The whole real estate market in Manila is overvalued. Park Terraces is doing another price increase in July. What a ballsy move by Ayala. They could be shooting themselves in the foot with that move.

The common belief on these boards is that an oversupply will be causing a correction soon. But that only mid to lower range condos get affected. But higher end condos drop too. Actually more. Because a big percentage of these high end condos are financed with debt. Plus, when rich people suddenly turn into Walmart people the 20M condos are dumped more than the 3M condos.

Again, the correction has already started. Go onto resale sites and you'll see. A correction doesn't just happen overnight it's a slow process that takes years to really become obvious. But it's starting right about now. If you got in a year or two ago you did great. But now it's really buyer beware time.

Yes, everywhere is overvalued but what i'm saying is this developement is way, way, way overvalued. I believe its really not worth it for a foreign investor, who probably will only use their unit one or two months every year or even less. And if you do decide to lease it out, it will take ages for your initial investment to return.

also, I forgot to say. What will happen to this investment when BGC gets up and running and most of the businesses move there.

also, I forgot to say. What will happen to this investment when BGC gets up and running and most of the businesses move there.

I really liked BGC when I had a look around -- also the Rockwell mall....

Rockwell seems cramped in terms of buildings so not really a winner.

BGC looked cool and very nicely laid out....however it seemed pretty quiet. there need to be a hell of a lot more buildings + malls built before i think it could be classed as a rival to makati....

Also naive foreigners (like me) would always choose makati as a business or home destination as its the main area we know :)

As i say -- i think prices will peak in 4/5 years....after 10 years the european market should recover --maybe bgc could be up and running by then to stabliise prices....

I like BGC too. When the shangrila at the fort units open up. I'm going to get one there. I Agree. I think prices will peak in 4-5years as I think most condo's would be finished by 2014 and 2016

Yes, everywhere is overvalued but what i'm saying is this developement is way, way, way overvalued. I believe its really not worth it for a foreign investor, who probably will only use their unit one or two months every year or even less. And if you do decide to lease it out, it will take ages for your initial investment to return.

I don't agree with that. I'm the opposite of you actually. I actually think this is the one development that is not way overvalued because of the brand you're buying. But I guess we will have to agree to disagree on that. :)

I like BGC too. When the shangrila at the fort units open up. I'm going to get one there. I Agree. I think prices will peak in 4-5years as I think most condo's would be finished by 2014 and 2016

Yeah the flood of condos during this period will be insane! No way can rental rates stay as high as they are now. It will become a total buyer's market as they will have their picks of condos to choose. I'm guessing on the resale market in 2016 there will be 5-10 times more inventory available.

http://www.rafflesmakati.com/_media/images/renderings/Raffles-Aerial.jpg

You need to understand the brand name to appreciate why it's so expensive. Remember the Raffles hotel in Singapore has had royalty galore, plus arab sheiks and celebrities. This is a list of some of the people that have stayed at the Raffles in Singapore:

Anthony Burgess
Ava Gardner
Beyoncé Knowles
The Black Eyed Peas
Charlie Chaplin
Elizabeth Taylor
Fascinating Aïda
George H.W. Bush
Emily Armstrong
Gwen Stefani
Hugh Jackman
James A. Michener
Okko Kamu
Jean Harlow
John Trotter
Joseph Conrad
Karen Mok
Maya Spitzer, daughter of Eliott Spitzer
Michael Jackson
No Doubt
Noel Coward
Patrick Macnee
Queen Elizabeth II
Queen Sofia of Spain
Robert A. Heinlein
Rudy Giuliani
Rudyard Kipling
W. Somerset Maugham
Isoroku Yamamoto
Marcia Nightingale
Janet Leakey

I'm not saying the Manila Raffles will get as many celebs or dignataries but it get the cream of the crop that visit Manila.

From the picture it appears that the traffic noise would be a killer for a peaceful swim....

Probably should have put it on the rooftop....

I like BGC too. When the shangrila at the fort units open up. I'm going to get one there. I Agree. I think prices will peak in 4-5years as I think most condo's would be finished by 2014 and 2016

Just had a read of that buildings thread....in my opinion possibly a better bet that Raffles simply because it has balconies and also the main thing is the minimum condo unit has 3 bedrooms which tailor for residents....and log term renters.

Most new hotels don't have balconies because if someone jumps and kills themself the hotel is liable. Not sure how that law works in the Philippines but here in Canada and the US that's the case.

You need to understand the brand name to appreciate why it's so expensive. Remember the Raffles hotel in Singapore has had royalty galore, plus arab sheiks and celebrities. This is a list of some of the people that have stayed at the Raffles in Singapore:

Anthony Burgess
Ava Gardner
Beyoncé Knowles
The Black Eyed Peas
Charlie Chaplin
Elizabeth Taylor
Fascinating Aïda
George H.W. Bush
Emily Armstrong
Gwen Stefani
Hugh Jackman
James A. Michener
Okko Kamu
Jean Harlow
John Trotter
Joseph Conrad
Karen Mok
Maya Spitzer, daughter of Eliott Spitzer
Michael Jackson
No Doubt
Noel Coward
Patrick Macnee
Queen Elizabeth II
Queen Sofia of Spain
Robert A. Heinlein
Rudy Giuliani
Rudyard Kipling
W. Somerset Maugham
Isoroku Yamamoto
Marcia Nightingale
Janet Leakey

I'm not saying the Manila Raffles will get as many celebs or dignataries but it get the cream of the crop that visit Manila.


I can tell you right now that for the last 4 years I have seen the service standard of Raffles slip to a low level....

A financial event was on there -- people suffered BAD food poisoning.

I was personally accused of having a maxed out credit card -- with clients present...however I had 6 swipes of my card go through that same time (I called and checked with my bank and passed the phone to the bar manager)...he then said 'You're lucky, just this one time we'll let you off'.....our ENTIRE table of 6 people stood up and requested the presence of the hotel manager or his direct boss -- NOTHING.

The long bar is nice but the music quality has gone way downhill.

MOST wealthy visitors stay at Fullerton Bay, St Regis, Capella and of course Marina Bay Sands. I do not know a single person who still visits Raffles.

They are currently (for past 6months at least) offering people 1/2 price hotel vouchers -- of which i have 6 stays worth....however I'm loathe to recommend the place.

The place is ALL about the image with nothing else of note....

Still, they pour a great Singapore Sling compared to anywhere else in Singapore :cheers:

One thing that also worries me about the Raffles brand is that their Seychelles paradise -- at least I personally think its awesome -- is STILL not sold out.....why is that ? I personally know the Minister for tourism in Seychelles and he just said they were generally focusing on the Asian market as a whole for other projects to bring in wealthy Asians....no comment about Raffles still not selling out,

However the Raffles brand looks good at the moment BUT its not in the same league as it used to me IMO.

Most new hotels don't have balconies because if someone jumps and kills themself the hotel is liable. Not sure how that law works in the Philippines but here in Canada and the US that's the case.


I guessed that actually from some of the recent developments around....couldn't quite believe it though !! Weird !!

If I was an EXTREMELY wealthy person and could afford a PH such as the one in Raffles Hotel I would want a balcony to entertain guests....its a massive pull.

I guessed that actually from some of the recent developments around....couldn't quite believe it though !! Weird !!

If I was an EXTREMELY wealthy person and could afford a PH such as the one in Raffles Hotel I would want a balcony to entertain guests....its a massive pull.

I totally agree with you on that one.

Most new hotels don't have balconies because if someone jumps and kills themself the hotel is liable. Not sure how that law works in the Philippines but here in Canada and the US that's the case.

Definitely not here. A few years back a fellow schoolmate fell to his death from his room's balcony at Sofitel in Pasay. He landed on the gardens and wasnt discovered until the morning after. :ohno:

From the picture it appears that the traffic noise would be a killer for a peaceful swim....

Probably should have put it on the rooftop....


Installing active noise dampers may help.

I can tell you right now that for the last 4 years I have seen the service standard of Raffles slip to a low level....

A financial event was on there -- people suffered BAD food poisoning.

