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Start uga_insert_html_once: head, Footer hooked: HTML inserted: Location is HEAD Start uga_get_option: footer_hooked uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: footer_hooked (1) End uga_insert_html Ending uga_wp_head_track: Start uga_filter:

What do you think is the best neighborhood in Metro Manila to raise kids? Here are some things to consider.

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What do you think is the best neighborhood in Metro Manila to raise kids? Here are some things to consider.

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If news of yet another typhoon and thoughts of avoiding yet another prospective flood are making you want to move homes, don’t rush. Review your options with the help of these simple guide questions.

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If news of yet another typhoon and thoughts of avoiding yet another prospective flood are making you want to move homes, don’t rush. Review your options with the help of these simple guide questions.

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Valero Grand Suites courtesy of Architerra.orgRecently announced:  The Valero Grand Suites is a 31 storey, Makati hotel and private residences condominium project of only 220 units.   Valero Grand Suites is found  on Valero Street, at the heart of hip Salcedo Village. Private invites to presentations were met with zeal last April 2010. Why so?

Upon review of both the presentation and investment study,  Valero Grand Suites offers the Global Pinoy and expatriate investors three key  advantages : excellent location, great price-to-size value, and international hotel management to ensure a sound return on investment.

For the past two years, a number of international hotel chains introduced the branded luxury hotel lifestyle concept for residential condominiums in Manila: Raffles/ Fairmont, Hyatt Hotels, Shangri-la, Hilton, to name a few.  The mystique and promise of five-star lux caught the fancy of foreign investors, international corporates, and Manila’s affluent set.  But when faced with the computation sheet, they  seriously thought twice about the hefty price tags, the high association dues that went with the purchase.  We pose the question to developers and investors:  do the majority of the residential buyers and tourist markets really need five-star luxury grade units, or simply excellently valued, hotel quality accommodations in a five-star site?

While hotel residences projects will continue to enjoy rising success,  I anticipate that majority of Philippine property investors would want  a piece of the luxury condo market on a more practical level. The Valero Grand Suites ambitiously fills this niche.

About the Developer: Valero Grand Land Investors Incorporated

The Valero Grand Land Investors Inc. is the owner and lead developer of Valero Grand Suites.  Highly respected Chinese businessmen in the Philippines make up the powerhouse Board.  Valero Grand Land Investors Inc. aims to expand its portfolio of high profile residential projects.  The direction is to develop innovative property concepts that deliver superior value for money.  As an accomplished residential real estate developer for the Philippines, the company has been at the forefront of the successful completion of private residential projects such as the Embassy Point Tower in Roxas Boulevard in Manila; the West Gate Plaza in Makati City; and The Luxe Residences in Bonifacio Global City, Taguig.

Ammenities of Note

Apart from the grand lobby, urbane coffee shops, function rooms,  gym and spa, and ample parking, the amenities of Valero Grand Suites which caught my interest were the Roofdeck Pool, Sky Lounge and the Deck Garden.

Einar Macapagal, Chairman of Property 101, Inc. the exclusive marketing group of Valero Grand Suites, said that amenities on the penthouse level were considered to be a premium feature of high-end residential towers, similar to those found in key Asian cities such as Hong Kong, Beijing and Singapore.  Stunning sky views seen from the chic modern interiors of the penthouse lounge and pool area will set the Valero Grand Suites even further apart from its competitors in its project class.

International Hotel Management

The hotel suites will be professionally run by Swiss-Belhotel International, a hotel management group with a select but impressive property portfolio of  hotels and resorts worldwide, including the CNBC 2008 Asia Pacific Property Awards Winner, The Golden Palm in Sepang, Malaysia ; and World Travel Awards 2010 Nominee, The Swiss-Belhotel Golden Sand Resort & Spa, Hoi An, Vietnam .

Though its Philippine presence to date is solely thru the Linden Suites in Ortigas Center, its consistent success with its overseas properties can answer the investor’s queries to deliver star-rated service.  We can expect Valero Grand Suites, then, to have the backing of Swiss-Belhotel’s laurels to deliver on its by-line:  that owners and guests alike can “enjoy hotel living at its finest, everyday”.

