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Old May 29th, 2016, 04:24 PM   #61
Aerials
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The project is similar to Park Triangle Residences BGC. Collection of Letter of Intent already started. PM for more info.
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Old June 1st, 2016, 09:48 AM   #62
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Planning to send in LOI for units here and looking at the 1BR. Wanting to ask people who has experienced with Makati, it is easier to get 2 studios instead of 1BR since we have more flexibility in renting it out as 2 separate studios so rental prices of around 30-35k would still be more reasonable for someone working here?

First time to invest on a Makati property and quite wary of buying it at 165k/sqm!
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Old June 1st, 2016, 05:34 PM   #63
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What is the price and how many sqm is 1BR vs. the studio? I would get an studio, put a partition and market the unit to be 1BR. The rent yield is usually higher for smaller unit and per my broker, easier to rent than bigger more expensive unit.

Good luck and all the best!
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Old June 1st, 2016, 06:13 PM   #64
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ALVEO LAND's The Gentry Residences [2T|46F+?F|mix|res]
Valero St, Brgy Bel-Air, Salcedo Village, Makati City, Metro Manila


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Old June 2nd, 2016, 01:18 PM   #65
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Priority selling date on June 25 at Makati Shangri-La hotel set already.
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Old June 3rd, 2016, 01:59 PM   #66
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Quote:
Originally Posted by Sky Thomas View Post
Priority selling date on June 25 at Makati Shangri-La hotel set already.
Noob question: How does one become part of this?
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Old June 4th, 2016, 09:42 AM   #67
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Quote:
Originally Posted by boncedrick View Post
Noob question: How does one become part of this?
Any of the Alveo agents in the malls will be very happy to invite you to this event haha
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Old June 4th, 2016, 11:12 AM   #68
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the turnover date is actually 2022

they're saying construction has a limited time to do work per day as the surrounding area has alot of residents and offices that are active at night so they plan to extend the construction period and turnover date to 6 years

currently studios and 2 bedroom units are all sold out.

The only units available are 1 bedroom units and investor suites both at around 39% sold

Payment terms haven't been released yet but we're estimating very steep terms likened to Ayala Land Premier
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Old June 5th, 2016, 03:25 PM   #69
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The Gentry Payment Terms:

Cash 95% - 5% after a year with 8% discount
20% DP/ 80% Bank with 8% discount
Deferred 50% or 30% or 20% DP / remaining spread over 69 months

Promo Term is only for Investor Suites
10% DP / 50% over 69 months / Balance

PM for more info.
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Old June 5th, 2016, 06:53 PM   #70
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the retail podium will definitely breathe new life to the area



http://www.foreland-realty.com/?post...fudo&p=1187952

together with Two and Three Central just a few blocks away
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Old June 6th, 2016, 08:31 AM   #71
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The photos of Two, Three Central remind me of this:



What a great location for a high-end barber shop
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Old June 7th, 2016, 08:07 AM   #72
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Jazzing it up...
Interesting to see that the new (and more highly-priced) offerings are being jazzed up with Mixed use and shopping to make them standout from a pure Residential space

(Here's another, just announced):
Megaworld Corporation offers you our latest project at the prime location of Makati City​ -​
The Ellis: A ​ ​3​0-storey tower with guaranteed high quality project​.​
​It​ also offers exclusivity like no other with only 11 units per floor for a total of only 237 units.

The Ellis will be our most sophisticated project to date offering creative amenities such as the Pause​ ​&​ ​Play ​R​oom, Co Lab ​(Shared Workspace​) and Town Hall (Function Room).
LOCATION: Front St: ​L.P. Leviste St. / Back St: ​San Agustin​ St.
= unquote =

Presumably, the shared workspace is to make them attractive to people who will work from home, and not want to pay the rising office rents.
Will we see new types of Working arrangements arise, to work within this space?
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Old June 7th, 2016, 12:24 PM   #73
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Quote:
Originally Posted by meamoantonio View Post
the turnover date is actually 2022

they're saying construction has a limited time to do work per day as the surrounding area has alot of residents and offices that are active at night so they plan to extend the construction period and turnover date to 6 years

currently studios and 2 bedroom units are all sold out.

The only units available are 1 bedroom units and investor suites both at around 39% sold

Payment terms haven't been released yet but we're estimating very steep terms likened to Ayala Land Premier

How much for 1BR?
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Old June 8th, 2016, 03:20 AM   #74
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http://business.inquirer.net/210880/210880
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Old June 8th, 2016, 11:24 AM   #75
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In the BusinessMirror: http://www.businessmirror.com.ph/alv...of-the-gentry/

Quote:
Alveo Land expects to sell P5-billion residences UNITS of The Gentry
ALVEO Land Corp., the upper middle-income unit of Ayala Land Inc., on Tuesday said it expects to sell at least P5 billion from the residential units of probably its last mixed-use development to rise in the Makati Central Business District.

Jennylle Tupaz, Alveo chief operating officer, said the company will launch the residential component of its project, called The Gentry, sometime this month. The Gentry will feature a premium, LEED-certified office tower over a shared podium, with an upscale retail mix on the first three levels.

The office tower may be launched by next year, it said.

