Your new home in Global City
Welcome to Park West. For many it’s Hyatt, for the privilege few it’s home.

Park West is inspired by the stunning architecture, grand lobbies and sublime designs of the Grand Hyatt. Souring above Fort Bonifacio, your luxury address is an exemplar of modern architecture.

http://parkwestglobalcity.files.wordpress.com/2011/08/bldg-facade.jpg

Park West is conveniently located along Seventh Avenue in Fort Bonifacio Global City. Your home lets you experience more – simply because it’s close to everything.

The gorgeous location
Your new home at Park West is at the center of it all with access to major highways such as 8th Avenue, Rizal Drive, 34th Street and Kalayaan Avenue.

http://parkwestglobalcity.files.wordpress.com/2011/08/pw-vicinity-map.jpg

Developer with solid track record
A proud member of the Metrobank Group, Federal Land, Inc. is owner, developer, and manager of quality residential and commercial properties. Established in June 28, 1972. Federal Land, Inc. prides itself with over 35 years of experience in property development.

http://parkwestglobalcity.com/about/

Park West, a new condominium development at the New Central Business District of Fort Bonifacio Global City (“The Fort”) in Taguig. Park West will rise beside the iconic Grand Hyatt Hotel.

Park West is inspired by the stunning architecture, grand lobbies, and sublime designs of the Grand Hyatt; it brings you the contemporary elegance of the New York lifestyle. With the Grand Hyatt connected to Park West, your new home reaches new heights and prestige.

http://federalcondos.files.wordpress.com/2011/08/pw-devt-plan.jpg

Unit options in this new condominium project in The Fort ranges from 1-bedroom with 36 sq.m. and 2-bedroom with either 55 sq.m. or 70 sq.m. All units come with balcony to enjoy the view of Global City, Ortigas or Makati Skylines. Prices range from P3.5M to P8.5M. Deferred financing starts at P15,000 per month. For a limited time only, a 3.5% launching discount is available for early buyers.

World-class amenities from the convenience of your home at Park West include Infinity Pool, Kiddie Pool, Library and Reading Room, Tiara Room, Gym, Game Room, Reflexology Path walk, Elegant Lobby, Function Room, Changing Room, Outdoor Garden, Al Fresco, Multi-Purpose Room, Jogging Path and Play Area.

http://parkwestglobalcity.files.wordpress.com/2011/08/floor-plan.jpg

Federal Land is offering 3.5% launching discount on unit price for the first 50 buyers of this new condominium development in Fort Bonifacio Global City.
http://parkwestglobalcity.files.wordpress.com/2011/08/payment-term.jpg

Call us today to reserve your unit before the additional 3.5% promotion discount (not shown in table above) is over. This promo is only until 31 August 2011. For more information and sample computations, please PM me or text me at 0917-8886672 or 0917-8997469

eh yung mga bahay sa gilid ano gagawin nila?

eh yung mga bahay sa gilid ano gagawin nila?
Eventually, mawawala din yon because it's BGC property and a new road will be open towards EDSA (This would be Jacinto St in the map above)...

Below is the current promo discounts of Park West:

1-Brm flat = 36sqm (discount of as much 700k; 15k monthly amort. if on installments)
2-Brm flat = 55sqm (discount of as much 1M; 21k monthly amort....)
2-Brm flat = 70sqm (discount of as much 1.5M; 25k monthly amort....)

All these translates to as much as 18.5% discount for each type of unit. Only 25K to reserve. For sample computations, just PM me. The promo is until August 31, 2011 only.

Eventually, mawawala din yon because it's BGC property and a new road will be open towards EDSA (This would be Jacinto St in the map above)...

is this confirmed? i thought they are titled properties?

The area on the left side of PW (behind GH) will be cleared to give way to 7th and 6th streets and the new road connecting BGC to EDSA. This is Jacinto St. in the map. ty!


is this confirmed? i thought they are titled properties?

is this confirmed? i thought they are titled properties?

It happened in Bgy Pitogo, behind SLMC-Global. The hospital was buying private individual properties way back. Heard from my friends in SLMC that the sellers were given ample time (2years) to look for a new abode, and to vacate their properties once SLMC started their operations in 2009.

Taken Oct2009
http://img845.imageshack.us/img845/5239/dsc05760e.jpg

http://img84.imageshack.us/img84/5359/dsc05758q.jpg

Behind that wall, the houses were being demolished.
http://img820.imageshack.us/img820/8201/dsc05764q.jpg

http://img30.imageshack.us/img30/1961/dscn0298ec.jpg


^^ In reality these said homes on the left which protrudes into this developing area should really be just bought out and commercially developed. They can even perhaps connect the roadway into 5th Ave for better traffic flow in, around and out of Fort Bonifacio. Just that as it is, the road system ends at 32nd St. instead of connecting to 5th Ave / Lawton Ave. due to the said neighborhood. Sobrang traffic na nga diyan sa 32nd St and will only get worse I imagine when the roads in North Boni finally start getting connected directly to 32nd St. That's definitely where the bottle neck will be especially after the re-orientation of the City Center when Ayala built Boni High Street. City planners have to do something to mitigate and improve traffic flow along 32nd St.

^^ Eventually, mawawala din yon because it's BGC property and a new road will be open towards EDSA (This would be Jacinto St in the map)...
http://parkwestglobalcity.files.wordpress.com/2011/08/pw-vicinity-map.jpg


^^ Thanks for the inside info. That's good to know.

Below is the current promo discounts of Park West:

1-Brm flat = 36sqm (discount of as much 700k; 15k monthly amort. if on installments)
2-Brm flat = 55sqm (discount of as much 1M; 21k monthly amort....)
2-Brm flat = 70sqm (discount of as much 1.5M; 25k monthly amort....)

All these translates to as much as 18.5% discount for each type of unit. Only 25K to reserve. For sample computations, just PM me. The promo is until August 31, 2011 only.

They are selling smaller cut condos compared to Uptown condos.
Good move! They might eventually find a good niche.

When is the turnover?
How much per sqm? If its around P100k/sqm with the discounts you can buy a 2 bedroom unit for less than P5.5M.

Actually, halos sold out na lahat ng 55sqm and 70sqm 2brs. Pwede naman pong combined if you want to have bigger space. Turnover is Q42015. If you pay in cash, i.e., just the 30% DP, or the whole amount., you will get discounts of as much as 18.5% of TCP. The price per sqm then would be lower than 100k and that's already including VAT.:)


They are selling smaller cut condos compared to Uptown condos.
Good move! They might eventually find a good niche.

When is the turnover?
How much per sqm? If its around P100k/sqm with the discounts you can buy a 2 bedroom unit for less than P5.5M.

Actually, halos sold out na lahat ng 55sqm and 70sqm 2brs. . . . . . :)


How come ParkWest resorted to having a discount promo of as much as 1.5M
if it's enjoying a brisk sale?

Sir, this discount is based on cash payments. Developers usually give cash discounts, PW is offering 15%, while others in BGC just 10%. The discount for others is even less. Now, if the price of the unit for instance is 10M and you pay cash, you will get 3.5% launching discount of 350k + a 15% cash discount of 1.44. Total discount = 1.7M. This is good for Federal Land as they'd rather receive cash now than receive it later at the old price. They can invest it again plus gains. The value of money 4-5 years later is always less than today because of inflation.

They are indeed enjoying brisk sale, if you only see what's happening on the sales side. Just an hour ago, there were 7 international sales.


How come ParkWest resorted to having a discount promo of as much as 1.5M
if it's enjoying a brisk sale?

Perfect marketing approach. Didn't go with the high-high end approach.
Smaller cuts opens up more potential buyers. Similar approach by DMCI very nice project at affordable price.

yung likod ng mga bahay yun yung park west, yung mga bahay ay legal settlers at ayw ibenta ang lupa, ako man, ibibigay ko ang lupat bahay ko kung meron akong 5 br unit sa building na itatayo, excemption from assoc dues, and 5 million pa....

yung likod ng mga bahay yun yung park west, yung mga bahay ay legal settlers at ayw ibenta ang lupa, ako man, ibibigay ko ang lupat bahay ko kung meron akong 5 br unit sa building na itatayo, excemption from assoc dues, and 5 million pa....

sobrang pangarap na yon lol. paano kung re- appraise ng taguig (malamang mangyari kung iyo ang lupa at hindi ka binakuran ng north bgc) ang amelyar dahil tumaas na ang property values mo? 10M is P50K tax and P20M is P100k per/year yan kaya baka mapilitan ka ring magbenta kung hirap mong bayaran di ba.

Combination of units will be allowed for the following units at the Low Zone (7th to 26th floors) of Park West –

Units J&K = Executive 2Br (72 sqm.)
Units C&D = 3Br (91 sqm.)
Units E&F = 3Br DeLuxe (106 sqm.)


http://farm7.static.flickr.com/6203/6061064528_e6a7d99ac7_b.jpg

http://farm7.static.flickr.com/6194/6060512015_a5d4170dcf_b.jpg

http://farm7.static.flickr.com/6198/6060511889_a2ca9a413c_b.jpg

Just PM for prices and schedule of payments.

sobrang pangarap na yon lol. paano kung re- appraise ng taguig (malamang mangyari kung iyo ang lupa at hindi ka binakuran ng north bgc) ang amelyar dahil tumaas na ang property values mo? 10M is P50K tax and P20M is P100k per/year yan kaya baka mapilitan ka ring magbenta kung hirap mong bayaran di ba.

di ka pwede bakuran dahil may right road of way, maraming kaso dyan, di pwede iappraise sa ganong presyo para lang mang ipit sa tao, maraming abugado ang magkakainteres sa number 1 buyer ng lupa, they will choose the 2nd or 3rd bidder para magsabong ang ang unang bidder/buyer sa pangalawa, they use brains and will use brain and mind, pag iaapraise mas sasarap dahil pag ibenenta ay appraised na ang property, double the price to the next buyer or a competing bidder,ewan ko na lang kung ano ang magagawa ng mga expert nila na nag aral sa wharton....whatever the price of the winning bidder will be doubled in price for the losing groups....mas marami ang losing groups kesa sa lone winner, ok lang yan kung iisa lang ang may ari ng lupa, ang problema ay marami ang may ari ng mga lupa

^^ If Fort Bonifacio is Private Property, which it is, then technically pwede nila bakuran yung passageway (Jacinto road) to secure their property di ba though in this case it looks like they have opted to actually make use of Jacinto road as a passageway to Edsa/Rockwell according to Scamingue. This said connection of the existing public road and Fort Boni's private road will now allow for the people living in the area/neighborhood to have direct access to that part of Fort Boni including Park West Mall then if I understood it correctly. Tama nga ba?


Eventually, mawawala din yon because it's BGC property and a new road will be open towards EDSA (This would be Jacinto St in the map)...
http://parkwestglobalcity.files.wordpress.com/2011/08/pw-vicinity-map.jpg

wala talagang eminent domain no?

^^ Naku with the opening of Jacinto road, sana hindi naman maging tambayan ng mga jologs yung Park West Mall like what has happened to MarketMarket. Just that it might very well have an adverse effect on property/unit values in the Park West residential project if indeed it actually ends up becoming a tambayan ng masa being that the mall is part of the residential building complex itself. Huwag naman sana mangyari ito for the sake of the buyers/investors in this Park West project. Better siguro kung panay restaurants/bars and have just a select few high-end stores (for the discriminating few) in the said mall to better preserve the prestigeous Grand Hyatt ambiance/experience.

Yes, magiging mall siya. Below is the open floor plan of the 2nd floor.
http://farm7.static.flickr.com/6193/6058808410_b7e32d7c1b_m.jpg


Here's the artist rendition of the area between Park West and Grand Hyatt.
http://farm7.static.flickr.com/6089/6058808212_840715254e_m.jpg

^^ If Fort Bonifacio is Private Property, which it is, then technically pwede nila bakuran yung passageway (Jacinto road) to secure their property di ba though in this case it looks like they have opted to actually make use of Jacinto road as a passageway to Edsa/Rockwell according to Scamingue. This said connection of the existing public road and Fort Boni's private road will now allow for the people living in the area/neighborhood to have direct access to that part of Fort Boni including Park West Mall then if I understood it correctly. Tama nga ba?

ikukulong mo ang tao????? kahit private,public or military rule of law bawal yan, imposible walang right road of way o kahit 50 cm lang na daanan ng tao....marami ng nakulong,nagmulta sa pagbabakud o pagdedetain ng kabahayan pero ni isa wala pang nanalo sa illegal detention sa pagbabakod ng mga bahay

yung likod ng mga bahay yun yung park west, yung mga bahay ay legal settlers at ayw ibenta ang lupa, ako man, ibibigay ko ang lupat bahay ko kung meron akong 5 br unit sa building na itatayo, excemption from assoc dues, and 5 million pa....

wala bang paraan na pilitin silang ibenta ang lupa....eminent domain for the greater good

ikukulong mo ang tao????? kahit private,public or military rule of law bawal yan, imposible walang right road of way o kahit 50 cm lang na daanan ng tao....marami ng nakulong,nagmulta sa pagbabakud o pagdedetain ng kabahayan pero ni isa wala pang nanalo sa illegal detention sa pagbabakod ng mga bahay

^^ Ang tanong ay as it is right now tuloy tuloy ba yang daan na yan into Fort Boni o hindi? Sigurado naman may labasan yan sa kabilang dulo kanya di sila makukulong. This is a sad reality in the Philippines today (actually for the longest time) where the "Have's" and "Not Have's" in our society may end up living just a "fence/bakod" apart. Now it's been alluded to that there is an existing public roadway in that neighborhood that may or may not lead into Fort Bonifacio. Just that even if there is a public road existing there right now on that neighborhood, it doesn't necessarily mean it goes into Fort Boni, it can be a dead end for all we know, because the other side (the Fort Boni side) is already part of the the original Fort Bonifacio camp and I would be surprised if the camp is not fortified (walang bakod for security) in the first place; thus separating the camp property from the said neighborhood already. Anyway I've not been into the said neighborhood nor even seen the North Boni side and unless someone can post some actual pictures, we'll not know for sure if this so-called public road does infact already connect to the Fort Boni private road named Jacinto street in the map.

Parts of the Fort Bonifacio camp slowly but surely became privatized as developers started buying land from the BCDA for development and as such they can do as they please to develop the area they bought as long as it meets approval of the BCDA/FBDC. Walang "say" ang mga kabilang bakod dahil di na nila ito pag-aari at kung gusto bakuran ng developer ang property nila and build whatever approved project on that site, ano naman kaya magagawa ng mga kabilang bakod. But this is not the issue here as it was already mentioned earlier the private road (named Jacinto Street in the map) will be connected daw to the existing public road for easier access towards Edsa/Rockwell. This is a two-edge sword because given that this will indeed be the case, this road connection on one hand will help improve traffic flow and access in and out of Fort Bonifacio but will also open up public access into that part of Fort Bonifacio that may not have been there before and as such automatically grants free and direct access for those living in those said neighborhoods into supposedly what is being "marketed" as a swanky and posh development. I'm just sharing an observation of what can happen based on what I've seen in MarketMarket and what I'm saying is huwag naman sana maging tambayan ng mga jologs yang Park West Mall gaya ng nangyari sa MarketMarket bacuse the said mall is part of the Park West residential structure and it could have an adverse effect on values of units that people buy there if not managed properly. It's different kasi when you have a mall below the residential tower which is why the developer needs to really be extra diligent to protect its buyers/investors foremost by choosing well their would be establishments in the said mall. That's why I am suggesting the same strategy that Ayala did for their Serendra project by putting high end restaurants, bars and shops in their commercial podium para maiwasan ito maging tambayan ng masa. Don't get me wrong MarketMarket is OK maging tambayan ng masa because the mall was built for the ABCD etc market in the first place and is separate from the Serendra project eh sa North Boni wala pang mall gaya ng MarketMarket which is why such an issue should not be taken for granted nor brushed under the rug so to speak just because some see it as being a "taboo" subject to raise. I don't mean anything bad, just pointing out some observations.

^^ Eventually, mawawala din yon because it's BGC property and a new road will be open towards EDSA (This would be Jacinto St in the map)...
http://parkwestglobalcity.files.wordpress.com/2011/08/pw-vicinity-map.jpg

Thank You for the clarification scamingue!

My mistake. The better term is actually retail area. Their powerpoint presentations refer to the areas surrounding Park West and the block where Grand Hyatt and Park East will be located as retail areas. In a way, this area would be likened to a mall, but not like Market Market because Federal Land's plan here is to open high-end retail stores and restaurants. Here's a closer look of that 2nd floor of Park West

http://farm7.static.flickr.com/6193/6058808410_b7e32d7c1b_b.jpg

...and that area between Park West and GH...

http://farm7.static.flickr.com/6089/6058808212_840715254e_b.jpg

....here's another perspective...

http://parkwestglobalcity.files.wordpress.com/2011/08/floor-plan.jpg

....and the bottom part of the scale model is the retail area of Grand Hyatt and the future Park East....

http://farm7.static.flickr.com/6203/6065418592_818504e165_b.jpg

...all three, Grand Hyatt (GH), Park West(PW) and Park East(PE), will occupy this area in the future (the previous map posted was not very clear)...

http://farm7.static.flickr.com/6209/6064927407_eca1d0a9ff_b.jpg

UPDATES:
*2br units from 7th to 33rd floor in Wing A, now SOLD out.

*Now opening four (4) units of bi-level Executive Villas @ Park West (located at the 5th and 6thlevels)
*Reservation Fee only Php 50,000 (for unit) and Php 10,000 (for parking slot)
*3% Promo Discount still applies to all payment terms and villas only (not on the parking slot) until August 31, on top of cash discounts.
*Payment Terms are the same as that of flat residential units in Park West
*Just PM for sample computations.

http://farm7.static.flickr.com/6203/6060512399_4bc6489671_b.jpg

The gorgeous location
Your new home at Park West is at the center of it all with access to major highways such as 8th Avenue, Rizal Drive, 34th Street and Kalayaan Avenue.

http://parkwestglobalcity.files.wordpress.com/2011/08/pw-vicinity-map.jpg


That map is seriously wrong. Thanks to scamingue for posting a more accurate map afterwards but no thanks to scamingue for posting the original map here and creating confusion and debates among us. There's just so many wrong things in that map. And I don't get why that map should be made a basis for our discussion as it only makes things more confusing with its inherently wrong content.

1. Grand Hyatt should be exactly between 36th and 35th streets. On that map, Hyatt should've been placed to the left of 36th street and not to the right as that erroneous map shows.

2. Park West should be directly to the left of 36th Street. Not to the right, or even worse, one lot even further to the right as that map shows.

3. Jacinto Street is more completely named as General Emilio Jacinto Street. How did I know? It's not true that a new road will be open towards EDSA (This would be Jacinto St in the map above)... because it's not a new road but an existing one which doesn't open towards EDSA but rather to Kalayaan Avenue.

4. Jacinto Street doesn't end at a point in 6th Avenue between 36th Street and Kalayaan Avenue. When the existing General Emilio Jacinto is extended 60 meters east-southeast it will end where 34th Street meets Rizal Drive, so far from where the map depicts it.

5. MC Home Depot is located at the corner of 34th Street and 8th Avenue so the map should have placed it to the left of Lexus, right below where the map currently depicts it.

6. Exactly at the point where 7th Avenue curves to 8th Avenue should be where 38th Street is, extending up to 6th Avenue. It´s not on that map.

7. It's a marketing-centric map from the marketing team of Park West designed to twist reality to make the Park West project appear to be located in an irresistible location. I'm sorry but I am not for misrepresentation and the presentation of half-truths and half-lies and false promises just to sell condominiums. And if scamingue´s statements came from the marketing team of that condo, I´m not so sure anymore about its reliability as the previous statements have been either very questionable or is proven wrong.

P.S. How can Park West connect to Grand Hyatt when it is not located beside Grand Hyatt but rather beside Park East. When they say PW connects to Hyatt, it's appears to be simply a marketing statement. Yes, Park West may connect to Park East via a bridge but Park East is not Grand Hyatt. Park East may be adjacent to Grand Hyatt but that doesn't make it Grand Hyatt, right? So that brings to question the statement of Park West having a bridge connecting to Grand Hyatt. I believe its a sugar-coated way of stating "we have a bridge to another condominium which may be connected to Hyatt".

That map is seriously wrong. Thanks to scamingue for posting a more accurate map afterwards but no thanks to scamingue for posting the original map here and creating confusion and debates among us. There's just so many wrong things in that map. And I don't get why that map should be made a basis for our discussion as it only makes things more confusing with its inherently wrong content.

1. Grand Hyatt should be exactly between 36th and 35th streets. On that map, Hyatt should've been placed to the left of 36th street and not to the right as that erroneous map shows.

2. Park West should be directly to the left of 36th Street. Not to the right, or even worse, one lot even further to the right as that map shows.

3. Jacinto Street is more completely named as General Emilio Jacinto Street. How did I know? It's not true that because it's not a new road but an existing one which doesn't open towards EDSA but rather to Kalayaan Avenue.