Market-driven Room Sizes, Strict Zoning, Strategic Floor Assignments

For 220 units, there are a wide range of studios ( five layouts, approximately 29 sqm-39 sqm in size); one bedroom cuts (approximately 42 sqm- 77 sqm in size); two bedroom units (approximately 98 sqm-123 sqm in size); but one size only for three bedrooms (122.34 sqm), which are found on the residential floors. Hotel units will be leased out from daily, weekly to monthly rates and solely under the management of Swiss-Belhotel.  Unit owners will then get a proportionate share of the income; they also need not pay association dues either, as these are already incorporated in the revenue sharing scheme.

Residential unit buyers may rent out their units on their own,  and accept a minimum of one (1) year’s lease contract.

Residential unit buyers can opt to buy furnished or unfurnished, while hotel unit owners will buy all fully furnished,  consistent with the international design standards of the hotel.  Zone-wise, the developers decided to assign the top floors only for private residences (from 21st-33rd floors) to ensure the residents’ security.  To me, it speaks of greater exclusivity for the homeowners.  Residences Manila noted too that the 4, loft-style one-bedroom units  are all corner units found only on the 28th floor! How’s that for chic appeal?

A Payment Option Worth Considering

I think, though, that the take-up for the units will be driven by the affordability: the best payment scheme is the 20% downpayment option which is split into 36 months, balance payable on turnover of the units. There are other payment options, with discounts depending on the amount you’re willing to pay upfront.  It comes out to less than USD 500 per month for the 36 months deferred downpayment for a 36 sqm hotel studio unit, and even less for an unfurnished residential condo unit. Many spend more than this per month on entertainment.  Why not on a real estate investment that will earn you some return?

If ever there’s a weak spot in the marketing, it’s that the Valero Grand Land Investors Inc. isn’t hyped up as big a name as Ayala Land.  However, quiet promotions do not mean weak financial capacity.  Resting on the strength of the local financial and business reputations of its individual board members, there is strong indication that we’ll see Valero Grand Suites up and running by 2014.  We’ve done the math, and it looks like its worth the risk.

Visit Architerra.org to see more of Valero Grand Suites. Or preview it here.

Comments or questions?  Contact Residences Manila .