Alveo is spending P3 billion for the development of the residential tower that will have 36 floors and 391 units. The company is still finalizing the budget for the retail and office components.
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Old June 12th, 2016, 02:02 AM   #76
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Quote:
Originally Posted by crossboneka View Post
yung natirang open parking lot sa left side kinuha ba to ng Insular??
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Old June 12th, 2016, 08:41 AM   #77
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Quote:
Originally Posted by DanOrtega View Post
Jazzing it up...
Interesting to see that the new (and more highly-priced) offerings are being jazzed up with Mixed use and shopping to make them standout from a pure Residential space

(Here's another, just announced):
Megaworld Corporation offers you our latest project at the prime location of Makati City​ -​
The Ellis: A ​ ​3​0-storey tower with guaranteed high quality project​.​
​It​ also offers exclusivity like no other with only 11 units per floor for a total of only 237 units.

The Ellis will be our most sophisticated project to date offering creative amenities such as the Pause​ ​&​ ​Play ​R​oom, Co Lab ​(Shared Workspace​) and Town Hall (Function Room).
LOCATION: Front St: ​L.P. Leviste St. / Back St: ​San Agustin​ St.
= unquote =

Presumably, the shared workspace is to make them attractive to people who will work from home, and not want to pay the rising office rents.
Will we see new types of Working arrangements arise, to work within this space?
actually there are already existing types of working arrangements that capitalize on these "shared work spaces" or day rate offices, ive been seeing alot of office spaces that have per day rates that cater to freelancers, per project employees and virtual employees etc etc. Ive seen other developers like Shang also come up with amenities similar to this, maybe the "Millenial" generation is really sick of being stuck in an office for years and developers and business owners have already realized this and are capitalizing on it early on haha
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Old June 12th, 2016, 02:50 PM   #78
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Nice design!
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Old June 14th, 2016, 08:10 PM   #79
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Quote:
Originally Posted by meamoantonio View Post
the turnover date is actually 2022

they're saying construction has a limited time to do work per day as the surrounding area has alot of residents and offices that are active at night so they plan to extend the construction period and turnover date to 6 years

currently studios and 2 bedroom units are all sold out.

The only units available are 1 bedroom units and investor suites both at around 39% sold

Payment terms haven't been released yet but we're estimating very steep terms likened to Ayala Land Premier
My first post here. Letters of intent for studio and 2-bedroom units are plenty but it does not mean it's already sold out. We have to see the conversion come priority selling day on June 25. Total number of studio units available for sale is 60, 30 of which can be bought without getting the 2-br unit. The remaining 30 can only be purchased if they are not taken by buyers who like the investor suites or bulk buyers.

So if you want a studio or 2-br, you can still line up for the queue via letter of intent. There is usually a fallout in conversion come priority selling day.

Usually, the first units that sell out faster in most Alveo projects in CBDs are the studios, followed by the 2-br then 1br and lastly 3br units.

As for the post I read here earlier about rental yield, I agree. I would not recommend Gentry for investors who would focus on rental yield. Though if you are willing to accept a low yield, I believe it will not be hard for you to find a tenant for Gentry given that its close proximity to Ayala avenue offices and the upcoming Ayala Tower Two and redevelopment in Ayala triangle gardens. An investment strategy would be to accept and anticipate low rental yield in the short term and hold the property for at least 10 years and sell it. By that time, capital appreciation would have hopefully compensated for the deficiency in the rental yield. I'll work out some numbers for assumptions on the rental yield and capital appreciation and post it here.

Just my two cents though. I would invest in Gentry mainly for capital appreciation for the short term considering that Ayala Premier is rumored to launch their luxury product across Ayala Triangle at 250k-260k exclusive of VAT. I would consider Lerato Tower 3 or even Solstice (for Alveo projects) if rental yield is my objective. Finally, there is opportunity in the bigger flats as most developers have been focusing on the smaller sized units (studio, 1br). Incoming supply for bigger sized flats are not that many compared to the smaller ones and usually the price per sqm. goes down for bigger flats.

FYI, BGC price per sqm for Park Triangle Residences is now hovering at 185k for the bigger units and 200k for the small units (studio).

Please engage me with your thoughts on this. =)
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Last edited by thelionking; June 14th, 2016 at 08:19 PM.
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Old June 15th, 2016, 08:27 PM   #80
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The Gentry [2T|46F|?F|mix]

It is very risky to invest in real estate anticipating capital appreciation, especially when the market is at its peak. Holding your unit for 10 years with low rental yield and high risk of vacancy while waiting for it to appreciate is big gamble.

This is the premise of previous property bubble. People buying properties in anticipation of appreciation that did not materialize. Unless you have a deep pocket, negative cash flow each month from your rental is painful for an investor.

Investors that can't keep up with their monthly obligations (mortgage, asso dues, taxes), will ultimately throw in the towel and unload their their investment by selling at depressed price, making your dream cap gains in the future, more illusive.

The location might be great, but the timing is not the best. The market is at or near its peak. Waiting for the cap appreciation boat that have since sailed, it may take great patience before it docks again my friend.

Selling your flats after 10 or so years might be problematic too. Remember most of your fellow investors in this project expected an appreciation, once that happens, inventory of unit for sale will swell. You have to price your unit competitively, or worst, cut your selling price. Also, you only have a limited pool of buyers who can shell-out 20% down and finance the balance. You may accept a lower offer, when that buyer knocks on your door. Did I mention other flats for sale on the area with close proximity to Gentry 10 or so years from now.

Welcome to this board and I hope this will be the first of your many post.

I am curious to see your analysis and I wish all the best!
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Last edited by tarlacquenoako; June 15th, 2016 at 08:33 PM. Reason: Typo
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