I was personally accused of having a maxed out credit card -- with clients present...however I had 6 swipes of my card go through that same time (I called and checked with my bank and passed the phone to the bar manager)...he then said 'You're lucky, just this one time we'll let you off'.....our ENTIRE table of 6 people stood up and requested the presence of the hotel manager or his direct boss -- NOTHING.

The long bar is nice but the music quality has gone way downhill.

MOST wealthy visitors stay at Fullerton Bay, St Regis, Capella and of course Marina Bay Sands. I do not know a single person who still visits Raffles.

They are currently (for past 6months at least) offering people 1/2 price hotel vouchers -- of which i have 6 stays worth....however I'm loathe to recommend the place.

The place is ALL about the image with nothing else of note....

Still, they pour a great Singapore Sling compared to anywhere else in Singapore :cheers:

One thing that also worries me about the Raffles brand is that their Seychelles paradise -- at least I personally think its awesome -- is STILL not sold out.....why is that ? I personally know the Minister for tourism in Seychelles and he just said they were generally focusing on the Asian market as a whole for other projects to bring in wealthy Asians....no comment about Raffles still not selling out,

However the Raffles brand looks good at the moment BUT its not in the same league as it used to me IMO.


Looks like it's heading Manila Hotel's destiny. Young and rich are right now tough return customers to please, especially for old historic places which come across more as one-visit-cross-off-the-checklist destinations.

I can tell you right now that for the last 4 years I have seen the service standard of Raffles slip to a low level....

A financial event was on there -- people suffered BAD food poisoning.

I was personally accused of having a maxed out credit card -- with clients present...however I had 6 swipes of my card go through that same time (I called and checked with my bank and passed the phone to the bar manager)...he then said 'You're lucky, just this one time we'll let you off'.....our ENTIRE table of 6 people stood up and requested the presence of the hotel manager or his direct boss -- NOTHING.

The long bar is nice but the music quality has gone way downhill.

MOST wealthy visitors stay at Fullerton Bay, St Regis, Capella and of course Marina Bay Sands. I do not know a single person who still visits Raffles.

They are currently (for past 6months at least) offering people 1/2 price hotel vouchers -- of which i have 6 stays worth....however I'm loathe to recommend the place.

The place is ALL about the image with nothing else of note....

Still, they pour a great Singapore Sling compared to anywhere else in Singapore :cheers:

One thing that also worries me about the Raffles brand is that their Seychelles paradise -- at least I personally think its awesome -- is STILL not sold out.....why is that ? I personally know the Minister for tourism in Seychelles and he just said they were generally focusing on the Asian market as a whole for other projects to bring in wealthy Asians....no comment about Raffles still not selling out,

However the Raffles brand looks good at the moment BUT its not in the same league as it used to me IMO.


So totally agree with you on this one. I've stayed at Raffles with my family for quite a few times and its the same as any other 5 star hotel. The rooms though are very very old. I like more modern, classy so now we stay at the Shangrila when in Singapore. Also they don't have live singers/band in the outside bar anymore and to make things worse they put up the price of a singapore sling to $50!!! Never going back there again. It's not worth it. It feels like your living in a Museum.

So totally agree with you on this one. I've stayed at Raffles with my family for quite a few times and its the same as any other 5 star hotel. The rooms though are very very old. I like more modern, classy so now we stay at the Shangrila when in Singapore. Also they don't have live singers/band in the outside bar anymore and to make things worse they put up the price of a singapore sling to $50!!! Never going back there again. It's not worth it. It feels like your living in a Museum.

50SGD wow that's REALLY EXPENSIVE !!!

Last time in January I think they were about 35SGD + 10% service and 7& GST.....

Those really are the best singapore slings around.....

Outside bar= No music
Long Bar - Now low end singers...

Really it's just the OLD brand name you're paying for there.....everything else is crap.

I don't agree with that. I'm the opposite of you actually. I actually think this is the one development that is not way overvalued because of the brand you're buying. But I guess we will have to agree to disagree on that. :)

IMO Its very foolish to put all your hopes, money and time because of a brand name. No matter how well known a brand name is you must always do your research. The location, construction quality and value relative to price is what's more important.

Also, Raffles as a brand name is ONLY well known because of ONE hotel (which is the hotel in Singapore) and this is only because of its history. As a hotel chain it doesnt stand up to other 5 star hotels such as the shangrila, peninsular, mandarin oriental, four seasons etc. which continually show its patrons great service and accomodations deserving of its 5 star rating in every single one of its many. many, many hotels around the world.

What I'm basically saying is that the Raffles hotel in Makati is not Raffles Singapore and may not carry the same prestige. Also you named alot of celebrities that has stayed in Raffles singapore. What about Manila Hotel it has had 3 US presidents, michael Jackson, U.S secretary of state's and other high profile people and look at Manila hotel now. Plus do you really think that celebrities when in the Phils will instantly book at Raffles when there are so many 5 star hotels around?

50SGD wow that's REALLY EXPENSIVE !!!

Last time in January I think they were about 35SGD + 10% service and 7& GST.....

Those really are the best singapore slings around.....

Outside bar= No music
Long Bar - Now low end singers...

Really it's just the OLD brand name you're paying for there.....everything else is crap.

Yes singapore's inflation is really high. When I first went to singapore in 2004 the singapore sling was just $22 and the hawkers food was just $2-$3. Now its more like $5-$13. Yes the sling in raffles is really good but you should try the bars at metrowalk in ortigas. They really have some good Slings and Amaretto Sour's and its only 180 pesos.

They had some really talented filipino singers before and alot of friendly filipino waiters but last time i went in march they were all gone. In their place were these really snobby indian waiters. It did'nt seem like they even wanted to work there.

Actually Raffles is one of those places where you have to go see it at least once and after that its the same thing so don't bother.

Welcome to Thread 2! :cheers:

Keep posting forumers :okay:

Link to Thread 1 (http://www.skyscrapercity.com/showthread.php?t=449356)

I might be in Singapore next month. Now I've gotta check out Raffles. Lol

I do want to stay at Marina Bay Sands though just because I want to jump in that pool.

I might be in Singapore next month. Now I've gotta check out Raffles. Lol

I do want to stay at Marina Bay Sands though just because I want to jump in that pool.

Enjoy your trip in Singapore next month, Nelly. The Casino at Marina Bay is sooo huge and the restaurants and shops are really good. BTW I responded to one of your post in the previous Fairmont Makiti Hotel thread. In case you didn't read it. K Peace:)

Thanks Amarula. I'm not 100% sure I'm going to Singapore. Definitely Manila and Bangkok.

Thanks Amarula. I'm not 100% sure I'm going to Singapore. Definitely Manila and Bangkok.

Try 1 night each at raffles, MBS and Fullerton Bay Hotel....

Try 1 night each at raffles, MBS and Fullerton Bay Hotel....

That's a pain in the butt though switching from hotel to hotel. Haha!

I've been to singapore 3 times before. Stayed at Fullerton once and the Marriott twice. Best location in the city. Orchard and Scott. Can't beat that!

As far I'm concerned Singapore food is the best. Newton Food Center is the bomb! Love it there. BBQ Stingray is my favourite. Chili crab too.

That's a pain in the butt though switching from hotel to hotel. Haha!

I've been to singapore 3 times before. Stayed at Fullerton once and the Marriott twice. Best location in the city. Orchard and Scott. Can't beat that!


Not Fullerton......Fullerton BAY hotel :) Easily the best hotel in Singapore...1 year old, ight on Marina Bay -- it's world class.

Marriott is a nice location sitting at the bar outside and watching people go by....Orchard though -- in my opinion has nothing on Marina Bay.

The underground malls are far better than anything in orchard and the views and tranquility ar lovely.

I used to live down there :cheers:

Not Fullerton......Fullerton BAY hotel :) Easily the best hotel in Singapore...1 year old, ight on Marina Bay -- it's world class.

Marriott is a nice location sitting at the bar outside and watching people go by....Orchard though -- in my opinion has nothing on Marina Bay.

The underground malls are far better than anything in orchard and the views and tranquility ar lovely.

I used to live down there :cheers:

Oh cool. Thanks for that tip. I've never really done the Marina area. I'll check it out.