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Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: www.google.com/buzz/post Ending uga_track_full_url: /outgoing/www.google.com/buzz/post Adding onclick attribute for /outgoing/www.google.com/buzz/post Ending uga_preg_callback: Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: www.residencesmanila.com/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Start uga_is_url_internal: www.residencesmanila.com/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Match found, url is internal Checking hostname residencesmanila.com Ending uga_is_url_internal: 1 Get tracker for internal URL Start uga_track_internal_url: www.residencesmanila.com/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg, Start uga_get_option: track_files uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_files (1) Tracking files enabled Start uga_get_option: track_extensions uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_extensions (gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc) Checking file extension gif Checking file extension jpg File extension found Absolute URL, remove hostname from URL Start uga_get_option: prefix_file_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_file_links (/downloads/) Start uga_remove_hostname: www.residencesmanila.com/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Stripping everything up until and including first / Ending uga_remove_hostname: wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Checking file extension jpeg Checking file extension bmp Checking file extension png Checking file extension pdf Checking file extension mp3 Checking file extension wav Checking file extension phps Checking file extension zip Checking file extension gz Checking file extension tar Checking file extension rar Checking file extension jar Checking file extension exe Checking file extension pps Checking file extension ppt Checking file extension xls Checking file extension doc Ending uga_track_internal_url: /downloads/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Ending uga_track_full_url: /downloads/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Adding onclick attribute for /downloads/wp-content/uploads/2010/05/valero-grand-suites-perspective_lbl.jpg Ending uga_preg_callback: Valero Grand Suites courtesy of Architerra.org Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: maps.google.com/maps/ms?ie=UTF8&hl=en&msa=0&ll=14.563688,121.024253&spn=0.010259,0.01929&t=h&z=16&msid=111713497650606820315.000487b2b7eba07645edf Start uga_is_url_internal: maps.google.com/maps/ms?ie=UTF8&hl=en&msa=0&ll=14.563688,121.024253&spn=0.010259,0.01929&t=h&z=16&msid=111713497650606820315.000487b2b7eba07645edf Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: maps.google.com/maps/ms?ie=UTF8&hl=en&msa=0&ll=14.563688,121.024253&spn=0.010259,0.01929&t=h&z=16&msid=111713497650606820315.000487b2b7eba07645edf Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: maps.google.com/maps/ms?ie=UTF8&hl=en&msa=0&ll=14.563688,121.024253&spn=0.010259,0.01929&t=h&z=16&msid=111713497650606820315.000487b2b7eba07645edf Ending uga_track_full_url: /outgoing/maps.google.com/maps/ms?ie=UTF8&hl=en&msa=0&ll=14.563688,121.024253&spn=0.010259,0.01929&t=h&z=16&msid=111713497650606820315.000487b2b7eba07645edf Adding onclick attribute for /outgoing/maps.google.com/maps/ms?ie=UTF8&hl=en&msa=0&ll=14.563688,121.024253&spn=0.010259,0.01929&t=h&z=16&msid=111713497650606820315.000487b2b7eba07645edf Ending uga_preg_callback: Valero Street, at the heart of hip Salcedo Village. Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: www.swiss-belhotel.com/index.php Start uga_is_url_internal: www.swiss-belhotel.com/index.php Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: www.swiss-belhotel.com/index.php Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: www.swiss-belhotel.com/index.php Ending uga_track_full_url: /outgoing/www.swiss-belhotel.com/index.php Adding onclick attribute for /outgoing/www.swiss-belhotel.com/index.php Ending uga_preg_callback: Swiss-Belhotel International Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: sepang.swiss-belhotel.com/ Start uga_is_url_internal: sepang.swiss-belhotel.com/ Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: sepang.swiss-belhotel.com/ Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: sepang.swiss-belhotel.com/ Ending uga_track_full_url: /outgoing/sepang.swiss-belhotel.com/ Adding onclick attribute for /outgoing/sepang.swiss-belhotel.com/ Ending uga_preg_callback: The Golden Palm in Sepang, Malaysia Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: www.worldtravelawards.com/award-vietnams-leading-resort-2010 Start uga_is_url_internal: www.worldtravelawards.com/award-vietnams-leading-resort-2010 Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: www.worldtravelawards.com/award-vietnams-leading-resort-2010 Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: www.worldtravelawards.com/award-vietnams-leading-resort-2010 Ending uga_track_full_url: /outgoing/www.worldtravelawards.com/award-vietnams-leading-resort-2010 Adding onclick attribute for /outgoing/www.worldtravelawards.com/award-vietnams-leading-resort-2010 Ending uga_preg_callback: World Travel Awards 2010 Nominee Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: hoian.swiss-belhotel.com/ Start uga_is_url_internal: hoian.swiss-belhotel.com/ Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: hoian.swiss-belhotel.com/ Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: hoian.swiss-belhotel.com/ Ending uga_track_full_url: /outgoing/hoian.swiss-belhotel.com/ Adding onclick attribute for /outgoing/hoian.swiss-belhotel.com/ Ending uga_preg_callback: The Swiss-Belhotel Golden Sand Resort & Spa, Hoi An, Vietnam Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: 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Valero Grand Suites courtesy of Architerra.orgRecently announced:  The Valero Grand Suites is a 31 storey, Makati hotel and private residences condominium project of only 220 units.   Valero Grand Suites is found  on Valero Street, at the heart of hip Salcedo Village. Private invites to presentations were met with zeal last April 2010. Why so?

Upon review of both the presentation and investment study,  Valero Grand Suites offers the Global Pinoy and expatriate investors three key  advantages : excellent location, great price-to-size value, and international hotel management to ensure a sound return on investment.

For the past two years, a number of international hotel chains introduced the branded luxury hotel lifestyle concept for residential condominiums in Manila: Raffles/ Fairmont, Hyatt Hotels, Shangri-la, Hilton, to name a few.  The mystique and promise of five-star lux caught the fancy of foreign investors, international corporates, and Manila’s affluent set.  But when faced with the computation sheet, they  seriously thought twice about the hefty price tags, the high association dues that went with the purchase.  We pose the question to developers and investors:  do the majority of the residential buyers and tourist markets really need five-star luxury grade units, or simply excellently valued, hotel quality accommodations in a five-star site?

While hotel residences projects will continue to enjoy rising success,  I anticipate that majority of Philippine property investors would want  a piece of the luxury condo market on a more practical level. The Valero Grand Suites ambitiously fills this niche.

About the Developer: Valero Grand Land Investors Incorporated

The Valero Grand Land Investors Inc. is the owner and lead developer of Valero Grand Suites.  Highly respected Chinese businessmen in the Philippines make up the powerhouse Board.  Valero Grand Land Investors Inc. aims to expand its portfolio of high profile residential projects.  The direction is to develop innovative property concepts that deliver superior value for money.  As an accomplished residential real estate developer for the Philippines, the company has been at the forefront of the successful completion of private residential projects such as the Embassy Point Tower in Roxas Boulevard in Manila; the West Gate Plaza in Makati City; and The Luxe Residences in Bonifacio Global City, Taguig.