4. Jacinto Street doesn't end at a point in 6th Avenue between 36th Street and Kalayaan Avenue. When the existing General Emilio Jacinto is extended 60 meters east-southeast it will end where 34th Street meets Rizal Drive, so far from where the map depicts it.

5. MC Home Depot is located at the corner of 34th Street and 8th Avenue so the map should have placed it to the left of Lexus, right below where the map currently depicts it.

6. Exactly at the point where 7th Avenue curves to 8th Avenue should be where 38th Street is, extending up to 6th Avenue. It´s not on that map.


I won't argue against all these because it's true that the first representation map released was incorrect. So I posted another map to show the exact location of the project or what's "given" so buyers would know the status of the area right now. The "given" here is the Bubong ng Gudalaupe view, Kalayaan Ave, or Pasig River. All these are explained to potential buyers. I don't think the purpose of Federal Land is to mislead buyers if in their presentations they always show that trapezoidal map where the current houses are still erected. You have to realize that the project was only soft-launched at the beginning of this month, so they are yet to release better maps, better renderings, or even, an official website of the projects.



7. It's a marketing-centric map from the marketing team of Park West designed to twist reality to make the Park West project appear to be located in an irresistible location. I'm sorry but I am not for misrepresentation and the presentation of half-truths and half-lies and false promises just to sell condominiums. And if scamingue´s statements came from the marketing team of that condo, I´m not so sure anymore about its reliability as the previous statements have been either very questionable or is proven wrong.

As I said above, if their intent is to mislead buyers, why tell buyers that there are currently houses nearby that are yet to be cleared? or why issue a correct map in their presentations showing where exactly 6th, 7th, 36th or 8th avenue is? They are showing the pros and cons of the area, hence, negating your view that they only want to "make the Park West project appear to be located in an irresistible location." If you read the Grand Hyatt thread, or the other comments in this thread, some people do not find the location irresistible, but some see beyond the current eyesore. And with what you said about the company making "misrepresentation and the presentation of half-truths and half-lies and false promises just to sell condominiums," this is a very hasty generalization. One wrong map does not make a project a sham, when the company still have what, 4, years to go before this area here is fully developed. Tell that to other developers as well.

If you have a good eye for good investments, you'll see beyond what's currently there. And not judge a project by just one initial map. You should look at PW in terms of what the developer's overall plan in this area. Surely, there's LOTS you can do with Php 20B. Buyers do ask but agents do not sugarcoat like you imply.



P.S. How can Park West connect to Grand Hyatt when it is not located beside Grand Hyatt but rather beside Park East. When they say PW connects to Hyatt, it's appears to be simply a marketing statement. Yes, Park West may connect to Park East via a bridge but Park East is not Grand Hyatt. Park East may be adjacent to Grand Hyatt but that doesn't make it Grand Hyatt, right? So that brings to question the statement of Park West having a bridge connecting to Grand Hyatt. I believe its a sugar-coated way of stating "we have a bridge to another condominium which may be connected to Hyatt".

The long and short answer to this is "PW will be connected to GH via the retail areas". Whether the design will change, i.e., you will have to pass by PE first before reaching GH, PW is still connected to GH. PE will and GH will share the same ground floor as the scale model shows.

But I agree, that we should NOT make the old map the basis for our discussion.

...all three, Grand Hyatt (GH), Park West(PW) and Park East(PE), will occupy this area in the future (the previous map posted was not very clear)...

The area on the left side of PW (behind GH) will be cleared to give way to 7th and 6th streets and the new road connecting BGC to EDSA. This is Jacinto St. in the map. ty!

http://farm7.static.flickr.com/6209/6064927407_eca1d0a9ff_b.jpg

http://img30.imageshack.us/img30/1961/dscn0298ec.jpg

^^ I thought these homes on the left will eventually be gone in order to extend 6th and 7thAve.? Just that as of now this newer reference map still shows the said neighborhood as part of the landscape and I really want to know once and for all if that said neighborhood will indeed be gone or not. If it will be removed I hope newer maps will reflect it to avoid confusion. And if it will remain then all the more this info should indeed be disclosed in order to provide a better understanding of the area where these projects (The Grand Hyatt Hotel, Park West, and Park East) will rise. When you're talking about projects costing P100K/SQM, investors/buyers need to make informed decisions which is why pertinent info is very important. Just that it can definitely be an eye sore and an ambiance buster if that neighborhood remains there, not just for would be Grand Hyatt guests but also for those planning to purchase units at Park West / Park East. Disclosure will help prevent potential headaches later. Hopefully Scamingue (and/or someone in the know) can give us a definite answer so we can move on from this "neighborhood" topic.

^^ I thought these homes on the left will eventually be gone in order to extend 6th and 7thAve.? Just that as of now this newer reference map still shows the said neighborhood as part of the landscape and I really want to know once and for all if that said neighborhood will indeed be gone or not. If it will be removed I hope newer maps will reflect it to avoid confusion. And if it will remain then all the more this info should indeed be disclosed in order to provide a better understanding of the area where these projects (The Grand Hyatt Hotel, Park West, and Park East) will rise. When you're talking about projects costing P100/SQM, investors/buyers need to make informed decisions which is why pertinent info is very important. Just that it can definitely be an eye sore and an ambiance buster if that neighborhood remains there, not just for would be Grand Hyatt guests but also for those planning to purchase units at Park West / Park East. Disclosure will help prevent potential headaches later. Hopefully Scamingue (and/or someone in the know) can give us a definite answer so we can move on from this "neighborhood" topic.

Yes they will be gone, otherwise why would they include a future 6th or 7th sts in the map. currently the houses are occupying a portion of 7th and 6th. These can't be the view of a 6th star hotel if they stay there. These information just can't be provided now because they are not yet available and it's been only 29 days today since they started selling. I do hope that they will release some more details soon so we can post it here and we move on from, yes, the neighborhood topic. Nevertheless, even if the detailed plan are yet to be released, FLI sales are doing very good.

Pls correct my labelling if erroneous. Thanks!

http://img716.imageshack.us/img716/1733/201108241698e.jpg

Thanks Aziza! If you can further edit the picture by moving the ParkWest label to the houses (for now ganito sya) and ParkEast beside GH since they will be sharing the same block per 2nd map they issued, greatly appreciated. Magulo pa talaga now sana maliwanagan na nila soon. Thanks again.

^^Will PM you the raw picture. You may edit it.

^^ and please label the streets, scamingue. tnx!

@scamingue pls mail me the details
william.sanchez18@yahoo.com

^^ and please label the streets, scamingue. tnx!

Here it is! Thanks Aziza! According to my broker, the length of 6th st is still unclear at this time, hence, still a double-dash line in their map.

http://farm7.static.flickr.com/6080/6092302186_a65780edc0_b.jpg

mali yan, yung 6th street ay napa curve mula 8th ave papuntang 8th street, yung future development mo ay yun ang park west, ang hyatt building ay isang block mismo

Pls correct my labelling if erroneous. Thanks!

http://img716.imageshack.us/img716/1733/201108241698e.jpg


Here it is! Thanks Aziza! According to my broker, the length of 6th st is still unclear at this time, hence, still a double-dash line in their map.

http://farm7.static.flickr.com/6080/6092302186_a65780edc0_b.jpg

Yes they will be gone, otherwise why would they include a future 6th or 7th sts in the map. currently the houses are occupying a portion of 7th and 6th. These can't be the view of a 6th star hotel if they stay there. These information just can't be provided now because they are not yet available and it's been only 29 days today since they started selling. I do hope that they will release some more details soon so we can post it here and we move on from, yes, the neighborhood topic. Nevertheless, even if the detailed plan are yet to be released, FLI sales are doing very good.

^^ Thanks for the info Scamingue. Good to know that the said neighborhood is indeed going away though however I'm just wondering are you sure about the labelled locations for Grand Hyatt, Park East, and Park West? Just that from the info I gathered, I think Aziza's original labels of where Grand Hyatt, Park East and Park West will rise are actually correct. Kasi parang sobrang liit naman yata ng lot area where these said projects will rise based on where you placed your labels. Parang sobrang sikip baga. Paki verify naman please. Thanks again for your help!

^^ The pic of the scale model above with Pnoy and George Ty shows that Hyatt and Park East share a podium in "one" block. Based on this scale model, Scamingue's label is correct. What I don't understand (assuming Scamingue's label is correct) is why they are selling Park West already when the lot is not yet cleared of houses. Is this allowed by our laws?

mali yan, yung 6th street ay napa curve mula 8th ave papuntang 8th street, yung future development mo ay yun ang park west, ang hyatt building ay isang block mismo

^^ The pic of the scale model above with Pnoy and George Ty shows that Hyatt and Park East share a podium in "one" block. Based on this scale model, Scamingue's label is correct. What I don't understand (assuming Scamingue's label is correct) is why they are selling Park West already when the lot is not yet cleared of houses. Is this allowed by our laws?


If the map is correct. Then Park East and Hyatt share the same block.

http://farm7.static.flickr.com/6209/6064927407_eca1d0a9ff_b.jpg

Thanks Aziza! If you can further edit the picture by moving the ParkWest label to the houses (for now ganito sya) and ParkEast beside GH since they will be sharing the same block per 2nd map they issued, greatly appreciated. Magulo pa talaga now sana maliwanagan na nila soon. Thanks again.

What houses? Look at the map I did, no houses will be demolished for Park West. It's all BGC (Taguig) property for Park West, no houses on the Makati side will have to be demolished.

Let me explain how there's apparently a big vacant lot there which is not visible in Aziza's picture. The houses are standing on an elevated area (part of Makati already) which makes them block the view of the (Taguig) site for Park West from where Aziza took the picture.

http://i20.photobucket.com/albums/b210/ofngol/2011/PWmap.jpg

Stop relying on the marketing team and do your own research about the area. Or if you do want to take their statements, which is a logical thing to do for a seller, please have them verified first, for your own good.

I'm not the enemy here, I am trying to help you be more credible but if you keep on releasing unfounded statements from the marketing team, you'll slowly lose your credibility, notice how 3cr is asking you if you are sure about your labelling?

To show in good faith that I really am willing to help you and not discredit you, I can bike early morning to North Bonifacio from Sta. Mesa if you want to meet-up with me on the area so I can orient you about the place better, point out the original boundaries of BGC and where it actually meets Makati, show you where roads will be laid out, it's not much of a favor since I regularly do biking on that area anyway.

So big winners are the home owners near Park West.

i wonder if the whole south cembo will ever be re configured to match the streets of bonifacio

http://img192.imageshack.us/img192/6705/bgcsdpasof2011august.jpg

What houses? Look at the map I did, no houses will be demolished for Park West. It's all BGC (Taguig) property for Park West, no houses on the Makati side will have to be demolished.

Let me explain how there's apparently a big vacant lot there which is not visible in Aziza's picture. The houses are standing on an elevated area (part of Makati already) which makes them block the view of the (Taguig) site for Park West from where Aziza took the picture..

If you look at the map Aziza provided which was a bird's eye view of the area by the way, you can't see the lot clearly, hence the label was put there to show that Park West should be there somewhere. But as that other map has shown, that vacant lot is where Park East should be. We are saying the same thing! So what's the problem?

They said the houses there will be cleared to give way to future developments, whatever that is, whether just to clear the view of PWest and GH, or for a parking lot, we don't know yet. If it's not gonna happen, then bad for FLI and poor agents and brokers. But as I have been saying here how many times, FLI is yet to release better maps and renderings or brochures about project. Is this hard to understand? The projest was just softlaunched. Hence, more detailed information are yet to be released. If these information are readily available, it would have been long uploaded here already. Just wait, man.



Stop relying on the marketing team and do your own research about the area. Or if you do want to take their statements, which is a logical thing to do for a seller, please have them verified first, for your own good.

I'm not the enemy here, I am trying to help you be more credible but if you keep on releasing unfounded statements from the marketing team, you'll slowly lose your credibility, notice how 3cr is asking you if you are sure about your labelling?

To show in good faith that I really am willing to help you and not discredit you, I can bike early morning to North Bonifacio from Sta. Mesa if you want to meet-up with me on the area so I can orient you about the place better, point out the original boundaries of BGC and where it actually meets Makati, show you where roads will be laid out, it's not much of a favor since I regularly do biking on that area anyway.


The labelling was based on the clear map provided and the scale model. I don't think it was so hard to decipher? Some of the others here were even able to piece the map together. And I don't think the intrepretation is unfounded either because I showed the labeling to the Sales Manager first before posting it here. And as I have been saying over and over again, let's wait for the new render from them.:ohno:. And me releasing unfounded statements from the marketing team?, I'll send you the powepoint presentation if you like. Aren't powerpoint presentations from the marketing team official enough however incomplete the presentation of details?

In short, this is not all it. There is a truckload of information to come.:ohno:

If you look at the map Aziza provided which was a bird's eye view of the area by the way, you can't see the lot clearly, hence the label was put there to show that Park West should be there somewhere. But as that other map has shown, that vacant lot is where Park East should be. We are saying the same thing! So what's the problem?

So we are saying the same thing pala, that's good. But I didn't realize that as your statement "the label should be on the houses" was vague leading nez to believe it's on the houses.

And the statement that "the houses will be cleared for future developments" is quite uncalled for and is a bit insensitive for those residing in barangay south cembo. Those are titled lots so it's the prerogative of the owners of those private lots to sell them to Federal Land, they decide whether to sell or not. This is a private development and not a public one wherein the government could force them to sell their lots at fair market value. Again, lot owners decide whether to sell their lot for the expansion of north Bonifacio or not.

Now, place yourself in the position of the lot-owners there and see how you would feel having someone say "you'll be cleared for development" even this early when you are yet to decide whether to sell your property or not.

So we are saying the same thing pala, that's good. But I didn't realize that as your statement "the label should be on the houses" was vague leading nez to believe it's on the houses.

And the statement that "the houses will be cleared for future developments" is quite uncalled for and is a bit insensitive for those residing in barangay south cembo. Those are titled lots so it's the prerogative of the owners of those private lots to sell them to Federal Land, they decide whether to sell or not. This is a private development and not a public one wherein the government could force them to sell their lots at fair market value. Again, lot owners decide whether to sell their lot for the expansion of north Bonifacio or not.

Now, place yourself in the position of the lot-owners there and see how you would feel having someone say "you'll be cleared for development" even this early when you are yet to decide whether to sell your property or not.


I understand your point. But this area here may have already been bought or the owners may have already been paid just compensation for the value of their land, di natin alam. FLI or BCDA cannot just get the land naman by force. And if the residents are already justly compensated, they still have a year din naman to leave. So we don't see this area cleared yet in the very short term. FLI also plans to begin excavating the area for Park East only next year, so malayo pa talga na yon. But their overall plan in this area is for it to complement the existing development in South BGC:

Specifially:
*FLI will spend at least P20 billion to develop the 10.5-hectare property
*The area is designed for mixed use. It can’t just be all retail or commercial. It will be a mix of different components such as office, hotel, residential and retail.
*FLI is also considering putting up BPO buildings here. Di pa alam where in this area
*The first six floors of the Grand Hyatt Hotel will house the hotel podium, grand ballroom and meeting rooms, while 50,000 square meters on the eighth to 30th floors will be reserved for offices. The hotel and its amenities will be housed on the 31st floor all the way to the penthouse.

So big winners are the home owners near Park West.

Pag hindi pa nabili ng FLI or nabigyan ng just compensation ang mga home owners, you are very right. Sana yong area nalang nila ang minarket ng mga brokers.:lol:

Real estate agents in the Philippines should at least have some basic knowledge and skills in plan/map reading, zoning ordinances, municipal/city boundaries and geography. It's so frustrating to read some agents' post that they only rely to what their developer tells them and they pass it on to their clients however erroneous the info is.

thomasian said it perfectly, "And the statement that "the houses will be cleared for future developments" is quite uncalled for and is a bit insensitive for those residing in barangay south cembo." Those people who's calling for blood are not only careless and irresponsible, it also shows ignorance or maybe too lazy to research about the current conditions on the said properties.

For starters, let me just inform you that North Bonifacio is in Taguig while Brgy. South Cembo is in Makati's jurisdiction, your not only dealing with property boundaries here, we're talking about the municipal/city boundaries with two different zone areas. Fort Bonifacio is a CBD of Taguig while Brgy. South Cembo is a residential zone of Makati City, even if one or two homeowners in Brgy. South Cembo wanted to sell their house to Grand Hyatt hindi rin basta pwedeng gawing extension ng FLI dahil, no. 1 hindi na yan hawak ng BCDA, no.2 hindi na yan North Bonifacio, no.3 hindi na yan Taguig. no.4 hindi na yan Residential Zone yan na may ibang set of requirements for building constructions.

You can see the delineated boundary on these pictures, I marked it read para madaling makita...

http://i191.photobucket.com/albums/z88/SCUD_1975/cembo.jpg
http://i191.photobucket.com/albums/z88/SCUD_1975/cembo2.jpg
http://i191.photobucket.com/albums/z88/SCUD_1975/cembo3.jpg

Thanks Thomasian, Scamingue and Aziza. Those maps and pics make sense to me now. So those properties that encroach on Fort Boni are part of Makati pala, and are not included in the orginal military camp sold by BCDA to private developers. I suppose the whole Fort Boni is under Taguig City, although Makati has outstanding claims on some parts. I'm interested on this project, but i think it's better to wait a few more years.

add'l read...


BARANGAY PITOGO PROFILE
Telephone No.: 728-3615 to 16
Address : 502 Cebu Street

HISTORY


Barangay Pitogo derived its name from a palm plant called “Pitogo” (seen in front of the Barangay Hall) which abound in the area before World War II. Bounded on the North by Guadalupe Nuevo, on the West by Pinagkaisahan, on the South Cembo. It has an area of 19.0 hectares, composed of 971 houses having a population of 20,053 with 5,000 families.

The Barangay came into being in 1956 when the Commanding General of the Philippine Army saw the need to provide housing area at the periphery of Fort Bonifacio for Military personnel thus Pitogo was one of the Enlisted men’s Barrio to be created. From then on the influx of AFP families continued to settle one after the other until the whole place became full of houses. The affairs of the Barangay was then being administratively controlled by the Post Commander of Fort Bonifacio. For the first time election of barangay officials was held on May 17, 1982.

By virtue of Proclamation 2475’s 86 as amended by Proclamation 518 seven barangays in Fort Bonifacio situated in the Municipality of Makati open for disposition only then that development in terms of infrastructure, social, economic and political progress started to proceed.

Through the sincere desire and vigorous support of Mayor Jejomar C. Binay, all lots were surveyed free at no cost to the house owners. As of now 80% of all lots have original certificate title. 100% of the roads in concreted. New modern High School. Elementary school, Kindergarten, Nursery School building, covered court and open basketball court were upgraded and all barangay roads are concreted. Improvement of side street drainages are also being undertaken by the Makati City Administration. With the MAPSA Tanods and Bantay Bayan on 24 hours duty, peace and order adequately maintained, City engineering crews regularly undertaking declogging of drainage and canals. Cleanliness and garbage collection properly attended to drug addiction vigilantly monitored and reduced to its bearest minimum. Health, nutrition and day care services made available by the City of Makati and the Barangay.

Two (2) decades ago, Pitogo was branded as the “Little Tondo” of Fort Bonifacio where hoodlum and several notorious gang thrive. Now it can boast of a peaceful community and gained the honor being the Outstanding Barangay for the year 1991-1993.

http://www.makati.gov.ph/portal/contents/about_makati/barangays/pitogo_r.html




BARANGAY SOUTH CEMBO PROFILE
Telephone No.: 728-1831 / 728-1833
Address : Gen. Del Pilar Street


HISTORY


It was in early fifties when the Philippine Army established its permanent headquarters in Fort Bonifacio, formerly as Fort Mckinley.

During the incumbency of the late Brig. General Alfonso Arellano as Philippine Army Commanding General, he set aside a small portion of the sprawling military camp for enlisted personnel’s temporary housing area. The place is located near Gate No. 1 (North Gate) adjacent to Barangay Guadalupe Nuevo. The area was called then up to now as CENTRAL ENLISTED MEN’S BARRIO or CEMBO.

Cembo proper then has an original five (5) districts. But within a few years, the barrio had limited area for new occupants. New occupants were given lots at the southern part of the Barangay proper or at the other side of the creek. This led to the creation of another district- the 6th district or Cembo Annex.

During the creation of Cembo Annex, the incumbent Barangay Captain of Cembo proper was the late Lt. Alejandro Aquino, who designated the Lt. Bernardo Rimando as the 1st district leader of Cembo Annex. Also, the late Lt. Miguel Bumanglag and the late Lt. Alfredo Badas, both residents of Cembo Annex were appointed as Group Leaders (1st and 2nd Group, respectively) of the newly created district.