As far I'm concerned Singapore food is the best. Newton Food Center is the bomb! Love it there. BBQ Stingray is my favourite. Chili crab too.

Become a tourist spot now.....overpriced....local hawker centres are much cheaper. Though I don't go for the hawker food to be honest....even boat quay is cheaper than newton now.



Back to topic....hows the building coming along + how much has been sold ?

6-6-11
http://img684.imageshack.us/img684/2152/64980023.jpg (http://imageshack.us/photo/my-images/684/64980023.jpg/)

^^ great photo waldenstrom, makes me miss the greenbelt area. raffles will be a nice addition once completed :)

If Makati could become independent, it would surely join the ranks of developed countries. :)

nice picture Waldenstrom...tnx...

more pics Waldenstrom...thanks...

luxurious!!!

If Makati could become independent, it would surely join the ranks of a developed country. :)

Not to be nega but I'm sure a trip to Guadalupe, Pembo, Cembo or Comembo would change your mind. :lol:

santa ana makati side would be better worst than guadalupe

Looks really nice! ;) It'll make the area look great

6-6-11
http://img684.imageshack.us/img684/2152/64980023.jpg (http://imageshack.us/photo/my-images/684/64980023.jpg/)

Simple but elegant !

That is a nice one....Great addition to that area!

6-6-11
http://img684.imageshack.us/img684/2152/64980023.jpg (http://imageshack.us/photo/my-images/684/64980023.jpg/)

I am awed. Makati skyline is definitely changing... looking forward to see this building when I come home to Philippines.. When is the target date of opening.

I am awed. Makati skyline is definitely changing... looking forward to see this building when I come home to Philippines.. When is the target date of opening.

I just talked to an agent on this. It appears next July will be the opening. The pool for Raffles on the 9th floor looks like it will be sweet! There will be about 10 restaurants in the building. 17.7M is the cheapest unit right now and that's for a 81sqm 1br. There are only 5 of these left.

This is easy money as long term rentals the hotel takes 18.75%. There are only 30 hotel rooms in The Raffles side as well.

6-6-11
http://img684.imageshack.us/img684/2152/64980023.jpg (http://imageshack.us/photo/my-images/684/64980023.jpg/)

Hi Waldenstrom. I really love your photo. The colours are so bright and clear. What type of camera are you using and roughly how much is it? I'm looking to buy a new camera myself. Thanks

^^ Thanks, amarula! I used a Nikon D60. I'm not sure how much it is in the market today, probably around P35thou.

Like the slim glassy profile, an emerging landmark in Makati!

^^ Thanks, amarula! I used a Nikon D60. I'm not sure how much it is in the market today, probably around P35thou.

Thanks for the info Waldenstrom. Now I hope I can take photo's as well as you do. I guess I just need to practice... lol. Thanks again :):):)

http://rafflesmakati.com/_media/images/construction/lrg/367.jpg

http://rafflesmakati.com/_media/images/construction/lrg/369.jpg

http://rafflesmakati.com/_media/images/construction/lrg/370.jpg


from raffles website http://rafflesmakati.com

http://i131.photobucket.com/albums/p294/junof/Misc/DSC_0435.jpg
Picture taken 06/29/2011

http://farm7.static.flickr.com/6139/5959433635_4de838f445_b.jpg
http://www.flickr.com/photos/58171097@N04

wow Anak...Beautiful picture. The building looks AWESOME.

I've been lurking here for a while but I had to sign up when I saw this photo.
Thanks to all the others that have posted photos as well.

btw. The crane (in the middle) is directly in front of what I believe is my living room.
Top floor, no windows yet..but oh so close. :)

is that Park Terraces Tower 1 under construction where the yellow crane is?

^^^^

No. Its the BPO/office building on top of Glorietta 2. Park Terraces tower 1 is the underconstruction building behind it with red crane which is already at the 6th floor.

oh...thanks reyvil888.....

new pictures up on the website..


http://rafflesmakati.com/

new pictures up on the website..


http://rafflesmakati.com/

Which floor and how many BRs did you get? Congrats on a worthy investment :)

My family only got a 2BR unit because a 3BR unit is beyond our allocated budget haha.

new pictures up on the website..


http://rafflesmakati.com/


http://rafflesmakati.com/_media/images/construction/lrg/379.jpg


http://rafflesmakati.com/_media/images/construction/lrg/380.jpg


http://rafflesmakati.com/_media/images/construction/lrg/381.jpg

simple lang ang raffles pero gold finishes ang mga unit,true and genuine 24 karat thin sheet gold!!!!

Which floor and how many BRs did you get? Congrats on a worthy investment :)

My family only got a 2BR unit because a 3BR unit is beyond our allocated budget haha.


We got a 3 BR (251m) on the 30th floor. It was a bit beyond my allocated budget as well but I thought the 3BR would be easier to sell when the time comes.

Best of luck to you as well

We got a 3 BR (251m) on the 30th floor. It was a bit beyond my allocated budget as well but I thought the 3BR would be easier to sell when the time comes.

Best of luck to you as well

Likewise! Hope to see you as a future neighbor.

I am unsure on whether to use the unit or rent it out but it looks like I'll be availing of the Raffles rental program.

Likewise! Hope to see you as a future neighbor.

I am unsure on whether to use the unit or rent it out but it looks like I'll be availing of the Raffles rental program.


This project is looking great. What's the rental program? Does anyone have details on this yet? Sound intriguing.

This project is looking great. What's the rental program? Does anyone have details on this yet? Sound intriguing.

Unit owners have the option of availing of this program where Raffles will manage the leasing of their units, short- or long-term, when the owners are not going to be using the units.

Does anyone know if there is still units for sale? If so, how much per square?

Does anyone know if there is still units for sale? If so, how much per square?

The project is 80% sold so not too late to act. Mine was 59m for 251 sm for 235k per sq meter. As I mentioned earlier I am on the top floor. I'm pretty sure the lower floors cost a bit less.

^^Mano po ninong. #chos!

^^Mano po ninong. #chos!


Sorry? I do not understand...

^^“Mano po ninong” is an example of one of the many Filipino customs in the Philippines. Such trait is normally reserved for the elderly people as a gesture of respect from someone much younger. It is displayed by pressing the older persons backhand against the other person’s forehead. Most of the times the recipient of such gesture will acknowledge by saying something like “God bless you”, etc. During the holidays, especially on Christmas day, there’s an added “meaning” to it. “Ninongs and Ninangs” (godfathers and godmothers) when ambushed expectedly or un-expectedly by their godchildren(s) with this display of respect, would be better off having cash on hand (or gifts at the least) to give back in return…. or else they would think of you as “kuripot.”
I’m guessing “OtAtAw” meant that jokingly in reference for the price you paid for your unit.

The project is 80% sold so not too late to act. Mine was 59m for 251 sm for 235k per sq meter. As I mentioned earlier I am on the top floor. I'm pretty sure the lower floors cost a bit less.

Rich man!!

^^“Mano po ninong” is an example of one of the many Filipino customs in the Philippines. Such trait is normally reserved for the elderly people as a gesture of respect from someone much younger. It is displayed by pressing the older persons backhand against the other person’s forehead. Most of the times the recipient of such gesture will acknowledge by saying something like “God bless you”, etc. During the holidays, especially on Christmas day, there’s an added “meaning” to it. “Ninongs and Ninangs” (godfathers and godmothers) when ambushed expectedly or un-expectedly by their godchildren(s) with this display of respect, would be better off having cash on hand (or gifts at the least) to give back in return…. or else they would think of you as “kuripot.”
I’m guessing “OtAtAw” meant that jokingly in reference for the price you paid for your unit.

Thank you for your fine analysis SoCal, yep, that's what I meant. I was joking of course, hence the "chos" :cheers: As I was telling another US-based fellow Filipino forumer, "Chos" is a recent vocabulary development in the Philippines which means you're lying or saying something untrue in a joking manner. :)

Wow! Congrats on the purchase! 235k/sqm is high! That's more than the Discover Primea? Will you be living there or will you put it in the rental program?

OtAkAw,

I should have known what you meant. My wife taught me that gesture many years ago. My retention is awful.