Ammenities of Note

Apart from the grand lobby, urbane coffee shops, function rooms,  gym and spa, and ample parking, the amenities of Valero Grand Suites which caught my interest were the Roofdeck Pool, Sky Lounge and the Deck Garden.

Einar Macapagal, Chairman of Property 101, Inc. the exclusive marketing group of Valero Grand Suites, said that amenities on the penthouse level were considered to be a premium feature of high-end residential towers, similar to those found in key Asian cities such as Hong Kong, Beijing and Singapore.  Stunning sky views seen from the chic modern interiors of the penthouse lounge and pool area will set the Valero Grand Suites even further apart from its competitors in its project class.

International Hotel Management

The hotel suites will be professionally run by Swiss-Belhotel International, a hotel management group with a select but impressive property portfolio of  hotels and resorts worldwide, including the CNBC 2008 Asia Pacific Property Awards Winner, The Golden Palm in Sepang, Malaysia ; and World Travel Awards 2010 Nominee, The Swiss-Belhotel Golden Sand Resort & Spa, Hoi An, Vietnam .

Though its Philippine presence to date is solely thru the Linden Suites in Ortigas Center, its consistent success with its overseas properties can answer the investor’s queries to deliver star-rated service.  We can expect Valero Grand Suites, then, to have the backing of Swiss-Belhotel’s laurels to deliver on its by-line:  that owners and guests alike can “enjoy hotel living at its finest, everyday”.

Market-driven Room Sizes, Strict Zoning, Strategic Floor Assignments

For 220 units, there are a wide range of studios ( five layouts, approximately 29 sqm-39 sqm in size); one bedroom cuts (approximately 42 sqm- 77 sqm in size); two bedroom units (approximately 98 sqm-123 sqm in size); but one size only for three bedrooms (122.34 sqm), which are found on the residential floors. Hotel units will be leased out from daily, weekly to monthly rates and solely under the management of Swiss-Belhotel.  Unit owners will then get a proportionate share of the income; they also need not pay association dues either, as these are already incorporated in the revenue sharing scheme.

Residential unit buyers may rent out their units on their own,  and accept a minimum of one (1) year’s lease contract.

Residential unit buyers can opt to buy furnished or unfurnished, while hotel unit owners will buy all fully furnished,  consistent with the international design standards of the hotel.  Zone-wise, the developers decided to assign the top floors only for private residences (from 21st-33rd floors) to ensure the residents’ security.  To me, it speaks of greater exclusivity for the homeowners.  Residences Manila noted too that the 4, loft-style one-bedroom units  are all corner units found only on the 28th floor! How’s that for chic appeal?

A Payment Option Worth Considering

I think, though, that the take-up for the units will be driven by the affordability: the best payment scheme is the 20% downpayment option which is split into 36 months, balance payable on turnover of the units. There are other payment options, with discounts depending on the amount you’re willing to pay upfront.  It comes out to less than USD 500 per month for the 36 months deferred downpayment for a 36 sqm hotel studio unit, and even less for an unfurnished residential condo unit. Many spend more than this per month on entertainment.  Why not on a real estate investment that will earn you some return?

If ever there’s a weak spot in the marketing, it’s that the Valero Grand Land Investors Inc. isn’t hyped up as big a name as Ayala Land.  However, quiet promotions do not mean weak financial capacity.  Resting on the strength of the local financial and business reputations of its individual board members, there is strong indication that we’ll see Valero Grand Suites up and running by 2014.  We’ve done the math, and it looks like its worth the risk.

Visit Architerra.org to see more of Valero Grand Suites. Or preview it here.

Comments or questions?  Contact Residences Manila .

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Share 0savesSave Recently announced:  The Valero Grand Suites is a 31 storey, Makati hotel and private residences condominium project of only 220 units.   Valero Grand Suites is found  on Valero Street, at the heart of hip Salcedo Village. Private invites to presentations were met with…