Later in the early sixties, Msgt. Alfredo Santelices became the 1st district leader of Cembo Annex coming from the district itself and was chosen through a consensus by residents and other six (6) group leaders were elected. They were: Msgt. Pedro M. Sacro, Tsgt. Teodorico Bernardo, Ssgt. Pedro Jose, Tsgt. Francisco Macadangdang, Ssgt. Fidologo Ricasio and the late Msgt. Federico Quejada.

As Cembo proper became densely populated and its Barangay officials could hardly provide basic services, which may be due to the district’s geographical location coupled by the Post Barrio’s limited resources, the residents clamored for the separation of Cembo Annex from Cembo proper.

In 1965, Msgt. Santelices and Msgt. Sacro began working through negotiations with the Post Authorities for the independence of Cembo Annex. It was in December 31, 1966 when they submitted a written petition as required, to the Post Authorities requesting the ultimate separation of Cembo Annex from Cembo proper and at the same time renaming it to SOUTH CEMBO, in accordance with the Old Barrio Charter (RA 3590). At that time of its creation Barangay South Cembo had only 232 residential houses and a population of 859.

The following year, the Headquarters of the Philippine Army approved the petition and subsequently, the late Federico Quejada was appointed as the 1st Barangay Captain of South Cembo. After his term, the late Major Ciriaco Bumanglag succeeded him. Due to the exigency of the service, then AFP Sgt. Major Bumanglag resigned as Barangay Captain and was succeeded by Lt. Goito Alvarez. Not long after, Lt. Alvarez replaced Lt. Lucio Arbitrario. And again, due to the exigency of the service, Lt. Alexander Murillo, then concurrent Assistant CRO, Hqs Support Group, PA replaced Lt. Arbitrario.

Then came the first direct election of the Barangay officials not only in South Cembo but also in the other Barangay of Fort Bonifacio. The incumbent Lt. Murillo was elected as the first Barangay Captain. Not long after however, Lt. Murillo resigned for good when he went to the United States. Lt. Ramon Andres, being No. 1 Kagawad, took over the chairmanship of the Barangay.
The incumbent Barangay administration under the leadership of Barangay Chairperson Salvacion S. Romero coupled with the unequivocal support and cooperation of the council members and with the support and guidance of the city government under the able tutelage of the honorable Mayor Jejomar C. Binay, it is envisioned that Barangay South Cembo will be one of the model Barangays in the second district of Makati if not the entire City of Makati.

http://www.makati.gov.ph/portal/contents/about_makati/barangays/south_cembo_r.html

sana ma re configured ang south cembo into more central business district.....para continuous tagos sa edsa ang bonifacio

http://i191.photobucket.com/albums/z88/SCUD_1975/cembo.jpg



Great article and maps.
It finally says "In your face" to the folks who call those homes "squatters".

I'm happy for those people.

sana mapalitan sila ng high rise

Real estate agents in the Philippines should at least have some basic knowledge and skills in plan/map reading, zoning ordinances, municipal/city boundaries and geography. It's so frustrating to read some agents' post that they only rely to what their developer tells them and they pass it on to their clients however erroneous the info is.


Thank you for the additional information SCUD. Allow me reply to your comments:

I don’t think you’re in a position to say that the information provided by FLI is erroneous, given you’re limited involvement in the project. You cannot call “limited information for now” as “erroneous”. They are not synonymous. If you’re from FLI mismo, then I would believe you.



thomasian said it perfectly, "And the statement that "the houses will be cleared for future developments" is quite uncalled for and is a bit insensitive for those residing in barangay south cembo." Those people who's calling for blood are not only careless and irresponsible, it also shows ignorance or maybe too lazy to research about the current conditions on the said properties.


No one here said that they are squatters. Perhaps in another thread they refer to this place as such. When you say "the houses will be cleared for future developments", it is not “uncalled for or insensitive” to the residents of Pitogo IF the house owners in that particularly block are already justly paid or will still be paid. If this area was already bought by FLI, it is now FLI’s right to ask the residents there to leave or relocate to another area and develop the whole block. Did I say this area here will be cleared by force? No, I did not. The area will be cleared because the property is now owned by FLI and will be developed as part of their overall plan in the area. There is no insensitivity here. No human rights were trampled. Everybody here is in a Win-Win situation.

And you call this ignorance too. You call my incessant disclosure that “more information is yet to come” ignorance? Or laziness? Isn’t this giving buyers and potential clients more time to think on their planned investments? Isn’t this honesty on the part of the agents or sellers that there are views behind the project that buyers may not like? Everything was disclosed.



For starters, let me just inform you that North Bonifacio is in Taguig while Brgy. South Cembo is in Makati's jurisdiction, your not only dealing with property boundaries here, we're talking about the municipal/city boundaries with two different zone areas. Fort Bonifacio is a CBD of Taguig while Brgy. South Cembo is a residential zone of Makati City, even if one or two homeowners in Brgy. South Cembo wanted to sell their house to Grand Hyatt hindi rin basta pwedeng gawing extension ng FLI dahil, no. 1 hindi na yan hawak ng BCDA, no.2 hindi na yan North Bonifacio, no.3 hindi na yan Taguig. no.4 hindi na yan Residential Zone yan na may ibang set of requirements for building constructions.

You can see the delineated boundary on these pictures, I marked it read para madaling makita...


The whole block that the houses and Park West share is now FLI property, whether half of it belongs to Makati or the other half belongs to BGC. This information was from them and the person in charge for the development of Park West did not just concoct this just to sell. If he's wrong then the buyers should sue him and/ or FLI for giving false promises.

i think st luke hospital also did a similar maneuver when it bought some houses (w/c is already in makati?) behind the hospital.

I am renting my unfurnished 2BR unit at Royal Palms, facing amenities. Rent is very reasonable. If interested, pls email me at quichor@gmail.com, thanks Ray sa dmci site ka na lang sana mag advertise.

http://farm7.static.flickr.com/6080/6092302186_a65780edc0_b.jpg

Real estate agents in the Philippines should at least have some basic knowledge and skills in plan/map reading, zoning ordinances, municipal/city boundaries and geography. It's so frustrating to read some agents' post that they only rely to what their developer tells them and they pass it on to their clients however erroneous the info is.

thomasian said it perfectly, "And the statement that "the houses will be cleared for future developments" is quite uncalled for and is a bit insensitive for those residing in barangay south cembo." Those people who's calling for blood are not only careless and irresponsible, it also shows ignorance or maybe too lazy to research about the current conditions on the said properties.

For starters, let me just inform you that North Bonifacio is in Taguig while Brgy. South Cembo is in Makati's jurisdiction, your not only dealing with property boundaries here, we're talking about the municipal/city boundaries with two different zone areas. Fort Bonifacio is a CBD of Taguig while Brgy. South Cembo is a residential zone of Makati City, even if one or two homeowners in Brgy. South Cembo wanted to sell their house to Grand Hyatt hindi rin basta pwedeng gawing extension ng FLI dahil, no. 1 hindi na yan hawak ng BCDA, no.2 hindi na yan North Bonifacio, no.3 hindi na yan Taguig. no.4 hindi na yan Residential Zone yan na may ibang set of requirements for building constructions.

You can see the delineated boundary on these pictures, I marked it read para madaling makita...

http://i191.photobucket.com/albums/z88/SCUD_1975/cembo.jpg


What houses? Look at the map I did, no houses will be demolished for Park West. It's all BGC (Taguig) property for Park West, no houses on the Makati side will have to be demolished.

Let me explain how there's apparently a big vacant lot there which is not visible in Aziza's picture. The houses are standing on an elevated area (part of Makati already) which makes them block the view of the (Taguig) site for Park West from where Aziza took the picture.

http://i20.photobucket.com/albums/b210/ofngol/2011/PWmap.jpg


^^ Thank You Scamingue, Scud and Aaron/Thomasian for providing us with all these info! Now it's more clearly laid out as to where these projects will actually rise in conjunction with their surrounding areas! :) :) :)

i think st luke hospital also did a similar maneuver when it bought some houses (w/c is already in makati?) behind the hospital.

That's not true. SLMc has always been in Taguig property. The boundary of makati and taguig is in Sicogon St. in Brgy. Pitogo on the west side of Rizal st.

That's not true. SLMc has always been in Taguig property. The boundary of makati and taguig is in Sicogon St. in Brgy. Pitogo on the west side of Rizal st.

that may be the case but that area is still not part of bgc.

http://i191.photobucket.com/albums/z88/SCUD_1975/cembo.jpg

ang pangit naman ng boundery....SCUD could you post a pic with the manila makati boundery

that may be the case but that area is still not part of bgc.

BGC, JUSMAG, McKinley Hill, North Bonifacio, etc. they are all within the Fort Bonifacio and owned by the Philippine government. The Philippine government mandated the BCDA (Bases Conversion & Development Authority) to convert or sell former US military bases - Fort Bonifacio (army base), Subic Naval Base (navy), Clark Air Base (airforce), Poro Point in La Union, Camp John Hay - to generate income. Ang lupang tinatayuan ng St. Luke's is still part of former military base.

South Cembo and Pitogo are private lots. BCDA has no jurisdiction over them and can not sell them, they also have no power to buy these properties at it is not within their mandate. Aside from that, Pitogo and South Cembo are Makati city's property. The utilities, roads, power lines, street lights, drainage line, sewer line, water line are owned by the Makati city government. So kahit pa sabihin na natin may bibili at magbebenta ng bahay sa South Cembo at Pitogo susunod ka pa rin sa city's laws and ordinances bago ka payagan magtayo ng building. One cannot erect a building with one side in Taguig and the other side is Makati because it is against the zoning ordinances of both cities. Lahat ng mga municipal and zoning boundaries sa Pilipinas may tinatawag na easement or setback na hindi mo pwedeng tayuan(kahit hindi nasusunod). Wala rin magtatayo ng building right on the boundary line na magbabayad ng dalawang utility taxes at Property taxes sa magkaibang cities.

di puede pa rin i redevelop yung mga periphery ng fort boni....independent developer nga lang

ang pangit naman ng boundery....SCUD could you post a pic with the manila makati boundery

I think the reason why this boundary line looked so crooked was because originally parts of Fort Bonifacio.. at least I think the BGC side used to be part of Makati... but Taguig was able to win the land area after a court decision... that's why the Makati land area looked like it's hugging the north part of BGC... that court order was posted on this forum a long time ago as far as I remember...

I wish these developers would just leave these people alone. Brgy Pitogo is on of the best Barangay in the Philippines and has been a subject of a case study for its efficiency.

Read this, you can read the whole article here.. http://www.globenet.org/preceup/pages/ang/chapitre/capitali/cas/phimana_c.htm


3.0 CASE STUDY 2: BARANGAY PITOGO, MAKATI CITY



3.1 COMMUNITY BACKGROUND



3.1.1 Location, Population and History



Barangay Pitogo is a 16.3-hectare residential area situated beside the Military Camp of Fort Bonifacio (headquarters of the Philippine Army, Navy, and Marines) in Makati. The place is about two (2) kilometers away from Guadalupe where most of commercial establishments in the area lie and is accessible through five to ten minute tricycle ride from either Guadalupe or Estrella (see Map 3) or through private vehicles via Kalayaan Avenue. It is a dynamic community with a population of 16,000 individuals or 3,071 households. Nine hundred (900) of the households are houseowners and the rest are renters.

Named after the palm trees called Pitogo that was abundant in the area before the World War II (see Slides No. P1), the place was once a part of Fort Bonifacio. It was also referred to as the Enlisted Men's Barrio, since the site was a military reservation camp. Civilians mostly relatives of United States (US) and Filipino veterans settled in the area as early as 1945. When the fort was turned over to the Philippines in 1949 by the US government, the number of settlers increased. Military personnel were given permission to construct houses by the Post Commander of the Fort and in 1986 they were awarded land titles. In 1956, a local Lieutenant was appointed by the Post Commander to administer the affairs in the community until barangay election was held in May 17, 1982.

3.1.2 Physical and Socio-Economic Characteristics

Pitogo is a highly congested place with narrow but concrete and defined roads (see Slides No. P2-P4). It is divided into seven zones (see Appendix 17). Zones 1, 2, and 7 that cover the eastern portion of the barangay are elevated. (See Slides No. P5) Narrow roads in the community usually serve as the parking areas for cars and other vehicles (see Slides No. P6). Due to lack of space for recreational activities within household premises, the roads that reach to the interior of barangay serve as playgrounds for children and hang-out for adults (see Slides No. P7). Open drainage system exists along these narrow roads except along Kalayaan Avenue, towards South Cembo, where drainage is covered (see Slides No. P8).

House structures in the community vary from permanent to temporary (see Slides No. P9). They are closely built with the walls also serving as fences (see Slides No. P10). At present, many of these houses are being renovated to accommodate more renters.

Educational and health facilities are also present in Pitogo (see Slides No. P11). These include a daycare center, a nursery/kindergarten school, two (2) elementary schools, public health center, five (5) medical/dental private clinics, and one (1) public dental clinic.

Commercial establishments like neighborhood "sari-sari" stores also abound in the area (see Slides No. P12). At the center of Kalayaan road is a small community market called "talipapa" which stretches from corner of Sulu street towards Guadalupe Nuevo (see Slides No. P13). Other businesses present also include restaurants/food parlors (12), one (1) pawnshop, two (2) welding shops, and one (1) junkshop.

Pitogo is a lower to middle income community with its residents employed as clerical workers; sales worker; artisans and firefighters; service workers; laborers; private household workers; professional and technical workers; and managers, officials, and proprietors.

3.1.3 Community Organizations

Pitogo is governed by the Barangay Council (the lowest local government unit). It is composed of seven (7) elected councilors with specific committees and the Barangay Captain or Chairman who is the head (see Slides No. P14 and Appendix 10 for names of public officials and committes). Before the implementation of Local Government Code (LGC) of 1991 or the 'autonomy act,' there used to be only six councilors. This change, as mandated by LGC, also required reclassification of the zonal boundaries from six to seven zones. The Barangay Council receives funds from Internal Revenue Allotment/share (IRA) from the national budget and from residence certificate fees it issues.



There are at least fourteen (14) CBOs (also called non-government organizations or NGOs) present in the community that are engaged in various concerns (see Appendix 11). These CBOs are mostly socio-civic organizations that are engaged in different concerns like livelihood, sports, fight against drug abuse, among others. Some of them are affiliated to either citywide or nationwide organizations, Of the abovenmentioned fourteen (14) CBOs, only the Senior Citizens Group, Pitogo Sub-Parish, Pitogo Vendors Association, and Siklab Movement are engaged in waste management -- related activities.



Community-based organizations, according to some women residents who were first settlers in the place, played a vital role in the improvement of the living conditions in Pitogo. Pitogo Women's Association, the first group or CBO organized in the community, was born out of the need to establish a community chapel and a health center. When the place was not yet recognized as a barangay, other CBOs were formed specifically to gain legal identity and/or recognition so that political groups running for position in the Municipality of Makati provide them the necessary social services that the community needed e.g. infrastructure services like roads and health services. Another group in particular, the Pinagsama, whose membership include those in other barangays, was organized to attend to their land tenure which eventually paved the way for the granting of land titles to individual owners. The leaders of these CBOs that were active in community undertakings in the past remained to be active in the present organizations of Pitogo. Some of them even hold positions as leaders of their respective CBOs.

3.2 WASTE SITUATION IN BARANGAY PITOGO



3.2.1 Waste Situation Before and After the Cleanliness Campaigns: Attitudes and Practices



The implementation of waste management activities drastically changed the waste situation in Pitogo. Before the implementation of a national government-initiated project on 'Pook Kalinisan' (environmental cleanliness) in 1989, dumping of waste along the streets and burning were the prevailing practices of the Pitogo residents. Garbage collection was very irregular. In some areas particularly Kalayaan Road, wastes were scattered and left unattended. Vendors, passers-by, and individual residents, specially those living near the Kalayaan Road, dumped wastes along the 'island' of Kalayaan. Swarm of flies on piles of rotting garbage was a common sight. This made the area very dirty. Before 1986, there used to be a military trailer van parked along Kalayaan where people dumped their garbage. This trailer van, however, was removed from the community only when the residents, mostly leaders, complained of the matter at the Administrative Office of Fort Bonifacio. Otherwise, it was left unattended regardless of volume of waste dumped into it.

Vacant lots were also favorable places to indiscriminately dispose of domestic wastes. As population grew and as the place became congested, however, vacant lots became scarcer. Some residents employed other method of disposing their garbage through self-help and cooperative work (bayanihan). They dug open pits which when filled with garbage were then covered with soil.



While some areas are dirty, there were areas where cleanliness and system of disposal were observed. Some residents tried to maintain cleanliness through individual initiatives. For example, they stored their garbage in sacks and placed them inside the yard until government collection truck passed by. Retired veterans cleaned the roads fronting their yards, a habit that they said was acquired through military training and discipline since the military places high regard on cleanliness and sanitation.

There were local initiatives to improve the roads in Pitogo which eventually led to the maintenance of the cleanliness. The cementing of narrow streets were initiated by the Barangay Council way back in 1982 through the 'bayanihan' (cooperation). The Barangay Council solicited for funds for construction materials while the Ladies Club provided the snacks for volunteer construction workers who were actually the household heads and their sons. There was also an instance when one resident of Sulu Street initiated the cementing of road in front of his house to provide a safe playing ground for his children. The neighbors who noticed of such initiative were encouraged to do the same. They contributed money to buy materials as well as labor in cementing the rest of the narrow Sulu road (see Slides No. P15).

In 1989, cleanliness campaigns were initiated under a government-initiated project called 'Pook Kalinisan' Project (see 3.3.1.A for further discussion). These campaigns encouraged a wider participation of residents in waste management activities. Placing garbage inside the sacks or plastic bags and storing it inside the yard to await collection by city truck became a common practice. Elected officers for Pook Kalinisan Project demanded for a regular collection of garbage such that collection service by the Metro Manila Authority (MMA) became regular. Collection stations were also defined (see Map 4).

At present, there are no garbage dumped along the sidewalks (see Slides No. P16). Narrow streets of the community specifically along the interiors of the barangay are now regularly cleaned by three (3) street sweepers employed by Pitogo Barangay Council. This is apart from the two (2) street cleaners hired by city's Department of Environmental Services (DES). The city used to deploy six (6) street cleaners for Pitogo alone but the Barangay Council requested to reduce them to two (2). Kalayaan Road particularly the "talipapa" is no longer dirty. Market vendors now maintain the cleanliness of their stalls and area fronting their stalls (see Slides No. P17). The two (2) street cleaners employed by the city sweep the Kalayaan and part of Palawan road daily at 7:00 - 9:00 A.M. and 2:00 - 3:00 P.M. Among households, delivery of accumulated wastes to collection stations is often done by mothers since they are usually the ones who wake up early and who are available to do the task (see Slides No. P18).

Pitogo generates about three (3) to four (4) trucks of garbage a day consisting of papers, plastics, kitchen wastes, among others. Waste segregation is only limited to salable recyclables which are sold to a junkshop within the barangay (see Slides No. P19). Other wastes like left-over food and fish gills are usually fed to domestic animals like dogs and cats or are thrown into canals. There are also a few residents, mostly women that attended seminars on solid waste management sponsored by Earth Saver (an NGO), who practice household level composting despite congestion in the area. They use pots or large and thick plastic bags as compost bags and/or pots.



3.2.2 Existence of Junkshop



There is one existing junkshop in the community owned and operated by Mr. Ely Tulallan (see Slides No. P20). Mr. Tulallan is a native of Bicol region, a place located at the southeastern part of Luzon. He migrated in Metro Manila with the hope of finding a better economic life. He settled in Pitogo in 1974 and as advised by his fellow Bicolanos who were engaged in the same business activity, he started the junkshop in 1976. At first, using a native basket for collection, he went from one house to another buying recyclable materials, particularly used bottles. His business progressed later such that he was able to own a place in Cebu Street and to buy additional recyclable materials from his costumers like scrap metals, boxes, and papers (see Slides No. P21). At present, he employs eight (8) individuals whom he provides with pushcarts and a daily capital of P 300.

Mr. Tullallan's business received moral support from the Barangay Council. The Barangay Council encouraged residents to patronize Mr. Tullalan's junkshop and prohibited other junkshop dealers to operate wihtin Pitogo. It recognized the importance of the junkshop to their campaign on zero waste management aimed at zero waste generation by waste reduction, reuse, and recycling. It also financed the painting of Mr. Tulallan's pushcarts as part of the barangay's campaign for "Pera sa Basura" (Cash in Trash). "PERA" means money in Filipino vernacular and stands for Pitogo Environment Recycling Area.





3.3 COMMUNITY MANAGEMENT APPROACHES TO SWM

Barangay Pitogo achieved success in waste management. The place is now recognized for its clean surrounding. In 1989, the place was recognized as a Pook Kalinisan Project. It was awarded the Most Outstanding Barangay of the city government of Makati in 1991. In 1994, it was recognized as greenest barangay in Makati and in July 1995, it received a Plaque of Recognition for Environment, Ecology and Energy by the Premier Bank. Recently, Pitogo received the third prize in the Clean and Green Contest initiated by the Department of Interior and Local Government (DILG) of Makati.