SoCalMM, Thanks for your description. You made it so clear even I couldn't screw it up :)

McL, I wont be doing either for the time being. I'll be there a few times a year but I can't bear the thought of having strangers in my place with all my brand new stuff. We'll see what the future holds.

KevLon, Whatever. I work hard I do ok. I'm a fortunate guy.

Does anybody have any idea of the approimate costs or a rough order of magnitude for the furniture package for a one bedroom unit ?, also, anyone know how the cost of the furniture is factored into the the overall cost of a unit, for resale purposes ? , i guess it would be considered as a depreciating asset, and how often would the rooms require a refit ?

Does anybody have any idea of the approimate costs or a rough order of magnitude for the furniture package for a one bedroom unit ?, also, anyone know how the cost of the furniture is factored into the the overall cost of a unit, for resale purposes ? , i guess it would be considered as a depreciating asset, and how often would the rooms require a refit ?

I can't recall how much the furniture package cost for a 1BR unit, but I was quoted 3M for my 2BR unit. Definitely prices on the furniture will depreciate when you intend to resell the unit along with the furniture.

No idea about frequency on refitting, however.

Any units here on sale?

Any units here on sale?

You can head to their showroom in Greenbelt 3 to inquire for available units.

Alternatively, you could email Robert Davis at rdavis@rafflesrealestate.com. He is the Raffles sales executive who arranged for the purchase of my unit. You can tell him Howard referred you.

Wow! Congrats on the purchase! 235k/sqm is high! That's more than the Discover Primea? Will you be living there or will you put it in the rental program?


The difference is I'll be living in my lovely place for(at least) 2 years before Primea is completed

http://farm7.static.flickr.com/6139/5959433635_4de838f445_b.jpg
http://www.flickr.com/photos/58171097@N04

is this pic facing Libis in QC?

^^the highrises in the background is in alabang

^^the highrises in the background is in alabang

ah ok i remember and the one that is blue is the laguna de bay.. thanks.. :)

^^the highrises in the background is in alabang

i think thats vivere hotel and the insular twins

hindi maluluma itong building na ito, i mean ang style nya. maganda sya sa malapitan man o sa malayuan.

Fromer design of Raffles Makati before it was revised

http://arquitectonica.com/wp-content/themes/aqt-main/scripts/timthumb.php?src=http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889151.00.547.10.1PIL.jpg&h=325&zc=1&a=b&q=100

Fromer design of Raffles Makati before it was revised

http://arquitectonica.com/wp-content/themes/aqt-main/scripts/timthumb.php?src=http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889151.00.547.10.1PIL.jpg&h=325&zc=1&a=b&q=100

IMO I prefer the original design! It looks more like the work of Arquitectonica!

Why / when did they revise this ?

the original design is more appealing. I dont know if im making the right statement or its just my taste, but the original is way better. Did they cut the budget and come up with the current design of raffles???

Here's a bigger pic as posted in the Makati Thread. Personally I like the original design too though the final design is definitely much sleeker looking with no balconies there.

Former design of Raffles Makati before it was revised

http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889151.00.547.10.1PIL.jpg

http://arquitectonica.com/wp-content/themes/aqt-main/scripts/timthumb.php?src=http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889151.00.547.10.1PIL.jpg&h=325&zc=1&a=b&q=100

The New and Final Design

http://i01.i.aliimg.com/photo/v0/103414713/Raffles_Manila_Residence_Condotel.jpg

With regards to the original design, I thought it was a safety issue anyway to have balconies in several floors, and to have a pool just below it. That’s my experience anyway with some condos I currently owned. There are always complaints of cigarette butts and beer bottles falling from the balconies, whether by carelessness of inebriated residents.

With regards to the original design, I thought it was a safety issue anyway to have balconies in several floors, and to have a pool just below it. That’s my experience anyway with some condos I currently owned. There are always complaints of cigarette butts and beer bottles falling from the balconies, whether by carelessness of inebriated residents.

Suicides are the big issue. I don't know about the Philippines but here in Canada and the US a newer hotel will have no have balconies. The hotel is liable if anyone kills his/her self. Also, you're right if anything falls from the hotel and hits someone the hotel is also liable.

the original design is more appealing. I dont know if im making the right statement or its just my taste, but the original is way better. Did they cut the budget and come up with the current design of raffles???

they simply dont have the budget.. na delay pa nga eh...

^^Inde ba nagkaroon ng problem sa structural design to kaya nadelay... Inde ko alam na nagkaroon sila ng problem sa budget...

the structural design issue was only a press release... it's the lack of budget.

as of Sept 29, 2011
http://i1218.photobucket.com/albums/dd406/wanderpawel/DSCN5822.jpg

^^Parang tutumba sya any moment @_@

^^Parang tutumba sya any moment @_@

^^

True-true-true!

It's so slender, very anorexic, I guess the Roma wouldn't have much length/width in them. The original design btw looks like your regular two tower building in the same podium, the new design is sleeker but could've incorporated more of those "intersecting boxes/buildings" style.

This look really like a wall of glass, I wonder if that is the reason for the aborted height, cause buldings with a wide face like that sway much more in the wind than buildings that are tall yet with small wind surface.

Massive kaya iyan...

though taken a few months back, this photo shows how massive this project is. i love the dark cladding...so evil!!!! and look how small the people are in the foreground.

http://farm4.static.flickr.com/3262/5702779821_1d1cfe2cea_o.jpg (http://www.flickr.com/photos/20068514@N00/5702779821/)
2011-04-24, Saraocraft Sunday 040 (http://www.flickr.com/photos/20068514@N00/5702779821/) by saraocraft (http://www.flickr.com/people/20068514@N00/), on Flickr

sa totoo lang, nothing special with the building except for the name. Oh well, although not the best, this is definitely one of the better uc in the metro

the glass curtain is special. not only is it in line with the concept of transperancy and being more environmentally friendly, it can be the impetus for the other 5 star brands to rebuild the dated, bunker-inspired exteriors of their hotels. it can give us a more sophisticated-looking environment/skyline fitting for the country's primary financial district!!

Just received the furniture details and the cost for furnishing a 1-bedroom unit is Php 2.4M + VAT

http://i778.photobucket.com/albums/yy68/todjikid1/DSC01848.jpg

http://i778.photobucket.com/albums/yy68/todjikid1/DSC01832.jpg

For sure the interiors of this hotel will be uber luxurious.

Just received the furniture details and the cost for furnishing a 1-bedroom unit is Php 2.4M + VAT

Thats incredible.

the structural design issue was only a press release... it's the lack of budget.


Lack of budget -- raffles ??? For he prices they were charging and most up front??

Can't be....

Just received the furniture details and the cost for furnishing a 1-bedroom unit is Php 2.4M + VAT


yeah i got mine too .. 3BR Php 6.4m + VAT....

^^Is it worth it? Could probably get Versace or Hermes to do the interior design and furnishing with that amount.:lol:

Lack of budget -- raffles ??? For he prices they were charging and most up front??

Can't be....

haha talaga?.. sorry if that's all that you know... :nuts:

^^Is it worth it? Could probably get Versace or Hermes to do the interior design and furnishing with that amount.:lol:



No need to be a wiseass. This is a message board and i'm just passing along info.
Actually I don't know if it's worth it. I also don't know if I'll be using Raffles furnishing package. Maybe I'll do it on my own Maybe I'll spend Php 3m, maybe I'll spend Php 10m. Either way I won't need to justify myself to you.

^^There was absolute no implication in my message for any justification. It's none of my business. Anyway, you are not the only one with a 3BR unit or units at Raffles. It's just my personal opinion and a general remark I was making.

Lack of budget -- raffles ??? For he prices they were charging and most up front??

Can't be....

from what i heard from my architect friend who works @ the Raffles site, the delays were mainly caused by lapses in the structural design.

yeah i got mine too .. 3BR Php 6.4m + VAT....

3.5M+VAT for my 2 BR unit.

I like the designs but I actually expected more or perhaps my expectations were too high.

Nonetheless, the package covers all repairs and replacements over the years if you intend to enter your unit into the rental program. I'll probably just shell out for the whole package and have my unit rented out as I'll only likely be using it a few times a year.

thanks for the info. i'm sure it will be worth it. if i'm correct, i know they'll use locally made furniture. so that's good.

