pa malamang so I don't think there will be such an oversupply of units in the market. The market goes up and down but it's still location, location, location when it comes to realestate which is why areas like Fort Boni, Makati and Ortigas are booming. Anyway I'm really glad to see even the industry experts agree we're actually on an upward swing. Btw here are some of those said articles saying we're not in a bubble situation, not yet atleast.


Realty sector to enjoy continued growth
Business World
http://www.bworld.com.ph/content.php?section=22&title=Realty-sector-to-enjoy-continued-growth&id=33916

THE PHILIPPINE real estate market is set to enjoy a “sustained upward cycle” as demand for office space combined with interest in retail, tourism and residential projects will continue to drive the sector forward, according to property consultancy firm CBRE Philippines, Inc.

“From a macroeconomic cycle, there is not a bubble. This is the start of a sustained upward cycle. There is a lot of demand,” CBRE Chairman Rick M. Santos said at a briefing.

Demand for office space, for instance, is expected to remain robust as business process outsourcing (BPO) firms are poised to expand, he said.

“We believe the Philippine office sector has some of the best fundamentals of all the Southeast Asian markets,” he said.

“The Philippines has some of the lowest rental rates, highest yields and greatest demand for office space in Asia,” he added.

BPO companies are continuously expanding in and outside existing hubs and central business districts like Makati, Ortigas, Fort Bonifacio in Taguig, Quezon City, Alabang and Mandaluyong, according to the consultancy.

Outsourcing firms are also tapping Cebu Asiatown IT Park, the Plazuela de Iloilo in Iloilo and Abreeza development in Davao.

“I really think the good years are ahead of us. The government looks stable, so many new players are coming in for the BPO and there is the knowledge process outsourcing companies,” Jose Luis F. Matti III, executive director of CBRE Philippines, said.

The local BPO industry employed 525,182 workers as of end-2010, with a projected additional 500,000 jobs to be created over the next five years that will demand three million square meters of office space, CBRE data show.

“They realize how good the Philippines is in terms of location and we have a very skilled work force,” Mr. Matti added.

Furthermore, increasing overseas Filipino remittances are fueling the growth in the retail and residential development, the consultancy said.

“The housing, retail and leisure segments benefit from the continued rise in remittances,” CBRE said.

In the first four months of the year, remittances rose by 5.98% to $6.2 billion and is projected to grow by 7% this year to $$20.1 billion, government data show.

For tourism, visitor arrivals grew by 13.3% in the first trimester to 1.3 million, government data show.

“The continuous growth in the tourism industry has encouraged direct investments in hotels and resort residents. Retail sector also benefits from the increased number of tourist arrivals,” it said.

CBRE Philippines started operations in 1998, offering valuation and advisory services, global corporate services, asset services and residential services.

Parent firm CB Richard Ellis is a Los Angeles-based property services firm with a $5.1-billion turnover last year through 31,000 employees in more than 438 offices worldwide. --


Higher demand for office, condos seen through 2015
Business Mirror
http://www.businessmirror.com.ph/home/companies/16214-higher-demand-for-office-condos-seen-through-2015

DEMAND for office space developments and residential condominiums will continue to drive the Philippine real estate sector through 2015, Jones Lang LaSalle Leechiu (JLLL), the domestic unit of the global property consultant and brokerage firm Jones Lang LaSalle, said in a briefing on Wednesday.

Retail developments and landed properties (like homes in upscale villages in Metro Manila) will also continue to be safe bets in the long-term, supported by the country’s growing middle-class.

The tourism sector, where the Philippines remains a laggard in the region, also presents new real estate opportunities although the current lack of facilities to support this industry could hinder demand, JLLL said.

For the office building segment, JLLL country head David Leechiu said business process outsourcing (BPO) locators will keep demand steady at about 300,000 square meters (sq.m.) per year. But Leechiu said those projections could be bumped up to 360,000 sq.m. in this year until 2013.

“The Philippines has become part of the anti-crisis solution for many multinational companies as they address costs,” he said. “It is an accepted market today for BPOs.”

Rising demand has also given way to increasing rental rates, which have recovered 42 percent since the 2008 global financial crisis, according to JLLL data. Still, Metro Manila remains the cheapest in the region for prime office space, with Hong Kong, Tokyo, Singapore and Mumbai regarded as the most expensive.

Areas like Bonifacio Global City in Taguig and Makati City are expected to experience further growth in rental rates next year.

The residential condominium sector is also showing continued signs of growth with the supply for high-end ( above P10 million) and mid-end (P1.5 million to P10 million) to grow by 107,300 units through 2015 versus 73,300 units added in the last 11 years.

Leechiu credited this to the country’s growing middle-class. There also remain investment opportunities here, JLLL said, but for “upper mid-end” developments in locations like Bonifacio Global City and Makati.

What other condos have the advantage na may COMPLETE SHOPPING MALL ka sa baba ng condo mo...

Ayala Land's - The Residences at Greenbelt - merong Greenbelt
Ayala Land's - Park Terraces - merong Glorietta
Kuok Properties' - St Francis Shangrila/One Shangrila - merong Shangrila Mall
Ayala Land's - One Serendra/Two Serendra - merong Market Market & soon SM
SMDC's - Grass Residences - merong SM North EDSA
SMDC's - Light Residences - merong small SM Mall
Robinson's - ?

ano pa ba? If there is a chance, developers would love to have a mall near their condos.

These I think sell, resell and rent fast, and will endure a condo crash (knock on wood) :cheers1:

Seasons Greetings! It's been a good year; and this Christmas season, we would like to share our blessings by offering special deals to all those who will avail of units here in Two Serendra.. PM us now for more details!

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http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/serendra%202/P1020955.jpg

nice

When is the turnover for Meranti? 2015 pa din? Any chance it will finish earlier than expected?

^^ sobrang daming u/c dyan.. :D

When is the turnover for Meranti? 2015 pa din? Any chance it will finish earlier than expected?

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

Malapit na siguro ang turnover ng Aston. We can't wait to have the unit leased asap. :D

http://i220.photobucket.com/albums/dd130/ribosum/bgc%208%204%2010/icon%202%208%2012/P1040507.jpg

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WE JUST HAD THE SALES BRIEFING OF SEQUOIA YESTERDAY!!!!! THE FINAL TOWER TO COMPLETE THE TWO SERENDRA HIGH RISE!!!!

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