3.3.1 Social Waste Management Activities



The reputation of Pitogo as a clean barangay was caused by the implementation of three significant community waste management activities and/or projects. These include Pook Kalinisan, Clean and Green, and Oplan Tapat-Tapat.

A. The Pook Kalinisan Project Taking the Lead



Pook Kalinisan (environmental cleanliness) was a project conceived by the Presidential Management Staff under the Office of the President of the Republic of the Philippines. This was launched in Metro Manila as a joint project of Metro Manila Authority (MMA now Metro Manila Development Authority or MMDA) and the Presidential Task Force on Solid Waste Management. The project aimed to engage the local community to actively participate in identifying and in finding solutions to their waste management problem. It called for a united effort from community members, non-government organizations, and government organizations.



The Project was introduced to the community in March 1989 through a meeting facilitated by MMA personnel. The meeting was conducted in cooperation with the Barangay Council who informed the residents about the meeting through the zone leaders and their assistants. Those already active in community affairs who were often members in various civic organizations and are considered informal leaders due to their reputed leadership in the past responded to the call. A set of officers was right away elected from among those who were present in the meeting to specifically implement the project. The set of Pook Kalinisan Officers were autonumous from the Barangay Council and could freely conduct campaigns on cleanliness within the community.



The elected officers formulated the plans on how to implement the project to the whole community. The plan was to handle a contest for the cleanest zone if appropriate funding is made available. The implementing agencies (i.e,, MMA and the Presidential Task Force on SWM) then, identified the Rotary Club of Makati Metro, a newly formed group then, to finance the project. With the assurance of a regular garbage collection from MMA and financial support from the rotary Club, the officers effected the following community management approaches:



a. Appointment of zone and street coordinators



Mrs. Guardino, the elected president for Pook Kalinisan, together with the rest of the officers, appointed zone coordinators (only one of the seven coordinators was male) who in turn appointed street coordinators according to their own preference. These coordinators were apart from the zone leaders and zone assistants appointed by the Barangay Officials, though some women leaders assumed dual role. The responsibility of the coordinators was to inform their members about the project and its activities. These zone coordinators directly oversee, monitor, and support the activities of the street coordinators.



A weekly inspection and monitoring, i.e., every Sunday, was done by Pook Kalinisan officers, zone and street coordinators, and the active officers of the Club to monitor the cleanliness of each zone. All streets and drainage were also checked. Bags of garbage indiscriminately thrown along the roads were also investigated. Officers of Pook Kalinisan open these bags to look for evidence that will identify its owners. Those proven to have thrown these bags were asked to report to the Barangay Hall for proper sanctions. Such move was reinforced by a barangay ordinance on proper solid waste management set by the council (see Appendix 12A and 12B).



Houseowners, including renters, were advised to place trash cans in front of their houses so that littering of garbage is avoided. Likewise, they were strictly instructed to store their trash inside their yard until the collection truck arrives. In places where too many wastes litter and residents remain unmoved, the project officers and leaders were the ones who do the actual cleaning (and de-clogging) with the permission of the house owners. With this, some houseowners/renters were moved out of shame such that they started cleaning their own yards.

The talipapa was also strictly monitored compelling vendors to maintain cleanliness in their respective places (see Slides No. P22). Pook Kalinisan Officers coordinated with the City Market Administrator and Pitogo Vendors Association in order to strictly monitor the cleanliness of the place (see slides No. P23). With Pook Kalinisan President as the adviser and Mrs. Paraan, as both the president of the Pitogo Vendors Association and the zone leader for the whole Pitogo Public Market, monitoring was easy. The market administrator also conducted visits and strongly supported the campaign of Pook Kalinisan.



Vendors were required to have a garbage can where trash generated for the day could stored. Placing big trash cans, however, were prohibited because vendors and nearby residents along Kalayaan Avenue no longer wait for the collection truck schedule, but instead, dump their garbage in it. The stall owners fronting this trash cans complain of the discomforts brought by the stored garbage. Also, Pook Kalinisan Officers and coordinators were recognized by the city market administrator to recommend closure of the stalls of vendors who do not cooperate with waste management efforts. If garbage is left unattended, stall owners were strongly reprimanded. Officers threw the trash in front of the stall owner for him/her to realize his/her negligence. The maintenance of cleanliness in the talipapa/Kalayaan Public Market earned the "Gawad Piling Palengke" (A Model Clean and Green Public Market) recognition given by Philippine Organizing Community of Clean Up the World in August 1994.

b. Promotion of the project



Apart from verbal and personal means of promoting the project, Pook Kalinisan Officers and leaders also used posters and/or printed propaganda that they made together with their children (see Appendix 13A-B and 14A-B). Mrs. Guardino, the Pook Kalinisan President, who was once an experienced leader of Pitogo Rural Reconstruction Women's Association used her own influence to engage residents to actively participate in the Pook Kalinisan Project. She encouraged and motivated her friends to encourage other residents, particularly women, to join the project.



The Rotary Club of Makati Metro fully supported the activities of the project, particularly the cleanliness contest. The Club provided the plaque and cash award to the winners of the said contest during the awarding ceremony held at Hotel Intercontinental, a five-star hotel in Manila and location of Rotary Club of Makati Metro head office. Apart from the price for the cleanest zone held for seven (7) consecutive months, the Club also sponsored health related projects like free medical check-ups and dental services. According to Pook Kalinisan President, cash prizes amounting to P 1,000 were later used by the community for the improvement of their zone eg. in drainage construction.

c. Follow-up activity



Pook Kalinisan Officers initiated a community festivity with waste management as the theme. This activity was a sort of a replication of the yearly barangay "fiesta" (festivity dedicated to a patron saint). They adorned the streets with fiesta paraphernalia and held a community program at the center of Kalayaan road. Extemporaneous speech contest and poster making contest on waste management were done, the winners of which were given scholarship grant as prize by the Rotary Club of Makati Metro.

With the efforts of Pook Kalinisan Leaders and the full support of Pitogo Barangay Council, the Pitogo (Kalayaan) market administrator, and Rotary Club of Makati Metro, implementation of waste management activities in Pitogo gained national and international recognition. Pook Kalinisan Project of Pitogo was featured in regular television program in the Philippines called "Magtanong sa Pangulo" (Ask the President) in August 27, 1989 and in the international television programs of Mr. Ian Kiernan of ABC Australia and Ms. Barbara Fyles of CNN.



Pook Kalinisan President (i.e., Mrs. Guardino) likewise, was recognized by various groups. She received plaques of appreciation from the Rotary Club of Makati Metro in 1989 and Pitogo Barangay Council in May 1990 for her valuable leadership. In March 1992, she was recognized by the Mother Earth Savers, an organization that focuses on development and rehabilitation of the environment through media and science. The Women's Environmental Development Organization also recognized and identified Mrs. Guardino to attend in the Women's Summit in Brazil and the International Women's Conference in China in 1995.



To date, the role of Pook Kalinisan Project in implementing waste management measures had been assumed by the Barangay Council through the Head of the Committee on Health and Sanitation. This could be attributed to the inactivity of Pook Kalinisan Officers and members which in turn was due to several factors. First was absence of Mrs. Guardino in the community when she attended the Women's Summit in Brazil and the conference in China. No activity was conducted during her absence since the officers and members of Pook Kalinisan relied on the idea that Pitogo residents had already embibed the habit of proper waste disposal and upkeep of their surroundings.



Second, there had been changes in the administration of Rotary Club of Makati Metro which also affected the Pook Kalinisan Project in Pitogo. The new set of officers of the Club formed new group within Pitogo during Mrs. Guardino's absence. The group called the Rotary Village Core, serve as another recepient of the Clubs support since there were activities initiated by Pook Kalinisan officers for the club to support with. The group also formed to handle waste management concerns in the barangay. The financial support which was solely provided to Pook Kalinisan before was diverted to them. There was no significant contribution however, to community waste management, was allegedly heard from Rotary Village Core. According to former zone coordinators of Pook Kalinisan, this was primarily due to the lack of Village Core members' participation since they were not engaged during meetings. Officers of the Village Core were mostly Pitogo residents who were not active participants in the Pook Kalinisan Project.

Third reason for the inactivity of Pook Kalinisan was the change in national government administration from former Philippine President Corazon C. Aquino to President Fidel V. Ramos as the President of the Republic. A renaming of cleanliness/waste management projects, though of conceptually the same nature, took place. The Clean and Green Project came to be known during Mr. Ramos administration.

B. Clean and Green Contest



This is a nationwide project aimed to promote care for the environment (see Slides No. P24). For Pitogo, this is an appeal and a conscious effort by Pitogo Barangay Council to encourage the house owners/renters to work harder for environmental cleanliness so that the community will maintain the recognition they gained through Pook Kalinisan, at the same time, to compete with other barangays in Makati. As Pook Kalinisan initiated activities waned, clean and green activities were on the fore. Pitogo barangay council conducted activities which help them achieve the Greenest Barangay of Makati in 1994. These activities include:



a. Cleanliness campaigns and information drive



Barangay Councilor Doromal who is the Head of Pitogo Barangay Council-committee on Health and Sanitation and other Barangay Officials went around the community and promoted the clean and green project using a megaphone. They also conducted street dialogues or assemblies to explain the project and the participation of Barangay Pitogo in the contest for the cleanest barangay. The Barangay Officials or Council members, together with the zone leaders went from one zone to another. Meetings were first conducted in three zones followed by the the remaining four zones. This way information about clean and green contest was properly disseminated.

Pitogo Barangay Officials also checked areas that are dirty, particularly drainage and/or canals. As what Pook Kalinisan leaders had initiated, Barangay Officials themselves clean these areas to serve as models for the residents.

b. Greening activities



At present, Pitogo Barangay Council maintains a nursery and compost 'pots' beside their barangay hall (see Slides No. P25). Compost 'pots' which are actually drainage culverts filled with soil and wastes, numbering around twenty (20) are distributed to different parts in Pitogo to encourage composting among houseowners/renters (see Slides No. P26). Compost pots are maintained by three (3) street sweepers and one janitor employed by the barangay. The compost produced is used in planting ornamental plants or given to those residents who asked for it (see Slides No. P27). The Barangay Council contracted out the production of pot that they use in the distribution of plants to the community to be displayed along the side of the road (see Slides No. P28). A new tank for watering the plants in times of water shortage is bought out of the price won in the Clean and Green contest sponsored by the DILG (see Slides No P29).

C. Oplan Tapat-Tapat, Tapat Ko, Linis Ko!

(Operation Front Yard, My Own Yard is my Responsibility to Keep)

Oplan Tapat-Tapat, Tapat Ko, Linis Ko! is a citywide campaign that seeks to promote and strengthen individual and/or household initiatives for cleanliness. This is based on the Municipal Ordinance # 93-172 authored by Makati Councilor Raul Javier (see Appendix 15). The project is introduced to the different barangays through the city's Association of Barangay Captains (ABC). Another way of disseminating the project is through a seminar on SWM called 3B=3K or "Basura ay Bawasan, Balik-gamitin, Baguhin ang anyo para sa Kalusugang hatid ay Kalusugan at Kayamanan" (Waste Should Be Reduced, Reused, and Repackaged for the Benefit Gained on Cleanliness is Health and Wealth). They also distributed sticker, poster, and comics on 3B = 3K. The city through the DES employs personnel to specifically implement the project. No seminar has been conducted in Pitogo, however, but the Barangay Council has promulgated this project in Pitogo by producing campaign stickers. The stickers are distributed to house owners by the zone leaders and assistant zone leaders. Stickers are placed at the gate, fence's post or mail box where house owners can easily read it (see Slides Nos. P31-P32). These stickers are to remind the residents of their responsibility to maintain the cleanliness of their premises (see Appendix 16). Trash cans are also distributed to store owners to be placed in front of their stalls (see Slides No. P33). This is to encourage passers-by and costumers from littering their garbage. Oplan Tapat-Tapat is an on going activity in Pitogo.

progress cannot be stopped

BGC, JUSMAG, McKinley Hill, North Bonifacio, etc. they are all within the Fort Bonifacio and owned by the Philippine government. The Philippine government mandated the BCDA (Bases Conversion & Development Authority) to convert or sell former US military bases - Fort Bonifacio (army base), Subic Naval Base (navy), Clark Air Base (airforce), Poro Point in La Union, Camp John Hay - to generate income. Ang lupang tinatayuan ng St. Luke's is still part of former military base.

South Cembo and Pitogo are private lots. BCDA has no jurisdiction over them and can not sell them, they also have no power to buy these properties at it is not within their mandate. Aside from that, Pitogo and South Cembo are Makati city's property. The utilities, roads, power lines, street lights, drainage line, sewer line, water line are owned by the Makati city government. So kahit pa sabihin na natin may bibili at magbebenta ng bahay sa South Cembo at Pitogo susunod ka pa rin sa city's laws and ordinances bago ka payagan magtayo ng building. One cannot erect a building with one side in Taguig and the other side is Makati because it is against the zoning ordinances of both cities. Lahat ng mga municipal and zoning boundaries sa Pilipinas may tinatawag na easement or setback na hindi mo pwedeng tayuan(kahit hindi nasusunod). Wala rin magtatayo ng building right on the boundary line na magbabayad ng dalawang utility taxes at Property taxes sa magkaibang cities.

pilipinas yan, pag may pera ka pwede!

progress cannot be stopped

I think I'd agree on this... I think if the residents are willing to sell... if Makati allows this development... and if the developers are truly interested on the land... I think it will be a win win scenario on all stakeholders... plus I think other residents of Pitogo will benefit this at some point when that side of Makati is developed...

Any promo offer in this project?

Ayala condos offer 5% down.
SM follows at 2.5% down payable in 6months.
Some even give 0% downpayment.

I think I'd agree on this... I think if the residents are willing to sell... if Makati allows this development... and if the developers are truly interested on the land... I think it will be a win win scenario on all stakeholders... plus I think other residents of Pitogo will benefit this at some point when that side of Makati is developed...


^^I agree as well. Besides they are not taking the whole of Brgy Pitogo. You can easily count the houses affected by the development. There are information that we don't know. Baka napagusapan na ng Taguig and Makati ang hatian ng taxes jan. Baka nga rin binenta na ng mga residents dahil biglang tumaas ang real property tax nila dahil sa BGC. Walang karapatan mgbenta ang BCDA tama, pero may karapatan ang mga residents in that area na ibenta ang bahay nila. Kung ang current market value ba nman ng mga units nila ay say, more than Ph15 million up depending on the lot size and floor area o kaya kahit hindi made of concrete ang bahay, aba win-win pareho. And even with their relocation, the whole of Brgy. Pitogo will still be a model barangay.

Any promo offer in this project?

Ayala condos offer 5% down.
SM follows at 2.5% down payable in 6months.
Some even give 0% downpayment.

pm sent

The question that begs an answer is ....Will Federal Land be willing to shell out the money to develop the Pitogo area?

1. Im a skeptic because Federal Land from recent history, is being run very conservatively. From my standpoint, they are not willing to shell out the money for the project.

Look at North Boni. It was foreclosed property from a loan by Metro Pacific to Metrobank back in 2003. Federal Land had to work on the 8th avenue with BCDA that took them almost 5 years to complete.

Compare this with the One Uptown development of MW and it seems like they are bent on finishing the road network and the pedestrian lanes within the year. MW won the rights to North Boni only last 2009-2010. They immediately started working on this project.

2. In the masterplan of BGC, There was no gate mentioned in North Boni except the one in 8th avenue.

To be honest, I like Federal Land and the Grand Hyatt and Park West Project. It's just hard to believe that they are willing to shell out the money to develop the Brgy Pitogo area. Look at Ayala. They can't even expand their CBD up to the JP Rizal Area. This demonstrates how difficult it is to negotiate with such a fragmented group. I hope I'm proven wrong though.

The following promo for Park West towers still applies:

http://parkwestglobalcity.files.wordpress.com/2011/08/payment-term.jpg

Here's a sample computation of a 1br without parking where the 30%DP is spread for 48months:
http://farm7.static.flickr.com/6081/6101712535_04c7c6373e_b.jpg

For more details, just PM. Thanks

Fort Bonifacio
https://lh4.googleusercontent.com/-LRkCulWW2Bw/TjS6UWDY23I/AAAAAAAABCA/Vd-m8AjlX6s/s800/2011July_NAIAMNL2t032.jpg


The question that begs an answer is ....Will Federal Land be willing to shell out the money to develop the Pitogo area?


1. Im a skeptic because Federal Land from recent history, is being run very conservatively. From my standpoint, they are not willing to shell out the money for the project.

Look at North Boni. It was foreclosed property from a loan by Metro Pacific to Metrobank back in 2003. Federal Land had to work on the 8th avenue with BCDA that took them almost 5 years to complete.

Compare this with the One Uptown development of MW and it seems like they are bent on finishing the road network and the pedestrian lanes within the year. MW won the rights to North Boni only last 2009-2010. They immediately started working on this project.


2. In the masterplan of BGC, There was no gate mentioned in North Boni except the one in 8th avenue.

To be honest, I like Federal Land and the Grand Hyatt and Park West Project. It's just hard to believe that they are willing to shell out the money to develop the Brgy Pitogo area. Look at Ayala. They can't even expand their CBD up to the JP Rizal Area. This demonstrates how difficult it is to negotiate with such a fragmented group. I hope I'm proven wrong though.


^^ Very good observation Dunamis. Points well made. If there is a knack on Park West as far as I'm concerned, it is not with the project itself but rather its location, atleast until there is clarification/disclosure that 6th and 7th Ave. will indeed reach 34th St. Just that if an investor looking to buy in the North Boni area wants to play safe, Park West may be a hard sell for now because of the "Big ifs" attached to its location and may opt for just waiting for Park East as a the better/safer bet instead because of uncertainties on what will really happen to the areas around Park West. One Uptown is also a good alternative location-wise as you can already see and envision how 8th Ave. is being developed. That's why it's really important that Federal Land discloses this pertinent info asap so as not to have an adverse affect on sales of Park West especially since the project itself is a good one imho.

^^ Very good observation Dunamis. Points well made. If there is a knack on Park West as far as I'm concerned, it is not with the project itself but rather its location, atleast until there is clarification/disclosure that 6th and 7th Ave. will indeed reach 34th St. Just that if an investor looking to buy in the North Boni area wants to play safe, Park West may be a hard sell for now because of the "Big ifs" attached to its location and may opt for just waiting for Park East as a the better/safer bet instead because of uncertainties on what will really happen to the areas around Park West. One Uptown is also a good alternative location-wise as you can already see and envision how 8th Ave. is being developed. That's why it's really important that Federal Land discloses this pertinent info asap so as not to have an adverse affect on sales of Park West especially since the project itself is a good one imho.


Thanks 3cr. Sorry guys, no new render or more project info pa rin as of today. The only memo we received so far is that pertaining to the 3.5% promo additional discount, it's no longer available for the remaining units of Wing A except for the villa units, and the possible price increase of 2.5% by mid September. The additional 3.5% discount was initially intented for the first 50 buyers, but they relaxed this and extended this until 31 August. Wing B will soon be launched too.

In just less than a month since the price was released (August 8), sales is actually doing very well. Below is the list of available units in PW as of August 31 This still excludes about 10 reservations until Saturday.
http://farm7.static.flickr.com/6185/6111561910_a45bbe283c_b.jpg

The question that begs an answer is ....Will Federal Land be willing to shell out the money to develop the Pitogo area?

1. Im a skeptic because Federal Land from recent history, is being run very conservatively. From my standpoint, they are not willing to shell out the money for the project.

Look at North Boni. It was foreclosed property from a loan by Metro Pacific to Metrobank back in 2003. Federal Land had to work on the 8th avenue with BCDA that took them almost 5 years to complete.

Compare this with the One Uptown development of MW and it seems like they are bent on finishing the road network and the pedestrian lanes within the year. MW won the rights to North Boni only last 2009-2010. They immediately started working on this project.

2. In the masterplan of BGC, There was no gate mentioned in North Boni except the one in 8th avenue.

To be honest, I like Federal Land and the Grand Hyatt and Park West Project. It's just hard to believe that they are willing to shell out the money to develop the Brgy Pitogo area. Look at Ayala. They can't even expand their CBD up to the JP Rizal Area. This demonstrates how difficult it is to negotiate with such a fragmented group. I hope I'm proven wrong though.


Maybe because they focused muna in their projects in Manila, Makati, Marikina, and Cebu. Marco Polo Residences in Cebu, medyo high-end din, is also surprisingly doing well (there is a separate thread on this under Visayas). Here are some photos:

http://theresidencescebu.files.wordpress.com/2010/12/residences-fascade1.jpg

http://theresidencescebu.files.wordpress.com/2011/08/devt-plan.jpg

Thanks 3cr. Sorry guys, no new render or more project info pa rin as of today. The only memo we received so far is that pertaining to the 3.5% promo additional discount, it's no longer available for the remaining units of Wing A except for the villa units, and the possible price increase of 2.5% by mid September. The additional 3.5% discount was initially intented for the first 50 buyers, but they relaxed this and extended this until 31 August. Wing B will soon be launched too.