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/outgoing/www.facebook.com/sharer.php Adding onclick attribute for /outgoing/www.facebook.com/sharer.php Ending uga_preg_callback: Share Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: delicious.com/save Start uga_is_url_internal: delicious.com/save Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: delicious.com/save Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: delicious.com/save Ending uga_track_full_url: /outgoing/delicious.com/save Adding onclick attribute for /outgoing/delicious.com/save Ending uga_preg_callback: Save Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: www.google.com/buzz/post Start uga_is_url_internal: www.google.com/buzz/post Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: www.google.com/buzz/post Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: www.google.com/buzz/post Ending uga_track_full_url: /outgoing/www.google.com/buzz/post Adding onclick attribute for /outgoing/www.google.com/buzz/post Ending uga_preg_callback: Ending uga_filter:
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Share 0savesSave Recently announced:  The Valero Grand Suites is a 31 storey, Makati hotel and private residences condominium project of only 220 units.   Valero Grand Suites is found  on Valero Street, at the heart of hip Salcedo Village. Private invites to presentations were met with…

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During one of my presentations, a buyer of mine decided to get the house I listed because she felt that it had the best bathrooms among all the re-sale properties I showed her.

One of the best investments you can make to help sell your house is to renovate an old, smelly bathroom. If you’re prioritizing your repair budget, then give more thought to improving your master’s toilet and bath.But if budget is an issue, and you’d rather not spend that much for renovations, then re-decorating your bathrooms to put it in show condition is absolutely essential.

Think of a buyer who’s viewing your house for sale for the first time: what do you think will his impression be if your bathroom has a leaky faucet, chipped tiles, clean but dated toilets and sinks,  smells of old soap and shampoo, or old, frayed bathroom mats and towels?  You think he can imagine using that bathroom as soon as he moves in?

If you’ve been living for at least 10-15 years in Ayala Alabang, Alabang Hills, Dasmarinas Village, or in the more mature Ayala condo estates such as Regency at Salcedo,  One, Two or Three Salcedo Place in Salcedo Village, and in the pricey Apartment Ridge condos along Ayala Avenue such as Ritz or Pacific Plaza, chances are your bathrooms would greatly benefit from a facelift, or a complete renovation. Of all the things you have to overcome, it’s that ‘old, musty smell’ which really makes a house feel old and in need of a lot of repairs.  That translates to watering down their value impression of your house.

Here’s a video I saw on You Tube on what to look out for if you’ll undertake a bathroom re-decoration project:

Start uga_in_feed Ending uga_in_feed: Start uga_track_user Start uga_get_option: ignore_users uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Calling preg_replace_callback: ]*?)href\s*=\s*['"](.*?)['"]([^>]*)>(.*?) Ending uga_filter:
During one of my presentations, a buyer of mine decided to get the house I listed because she felt that it had the best bathrooms among all the re-sale properties I showed her.

One of the best investments you can make to help sell your house is to renovate an old, smelly bathroom. If you’re prioritizing your repair budget, then give more thought to improving your master’s toilet and bath.But if budget is an issue, and you’d rather not spend that much for renovations, then re-decorating your bathrooms to put it in show condition is absolutely essential.

Think of a buyer who’s viewing your house for sale for the first time: what do you think will his impression be if your bathroom has a leaky faucet, chipped tiles, clean but dated toilets and sinks,  smells of old soap and shampoo, or old, frayed bathroom mats and towels?  You think he can imagine using that bathroom as soon as he moves in?

If you’ve been living for at least 10-15 years in Ayala Alabang, Alabang Hills, Dasmarinas Village, or in the more mature Ayala condo estates such as Regency at Salcedo,  One, Two or Three Salcedo Place in Salcedo Village, and in the pricey Apartment Ridge condos along Ayala Avenue such as Ritz or Pacific Plaza, chances are your bathrooms would greatly benefit from a facelift, or a complete renovation. Of all the things you have to overcome, it’s that ‘old, musty smell’ which really makes a house feel old and in need of a lot of repairs.  That translates to watering down their value impression of your house.

Here’s a video I saw on You Tube on what to look out for if you’ll undertake a bathroom re-decoration project:

Start uga_filter:

During one of my presentations, a buyer of mine decided to get the house I listed because she felt that it had the best bathrooms among all the re-sale properties I showed her. One of the best investments you can make to help sell your…

Start uga_in_feed Ending uga_in_feed: Start uga_track_user Start uga_get_option: ignore_users uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Calling preg_replace_callback: ]*?)href\s*=\s*['"](.*?)['"]([^>]*)>(.*?) Ending uga_filter:

During one of my presentations, a buyer of mine decided to get the house I listed because she felt that it had the best bathrooms among all the re-sale properties I showed her. One of the best investments you can make to help sell your…

Start uga_filter:

I found an interesting link to getting your home ready to sell at any budget.