Great to see this project! 11/28
http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1000875.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1000874.jpg

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1000872.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/431.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/433.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/434.jpg

Source: http://www.rafflesmakati.com/

though taken a few months back, this photo shows how massive this project is. i love the dark cladding...so evil!!!! and look how small the people are in the foreground.

http://farm4.static.flickr.com/3262/5702779821_1d1cfe2cea_o.jpg (http://www.flickr.com/photos/20068514@N00/5702779821/)
2011-04-24, Saraocraft Sunday 040 (http://www.flickr.com/photos/20068514@N00/5702779821/) by saraocraft (http://www.flickr.com/people/20068514@N00/), on Flickr

i also like the dark cladding...looks cool to the eyes....would really look nice in the evening with its interior lights on reflecting on its glass cladding...

http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889182.00.547.14.3PIL.jpg (http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889182.00.547.14.3PIL.jpg)

wow

looking really nice ... i like this development :)

2 towers po ba ang final render???

lookin awwwesome

Does anyone know if there are still units for sale? When will this open to the public?

Does anyone know if there are still units for sale? When will this open to the public?

The sales room in Greenbelt 3 is still open on the 2nd floor (3rd floor if you are used to the UK way!)

Does anyone know if there are still units for sale? When will this open to the public?

Yes, there are still units left for sale. Its scheduled to officially open on the 3rd quarter of this year.

Corporate News
Business World
--------------------------------------------------------------------------
Posted on January 30, 2012 10:14:47 PM

Raffles, Fairmont projects in Makati to be open by second half of 2012

INTERNATIONAL hotel and resort brands Raffles and Fairmont are set to open their first joint Philippine development in Makati City in the second semester this year catering to the local luxury market, a top hotel official said yesterday.

Construction of the mixed-use, high-end development dubbed “Fairmont Makati & Raffles Suites” started in 2008 by Saudi Arabia-based Kingdom Hotel Investments and listed developer Ayala Land, Inc., and is on track for completion and turnover by September this year, Randy Zupanski, Raffles Makati managing director, told BusinessWorld in an interview yesterday.

“The residential part will be finished in July, and the hotel part by September,” Mr. Zupanski said.

The 30-storey complex is composed of three sections: 237-unit luxury Raffles Residences; 32-suite Raffles Hotel; and 280-room Fairmont Hotel. The complex will rise on the corner of Arnaiz and Makati Avenues in the Greenbelt area, and will cater to a growing luxury market of businessmen and tourists alike, he said.

The complex’s amenities will be shared between the Raffles and Fairmont brands, including a 900-square meter ballroom that can accommodate 680 diners, as well as, a local version of the Long Bar, a dining fixture at the Raffles Hotel Singapore.

http://arquitectonica.com/wp-content/blogs.dir/1/files_mf/12946889182.00.547.14.3PIL.jpg

anyone help me where can i send my CV at fairmont?

As of January 4, 2012

http://www.rafflesmakati.com/_media/images/construction/lrg/451.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/452.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/453.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/454.jpg

Source: http://www.rafflesmakati.com/

http://www.flickr.com/photos/76908654%40N08/6891600039

http://www.flickr.com/photos/76908654%40N08/6891600039

The view from my unit.....Nearly there. I cant wait to move in!!!

beautifull!

How much do you think it will cost per night to stay here? Very nice hotel!!

wow malapit ng matapos!!!

Sunday

http://i1199.photobucket.com/albums/aa462/kintoy2/c0d5870c.jpg

^^

Nice dark edges on Fairmont. It elegantly frames the glass curtain wall. :cheers:

Landmark though seems to be just extending it's ugliness upwards...lol. I hope they put some decent cladding on that. :ohno:

It's just simple and elegant but I don't think it's unusual enough to be a landmark. It seems like it will blend into the surroundings as the glass facade would reflect the other buildings adjacent to it. If they really want it to stand out they should have made the glass another colour like all gold for example. I've seen a few gold glass buildings and it's so eyecatching. There's a gold building in ortigas but I don't know the name of the building.

How much do you think it will cost per night to stay here? Very nice hotel!!

12000 peso a night.

12000 peso a night.

Shanggri-la is about 9-10k a night interested to see if Raffles takes customers away from here.

mag oakwood ka nalang

http://www.fairmont.com/promo/makati

http://www.flickr.com/photos/76908654%40N08/6891600039

http://www.flickr.com/photos/76908654%40N08/6891600039

The view from my unit.....Nearly there. I cant wait to move in!!!

Wow. Nice view. You must be so excited. I didn't get a unit here, but I'm so excited to see the final product and for unit owners to send in photo's of their units. Can't wait...

Are there any Raffles unit owners here who are looking to rent out their unit upon turnover? If so can you please send me a private message as I may be interested.

Sunday

http://i1199.photobucket.com/albums/aa462/kintoy2/c0d5870c.jpg

incredibly cheap curtain wall top hung windows a mistake in makati wind per m2 with installation around 10k pesos i would just love to know the construction budget versus income of sales for this building ,,,,,Raffles the word adding 100% to the actual value as applies to trump on Century City.
Enlighten me and advise just where anyone really sees the awesome "beauty" in this 4 sided grey block

incredibly cheap curtain wall top hung windows a mistake in makati wind per m2 with installation around 10k pesos i would just love to know the construction budget versus income of sales for this building ,,,,,Raffles the word adding 100% to the actual value as applies to trump on Century City.
Enlighten me and advise just where anyone really sees the awesome "beauty" in this 4 sided grey block

How can you tell from the photo as to the quality of the windows?

In any case, I think that this project looks very good and is a much welcome addition to the Makati skyline. I'll be very interested to see the completed interiors upon turnover.

http://i690.photobucket.com/albums/vv270/geoffrey_planas/IMAG0371.jpg

Taken from my phone's camera.

very nice..especially when the interiors are lit at night soon when it's finished.....btw those lights look like UFO's...:lol:

The building facade for me looks very classy. We cannot judge this project by saying Raffles word puts 100% more value without even seeing the interior of the building. Can't wait for this to finish! It was delayed but probably worth the wait.

The building facade for me looks very classy. We cannot judge this project by saying Raffles word puts 100% more value without even seeing the interior of the building. Can't wait for this to finish! It was delayed but probably worth the wait.

Exactly! But personally, I do find the exterior nice. These are the kind of buildings that will never grow old in time.

Looks nice. When is turnover for this project? Also when's the hotel going to open? Can't wait

^^^^^^

Corporate News
Business World
-------------------------------------------------------------------------

Raffles, Fairmont projects in Makati to be open by second half of 2012

INTERNATIONAL hotel and resort brands Raffles and Fairmont are set to open their first joint Philippine development in Makati City in the second semester this year catering to the local luxury market, a top hotel official said yesterday.

Construction of the mixed-use, high-end development dubbed “Fairmont Makati & Raffles Suites” started in 2008 by Saudi Arabia-based Kingdom Hotel Investments and listed developer Ayala Land, Inc., and is on track for completion and turnover by September this year, Randy Zupanski, Raffles Makati managing director, told BusinessWorld in an interview yesterday.

“The residential part will be finished in July, and the hotel part by September,” Mr. Zupanski said.

The 30-storey complex is composed of three sections: 237-unit luxury Raffles Residences; 32-suite Raffles Hotel; and 280-room Fairmont Hotel. The complex will rise on the corner of Arnaiz and Makati Avenues in the Greenbelt area, and will cater to a growing luxury market of businessmen and tourists alike, he said.

The complex’s amenities will be shared between the Raffles and Fairmont brands, including a 900-square meter ballroom that can accommodate 680 diners, as well as, a local version of the Long Bar, a dining fixture at the Raffles Hotel Singapore.

The building facade for me looks very classy. We cannot judge this project by saying Raffles word puts 100% more value without even seeing the interior of the building. Can't wait for this to finish! It was delayed but probably worth the wait.

Certainly is....Remember there was a spreading speculations here at SSC regarding the reason why construction was halted for over several months? Turns out the rumors are true! I just learned it just a couple of months ago.