In just less than a month since the price was released (August 8), sales is actually doing very well. Below is the list of available units in PW as of August 31 This still excludes about 10 reservations until Saturday.
http://farm7.static.flickr.com/6185/6111561910_a45bbe283c_b.jpg

^^ Thanks again for the update Scamingue. Good to know Park West is doing/selling well and may it continue to do so. Such good showing really helps prove that despite of current uncertainties out there, including the world economy for that matter, demand for Fort Boni property/unit is still going strong. May the demand in Fort Bonifacio remain healthy (and prices steady) for years to come as the City continues its tranformation into a world class CBD. And it will be great if we can avoid the much dreaded Asset/Price bubble bursting before the City of Fort Bonifacio comes to fruition para tuloy-tuloy na ang progress di ba! I for one am really pleased with what I've seen so far in this couple of years which makes me even more so excited and looking forward to seeing/appreciating everything Fort Bonifacio will have to offer when it's fully built up na! And the future really looks very bright indeed! :okay::okay:

I think investors are now smart. They want a nice development in a great location with a perfect price. Look at One Uptown, studios are beings old fully furnished at 90k-100k per sqm. In Park West, it is being sold for the same price sans the furnishings.

I see other developments around that are almost finished and they still have an inventory. Fete is selling theirs at 270k per sqm.

The developers want volume and cash velocity. They can't be greedy. Obviously its a buyer's market now. Good for the end users as projects seem to get better and better!


^^ Thanks again for the update Scamingue. Good to know Park West is doing/selling well and may it continue to do so. Such good showing really helps prove that despite of current uncertainties out there, including the world economy for that matter, demand for Fort Boni property/unit is still going strong. May the demand in Fort Bonifacio remain healthy (and prices steady) for years to come as the City continues its tranformation into a world class CBD. And it will be great if we can avoid the much dreaded Asset/Price bubble bursting before the City of Fort Bonifacio comes to fruition para tuloy-tuloy na ang progress di ba! I for one am really pleased with what I've seen so far in this couple of years which makes me even more so excited and looking forward to seeing/appreciating everything Fort Bonifacio will have to offer when it's fully built up na! And the future really looks very bright indeed! :okay::okay:

http://www.sipawaii.com/uploads/8/2/9/8/8298815/8983570.jpg?333

Park West ang thread na ito bat may Marco Polo?

I think investors are now smart. They want a nice development in a great location with a perfect price. Look at One Uptown, studios are beings old fully furnished at 90k-100k per sqm. In Park West, it is being sold for the same price sans the furnishings.

I see other developments around that are almost finished and they still have an inventory. Fete is selling theirs at 270k per sqm.

The developers want volume and cash velocity. They can't be greedy. Obviously its a buyer's market now. Good for the end users as projects seem to get better and better!

^^ ^^ Yup I agree. To stay competitive, developers really need to provide better products at better prices like in the case of Park West for example. The project itself I do like and though it may not be in the best of location within the the Fort Bonifacio campus, there is no doubt, Park West is actually quite affordable and looks like a good buy/investment for the money imho since you really get more bang for your buck so to speak compared to many current projects in BGC. And if Park West sells out quickly at their P90-P100K/SQM asking price as projected then the bar has been set for future projects to meet, perhaps even beat. And I think it will actually be the latter, better projects in better locations at higher prices for future North Boni developments. I don't think we'll see much more of the P90-P100K/SQM pricing like in Park West for long. It's like an entry price that will surely rise as the area develops. I forsee price escalation with later projects easily breaking the P100+K/SQM mark. It may be wishful thinking in my part but I honestly believe/think prices in North Boni will start creeping upward and eventually perhaps even closing the gap and catching up with BGC pricing itself in the primest locations in North Boni. That's usually the tendency anyway (like in the case of BGC) as the land gets scarcer, prices go higher, unless of course the much dreaded price/asset bubble bursts. But that's another story...

We are pleased to inform you that units from the 33rd-35th floors may now be offered for sale to interested buyers. Reservation of units is on a first-come, first-served basis. Below is the layout for the 33rd floor (mid-zone) and 34th to 35th floors (high-zone).

http://farm7.static.flickr.com/6068/6119924884_378b00c9a6_b.jpg

http://farm7.static.flickr.com/6191/6119924600_f89028e232_b.jpg

All residential units are entitled to 3.5% promo additional discount, applicable to all payment terms.

Thank you an just PM me if interested.

^^ Thanks again for the update Scamingue. Good to know Park West is doing/selling well and may it continue to do so. Such good showing really helps prove that despite of current uncertainties out there, including the world economy for that matter, demand for Fort Boni property/unit is still going strong. May the demand in Fort Bonifacio remain healthy (and prices steady) for years to come as the City continues its tranformation into a world class CBD. And it will be great if we can avoid the much dreaded Asset/Price bubble bursting before the City of Fort Bonifacio comes to fruition para tuloy-tuloy na ang progress di ba! I for one am really pleased with what I've seen so far in this couple of years which makes me even more so excited and looking forward to seeing/appreciating everything Fort Bonifacio will have to offer when it's fully built up na! And the future really looks very bright indeed! :okay::okay:

I am also pleased that two good friends of mine from US (Fil-Am) bought property in BGC recently. Their first time to come home after years in the US. Well, they were really surprised with the progress of PH! They thought that it's all doomed as shown on TV Patrol TFC :)

I am also pleased that two good friends of mine from US (Fil-Am) bought property in BGC recently. Their first time to come home after years in the US. Well, they were really surprised with the progress of PH! They thought that it's all doomed as shown on TV Patrol TFC :)

May I know which project they bought units from?

I am also pleased that two good friends of mine from US (Fil-Am) bought property in BGC recently. Their first time to come home after years in the US. Well, they were really surprised with the progress of PH! They thought that it's all doomed as shown on TV Patrol TFC :)

I think you're right. The Philippines really suffered from bad publicity and sensational journalism. Every economic stride we achieve, there is always something that pulls it back. We are always portrayed negatively in foreign media and even in our own media every single day. :ohno:

The question that begs an answer is ....Will Federal Land be willing to shell out the money to develop the Pitogo area?

1. Im a skeptic because Federal Land from recent history, is being run very conservatively. From my standpoint, they are not willing to shell out the money for the project.

Look at North Boni. It was foreclosed property from a loan by Metro Pacific to Metrobank back in 2003. Federal Land had to work on the 8th avenue with BCDA that took them almost 5 years to complete.

Compare this with the One Uptown development of MW and it seems like they are bent on finishing the road network and the pedestrian lanes within the year. MW won the rights to North Boni only last 2009-2010. They immediately started working on this project.

2. In the masterplan of BGC, There was no gate mentioned in North Boni except the one in 8th avenue.

To be honest, I like Federal Land and the Grand Hyatt and Park West Project. It's just hard to believe that they are willing to shell out the money to develop the Brgy Pitogo area. Look at Ayala. They can't even expand their CBD up to the JP Rizal Area. This demonstrates how difficult it is to negotiate with such a fragmented group. I hope I'm proven wrong though.

I just wish all the investors on this project the best. I hope they will not be a victim of burglary or other heinous crimes with the kind of neighbors they have in the vicinity. Look at what happened at Tivoli Gardens where the tenants experienced a great amount of trouble because of their not soooo friendly neighbors.

The question that begs an answer is ....Will Federal Land be willing to shell out the money to develop the Pitogo area?

1. Im a skeptic because Federal Land from recent history, is being run very conservatively. From my standpoint, they are not willing to shell out the money for the project.

Look at North Boni. It was foreclosed property from a loan by Metro Pacific to Metrobank back in 2003. Federal Land had to work on the 8th avenue with BCDA that took them almost 5 years to complete.

Compare this with the One Uptown development of MW and it seems like they are bent on finishing the road network and the pedestrian lanes within the year. MW won the rights to North Boni only last 2009-2010. They immediately started working on this project.

2. In the masterplan of BGC, There was no gate mentioned in North Boni except the one in 8th avenue.

To be honest, I like Federal Land and the Grand Hyatt and Park West Project. It's just hard to believe that they are willing to shell out the money to develop the Brgy Pitogo area. Look at Ayala. They can't even expand their CBD up to the JP Rizal Area. This demonstrates how difficult it is to negotiate with such a fragmented group. I hope I'm proven wrong though.


Yup, Federal Land may not be as aggressive as MegaWorld as regards projects implementations. But we cannot compare the two with respect to their works within the BGC. Finishing of road networks and the pedestrian lanes by MW is a far cry from developing the Pitogo area (or at least the immediate neighborhood of ParkWest) by FederalLand since the latter needs to intently work and deal with 'fragmented group.'





I just wish all the investors on this project the best. I hope they will not be a victim of burglary or other heinous crimes with the kind of neighbors they have in the vicinity. Look at what happened at Tivoli Gardens where the tenants experienced a great amount of trouble because of their not soooo friendly neighbors.

Hope okay naman ang neighborhood since 'Brgy Pitogo is one of the best Barangays in the Philippines and has been a subject of a case study for its efficiency.'

What if some nutcase do this in BRGY PITOGO or the entire BGC? Good Luck Investors.


Vice President Binay: Torres notorious landgrabber
Philippine Daily Inquirer
2:57 am | Wednesday, September 7th, 2011


Who is Wilfredo S. Torres?
The group of Torres, who is now claiming ownership of 24 hectares of prime property in Quezon City, is on the government watch list of professional squatting syndicates, Vice President Jejomar Binay said on Tuesday.
“Based on the reports received by HUDCC, Torres is ‘notorious’ for alleged land-grabbing, organized squatting and other illegal activities,” said Binay, the country’s housing czar.
Quoting the Housing and Urban Development Coordinating Council (HUDCC) and the National Drive Against Professional Squatters and Squatting Syndicates (NDAPSSS), Binay said the “Wilfredo S. Torres Group” was on the list of reported squatting syndicates.
Binay also directed the HUDCC and the NDAPSSS to assist the homeowners and school officials threatened by eviction arising from Quezon City court rulings transferring ownership of the 24-hectare prime property in the city to Torres.
“I have instructed HUDCC to assist to the fullest possible extent those who were affected by the court’s decision to transfer ownership of their property to Torres,” Binay said. “We will assist them in their pursuit of justice.”
He said the group’s modus operandi included using Pinagcamaligan Indo-Agro Development Corp.’s Titulo de Propriedad (TP) No. 4136; multiple selling of parcels of land in Wiltor Heights in Quezon City, using Transfer of Certificate Title No. 118192, which had been voided; illegal occupation of housing units in Pag-Ibig’s Mabuhay Homes 2000 in Binangonan, Rizal province; and illegal occupation of property in Sitio Paenaan, Baras, Rizal.
Also citing HUDCC reports, Binay said several cases had been filed against Torres for land fraud as far back as 2003.
“This Torres has been the subject of several court cases filed by private complainants, but it appears that these cases require special attention considering the harm that these syndicates inflict on ordinary Filipinos who worked hard to buy their own homes,” he said.
Binay asked the Department of Justice (DoJ) to consider forming a task force that would focus on handling cases against squatting syndicates.
He also directed the NDAPSSS to submit the results of its monitoring of the cases against Torres and other syndicates on their list. He, however, said NDAPSSS was not prosecuting cases.
“This is why I feel it is important that the DOJ organize a task force just to handle cases against squatting syndicates,” he said.
Torres was named by the Philippine National Police in 2006 as the head of “one of the biggest gangs of professional land-grabbers in the country” after his group purportedly collected money from residents who believed that he owned sprawling agricultural lands in Guinyangan, Quezon province.
Torres was also the subject of a police investigation over charges of land-grabbing involving huge tracts of land in Bulacan province and Rizal in 2004. Torres’ group had also allegedly operated in Lucena City, Muntinlupa City, Taguig City and Cavite province.
Torres, however, claimed he owned a 78,000-hectare estate covering the contested areas, having purchased the property from the late Don Ignacio Conrado in 1962.
‘King of squatters’
Mike Defensor, then HUDCC chair, identified Torres in 2004 as a leader of a “professional squatting syndicate,” but Torres responded that his “conscience is clear.”
“During Marcos’ time, I was usually referred to as the king of squatters because I championed their cause, I gave them their own properties,” Torres told the Inquirer.
Torres was arrested in March 2005 to face various cases filed by the National Task Force Against Professional Squatters and Squatting Syndicates under the HUDCC.
The DOJ also issued a resolution finding Torres and his agents guilty of 17 counts of falsification of public documents and violation of Section 27 of the Urban and Housing Development Act, particularly on professional squatting.
Then Vice President Noli de Castro said Torres’ group had falsified public documents, organized urban poor associations as fronts and presented a list of people claiming to be community leaders who were allegedly backed by certain government officials.
Not much is known about Torres’ personal life, but in one interview, he claimed that his mother was a cousin of Francisco Sumulong, a senator and leading politician in his time.
Conviction, pardon
Court records show that Torres was convicted of two counts of estafa by the Court of First Instance of Manila sometime before 1979. The convictions were affirmed by the Court of Appeals.
Torres’ maximum sentence was to expire on Nov. 2, 2000, but he was granted conditional pardon in April 1979 by then President Ferdinand Marcos on condition that he would “not again violate any of the penal laws of the Philippines.”
However, in September 1986, President Corazon Aquino canceled Torres’ conditional pardon, upon the recommendation of the Board of Pardons and Parole as he was convicted of sedition and charged with 20 counts of estafa.
Torres was then arrested to serve the unexpired portion of his sentence in the New Bilibid Prison in Muntinlupa. But he was pardoned by President Fidel Ramos.
Last year, Torres lost in his election bid for Rizal governor. He ran under the Kilusang Bagong Lipunan party. Reports from TJ Burgonio; Lawrence de Guzman, Inquirer Research; and Marlon Ramos

I just wish all the investors on this project the best. I hope they will not be a victim of burglary or other heinous crimes with the kind of neighbors they have in the vicinity. Look at what happened at Tivoli Gardens where the tenants experienced a great amount of trouble because of their not soooo friendly neighbors.

Mukhang di naman cguro. Owners here will have elevator keycards, so if you don't have one, you can't easily go to each floor. Unless the thief is your neighbor, yon mahirap. :) This happens din kasi even in guarded subdivisions.

Mukhang di naman cguro. Owners here will have elevator keycards, so if you don't have one, you can't easily go to each floor. Unless the thief is your neighbor, yon mahirap. :) This happens din kasi even in guarded subdivisions.

Its true that most residential elevators have key cards, but like what happened at Tivoli Residence, when the security personnel they hired even helped the burglars because he lives just outside the condo complex.( Tivoli residence apparently is surrounded by informal settlers.) Although the BRGY Pitogo have legitimate home owners, not all of them are saints either. I just hope that they will practice the same vigilance and security of Rockwell Land.

Its true that most residential elevators have key cards, but like what happened at Tivoli Residence, when the security personnel they hired even helped the burglars because he lives just outside the condo complex.( Tivoli residence apparently is surrounded by informal settlers.) Although the BRGY Pitogo have legitimate home owners, not all of them are saints either. I just hope that they will practice the same vigilance and security of Rockwell Land.


Tivoli Gardens naman kasi ay iba. Wala silang keycards. And as in most DMCI projects, me bintana sila facing the hallway. Pwedeng sumilip ang magnanakaw. No clear fence pa. Baka walang CCTV cameras din. IMHO, pag mura ang condo dues, expect less service, hence less vigilance. Pag mahal, more.

I hope the developer won't use security measures that they will implement to impose a astronomical HOA fees? Its like putting the burden on the tenant because the building happens to be in bad location, which can cause security risk to the clients.

I hope the developer won't use security measures that they will implement to impose a astronomical HOA fees? Its like putting the burden on the tenant because the building happens to be in bad location, which can cause security risk to the clients.

It's not a bad location. It just so happen that the houses on the Parkwest block are still there, 6th st is not yet defined, 7th st is not yet continuous, no fence yet like that in the Kalayaan Ave side of BGC, etc, hence, for some it looks bad. But Pitogo, if you backread this thread, is not a squatter's area. It is a model baranggay, in fact, some employees in BGC are renting rooms here. They even rent out rooms for at least 5k a month, already high for a location you just described as "bad". Pitogo is different from the baranggay near or surrounding Tivoli Gardens.

It's not a bad location. It just so happen that the houses on the Parkwest block are still there, 6th st is not yet defined, 7th st is not yet continuous, no fence yet like that in the Kalayaan Ave side of BGC, etc, hence, for some it looks bad. But Pitogo, if you backread this thread, is not a squatter's area. It is a model baranggay, in fact, some employees in BGC are renting rooms here. They even rent out rooms for at least 5k a month, already high for a location you just described as "bad". Pitogo is different from the baranggay near or surrounding Tivoli Gardens.


Even if BRGY Pitogo is a exemplary place as that article described it to be, some potential investors won't be at peace by knowing the fact that they will be sharing the same fence with common people. The developer is marketing this as a high end project and those people loaded with cash likes to distinct themselves far from the middle class, they won't appreciate looking at those not so pretty houses from their floor to ceiling windows. It might sound harsh but that's the truth.:ohno:

Even if BRGY Pitogo is a exemplary place as that article described it to be, some potential investors won't be at peace by knowing the fact that they will be sharing the same fence with common people. The developer is marketing this as a high end project and those people loaded with cash likes to distinct themselves far from the middle class, they won't appreciate looking at those not so pretty houses from their floor to ceiling windows. It might sound harsh but that's the truth.:ohno:

Yes that's the truth but I didn't see it reflected in FLI's sales inventory for Park West. The discriminating buyers won't buy but those who looked beyond will. Those who bought knew what's behind or at the other side of the fence, but regardless, the view won't matter when you're up. There will be commercial buildings, retail areas, and more condos in the nearby blocks, and of course you cannot discount its proximity to Megaworld's Uptown Center. There is an exchange of positive externalities between the two developers developing each side of 8th ave. Uptown will also benefit from Grand Hyatt.

Yes that's the truth but I didn't see it reflected in FLI's sales inventory for Park West. The discriminating buyers won't buy but those who looked beyond will. Those who bought knew what's behind or at the other side of the fence, but regardless, the view won't matter when you're up. There will be commercial buildings, retail areas, and more condos in the nearby blocks, and of course you cannot discount its proximity to Megaworld's Uptown Center. There is an exchange of positive externalities between the two developers developing each side of 8th ave. Uptown will also benefit from Grand Hyatt.


I see why you're sooo eager to defend it, because you're an agent of this development. That explains it all. I do admire your unquestionable tenacity regarding this project.:lol:

I see why you're sooo eager to defend it, because you're an agent of this development. That explains it all. I do admire your unquestionable tenacity regarding this project.:lol:

Well, you have to believe in your product before you sell. And from the point of view of the buyer, see beyond what's there. It rhymes.:lol:

Well, you have to believe in your product before you sell. And from the point of view of the buyer, see beyond what's there. It rhymes.:lol:

That's absolutely right. It is also important for you to continue convincing yourself about it.:)

That's absolutely right. It is also important for you to continue convincing yourself about it.:)

Oh well, goodluck convincing yourself too that you have the best opinion of all.:cheers:

Oh well, goodluck convincing yourself too that you have the best opinion of all.:cheers:

I never claimed that I have the best opinion:lol:

Good posting overall. The more opinions are shared the better it is for prospective buyers to making the right decisions on their investments! Thanks

Poor St. Michael Parish and McKinley Hill threads now closed. :ohno:
Hijacked by two inflitrators : MissThePhils and Chenelyn.
Hope they don't take control of other MW and Ayala projects threads participating clandestinely in a healthy discussion but with hostile intent.

Poor St. Michael Parish and McKinley Hill threads now closed. :ohno:
Hijacked by two inflitrators : MissThePhils and Chenelyn.
Hope they don't take control of other MW and Ayala projects threads participating clandestinely in a healthy discussion but with hostile intent.

Don't blame us for what happened. We didn't do anything. We were just expressing our opinion and you can't take away that right from us.:ohno:

Poor St. Michael Parish and McKinley Hill threads now closed. :ohno:
Hijacked by two inflitrators : MissThePhils and Chenelyn.
Hope they don't take control of other MW and Ayala projects threads participating clandestinely in a healthy discussion but with hostile intent.

^^ you're very right. and that's in just 2days after Chenelyn started posting in the McKinley Hill thread.:ohno::ohno::ohno:

^^ you're very right. and that's in just 2days after Chenelyn started posting in the McKinley Hill thread.:ohno::ohno::ohno:


I didn't do anything to it and you can't blame it on me. That's not fair at all.:nuts:

I didn't do anything to it and you can't blame it on me. That's not fair at all.:nuts: what an eerie coincidence!

what an eerie coincidence!

I totally agree with you.:cheers:

I didn't do anything to it and you can't blame it on me. That's not fair at all.:nuts:

I agree. It takes two to debate.
Should also blame the others who can't help answering back.

If you don't want the topic being talked about is to simply ignore it and talk about a different topic.

I agree. It takes two to debate.
Should also blame the others who can't help answering back.

If you don't want the topic being talked about is to simply ignore it and talk about a different topic.

But that would limit the freedom of expression. :lol:

If you don't want the topic being talked about is to simply ignore it and talk about a different topic.

^^ I have to agree with you San-Mat, especially now with two threads (St. Michael's Church and McKinley Hill) already locked up. Folks, please don't take the bait na lang. Rather than replying/rebutting to some absurd posts from these fellas, which might just jeopardize this thread; better siguro to just ostracize them na lang simply by skipping over their posts so that things can be nipped in the bud so to speak before things go awry. Just look at what happened in the other 2 threads. Be the better person na lang at huwag niyo nalang patulan para di na magkagulo ang thread na ito kasi baka ma-high jack at ma-lock up din ito gaya ng St.Michael's and McKinley Hill threads. Anyway the mods are already aware of the situation so they are monitoring what's going on.

But that would limit the freedom of expression. :lol:

You can express whatever point of view you want. But if people think its not relevant or will go into endless OT debates all they have to do is ignore it. They can't complain that you guys hijacked the thread if they keep on replying.

^^ I have to agree with you San-Mat, especially now with two threads (St. Michael's Church and McKinley Hill) already locked up. Folks, please don't take the bait na lang. Rather than replying/rebutting to some absurd posts from these fellas, which might just jeopardize this thread; better siguro to just ostracize them na lang simply by skipping over their posts so that things can be nipped in the bud so to speak before things go awry. Just look at what happened in the other 2 threads. Be the better person na lang at huwag niyo nalang patulan para di na magkagulo ang thread na ito kasi baka ma-high jack at ma-lock up din ito gaya ng St.Michael's and McKinley Hill threads. Anyway the mods are already aware of the situation so they are monitoring what's going on.

^^I agree. Anyway, just to update everyone and all PW investors, below is the availability chart as of 7 September. The 3.5% promo discount is still ongoing. Congatulations to those who have availed before the price increase.


For sample computations, just PM lang. TY!

^^I agree. Anyway, just to update everyone and all PW investors, below is the availability chart as of 7 September. The 3.5% promo discount is still ongoing. Congatulations to those who have availed before the price increase.

http://farm7.static.flickr.com/6199/6126039345_5231245531_b.jpg

Nice to learn that PW have decided to bring back the 3.5% promo discount, i almost stressed the whole day of 31 August while on travel to Bicol just to catch this last day promo on that day (reserved a unit for 36 sq.meter on 11th floor), just to find out, extended pala, huhu, anyway good for the potential investor, by the way, is there any transfer fee if i decided to transfer to other floors?anyone from here, please lend me help, thanks...guys what do you think is the better and best view, Makati, Ortigas, Grand hyatt or the fort

Nice to learn that PW have decided to bring back the 3.5% promo discount, i almost stressed the whole day of 31 August while on travel to Bicol just to catch this last day promo on that day (reserved a unit for 36 sq.meter on 11th floor), just to find out, extended pala, huhu, anyway good for the potential investor, by the way, is there any transfer fee if i decided to transfer to other floors?anyone from here, please lend me help, thanks...guys what do you think is the better and best view, Makati, Ortigas, Grand hyatt or the fort

Halos lahat talaga gusto Fort and GH. Pag facing kalayaan kasi, mablock daw ng future buildings/ condos sa kabilang block. Anyway, no transfer fee if you transfer to other floors.

guys until now, though already reserved for a unit here in PW, im still thinking if One Uptown Residence is better than Park West, can anyone reinforce and help me that i have a made good decision, can anyone stresses the advantage or pros of having PW instead of One Uptown Residence, im still dreaming of having a unit there, ever since i reserved for a unit in PW, im still looking for some info on Uptown development, it seems very innovative and modern and Mall nila, i have seen sample pics of there renderings, my apology for the english and grammar, im new to this field, thanks

Nice to learn that PW have decided to bring back the 3.5% promo discount, i almost stressed the whole day of 31 August while on travel to Bicol just to catch this last day promo on that day (reserved a unit for 36 sq.meter on 11th floor), just to find out, extended pala, huhu, anyway good for the potential investor, by the way, is there any transfer fee if i decided to transfer to other floors?anyone from here, please lend me help, thanks...guys what do you think is the better and best view, Makati, Ortigas, Grand hyatt or the fort

Halos lahat talaga gusto Fort and GH. Pag facing kalayaan kasi, mablock daw ng future buildings/ condos sa kabilang block. Anyway, no transfer fee if you transfer to other floors.

thanks, yeah thats true, specially that my unit is in the 11th level only. is there any price increase that took place between 31 August to 7 Sept.?

thanks, yeah thats true, specially that my unit is in the 11th level only. is there any price increase that took place between 31 August to 7 Sept.?

Yes, you probably earned na about 100k plus with the increase. Congratulations. :)

hi,newbie here, i'm looking for a pre-selling unit and rfo on 2014, how much in here?

PM sent. Thanks.

^^ I would just like to remind you that this is not a selling place.

^^ I would just like to remind you that this is not a selling place.


Thanks thomasian. But please be consistent with your categorization or definition of "selling". Just check the other threads. There is obvious selling there.

If anyone here can define what's under "selling" and “update”, then it would be helpful.

Note though that investors look at the number of unsold units as an indicator of good investment. It gives them idea on which unit or floor area sells fast. Also it gives them a feeling of security that their investment is doing well. That’s how I made my first investment; I looked at skyscraper for update. And I guess some investors here agree. Questions on what units are left keeps popping up.

If being proactive is selling, then put it under the rules. “Don’t give an update as to the number of units sold unless asked do so.” Then I’ll gladly follow.

^^ There are no clear and fast rules, and no, I am not trying to single you out as I know there are others who may be doing it, I know I am not in a place to impose on you, but please, try to make it as discreet as possible, this is a place for skyscraper enthusiasts and not sulit.com.

so are the posts below discreet? how come you or anybody didn't complain? i've seen more but i don't wanna post them. the point is they provide investors with important information, and everywhere you look here in skyscraper, the agents and buyers make threads exciting.

ADVISORY:

Effective July 1, 2011, ALL Park Terraces units will be having a price increase. Congratulations to all those who have already purchased units here. For those who are still in the planning stages, perhaps now is the best time to pursue your unit.

For interested parties, please feel free to contact me.

Ciao!

xxxxxQUICK UPDATE:

Park Terraces Tower 1 - 92.5% SOLD - Turnover 1st Quarter 2015
Park Terraces Tower 2 - 55.4% SOLD - Turnover 3rd Quarter 2016

ONGOING PROMO:
1BR units C, D, H from 5th to 26th floor:
-20% downpayment
-20% payable until turnover (staggered in equal amounts monthly)
-60% lump sum
-ZERO % INTEREST


PARK TERRACES TOWER 2 1BR PROMO


For 1BR units from 5th floor to 26th floor
Units C, D, H (valid until June 30, 2011)
Units B, E, F, G ([U]valid only on June 25 & 26)

20% downpayment
20% payable monthly until 3rd quarter 2016 (turnover period)
60% lump sum by July 2016 (turnover)
0% INTEREST

PERFECT BEFORE THE PRICE INCREASE EFFECTIVE JULY 1

PM me for further assistance.

Ciao!

xxxxxGREAT NEWS!!!

Hey guys!

I have an update!

For those of you who are still hoping to get a 2BR unit in The Residences at Greenbelt at the price that Ayala Land Premier is giving, now's your chance!

There is a 2BR unit on Tower 2 at the 50th floor facing San Lorenzo Village at just P17.3-Million (plus VAT). Unit already has parking slot.

We will be holding a lottery for this unit on JUNE 23, so for those seeking to view the unit, please contact me as soon as possible because it takes 2 days before we can view the unit itself.

For a copy of other details, as well as the layout, please feel free to contact me anytime!

This unit will definitely be off the market once the lottery is done.

By the way, the lottery is open to both local buyers and those based overseas. Great buy, IMHO...


Ciao!

^^ Whether or not someone complains or fails to complain doesn't change the fact that SSC is not intended for selling purposes though it does indirectly function as that for some, which isn't a bad thing as long as it is not overdone. I don't want this discussion to drag on forever, this is not the proper forum to discuss this, and we can't go on flooding this thread with our posts not related to the thread topic.er

SSC Philippines historically have had a very high tolerance with sellers as long as they are not blatantly peddling their wares and have useful information to share, they are very much welcome in that case.

^^ Whether or not someone complains or fails to complain doesn't change the fact that SSC is not intended for selling purposes though it does indirectly function as that for some, which isn't a bad thing as long as it is not overdone. I don't want this discussion to drag on forever, this is not the proper forum to discuss this, and we can't go on flooding this thread with our posts not related to the thread topic.er

SSC Philippines historically have had a very high tolerance with sellers as long as they are not blatantly peddling their wares and have useful information to share, they are very much welcome in that case.

^^But you've singled me out when my post was nothing compared to theirs. You're implying that I was blatantly selling and have no useful information to share. You should have looked across and posted your comment in other threads where this exists. In that case, I would have understood it.

I get your point, sorry then.

I get your point, sorry then.
No problem. Regards./s

Guys, Park West Wing-B Low Zone units (Units L to Z) are now open for sale. Wing A now 98% sold out in just less than 2 months.

Residential units L to W (units X Y Z still on hold for now) from 7th to 25th floor are now available (see below). There's still a 3.5% discount but only until 30 September. Good luck!

For more information, just PM me. Regards!
http://farm7.static.flickr.com/6170/6177098556_09a81fc34b_z.jpg

Below are sample photos(sorry I was using poor quality cam) taken of the model unit for 1br-36sqm . After the good sales in Wing B, there is now an impending increase of 3.5% on October 16. Just PM me for more info and if interested in viewing.

http://farm7.static.flickr.com/6159/6181168875_654341000d_m.jpg

http://farm7.static.flickr.com/6167/6181166369_8bd146b14f_m.jpg

I would like to share this new video of Park West to all you. Enjoy!

http://youtu.be/3ps8x6SqvUc

For more information, please visit http://parkwestglobalcity.com/

Park West also offers bi-level villas in the 5th floor facing 7th St/ Grand Hyatt. The 4 remaining villa units, E, F, G, H are now open for sale, with a promo discount of 3%. Just PM me if interested.

http://farm7.static.flickr.com/6216/6297625213_1ecf3eb918_z.jpg
http://farm7.static.flickr.com/6054/6297625217_bd494f31cc_z_d.jpg

FEDERAL LAND's Park West [36F|res] @ BGC

http://www.realestatemovers.com/wp-content/uploads/2011/08/Park-West-building.jpg

Hi im selling my 36sq.meter unit (11th level) at the Park West facing Ortigas/Kalayaan. You just have to pay us the total amount we have paid to Federal Land, plus the price increase in value. We can negotiate with the price, firstly, i can waive the 1st price increase that took place on the first week of September (i think around P130thousand), since there is another price increase that took place on 16 October (almost P140thousand). Please contact me at 09175407509.

For added incentive, i was able to buy the unit at 3.5 discounts (P126thousand), so any potential buyer would have gain of almost P256thousand (P130thou and 126thou) getting this unit.

Off topic. This is the Park West thread. Please vent your comments on the Trump thread. Thank you.

New render of the Ground Floor/Retail Area/ Villa Units.
http://farm7.static.flickr.com/6237/6333632563_3922dc8fbd_b.jpg

We are pleased to inform you that the residential units in the following floors in Park West are now offered for sale –
34th to 37th floors of Wing B
36th to 37th floors of Wing A
I've already requested the moderator to change the # of floors in the thread title from 36 to 40(structural)/41(no 13th floor) which is the correct one. These additional residential floors are also entitled to the 3.5% promo additional discount, applicable to all payment terms. God bless!

http://farm7.staticflickr.com/6218/6393753541_6fecdb9fc3_b.jpg

New render of the Ground Floor/Retail Area/ Villa Units.
http://farm7.static.flickr.com/6237/6333632563_3922dc8fbd_b.jpg

there's a new floor plan? But i can't view it. hehe.

Is this condo considered high-end project? Ano po ba makikitang view facing north, unit I? mura kasi mga units dun compare sa units facing global city. Pangit ba ung view sa north? Sorry for the Q kasi nasa SG ako, di ko ma-visit ung site.

Currently, nag inquire ako less than 4M ung smallest unit which is quite pricey, u think mga magkano magiging market price nito once na complete na? Nag hesitate pa kasi ako mag reserve, need more inputs. Ok ba ung federal land? Sabi ng archi friend ko ok naman daw, wala pa cyang narinig na negative about sa kanila.

You may backread this thread. Actual site pics were posted already.

You may backread this thread. Actual site pics were posted already.

Actually i did, read this weekend, kaso na-lost na ako, dami kasing commercial dito hahaha

Is this condo considered high-end project? Ano po ba makikitang view facing north, unit I? mura kasi mga units dun compare sa units facing global city. Pangit ba ung view sa north? Sorry for the Q kasi nasa SG ako, di ko ma-visit ung site.

Currently, nag inquire ako less than 4M ung smallest unit which is quite pricey, u think mga magkano magiging market price nito once na complete na? Nag hesitate pa kasi ako mag reserve, need more inputs. Ok ba ung federal land? Sabi ng archi friend ko ok naman daw, wala pa cyang narinig na negative about sa kanila.


The North view is the Ortigas skyline and Kalayaan Ave for now. I think in the future, there will be more projects in the particular blocks north of Park West. The price is reasonable given it's location (it's in BGC), proximity to Grand Hyatt Hotel and other development in nearby blocks, and glassy design (though not really 100% glassy but at least you'll have floor-to-ceiling glass windows). I can send you some of the details and computations by email. Regards.

PARK WEST

http://img17.imageshack.us/img17/4392/lif2hiresw.jpg
http://www.philstar.com/Photo.aspx?articleid=756941

I see they're starting excavation of the site, just starting as I can see from behind the fence... but the contractor seems a little to excited with several signs on the site saying "Warning: Deep excavation". :D

I see they're starting excavation of the site, just starting as I can see from behind the fence... but the contractor seems a little to excited with several signs on the site saying "Warning: Deep excavation". :D
Baka ung sa Grand Hyatt na lot? Anyway, here are some pics of the proposed project.

http://farm8.staticflickr.com/7004/6611644795_a6d5d0a859_b.jpg
http://farm8.staticflickr.com/7032/6611645145_c71f0471c7_b.jpg
http://farm8.staticflickr.com/7160/6611645287_e2d29d38ab_b.jpg

this year is the year for HYATT

Update: Unit prices has just appreciated by 3.5% as of today. Congratulations to all unitowners!

http://farm8.staticflickr.com/7145/6700837035_f987d7835e_b_d.jpg

may model unit na ba?

may model unit na ba?

Yes. They have model units now though not for all unit sizes yet. If am not mistaken for 1br and 2br 55sqm pa muna.

http://farm8.staticflickr.com/7160/6611645287_e2d29d38ab_b.jpg (http://farm8.staticflickr.com/7160/6611645287_e2d29d38ab_b.jpg)

ano un sa left na building ?????

I went to the model units and they only have 1 br model units. FYI.

It's also pretty small.... 36 sqm if I'm mot mistaken.

I went to the model units and they only have 1 br model units. FYI.

It's also pretty small.... 36 sqm if I'm mot mistaken.

Ah so the model unit is for 1br pa nga. Hope they'll make one for the bigger units soon, 55, 70, 91, 108, etc. Thanks Dunamis.

http://farm8.staticflickr.com/7160/6611645287_e2d29d38ab_b.jpg (http://farm8.staticflickr.com/7160/6611645287_e2d29d38ab_b.jpg)

ano un sa left na building ?????

The buildings are, starting from left, Park West, Grand Hyatt, and Park East (soon to be launched).

^^ You are right on the naming of the towers. :)

Now, as an agent of this project, a product representative who we expect to be very knowledgeable regarding this project, I would like to ask you, and please do tell us the truth, if you think, based on the facts, that the placement of the buildings are correct.

If the Lexus bldg is included in the left side of Grand Hyatt in this render it would be easier to visualize i think. The direction or angle of parkwest is correct since per layout, it is perpendicular to the block where Grand Hyatt and Park East should be.

Hi. Any construction updates/pics available for ParkWest? Btw how about any news/updates on the neighborhood blocking 6th Avenue from connecting to 34th St./Rizal Dr? Sige balitaan mo na lang kami. Thank You! :) :) :)

Here it is! Thanks Aziza! According to my broker, the length of 6th st is still unclear at this time, hence, still a double-dash line in their map.

http://farm7.static.flickr.com/6080/6092302186_a65780edc0_b.jpg

If the Lexus bldg is included in the left side of Grand Hyatt in this render it would be easier to visualize i think. The direction or angle of parkwest is correct since per layout, it is perpendicular to the block where Grand Hyatt and Park East should be.

It's not properly placed, I assure you. I don't have the time for this because of a badly needed rest but I will postpone that and draw it in Google SketchUp to show just how wrong that layout is. I am so dissappointed with your lack of knowledge regarding the proper positioning of the three towers. :ohno: And this is no simple issue because as far as I am concerned, that is very important because that allows you to pinpoint which specific units get what kind of views, and whether they will have those views or not because it will be blocked by the other tower.

You can't go on promising buyers they will have this or that view when you can't even position the towers properly in your mind. You'll only be making-up stories if that's the case. And don't even tell me you are only relaying information from the developer, because we've proven time and again that they have materials that twist the reality (and which I will prove by illustrating it on Google SketchUp) just like this time with that rendering. You need to stop totally relying on them and start gathering your own facts, independently please, it will do you good in the end as a real estate agent. Not only will your clients trust you more, they will also stick with you and refer you to other clients as well if that happens. Take for example that statement of your's "If the Lexus bldg is included in the left side of Grand Hyatt in this render it would be easier to visualize i think", you don't need to rely on that missing Lexus building in the render, you have all the materials you need because you are an agent, you just have to make good use of them. Now, on to Google SketchUp... hay naku

http://farm8.staticflickr.com/7160/6611645287_e2d29d38ab_b.jpg

orientation is correct.
presentation/placement of towers parang mali.
the ParkWest should be directly at the back of ParkEast, dapat natatakpan ng Grand Hyatt yung ParkWest.

baka gusto lang ipakita yung tatlong towers with the GrandHyatt at its most prominent angle, though each tower's perspective seems to have different vanishing points :)

It's not properly placed, I assure you. I don't have the time for this because of a badly needed rest but I will postpone that and draw it in Google SketchUp to show just how wrong that layout is. I am so dissappointed with your lack of knowledge regarding the proper positioning of the three towers. :ohno: And this is no simple issue because as far as I am concerned, that is very important because that allows you to pinpoint which specific units get what kind of views, and whether they will have those views or not because it will be blocked by the other tower.

You can't go on promising buyers they will have this or that view when you can't even position the towers properly in your mind. You'll only be making-up stories if that's the case. And don't even tell me you are only relaying information from the developer, because we've proven time and again that they have materials that twist the reality (and which I will prove by illustrating it on Google SketchUp) just like this time with that rendering. You need to stop totally relying on them and start gathering your own facts, independently please, it will do you good in the end as a real estate agent. Not only will your clients trust you more, they will also stick with you and refer you to other clients as well if that happens. Take for example that statement of your's "If the Lexus bldg is included in the left side of Grand Hyatt in this render it would be easier to visualize i think", you don't need to rely on that missing Lexus building in the render, you have all the materials you need because you are an agent, you just have to make good use of them. Now, on to Google SketchUp... hay naku

^^Haay. You always think you know better than everyone else here. Then draw it! As i said, on the line facing 8th ave, its Lexus first, then grand hyatt and park east. Next line facing 7th st., vacant lot, Avida citiflex, then park west (perpendicular to the block where Grand Hyatt and Park East will be). I don't need to reply to all your demeaning comments. If u know the positioning better than me, then well and good. But if am correct, stop making false comments.

orientation is correct.
presentation/placement of towers parang mali.
the ParkWest should be directly at the back of ParkEast, dapat natatakpan ng Grand Hyatt yung ParkWest.

baka gusto lang ipakita yung tatlong towers with the GrandHyatt at its most prominent angle :)

Correct. Gusto lang nila ihighlight ang Grand Hyatt. Nasa likod ang Parkwest.

^^ will they be building/putting up perimeter walls along the north boni properties? i noticed that St Lukes did that. I guess, the same will be done para ma-separate lang yung houses sa developments ng north boni.

orientation is correct.
presentation/placement of towers parang mali.
the ParkWest should be directly at the back of ParkEast, dapat natatakpan ng Grand Hyatt yung ParkWest.

baka gusto lang ipakita yung tatlong towers with the GrandHyatt at its most prominent angle, though each tower's perspective seems to have different vanishing points :)
Correct. Gusto lang nila ihighlight ang Grand Hyatt. Nasa likod ang Parkwest.