Certainly is....Remember there was a spreading speculations here at SSC regarding the reason why construction was halted for over several months? Turns out the rumors are true! I just learned it just a couple of months ago.

The rumor about the foundations? or a different one..

The corporate response given for halting construction works was quoted as " In keeping with the quality demanded by KHI-ALI Manila, Inc, the RR are being built to the highest quality and constistency and that the building requirements meet international standards.. . . . to meet these superior standards, the RR will meet design to withstand wind and earthquake forces for 1-in-50 year return periods respectively and enable the building structure to be internationally certified at the end of construction ".

i find it hard to believe as the structure was over 50% complete when this issue arose, was this an after thought or otherwise!!!!?

^^^^^^

Corporate News
Business World
-------------------------------------------------------------------------

Raffles, Fairmont projects in Makati to be open by second half of 2012

INTERNATIONAL hotel and resort brands Raffles and Fairmont are set to open their first joint Philippine development in Makati City in the second semester this year catering to the local luxury market, a top hotel official said yesterday.

Construction of the mixed-use, high-end development dubbed “Fairmont Makati & Raffles Suites” started in 2008 by Saudi Arabia-based Kingdom Hotel Investments and listed developer Ayala Land, Inc., and is on track for completion and turnover by September this year, Randy Zupanski, Raffles Makati managing director, told BusinessWorld in an interview yesterday.

“The residential part will be finished in July, and the hotel part by September,” Mr. Zupanski said.

The 30-storey complex is composed of three sections: 237-unit luxury Raffles Residences; 32-suite Raffles Hotel; and 280-room Fairmont Hotel. The complex will rise on the corner of Arnaiz and Makati Avenues in the Greenbelt area, and will cater to a growing luxury market of businessmen and tourists alike, he said.

The complex’s amenities will be shared between the Raffles and Fairmont brands, including a 900-square meter ballroom that can accommodate 680 diners, as well as, a local version of the Long Bar, a dining fixture at the Raffles Hotel Singapore.

Thanks reign for the info:):)

1 Bedroom (combined studio) unit FOR SALE @ Beacon Makati
Hi. We're selling our 1 Bedroom (combined studio) unit at Arnaiz Tower 2. Pre-selling price. P918k down then assume balance. Turnover is 2013. PM me if interested. Thanks.

I hope you get banned.

I don't know why there are complaints on the aesthetics and value of this project:

1. It sits within the Ayala Center, super prime piece of real estate in the country. The location of Raffles is way better than the location of Trump. Lets compare apples to apples ie Raffles vs Primea.

2. The curtain glass facade is a welcome change from the usual concrete facade of Makati CBD bldg. I find the boxy design classic with clean lines.

3. Not only the location, but the density of the project have also an impact to its value.

4. The interior design, etc will justify the value.

5. The concierge services will justify the value.

I don't know why there are complaints on the aesthetics and value of this project:

1. It sits within the Ayala Center, super prime piece of real estate in the country. The location of Raffles is way better than the location of Trump. Lets compare apples to apples ie Raffles vs Primea.

2. The curtain glass facade is a welcome change from the usual concrete facade of Makati CBD bldg. I find the boxy design classic with clean lines.

3. Not only the location, but the density of the project have also an impact to its value.

4. The interior design, etc will justify the value.

5. The concierge services will justify the value.


Basically its just a glass box, it looks OK but nothing great. For such a expensive and high end project I expect more. Location is obviously excellent and I'm sure it will be very nice inside.

Primea has a much better design and is more exclusive/high end.

I don't know why there are complaints on the aesthetics and value of this project:

1. It sits within the Ayala Center, super prime piece of real estate in the country. The location of Raffles is way better than the location of Trump. Lets compare apples to apples ie Raffles vs Primea.

2. The curtain glass facade is a welcome change from the usual concrete facade of Makati CBD bldg. I find the boxy design classic with clean lines.

3. Not only the location, but the density of the project have also an impact to its value.

4. The interior design, etc will justify the value.

5. The concierge services will justify the value.



As absolutblue commented -- It's just a glass box


Also Raffles in Singapore is absolutely rubbish in terms of quality.

The interior design we havent seen yet....

I don't see much value in this project other than location.

Updated photos of Raffles. It looks very elegant with the orange granite cladding.

http://www.rafflesmakati.com/index.php?page=gallery_construction

Updated photos of Raffles. It looks very elegant with the orange granite cladding.

http://www.rafflesmakati.com/index.php?page=gallery_construction

Thanks for the photo's Reign:) Its looks nice but nothing really pops out and makes you go WOW! Hopefully when the interior designers come in, it will look better.

I see the facade and the whole project upscale, prime and great investment catering for the privilege few. I can't wait for this project to finish. :)

incredibly cheap curtain wall top hung windows a mistake in makati wind per m2 with installation around 10k pesos i would just love to know the construction budget versus income of sales for this building ,,,,,Raffles the word adding 100% to the actual value as applies to trump on Century City.
Enlighten me and advise just where anyone really sees the awesome "beauty" in this 4 sided grey block

what you are saying is why didnt Al-Waleed invest more to have a noteworthy piece of architecture like the one in the developing country of Azarbaijan and in comparison Makati is just another boxed glass building..(maybe someone can post the picture in this article)

http://www.businesstraveller.asia/asia-pacific/news/fairmont-coming-to-the-forefront

what you are saying is why didnt Al-Waleed invest more to have a noteworthy piece of architecture like the one in the developing country of Azarbaijan and in comparison Makati is just another boxed glass building..(maybe someone can post the picture in this article)

http://www.businesstraveller.asia/asia-pacific/news/fairmont-coming-to-the-forefront

The Fairmont Baku in Azerbaijan
http://www.businesstraveller.asia/files/News-images/Fairmont/Fairmont-Baku_Flame-Towers.jpg

good one absolutblue..theres also a buzz about the marina Sands in Singapore and some humming about the Baiyoke Sky Hotel in Bangkok....i suppose we better just exceed them in hotel service since our hotels are just buildings. The marina may look good with its appealing sky pool but I will not be a repeat customer...2500 rooms and one long lobby made it feel like SM Mall of Asia at lunch time...absolutely no ambience

good one absolutblue..theres also a buzz about the marina Sands in Singapore and some humming about the Baiyoke Sky Hotel in Bangkok....i suppose we better just exceed them in hotel service since our hotels are just buildings. The marina may look good with its appealing sky pool but I will not be a repeat customer...2500 rooms and one long lobby made it feel like SM Mall of Asia at lunch time...absolutely no ambience

So agree with this. Took me so long to get from a to b and I was just in the lobby! I thought I ran a marathon. Lol and the casinos was how many floors high, got lost there too. The bars were alright but yea it's so big it felt cold like a museum. No ambience whatsoever and I don't think they can fill all the rooms to capacity. Most of the revenue comes from the casino

The Fairmont Baku in Azerbaijan
http://www.businesstraveller.asia/files/News-images/Fairmont/Fairmont-Baku_Flame-Towers.jpg

Very nice facade. ICONIC.

good one absolutblue..theres also a buzz about the marina Sands in Singapore and some humming about the Baiyoke Sky Hotel in Bangkok....i suppose we better just exceed them in hotel service since our hotels are just buildings. The marina may look good with its appealing sky pool but I will not be a repeat customer...2500 rooms and one long lobby made it feel like SM Mall of Asia at lunch time...absolutely no ambience
Ang boring nga ng lobby dun! Ang gusto ko lang dun, same price ang water view at city view.

Basically its just a glass box, it looks OK but nothing great. For such a expensive and high end project I expect more. Location is obviously excellent and I'm sure it will be very nice inside.

Primea has a much better design and is more exclusive/high end.

Thankyou at least someone agrees with me the others ok your opinion but for me yes simply a glass box with top hung windows the cheapest option ,,,,sure inside will be nice but then needs to be when paying upwards of 180k a m2.There is no question that Makati needs something different added to the skyline and absolute blue i agree wherein maybe others on here have never had chance to view first hand the city skylines of the world with class and i mean real class and sorry if this is raffles best attempt with a 4 sided box then we are missing the goal .
MV

I hope you get banned.

and me the price looks too high :lol:

Very nice facade. ICONIC.