There, you admitted it, it is wrong. I am not trying to say na lagi akong tama, but when I know I am right, I will fight for what I know is right. I just hate real estate agents that lie. I am only after responsible selling, just that. Had I not pointed it out would you have admitted na dinoktor nila yung location ng Park West para mas mapaganda yung presentation? Had I not pointed out earlier that your map is wrong, would you have retracted your falsified promise of a Jacinto street that you said will be constructed for access to EDSA? I am only after your misrepresentations. Isn't it that in real estate, it's primarily "location, location, location"? Well then if you are showing a different location than what the buyers will actually get (as can be seen in the erroneous location in the rendering), aren't you lying to them and fooling them?

I don't get the point of, as you've said, "highlighting Hyatt" in the rendering, they should have just shown the real location, the truth, nothing but that, an accurate repsentation of the project'ss location but instead they opted to twist the reality of the location.

It's not you that I am against but the erroneous materials that is being handed out to you. If you know there is something wrong with the materials that you are presenting here, then it is your responsibility to explain to the prospective buyers, and there are several of them here, what is wrong with those and what the reality is so they would know. They have the right to the truth as we are talking here about millions of pesos that the buyers will have to shell out for a unit.

No false promises and misrepresentations please. In my opinion, that twisting of the location is a misrepresentation which deserves to be corrected and so that is primarily the reason I am doing this.

Don't get me wrong, the location of the project is nice, but there is no need to lie by over-enhancing it. An enhanced reality is not the truth, in my opinion. :2cents:

P.S. We can avoid all of this if only you check and double check the validity of the materials that you post here. Hindi po piso lang ang condo unit kaya dapat maingat tayo sa pagbibigay ng impormasyon.

There, you admitted it, it is wrong. I am not trying to say na lagi akong tama, but when I know I am right, I will fight for what I know is right. I just hate real estate agents that lie. I am only after responsible selling, just that. Had I not pointed it out would you have admitted na dinoktor nila yung location ng Park West para mas mapaganda yung presentation? Had I not pointed out earlier that your map is wrong, would you have retracted your falsified promise of a Jacinto street that you said will be constructed for access to EDSA? I am only after your misrepresentations. Isn't it that in real estate, it's primarily "location, location, location"? Well then if you are showing a different location than what the buyers will actually get (as can be seen in the erroneous location in the rendering), aren't you lying to them and fooling them?

I don't get the point of, as you've said, "highlighting Hyatt" in the rendering, they should have just shown the real location, the truth, nothing but that, an accurate repsentation of the project'ss location but instead they opted to twist the reality of the location.

It's not you that I am against but the erroneous materials that is being handed out to you. If you know there is something wrong with the materials that you are presenting here, then it is your responsibility to explain to the prospective buyers, and there are several of them here, what is wrong with those and what the reality is so they would know. They have the right to the truth as we are talking here about millions of pesos that the buyers will have to shell out for a unit.

No false promises and misrepresentations please. In my opinion, that twisting of the location is a misrepresentation which deserves to be corrected and so that is primarily the reason I am doing this.

Don't get me wrong, the location of the project is nice, but there is no need to lie by over-enhancing it. An enhanced reality is not the truth, in my opinion. :2cents:

P.S. We can avoid all of this if only you check and double check the validity of the materials that you post here. Hindi po piso lang ang condo unit kaya dapat maingat tayo sa pagbibigay ng impormasyon.

Oh my God. Ang talino naman.:ohno: Do you know what perspective drawing is? May I define it for you:

Perspective Drawing is a technique used to represent three-dimensional images on a two-dimensional picture plane. "……………..There are three aspects to perspective. The first has to do with how the size of objects seems to diminish according to distance: the second, the manner in which colors change the farther away they are from the eye; the third defines how objects ought to be finished less carefully the farther away they are." (Leonardo da Vinci)

In short kung ano pinakamalapit syang pinakamalaki. Since nasa corner ang Grand Hyatt, aside from the fact that it is really the tallest building of the three, sya ang malaking tingnan. So the buildings on either side seems to diminish and mas maliit tingnan. Didn't they teach that in Practical Arts inhigh school? Kung hindi or absent ka, aba eh hindi mo talaga maintindihan ang ginawa ng artist dito.:ohno::ohno:

You mentioned pa that doing so is like doing false materials, misrepresentation, and twisting of facts. Tell da Vinci that!! Buyers where given both actual maps and vicinity maps plus some of them were brought to the site to see what the area looks like. How can this be ignorance on the part of agents????:ohno::ohno::ohno::ohno: It is the responsibility of each agent to show the model unit, show the location, discuss the orientations of each unit, and answer all other questions they may have regarding the unit. Just because these weren't discussed extensively here, it doesn't mean agents were doing false marketing!:ohno::ohno:

This is not overenhancing. This is perspective drawing!. Haaayyy:bash:

I think perspective drawing/rendering is ok but to a point where it's not going to cause misrepresentation of the actuals. Whether the drawing in contention has breached the point or not I think is where the debate is. The way it is defined in an earlier post to me means there is a lot of subjectivity on perspective drawings/renderings and hence, potential for debate. But it is nice to see people openly debate against them as it leads to the education of people -- both sellers and buyers -- re the property.

:cheers:

I think perspective drawing/rendering is ok but to a point where it's not going to cause misrepresentation of the actuals. Whether the drawing in contention has breached the point or not I think is where the debate is. The way it is defined in an earlier post to me means there is a lot of subjectivity on perspective drawings/renderings and hence, potential for debate. But it is nice to see people openly debate against them as it leads to the education of people -- both sellers and buyers -- re the property.

:cheers:

^^Yeah I agree. But Thomasian is very biased. Perspective rendering/ drawing is done by almost all developers, not just FL for this particular project. An example is Thomasian's post himself in the Avant thread below. Isn’t this an exaggerated rendering, making Makati closer to BGC and distorting the skyscrapers in the background? Everybody understands this is just for marketing hence not the actual distance, but nobody reacted as obsessively as he did. There are more samples here in SSC.

Found a bigger version...

http://i23.photobucket.com/albums/b358/thomasian/avant_big.jpg

Hi. Any construction updates/pics available for ParkWest? Btw how about any news/updates on the neighborhood blocking 6th & 7th Avenue from connecting to 34th St./Rizal Dr? Sige balitaan mo na lang kami. Thank You! :) :) :)

http://img580.imageshack.us/img580/4540/25jan007e.jpg

http://img171.imageshack.us/img171/3838/9feb024e.jpg

parang ginigiba na ung mga bahay sa gilid

nabili na yata yun land

^^ Great news if such is indeed the case! Maski sana yung 7th Ave eh magtuloy-tuloy hanggang 34th St. man lang. :okay: :okay:

Wonder where this 2nd FL condo tower will be rising in relation to ParkWest...

Federal Land plans second tower in BGC
By Zinnia B. Dela Peña (The Philippine Star) Updated February 13, 2012 12:00 AM Comments (0)


MANILA, Philippines - Following the success of its New York inspired luxury residence Parkwest Tower, Federal Land Inc. is planning to build a second tower within the 10-hectare integrated community in the northern portion of Bonifacio Global City.

The new tower to be called One Bloomberg Place is part of a series of planned cluster condominiums designed for the middle to upper-mid market. This will be followed by the third tower to be called One Liberty Place.

Both towers, each 50-stories high, will make available 896 residential units each.

Parkwest Tower is a 41-story tower that had its pre-selling launch in mid-2011.

Slated for completion by 2015, the project is one of two current developments in Bonifacio North CBD. The other is the $300-million Metrobank/Grand Hyatt project, a mixed-use development comprising premium office floors, a luxury Grand Hyatt Hotel featuring 441 rooms, and first-class branded residential apartments sharing a common podium that will be occupied by high-end retail establishments.

The Metrobank/Grand Hyatt project will have two towers, the first of which will be a 66-story structure envisioned to be the country’s tallest skyscraper. The buildings lower half will be dedicated to office floors for sale or long-term lease while the upper half will be occupied by the Grand Hyatt Hotel.

The second tower consists of a 45-storey first class residential building that will house 248 apartment units with a total saleable area of 39,271 square meters.

The integrated community is a joint venture between Federal Land and Orix Risingsun II, a company controlled by Japan’s Orix Corp.

Federal Land is currently implementing a comprehensive growth plan to fully capitalize on its landbank, expertise, and market recognition. It intends to increase its coverage of the growing middle market while retaining its strong position in the high-end market.

While it continues to strengthen its leadership in these markets, Federal Land plans to expand sales to the broader middle market.

Thank you. If it's across Hyatt/8th Ave that will be a very good location for this project and for the next tower mentioned as well. Hope nga that's the lot and not the one further down across ParkWest along the boundary. Guess we'll just have to wait for the official press release and/or release of FL's master plan to get confirmation.

Wala pang news actually where exactly these 2 bldgs will be located. But the 2 adjacent blocks are as big as those where Park West and GrandHyatt/ ParkEast will be. So most likely, here.

New render of the Ground Floor/Retail Area/ Villa Units.
http://farm7.static.flickr.com/6237/6333632563_3922dc8fbd_b.jpg

Will this project really have Prada, etc as stores in the podium?

^^ One of those artistic freedoms in advertising perhaps though wouldn't surprise me one bit if they actually do have these high-end shops somewhere in there being that this is part of the shopping complex component of the Grand Hyatt Hotel and Residential Development. After all the rich hotel guests of Grand Hyatt will need a place to spend their mucho dinero. Btw any updated pics on Park West construction site available? Just wondering if digging has started or not... update us please. Thanks!

^^ One of those artistic freedoms in advertising perhaps though wouldn't surprise me one bit if they actually do have these high-end shops somewhere in there being that this is part of the shopping complex component of the Grand Hyatt Hotel and Residential Development. After all the rich hotel guests of Grand Hyatt will need a place to spend their mucho dinero. Btw any updated pics on Park West construction site available? Just wondering if digging has started or not... update us please. Thanks!

They've started clearing the area na. But they said construction will start Q4 2012 pa.
http://farm8.staticflickr.com/7160/6810968455_b5c64aa871_z_d.jpg

ibig sabihin patok ang condo

Park West is now 95% sold. There are only 12 remaining 1-bedroom left and few 2-bedroom and 3-bedroom. Count down to sell-out begins.

^^ Price / Price Differential is one of the ways to promote a new area like North Boni and it's good to see the Sales in this project have been excellent. Kapag mura talaga mabenta lalo na North Boni is in proximity to BGC without having to pay BGC pricing. Heard the Avida CityFlex project is selling like hotcakes as well. With Sales being more than good, guess we'll be reading more about Federal's One Bloomberg project soon!

^^ Price / Price Differential is one of the ways to promote a new area like North Boni and it's good to see the Sales in this project have been excellent. Kapag mura talaga mabenta lalo na North Boni is in proximity to BGC without having to pay BGC pricing. Heard the Avida CityFlex project is selling like hotcakes as well. With Sales being more than good, guess we'll be reading more about Federal's One Bloomberg project soon!

I have seen the render, I am not sure thought if thats One Bloomberg Place. In a week or two, I will see if I will able to share something with your guys.

^^ Okidoki. Thank You! Hindi naman siguro itong dalawang nasa bababa yung nakita mo? :)

Btw here's the 2 Federal Land projects rising across ParkWest.

Grand Hyatt Residences.
http://img715.imageshack.us/img715/4310/110320122736.jpg


On behalf of Federal Land Inc., Metrobank and Grand Hyatt Corporation we would like you to be part of the first privileged few to know about the launching of the second residential low dense condominium.

The Central Park West will have the breath taking view of the Central Park and part of a large scale mixed-use 11 hectare Grand Hyatt complex in the northeastern part of Bonifacio Global City .

http://i723.photobucket.com/albums/ww233/dlsu-ssc/image001.jpg

Thanks 3cr for all the updates. I got hold of the site development plan, and it seems that there will be more projects on the area pa. The entire block where Central Park West would be will have 4 buildings, and my guess is there will be Central Park East on the other side of the block (it has the same shape and layout as CPW).

Below is a list (identified projects and my guesses):

Block 1 - facing Bonifacio Drive
1. Grand Hyatt Manila Hotel
2. Grand Hyatt Manila Residences (previously named Park East)

Block 2 - facing Bonifacio Drive
- projects are still to be announced. One Liberty and One Bloomberg could be here, but given the location, it's facing Uptown and the 6-lane Bonifacio Drive, the block will have commercial buildings with mall component. or just purely commercial.

Block 3 - facing 7th
1. Park West
2. The houses for now :)

Block 4 - facing 7th
1. Central Park West
2. Building #2 (my guess is Central Park East)
3. Building #3 (to be announced)
4. Building #4 (to be announced)
Bldgs 3 and 4 could be One Bloomberg and One Liberty, but from the plan it looks like all 4 will share the same basement and will be interconnected. So my guess is they will have the name "central park".

^^ You're welcome! Thank You too for giving us here some idea of the project location within the Federal Land property/development. :) :) :)



I think this is just a partial development plan with 7 towers out of the 10 hectares Federal Land property . For the entire complex , it can accomodate at least 14 to 15 towers IMO.

http://farm8.staticflickr.com/7047/6845985236_3a802592ce_b.jpg

^^ Thank You reign for providing us with the illustration of the partial site development plan! :) :) :)


__________________________




http://i242.photobucket.com/albums/ff177/wquimson/PWmap.jpg


http://farm8.staticflickr.com/7047/6845985236_3a802592ce_b.jpg

^^ Well it does look like they do have plans of creating a pass thru road along 36th St. into those neighborhood as shown in the Federal Land development site plan to probably help alleviate the expected traffic in the area once these projects come on line. So I guess we can safely assume this pass thru along 36th St. is aside/separate from the future pass thru road planned along 34th St. to Gen.Jacinto St. Mmm...Wonder which one they'll decide to actually open first.

Hi im selling my 36sq.meter unit (11th level) at the Park West facing Ortigas/Kalayaan. You just have to pay us the total amount we have paid to Federal Land, plus the price increase in value. We can negotiate with the price, firstly, i can waive the 1st price increase that took place on the first week of September (i think around P130thousand), since there is another price increase that took place on 16 October (almost P140thousand). Please contact me at 09175407509.

For added incentive, i was able to buy the unit at 3.5 discounts (P126thousand), so any potential buyer would have gain of almost P256thousand (P130thou and 126thou) getting this unit.

Hi, can anyone be possibly help me whether i can transfer my Park West project to Central Park West project and transfer and apply all the payments. Is that possible?is there any transfer charges, if there is how much?thanks in advance

Hi Frantine just wanted to ask is there a particular reason why you don't seem to like your ParkWest Hyatt unit purchase anymore? Not that I'm prying but just that it actually surprised me you wanted to sell it one time and now want to possibly apply your payments made and transfer to Central Park West instead. Just wondering if you can share your change of heart. Is it the location? I actually thought that because of ParkWest's location is perhaps why it was being sold at a lower selling price which makes it actually a good/better buy in terms of investment purchase being that you get more bang for your buck so to speak. ParkWest also has it's own amenities not shared with another tower so it's actually more exclusive that way imho. I don't think the location will be bothersome anymore once the rest of the buildings start rising and the shopping mall and resto row are open. Anyway na-curious lang naman ako which was why I thought I'd ask. Thanks. :)

http://farm7.static.flickr.com/6080/6092302186_a65780edc0_b.jpg

http://farm8.staticflickr.com/7047/6845985236_3a802592ce_b.jpg

see, yung mga bahay ay di talaga nabili at di kasama sa metrobank land bank

The houses sitting on the proposed 6th street are in the process of being "acquired". :cheers:

^^ Is that official? Wow that's great news if such is indeed the case! Does that mean 6th Avenue will actually reach 34th St.? Sure hope so. :banana: :banana: :banana:

...and this project is now 95% sold, as of March 8.

Mga squatters ba yang nasa gilid na mga bahay? Yung nasa future 6th street.

Mga squatters ba yang nasa gilid na mga bahay? Yung nasa future 6th street.
hindi kaya mga potential millionaires na ang mga iyan.

what is future, 10 years or more maybe?

Mga squatters ba yang nasa gilid na mga bahay? Yung nasa future 6th street.

Maybe they might have been offered units for all we know. :lol:

If I'm a lot owner in that area I definitely would've asked for the moon.

Hi Frantine just wanted to ask is there a particular reason why you don't seem to like your ParkWest Hyatt unit purchase anymore? Not that I'm prying but just that it actually surprised me you wanted to sell it one time and now want to possibly apply your payments made and transfer to Central Park West instead. Just wondering if you can share your change of heart. Is it the location? I actually thought that because of ParkWest's location is perhaps why it was being sold at a lower selling price which makes it actually a good/better buy in terms of investment purchase being that you get more bang for your buck so to speak. ParkWest also has it's own amenities not shared with another tower so it's actually more exclusive that way imho. I don't think the location will be bothersome anymore once the rest of the buildings start rising and the shopping mall and resto row are open. Anyway na-curious lang naman ako which was why I thought I'd ask. Thanks. :)

Sorry for late reply, its true that is Parkwest is fine, and has the exclusivity that buyers and tenants are looking for, but right now, im into the facade and structure of the building, very impressive and unique kasi dating ng Central Park West, oblong and glassy, but i hope it would turn out to be a good transfer...to be honest, im totally confuse weather to continue on my transfer or just hold-on on my existing unit in Park West, besides, it has already appreciated by almost P400thousand. Hi guys please need your advice badly.

Central Park West with additional P500thousand in contract price, however, there are four buildings that would share on the amenities, (though unit is bigger by 2 sq.m.), or Park West, with exclusive amenities but less impressive building structure and unit lay-out compare to CPW....but my another worry is, date of actual excavation of Central park West, and the date of actual completion as well, with its mega podium and 4 buildings, not sure if all building would be constructed simultaneously, base on trending on construction, i think it would take 5 years, that is, from 2013-estimated date of excavation to date of completion on 2017. But per FED Land advice, the turn over date is 2016..Please need your advice...

Sorry for late reply, its true that is Parkwest is fine, and has the exclusivity that buyers and tenants are looking for, but right now, im into the facade and structure of the building, very impressive and unique kasi dating ng Central Park West, oblong and glassy, but i hope it would turn out to be a good transfer...to be honest, im totally confuse weather to continue on my transfer or just hold-on on my existing unit in Park West, besides, it has already appreciated by almost P400thousand. Hi guys please need your advice badly.

Central Park West with additional P500thousand in contract price, however, there are four buildings that would share on the amenities, (though unit is bigger by 2 sq.m.), or Park West, with exclusive amenities but less impressive building structure and unit lay-out compare to CPW....but my another worry is, date of actual excavation of Central park West, and the date of actual completion as well, with its mega podium and 4 buildings, not sure if all building would be constructed simultaneously, base on trending on construction, i think it would take 5 years, that is, from 2013-estimated date of excavation to date of completion on 2017. But per FED Land advice, the turn over date is 2016..Please need your advice...

^^ Hi Frantine. If you really like how Central Park West looks, would you rather look at it or do you actually need to live in it as well? Maybe your unit in Hyatt Park West may have window view of Central Park West which would allow you to look and appreciate the architecture of the building that way. Just that it's going to be rather hard to look and appreciate the building architecture once you are already inside the building/unit so maybe it's actually better to be in Hyatt Park West so you can look at Central Park West from there. Personally it will also really be hard for me to just walk away from a P400K equity appreciation and on top of that will need to add another P500K on the new project. That's a big swing from already making that money (on paper) to actually paying more money out should you decide to transfer. You might rather spend that P500K in furnishing your Hyatt Park West unit or use the money to secure a parking slot, atleast that's what I would do. Guess the thing you also need to ask your self is will you actually be living in it or is there a possibility of renting it out. Just that it's much better to be able to get your unit sooner instead of later so that you can start enjoying the fruits of your labor or even if you have it rented out. Moreover construction of additional towers might be a nuisance that's why you'll need to find out if those 4 towers on that single podium will actually be constructed at the same time because if not then it can be a not so pleasant experience living in a contrtuction zone indefinitely which can be problematic especially when renting out the unit. The amenities in Central Park West looks like it's going to be nice and resort like but will be shared among the residents of 4 towers; on the otherhand, Hyatt Park West has it's own amenities not shared with another tower so eventhough it may be more modest looking, it's actually still more exclusive that way. Anyway thought I'd just share my opinion with you with the hope it will help you come to a sound investment/purchase decision. Good luck and God bless. :) :) :)

^^hold on your unit. it's a great unit. and most importantly, it appreciated already on papers.

^^ Hi Frantine. If you really like how Central Park West looks, would you rather look at it or do you actually need to live in it as well? Maybe your unit in Hyatt Park West may have window view of Central Park West which would allow you to look and appreciate the architecture of the building that way. Just that it's going to be rather hard to look and appreciate the building architecture once you are already inside the building/unit so maybe it's actually better to be in Hyatt Park West so you can look at Central Park West from there. Personally it will also really be hard for me to just walk away from a P400K equity appreciation and on top of that will need to add another P500K on the new project. That's a big swing from already making that money (on paper) to actually paying more money out should you decide to transfer. You might rather spend that P500K in furnishing your Hyatt Park West unit or use the money to secure a parking slot, atleast that's what I would do. Guess the thing you also need to ask your self is will you actually be living in it or is there a possibility of renting it out. Just that it's much better to be able to get your unit sooner instead of later so that you can start enjoying the fruits of your labor or even if you have it rented out. Moreover construction of additional towers might be a nuisance that's why you'll need to find out if those 4 towers on that single podium will actually be constructed at the same time because if not then it can be a not so pleasant experience living in a contrtuction zone indefinitely which can be problematic especially when renting out the unit. The amenities in Central Park West looks like it's going to be nice and resort like but will be shared among the residents of 4 towers; on the otherhand, Hyatt Park West has it's own amenities not shared with another tower so eventhough it may be more modest looking, it's actually still more exclusive that way. Anyway thought I'd just share my opinion with you with the hope it will help you come to a sound investment/purchase decision. Good luck and God bless. :) :) :)

Thanks for such enlightening comments...i was totally worried na it would take so long before the large podium and 4 building on it be turned over to their investors/owners.Besides, my unit in Park West is facing Central Park West, strategically located between the two buildings soon to be constructed, so i got a peak of their amenities specially swimming pool. What i dislike the most on my existing unit is the unit lay out, extremely small ung sala area based on the video i watched. Anyway, thanks a lot

^ Follow your heart. It's more valuable than money could every value.

^^ @frantine: do not sell. hold on to unit.

Agree din ako. Hold on ur unit. Hindi natin alam ang takbo ng real estate market. Baka biglang mgkaroon ng real estate bubble. At least ito 98% sold na.

Interested in the 36sq.m 1BR condo here. Any body have bought a unit there?

Interested in the 36sq.m 1BR condo here. Any body have bought a unit there?

Hi got one unit in PArk West, however, at first i was selling it, but since the masterplan of the whole Federal Land properties in North Boni has unveiled, i have decided to transfer to Central Park West, but still undecided, if your interested just call me at 09209647808 or 09175407509. My unit is facing Ortigas and Central ParkWest, overlooking the whole amenties of the newly announced Central PArk West, need your decesision ASAP. just need to pay back all the cash payment i made. Right now my unit is almost P4 million, i was able to buy it at P3.5++ million, imagine the appreciation. Please call or txt me.

Update (April 10, 2012): Only four 1br units left.

VERY TOWN Master Development Plan @ BGC

http://centralparkwest.weebly.com/uploads/7/9/8/5/7985862/9170345_orig.jpg

VERY TOWN Master Development Plan @ BGC

http://centralparkwest.weebly.com/uploads/7/9/8/5/7985862/9170345_orig.jpg

Good info. Thanks.

^^ Wow Very Nice indeed! I like it! Thank You for providing us with Federal Land's North Boni "Very Town" master development plan. :okay: :okay: :banana: :banana: :banana:

VERY TOWN Master Development Plan @ BGC

http://centralparkwest.weebly.com/uploads/7/9/8/5/7985862/9170345_orig.jpg



Nice! Ang laking development rin pala nito.

This and Uptown will surely jive with each other!! North Boni is very promising!

http://farm9.staticflickr.com/8155/6955023944_7a3b632efe_b_d.jpg

GT buys all shares of Federal Land

by Jenniffer B. Austria | Manila Standard Today | Friday | Posted May 4th, 2012

GT Capital Holdings Inc., the newly listed holding firm of tycoon George Ty, has acquired more shares in property firm Federal Land Inc. worth P2.7 billion to make it a wholly-owned subsidiary.

GT Capital said in a disclosure to the stock exchange it had purchased another 20 million common shares in Federal Land. This increased its stake in the property firm to 100 percent from 80 percent.

The company used the proceeds from the recently concluded initial public offering to finance the acquisition of additional shares in Federal Land.

GT Capital, the first company to conduct IPO this year, raised P21.5 billion in proceeds from the listing of 47.4 million shares including overallotment shares.

GT Capital also purchased additional 22.52 million shares, which is equivalent to 4.6-percent stake in energy arm Global Business Power Corp. on Wednesday.

The transaction, valued at P890 million, increased GT Capital stake in the Visayan power producer to 39 percent from 34.4 percent.

GT Capital also has investments in Metropolitan Bank and Trust Co., Toyota Motor Philippines Inc. and Philippine AXA Life Insurance Corp.

The group has expressed interest in bidding for the privatization of the Bohol airport and government power projects in Visayas and Mindanao, including the 600-megawatt geothermal Unified Leyte power project.

GT Capital president Carmelo Maria Bautista earlier reported that all five operating units of the company showed very encouraging results in the first quarter of the year.

Federal Land reported reservation sales of P3.8 billion in the first quarter, up 113 percent from the same period last year while Toyota Motor Philippines Corp., sold 12,645 units during the same period for a 38.8-percent market share.

Source: http://manilastandardtoday.com/2012/05/04/gt-buys-all-shares-of-federal-land/

Update (April 10, 2012): Only four 1br units left.
Wow bilis! :)

http://www.dsfnarchitects.com/wp-content/uploads/2012/06/Scheme-3-1-1084x900.jpg (http://www.dsfnarchitects.com/wp-content/uploads/2012/06/Scheme-3-1-1084x900.jpg)

http://www.dsfnarchitects.com/residential/park-west/

dp

Puro cranes palang for Grand Hyatt and Park West since CPW was just launched. Anyway, here's the development plan of the entire area minus the render for the 3 commercial bldgs in front of Big Apple:
http://farm9.staticflickr.com/8427/7745188590_f6bc75d402_z_d.jpg

including the render for the 3 towers.
http://farm9.staticflickr.com/8302/7752831204_9d7d1800c7_z_d.jpg


^^ Actually the more I look at the development plan/render, the more I like the ParkWest project because it is actually a stand alone tower/project provided the said unit faces the Grand Hyatt Residential tower and/or Central Park West / Apple park commercial area. Lucky are those who were able to get those corner units especially if they got them early in the pre-selling. :cheers:

Any updates?

Park West Update


http://www.readyforoccupancy.com/2012-41.jpg

^^ Actually the more I look at the development plan/render, the more I like the ParkWest project because it is actually a stand alone tower/project provided the said unit faces the Grand Hyatt Residential tower and/or Central Park West / Apple park commercial area. Lucky are those who were able to get those corner units especially if they got them early in the pre-selling. :cheers:


We can consider ourself Lucky pala. Kasi we bought the corner unit sa 37th floor facing makati skyline sa right and ang left is The Grand Hyatt. I'm still kinda confuse pero all I know is sa likod namin ang Madison Park West beside ng Central Park West. :banana:

Park West Update

Any other Pictures?. wala naman akong nakikita dito na interesting. parang parking spot lang. hehehehe! Thank you!!!

The site of Park West is not a parking lot. Take a look at the image below which was taken about 2 months ago already.

http://i1008.photobucket.com/albums/af203/goodpropertyfinds/PARK%20WEST/2012-07-24143951.jpg

^^Sorry about the upside down pic hehe. I've tried so many times to edit it and correct it but I don't know how. The image source in Photobucket is not like that but it keeps on posting here upside down. I don't know if I'm the only one who's seeing it that way. If I am, then it sure is creepy hehe.

^^Sorry about the upside down pic hehe. I've tried so many times to edit it and correct it but I don't know how. The image source in Photobucket is not like that but it keeps on posting here upside down. I don't know if I'm the only one who's seeing it that way. If I am, then it sure is creepy hehe.

The image is not upside down. It is looking good. :)

^^Sorry about the upside down pic hehe. I've tried so many times to edit it and correct it but I don't know how. The image source in Photobucket is not like that but it keeps on posting here upside down. I don't know if I'm the only one who's seeing it that way. If I am, then it sure is creepy hehe.
hmmmm I was clicking the link that you gave. pero ang lumalabas is ang federalland.com website. bakit ganon?... all the links that u posted brings me to that site. :(

I'm confused. Is the 2nd render (the one with the 3 towers instead of the park) that 3cr reposted the final plans for this development?

^^ For sure they will not just leave that big lot as a park only when they can easily make money of it so if I were to make a SWAG (some wild ass guess) the render with the 3 towers instead of the park may very well be the more feasible plan if not final plan for Federal Land's Very Town development.

including the render for the 3 towers.
http://farm9.staticflickr.com/8302/7752831204_9d7d1800c7_z_d.jpg

http://i1008.photobucket.com/albums/af203/goodpropertyfinds/PARK%20WEST/2012-07-24143951.jpg

Thanks for the Picture. The image appears now. pero ito lang yong una ang lumalabas. by the way, what about those Houses sa tabi, will they stay there?. It is kinda weird if they do. kasi they are so close sa Park west.

^^ Some Federal Land Agents mentioned before that FL is buying these homes located in between FL's ParkWest and Ayala's CityFlex projects which will allow them to connect 7th Ave all the way to 34th St. There was also mention of FL buying homes to provide enough space for the creation of 6th Ave. Guess we'll find out soon enough if these plans will push thru.

^^ Some Federal Land Agents mentioned before that FL is buying these homes located in between FL's ParkWest and Ayala's CityFlex projects which will allow them to connect 7th Ave all the way to 34th St. There was also mention of FL buying homes to provide enough space for the creation of 6th Ave. Guess we'll find out soon enough if these plans will push thru.


Looking at that Picture it looks like that left corner is our Unit view sa 37th floor. I was checking the Amenity picture and ang mga bahay na yan ang supposed to be the 6th Avenue kasi ang between parkwest and grand hyatt is the 7th Avenue. hopefully magiging totoo naman ang mga plano na yan. kasi hindi naman na against ako sa mga bahay sa tabi. pero when the parkwest was presented to us. walang pictures ng mga bahay na yan. :ohno:

The houses at the back is the site of the planned 6th Avenue. FL could buy those house and lots to give way to 6th Avenue. As to whether the house and lot owners will accept the offer, that's the question. Otherwise, expropriation is a possibility.

Hi , This is my first time to follow a thread and post , apologies if I'm breaking some rules. Anyway , just want to ask if anyone is interested in a 1br unit 7th floor at Parkwest facing central parkwest , bought 2 units and i want to let go of the other one. Just pls post your reply and will send you pertinent details asap. Thanks :)

The houses at the back is the site of the planned 6th Avenue. FL could buy those house and lots to give way to 6th Avenue. As to whether the house and lot owners will accept the offer, that's the question. Otherwise, expropriation is a possibility.

Looking at that Picture it looks like that left corner is our Unit view sa 37th floor. I was checking the Amenity picture and ang mga bahay na yan ang supposed to be the 6th Avenue kasi ang between parkwest and grand hyatt is the 7th Avenue. hopefully magiging totoo naman ang mga plano na yan. kasi hindi naman na against ako sa mga bahay sa tabi. pero when the parkwest was presented to us. walang pictures ng mga bahay na yan. :ohno:


^^ This is more or less what Federal Land plans to do according to a poster's agent. 6th Ave. ends where the ParkWest project property line starts.

Here it is! Thanks Aziza! According to my broker, the length of 6th st is still unclear at this time, hence, still a double-dash line in their map.

http://farm7.static.flickr.com/6080/6092302186_a65780edc0_b.jpg

This is the vantage point from the MC Depot side where you can see the Avida Cityflex lot, behind it the said neighborhood of houses and at the back of that is ParkWest lot.


http://img207.imageshack.us/img207/9250/9feb025e.jpg


http://www.readyforoccupancy.com/2012-40.jpg

This is the vantage point from the MC Depot side where you can see the Avida Cityflex lot, behind it the said neighborhood of houses and at the back of that is ParkWest lot.


hmmmmmm I guess I just wait nalang. kasi hindi ko parin ma imagine ang lahat. And if those Houses stays, ok. lang din naman kasi nasa 37th floor naman kami. I doubt na I will even see what's going on down there. :)

Announcement Condo Investors/Buyers!

Verawood Residences at Acacia Estates,Taguig City Official Hot Briefing/Launching on October 22, 2012, 9:00 a:m at DMCI Homes Corporate Center Makati. Advance tagging of checks reservation October 23,2012. For priority reservations please feel free to reach me anytime at my contact number. Reserve early and take the opportunity and advantage of our fresh inventories and introductory price.

Best Regards,

Really annoying posting in every thread. :ohno::ohno::ohno:

as of 1 Oct 2012:
http://farm9.staticflickr.com/8174/8039748365_b92235ca5e_b_d.jpg

Construction is now full swing.....:)

Mga squatters ba yang nasa gilid na mga bahay? Yung nasa future 6th street.

I was about to ask the very same thing.. Cno ba yang mga nakatira na yan jan? Are they legitimate owners of that small lands or just informal settlers?

Anyway, nice project by Federal Land.. I can see a really good competition between different developers and you can really tell everyone has something different and nice to offer.

I was about to ask the very same thing.. Cno ba yang mga nakatira na yan jan? Are they legitimate owners of that small lands or just informal settlers?

Anyway, nice project by Federal Land.. I can see a really good competition between different developers and you can really tell everyone has something different and nice to offer.

Those are not squatters. Saan ka naman nakakita ng squatter na may cignal satellite at 3 antenna sa bubong? Kung squatter yan dapat mga gulong o tagpitagping yero at kahoy ang bubong. I think ginawa lang ng owner na rooftop yung itaas para pagsampayan ng damit

I heard that they will launch the grand hyatt residence on november 6?

as of 1 Oct 2012:
http://farm9.staticflickr.com/8174/8039748365_b92235ca5e_b_d.jpg
suerte talaga ng BGC....it has two views....ortigas to the north, makati to the west

I heard that they will launch the grand hyatt residence on november 6?

Great! but I think The Grand Hyatt residence only have the privilege of having the name of The Grand Hyatt. Because when it comes to the view, it is surrounded by the Grand Hyatt Community and some other buildings. So I think Lucky us who bought the corners of Park West.

Those are not squatters. Saan ka naman nakakita ng squatter na may cignal satellite at 3 antenna sa bubong? Kung squatter yan dapat mga gulong o tagpitagping yero at kahoy ang bubong. I think ginawa lang ng owner na rooftop yung itaas para pagsampayan ng damit



So will they stay there?.

Yes. They will stay there because the houses adjacent to Veritown are the legal homeowners.

Yeah too bad that the main roadway in North Boni, 8th Ave., has been prematurely cut short at 34th and didn't even get to 32nd St. man lang... so akward considering it's suppose to be a main arterial road! Same thing with 7th Ave... wonder if it will actually even reach 34th St. because it doesn't look like it based on the map and that would suck big time! :ohno: :ohno: :ohno:


better if 8th avenue goes straight towards 32nd street.


latest one...

http://i530.photobucket.com/albums/dd350/RonnieR_2008/P1010661-1.jpg

Yeah too bad that the main roadway in North Boni, 8th Ave., has been prematurely cut short at 34th and didn't even get to 32nd St. man lang... so akward considering it's suppose to be a main arterial road! Same thing with 7th Ave... wonder if it will actually even reach 34th St. because it doesn't look like it based on the map and that would suck big time! :ohno: :ohno: :ohno:


yun 8th ave. putol sa 34th pero yun 7th ave. mukang tuloy hanggang 32nd.
let's see what happens when mc home depot and s&r lease contracts expire.


http://www.bcda.gov.ph/file_attachments/0000/4189/BGC_MAP_2010_gallery.jpg

The major road in BGC is 9th avenue starting from Trion Towers all the way to the Uptown development.

When the lease of MC Depot expires they can now clear 7th ave starting from Arya all the way to Veritown.

Its a pity that they made wide 4 lane each way roads in 8th avenue only to break it in 34th street. Bagay mag street party dito!

^^ Yeah, they should have made 9th or 7th the roads with 4 lanes.

^^ Yup exactly! I agree. Nasabi pa namang master-planned. They should have not made 8th Ave into a 4 way (each way) grand avenue then if it will just be prematurely cut at 34th. So Awkward. Like you said they should have just lessened the number of lanes in 8th and just split the extra lanes between 7th Ave. and 9th Ave. instead... makes more sense.

^^ Yup exactly! I agree. Nasabi pa namang master-planned. They should have not made 8th Ave into a 4 way (each way) grand avenue then if it will just be prematurely cut at 34th. So Awkward. Like you said they should have just lessened the number of lanes in 8th and just split the extra lanes between 7th Ave. and 9th Ave. instead... makes more sense. is this the result of revising the original master plan?

is this the result of revising the original master plan?

^^ From what I know, the North Boni masterplan was done by I.M. Pei's design firm too who did BGC though the said masterplan was commissioned later and came out after Ayala already tinkered with the original I.M Pei designed BGC masterplan. Don't know if the Ayala tinkered plan was ever taken into account because it's just hard to believe a world renowned design firm like I.M. Pei's would do something like this but here we are with a North Boni masterplan na parang di pinag-isipan ng mabuti which makes one wonder if this is even the actual master plan work of the world renowned I.M Pei designed firm.

Interestingly enough looking at the North Boni masterplan, it sure does look like Ayala screwed up the North Boni area by essentially changing the traffic flow orientation of BGC from the original North to South traffic flow (and vice versa) into a West to East traffic flow (and vice versa) to accomodate the Bonifacio High Street development and it's expansion westward to where the Unified PSE, The Suites and Shang projects are. Didn't help either that Ayala also changed the BGC master plan accordingly into a city block configuartion with the heavily traversed 32nd street now being/serving like the defacto demarcation line between North Boni and BGC. Anyway let's see how things go when the MC Home Depot facility lease is finally up. Wonder if anybody knows how long still the lease is good for.

Me sign na "this way" guiding people to the location of Park West. Pero meron ding nakasulat sa baba na "Unauthorized person no entry". :D
http://farm9.staticflickr.com/8044/8118756744_24c2a0fc89_b_d.jpg

Might as well buy out those residents..Even if the developer would cost them millions..At the end of the day, mas maganda pa rin kalalabasan ng buong development.. Or give each of them a unit in their new development as a trade-off..

Parkwest rising...
http://farm9.staticflickr.com/8084/8309441346_3189dba9df_b_d.jpg

construction already @ 3rd floor

http://img856.imageshack.us/img856/7451/dscn5888e.jpg

That was fast! I thought they're constructing the Grand Hyatt Residences first along with the Grand Hyatt Hotel.
Anyway, nice pic update from Aziza as always :okay:

construction already @ 3rd floor

Thank you for sharing this picture. I get excited every time i see an update of Park West. Does any one know when is the right time I can change the Floor Layout in my unit before they build it?. Thanks!.

Thank you for sharing this picture. I get excited every time i see an update of Park West. Does any one know when is the right time I can change the Floor Layout in my unit before they build it?. Thanks!.


Hi Luckyme,

im from federalland btw. you can call us directly for your request as it would require some time to review the revisions to make sure that it wouldn't affect other units or the base construction as well. also it might require you to pay some amount for the requested changes. cheers

actually they are just in time to construct as starting 2015 we will be launching 1-2 condominiums each year :) 2015 is parkwest and Grand Hyatt Hotel, 2016 Grand Hyatt Residences, 2017 Central Park West and Madison Park West

^^ Great, thanks for the info.

actually they are just in time to construct as starting 2015 we will be launching 1-2 condominiums each year :) 2015 is parkwest and Grand Hyatt Hotel, 2016 Grand Hyatt Residences, 2017 Central Park West and Madison Park West

Wait. Napadaan lang ako and i saw ur post. CPW 2017 na and not 2016? Verified info ba ito?

Thank you for your response. I call once or twice na sa Federalland and was asking for the layout of our Unit. The lady said na nag send na daw sila ng request sa Engineer. pero hanggang ngayon wala pa rin silang pina padala sa amin. I started paying for the unit since August pa. and since then I was asking for that floor layout. hanggang ngayon hindi parin napapadala. since you are from Federalland, can you please tell me where can I complain about not having really enough information or no answers when i have a questions. I mean I am honestly having almost 13M Unit and I'm not really happy with my broker. can you please tell me what are the Job of your Federalland Brokers. Minsan nakaka walng gana kasi not even a picture updates nag papadala. mas mabuti pa nga dito nakikita ko pa. So pls. Everybody, share to me your words about what a Broker need to do for their Clients... first time ko kasing maka bili ng unit. so no idea really. Thank you in advance. I'm from Abroad by the way.

Hi Luckyme,

im from federalland btw. you can call us directly for your request as it would require some time to review the revisions to make sure that it wouldn't affect other units or the base construction as well. also it might require you to pay some amount for the requested changes. cheers

http://www.readyforoccupancy.com/2013_016.jpg



http://www.readyforoccupancy.com/2013_017.jpg



http://www.readyforoccupancy.com/2013_018.jpg

Construction of Grand Hyatt and Parkwest is really fast.