Class has the feel of Yas MARINA

Raffles opening in the Maldives and Manila (http://www.businesstraveller.asia/middle-east/news/raffles-opening-in-the-maldives-and-manila)

The all-suite Raffles Makati, in the heart of Manila, is due to open at the end of this year. Raffles will occupy floors 9 and 10 of this urban retreat, which will contain 32 suites, elegant restaurants and "a fresh perspective on the famous Long Bar at Raffles Hotel Singapore", as well as 237 Raffles Residences for private ownership.

May 23

http://www.rafflesmakati.com/_media/images/construction/lrg/495.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/496.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/497.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/498.jpg

May 30

http://www.rafflesmakati.com/_media/images/construction/lrg/499.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/500.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/501.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/502.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/485.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/486.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/483.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/484.jpg

incredibly cheap curtain wall top hung windows a mistake in makati wind per m2 with installation around 10k pesos i would just love to know the construction budget versus income of sales for this building ,,,,,Raffles the word adding 100% to the actual value as applies to trump on Century City.
Enlighten me and advise just where anyone really sees the awesome "beauty" in this 4 sided grey block

kung cheap yan, magpagawa ka nga ng sarili mo :lol:

Tiny pool and disappointing interior for a 200k++/ sq m development. Materials and finishing are definitely not high-end. :ohno:

Tiny pool and disappointing interior for a 200k++/ sq m development. Materials and finishing are definitely not high-end. :ohno:

I am left wondering, How can someone judge an unfinished interior?

I think there's more than one swimming pool. :)

I welcome this project to the Makati skyline wholeheartedly. It's a simple classic/timeless design and a lot classier looking than some of the giant cheap looking concrete monstrosities that have been sprouting in other areas of the CBD. :cheers:

;92178239']http://www.rafflesmakati.com/_media/images/construction/lrg/485.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/486.jpg

http://www.rafflesmakati.com/_media/images/construction/lrg/483.jpg http://www.rafflesmakati.com/_media/images/construction/lrg/484.jpg


^^^^^^^^^^^^^^^^^^^^^^

Ganda ng pool pero parng ang liit nya di kaya mag umpugan ang mga hotel guest:lol::lol::lol::lol:


Ang ganda ng Interior

Tiny pool and disappointing interior for a 200k++/ sq m development. Materials and finishing are definitely not high-end. :ohno:

How can you say that the materials and finishing are not high-end? Did you make an actual occular inspection of the materials used?

Yes the pool does look a bit small. Also I hope the third picture is not the grand lobby but the reception of the clubhouse. It looks so small and the ceiling not high enough. IMO

IMO, the contemporary-design façade does not quite complement the retro-looking interior with low ceilings; besides, I am skeptical that it will emanate that sense of opulence with immaculate finishing of a world-class, luxury 5-star hotel when completed. Hopefully, it will not fall short of the expectations of investors and travelers with impeccable taste.

There are actually 2 pools at Raffles , this one is located along Makati avenue.

http://farm8.staticflickr.com/7214/7354259744_5505cecee5_z.jpg

while this one, fronting Park Terraces
;92178239']http://www.rafflesmakati.com/_media/images/construction/lrg/485.jpg

Very Nice :D

will have a nice view of Makati CBD by the pool all around...especially at night.....

There are actually 2 pools at Raffles , this one is located along Makati avenue.


Is one of the pools for hotel guests and one for those in the residences?

Is one of the pools for hotel guests and one for those in the residences?

Yes:)

indeed very nice. A great additon to one of Ayala Center's posh amenities.

Yes:)

There are 2 gyms, 2 pools etc. If you own a unit you can use whatever one you want.

There are 2 gyms, 2 pools etc. If you own a unit you can use whatever one you want.



Both pools are tiny though.....I was thinking of introducing this condo to some of my friends but with no balconies and no real substance other than the name of Raffles + location....I dont really see the value.

It's more of an extension to the hotel imo.

Both pools are tiny though.....I was thinking of introducing this condo to some of my friends but with no balconies and no real substance other than the name of Raffles + location....I dont really see the value.

It's more of an extension to the hotel imo.

That may be the case but I'm not too fussed about the pool size. My friend lives in Shang Tower which is 2 buildings. I've never seen more than 4 people at the same time in that pool ..

There are 2 gyms, 2 pools etc. If you own a unit you can use whatever one you want.

Really? If that's the case they should have just expanded the gym and pool and had one of each. Then the extra room from the other pool/gym could have increased the size of the club amenities or even added a spa etc. Built a restaurant, bar etc

Really? If that's the case they should have just expanded the gym and pool and had one of each. Then the extra room from the other pool/gym could have increased the size of the club amenities or even added a spa etc. Built a restaurant, bar etc

Hotel guests can only use one pool and one gym..Residents can use either. There is already a spa and like 5 restaurants.

Does anyone know what kind of air-conditioning is installed here? There are no balconies or ledges where an air-conditioning compressor can be placed common to other Condominium Buildings. I wonder if it’s the same type of setup common to newer high rise condominium buildings in the West like what I have in Canada - centralize to the unit AC using air ducts to distribute cold air & heat, cooling system at the roof with piping system to pump cold water to an AC in every unit, utility room or cabinet or washroom ceiling to store the AC/furnace/air filter. I like this type of AC because it is quiet & cheaper (I think) if one is to have continuously running AC 24 x 7 x 365.

Does anyone know what kind of air-conditioning is installed here? There are no balconies or ledges where an air-conditioning compressor can be placed common to other Condominium Buildings. I wonder if it’s the same type of setup common to newer high rise condominium buildings in the West like what I have in Canada - centralize to the unit AC using air ducts to distribute cold air & heat, cooling system at the roof with piping system to pump cold water to an AC in every unit, utility room or cabinet or washroom ceiling to store the AC/furnace/air filter. I like this type of AC because it is quiet & cheaper (I think) if one is to have continuously running AC 24 x 7 x 365.

This type of development will use centralized a/c

Does anyone know what kind of air-conditioning is installed here? There are no balconies or ledges where an air-conditioning compressor can be placed common to other Condominium Buildings. I wonder if it’s the same type of setup common to newer high rise condominium buildings in the West like what I have in Canada - centralize to the unit AC using air ducts to distribute cold air & heat, cooling system at the roof with piping system to pump cold water to an AC in every unit, utility room or cabinet or washroom ceiling to store the AC/furnace/air filter. I like this type of AC because it is quiet & cheaper (I think) if one is to have continuously running AC 24 x 7 x 365.

No need for the compressor ledges for centralized a/c. Theres an AHU inside on each floor.

Does each unit have a separate A/C duct system or is it shared between units?

From the Raffles website, progress as of June 20:

http://rafflesmakati.com/_media/images/construction/lrg/507.jpg

http://rafflesmakati.com/_media/images/construction/lrg/508.jpg

http://rafflesmakati.com/_media/images/construction/lrg/509.jpg

http://rafflesmakati.com/_media/images/construction/lrg/510.jpg

The carpet looks truly awful.

The carpet looks truly awful.

Yes it does :lol: the unit looks very nice though.

Yes it does :lol: the unit looks very nice though.

True, but the interior designer needs a slap.....everything cramped together....

Will be nice to see the finished product :)

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Fairmont_Main_Lobby.jpg[/IMG]

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Long_Bar.jpg

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Main_Lobby.jpg

Got some hi-res pics for your viewing pleasure.. Hope the link is not broken....

wow...very nice...are these pics already part of Fairmont Raffles Makati?...thanks princenitram...

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Fairmont_Main_Lobby.jpg[/IMG]

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Long_Bar.jpg

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Main_Lobby.jpg

Got some hi-res pics for your viewing pleasure.. Hope the link is not broken....

Nice renders. thought they were photos for a moment, can be hard to tell these days.

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Fairmont_Main_Lobby.jpg[/IMG]

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Long_Bar.jpg

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Main_Lobby.jpg

Got some hi-res pics for your viewing pleasure.. Hope the link is not broken....


Now those common areas DO look AWESOME.

New updates

http://rafflesmakati.com/_media/images/construction/lrg/511.jpg
http://rafflesmakati.com/_media/images/construction/lrg/512.jpg
http://rafflesmakati.com/_media/images/construction/lrg/513.jpg
http://rafflesmakati.com/_media/images/construction/lrg/514.jpg

New updates

http://rafflesmakati.com/_media/images/construction/lrg/511.jpg
http://rafflesmakati.com/_media/images/construction/lrg/512.jpg
http://rafflesmakati.com/_media/images/construction/lrg/513.jpg
http://rafflesmakati.com/_media/images/construction/lrg/514.jpg

NICE! :banana:

may Megaworld factor ang interiors! Nyar...

^^ i kinda agree. hehe. more high-end lang.

i am not sure, but there are "rumors" that there has been some "structural defects" that were discovered in this project.... bad news if this is true as this will delay the project's completion and even affect DMCI's reputation...

naresolve na nila before pa yung structural design issue that's why nadelay ang structural works

New construction updates:

http://rafflesmakati.com/_media/images/construction/lrg/519.jpg
http://rafflesmakati.com/_media/images/construction/lrg/520.jpg
http://rafflesmakati.com/_media/images/construction/lrg/521.jpg
http://rafflesmakati.com/_media/images/construction/lrg/522.jpg

very nice! :cheers:

That's the Long Bar over there! Soon peanuts willl be overflowing! :bash:

That's the Long Bar over there! Soon peanuts willl be overflowing! :bash:

A bar makes more sense. I thought it was the reception area. :lol::lol::lol:

Meron na bang rendering yung ipapatayong hotel diyan? Nakita ko na yung operating hotels nila, magiging ganoon din ba ang theme nila?

More updates

http://rafflesmakati.com/_media/images/construction/lrg/523.jpg
http://rafflesmakati.com/_media/images/construction/lrg/524.jpg
http://rafflesmakati.com/_media/images/construction/lrg/525.jpg
http://rafflesmakati.com/_media/images/construction/lrg/526.jpg

New updates


http://www.manilaraffles.com/_media/images/construction/lrg/527.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/528.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/529.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/530.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/531.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/532.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/533.jpg

http://www.manilaraffles.com/_media/images/construction/lrg/534.jpg

opening date advised as the 3-Dec

opening date advised as the 3-Dec

Will they be taking reservations? What is the website?

Will they be taking reservations? What is the website?

As advised by one of the Raffles management team, "they are entertaining enquires now and will take reservations within November, they will check when the website will start taking reservations", and get back to me.

nice :) ganda

As advised by one of the Raffles management team, "they are entertaining enquires now and will take reservations within November, they will check when the website will start taking reservations", and get back to me.

Thank you!

Raffles Residences Makati to showcase contemporary Filipino art

http://www.philstar.com/Article.aspx?articleId=846335&publicationSubCategoryId=85

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Fairmont_Main_Lobby.jpg[/IMG]

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Long_Bar.jpg

https://khi.mylasso.com/FileWarehouse/Projects/Project_846/Images/Raffles_Main_Lobby.jpg

Got some hi-res pics for your viewing pleasure.. Hope the link is not broken....

Nice ^_^

Anyone here move into their unit yet? thoughts?

Hmmmm....

Ayala buys Saudi firm's stake in Makati hotel :cheers:
ABS-CBNnews.com
Posted at 10/02/2012 3:29 PM | Updated as of 10/02/2012 3:29 PM

MANILA, Philippines - An Ayala Land Inc. (ALI) subsidiary bought the stake owned by a Saudi Arabian conglomerate in the luxury Fairmont Hotel and Raffles Suites and Residences project in Makati City.

In a disclosure to the stock exchange, ALI said AyalaLand Hotels and Resorts Corp. acquired the interests of Kingdom Hotel Investments (KHI) in the luxury project for $24.11 million (around P1 billion).

KHI is a subsidiary of Saudi Arabian conglomerate Kingdom Holding Company (KHC), which is chaired by Prince Alwaleed Bin Talal Bin Abdulaziz Alsaud.

"The acquisition is in line with the company's thrust to grow its commercial leasing business," the property developer said.

The acquisition will add 32 Raffles suites and 280 Fairmont Hotel rooms to AHRC's hotel portfolio.

ALI said the continuing sale of units in the Raffles Residences will generate immediate cash. The operations of the hotel and serviced apartments will add to its recurring revenues.

The Fairmont Hotel, located at 1 Raffles Drive, Makati Avenue, is expected to open in December.

^^ Hmm... curious. WTF happened?

^^^^^^ so that means that the premium price that a unit owner paid for a Raffles Residence was actually a premium for an Ayala product? or put another way, if CPMI buys out Trump after all the condos are sold and removes the naming rights, the premium paid was for an Antonio product?
i dont think i like the conclusion that i am leading to

.....................

Yes, what happened?

http://www.foxbusiness.com/news/2012/10/02/ayala-land-unit-buys-out-kingdom-hotel-from-philippine-joint-venture-for-2411/

^^ thanks. so Ayala Land bought only 80% of Kingdom Hotel's stake pala and not everything as previously reported.

But Ayala already owned the other 20%.... They now own the best hotel in the country.

^^ ah yeah, i read the article again. mali yung basa ko :D

nung una kong basa, i read "80% of the interest of KHI..." instead of "the 80% interest of KHI..."

^^^^^^ so that means that the premium price that a unit owner paid for a Raffles Residence was actually a premium for an Ayala product? or put another way, if CPMI buys out Trump after all the condos are sold and removes the naming rights, the premium paid was for an Antonio product?
i dont think i like the conclusion that i am leading to


The article doesn't say anything about removing the naming rights or brand...

^^ true. if AHRC has the naming rights dito sa Pinas, it's still gonna be a Raffles/Fairmont. KHI is just another investor on the Raffles/Fairmont brand as much as AHRC is.

As long as they keep the Raffles/Fairmont branding I can only see this as a good thing.

Que sera sera...

Could this have something to do with the previous construction delay?

Yup as long as the brand name remains which I would think is definitely part of the sale/purchase then there should not be any detrimental effects to those who have bought/invested here at a premium for the said brand.

Yup as long as the brand name remains which I would think is definitely part of the sale/purchase then there should not be any detrimental effects to those who have bought/invested here at a premium for the said brand.

agree.....so does this mean also that Ayala will be running the Hotel end of the business??

I believe the brands/hotel operators (Fairmont & Raffles) stay in place. Ayala is now the owner of the building (except the residential component, who will be owned by unit buyers), just like how they own the Intercon and Cebu Marriott buildings. If you include their El Nido ownership and their new line of boutique hotels, they've really beefed up their leisure play. I trust they know what they are doing since everything they touch turns to gold.

The only thing that has changed really is in the ownership stake/interest with Ayala now having sole (instead of partnered) ownership claim on the building (other than the actual units sold to investors of course) and over all operational decisions/obligations for the said building so exisitng arrangements (like who would run the hotel end of the business) remain intact I would think.

agree.....so does this mean also that Ayala will be running the Hotel end of the business??

I think it means Fairmont/Raffles will run it, Ayala will pay Fairmont/Raffles management fees, and Ayala takes home the profits.

Ayala is really beefing up its portfolio. I heard there's another hotel in the works after Holiday Inn which will be within the Gloiretta area. Tourism is the in thing!

I think it means Fairmont/Raffles will run it, Ayala will pay Fairmont/Raffles management fees, and Ayala takes home the profits.

Kingdom holding also sold its stake in a moevenpick resort in phuket last june, and moevenpick is also a hotel brand partly owned by khi just as the fairmont/rafles brand is not entirely owned by khi as its a join venture with two other north american companies

Great move by ALI! :)

The article doesn't say anything about removing the naming rights or brand...

since Ayala hotels have now bought the entirety of Al Waleeds stake then the only issue is management rights... when the contractual arrangement lapses, this could be another hotel name like Ritz or St Regis standard

mukhang nagiipon ng pera si Al Waleed para pagpapatayo ng Kindom Tower - Jeddah. :)

Makati property sold and Four Seasons chain of Al Waleed has announced a new hotel for PH...no location yet

Makati property sold and Four Seasons chain of Al Waleed has announced a new hotel for PH...no location yet

Where could this be?

Makati, Ortigas or BGC