It’s a nice slideshow from Kim Hildebrand of RenovateToSell.com,  with bullet points on doing a room makeover from USD 100 to USD 5000.  I recall many homebuyers making decisions to purchase a house based on how they liked the bathrooms and the kitchens. Others chose one for bigger-sized rooms; another couple fell in love with  the large, beautiful garden.

Whether its minimizing the house’s flaws or highlighting its best points, spending some money on renovations and repairs will improve your house’s chances of selling sooner than later. If you must prioritize  your spending, then see this post on what you can do to renovate to sell.

Start uga_in_feed Ending uga_in_feed: Start uga_track_user Start uga_get_option: ignore_users uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Calling preg_replace_callback: ]*?)href\s*=\s*['"](.*?)['"]([^>]*)>(.*?) Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Start uga_is_url_internal: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Ending uga_track_full_url: /outgoing/realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Adding onclick attribute for /outgoing/realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Ending uga_preg_callback: getting your home ready to sell at any budget Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: www.renovatetosell.com Start uga_is_url_internal: www.renovatetosell.com Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: www.renovatetosell.com Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: www.renovatetosell.com Ending uga_track_full_url: /outgoing/www.renovatetosell.com Adding onclick attribute for /outgoing/www.renovatetosell.com Ending uga_preg_callback: RenovateToSell.com Start uga_preg_callback: Array Get tracker for full url Start uga_track_full_url: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Start uga_is_url_internal: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Start uga_get_option: internal_domains uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: internal_domains (www.residencesmanila.com,residencesmanila.com) Checking hostname www.residencesmanila.com Checking hostname residencesmanila.com Ending uga_is_url_internal: Get tracker for external URL Start uga_track_external_url: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Start uga_get_option: track_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: track_ext_links (1) Tracking external links enabled Start uga_get_option: prefix_ext_links uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: prefix_ext_links (/outgoing/) Ending uga_track_external_url: realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Ending uga_track_full_url: /outgoing/realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Adding onclick attribute for /outgoing/realestate.msn.com/slideshow.aspx?cp-documentid=19216437 Ending uga_preg_callback: do to renovate to sell. Ending uga_filter:

I found an interesting link to getting your home ready to sell at any budget.

It’s a nice slideshow from Kim Hildebrand of RenovateToSell.com,  with bullet points on doing a room makeover from USD 100 to USD 5000.  I recall many homebuyers making decisions to purchase a house based on how they liked the bathrooms and the kitchens. Others chose one for bigger-sized rooms; another couple fell in love with  the large, beautiful garden.

Whether its minimizing the house’s flaws or highlighting its best points, spending some money on renovations and repairs will improve your house’s chances of selling sooner than later. If you must prioritize  your spending, then see this post on what you can do to renovate to sell.

Start uga_filter:

I found an interesting link to getting your home ready to sell at any budget. It’s a nice slideshow from Kim Hildebrand of RenovateToSell.com,  with bullet points on doing a room makeover from USD 100 to USD 5000.  I recall many homebuyers making decisions to…

Start uga_in_feed Ending uga_in_feed: Start uga_track_user Start uga_get_option: ignore_users uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Calling preg_replace_callback: ]*?)href\s*=\s*['"](.*?)['"]([^>]*)>(.*?) Ending uga_filter:

I found an interesting link to getting your home ready to sell at any budget. It’s a nice slideshow from Kim Hildebrand of RenovateToSell.com,  with bullet points on doing a room makeover from USD 100 to USD 5000.  I recall many homebuyers making decisions to…

Start uga_wp_footer_track: Start uga_get_tracker Start uga_in_feed Ending uga_in_feed: Start uga_track_user Start uga_get_option: ignore_users uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Start uga_get_option: account_id uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: account_id (UA-10079915-3) Ending uga_get_tracker: Start uga_insert_html_once: footer, Footer hooked: HTML inserted: Location is FOOTER Inserting HTML End uga_insert_html Ending uga_wp_footer_track: Start uga_shutdown Start uga_in_feed Ending uga_in_feed: Start uga_track_user Start uga_get_option: ignore_users uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: ignore_users (1) Start uga_get_option: max_user_level uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: max_user_level (8) Tracking user with level 0 Ending uga_track_user: 1 Footer hook was executed Start uga_get_option: footer_hooked uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: footer_hooked (1) Start uga_get_option: debug uga_options: array ( 'internal_domains' => 'www.residencesmanila.com,residencesmanila.com', 'account_id' => 'UA-10079915-3', 'enable_tracker' => true, 'track_adm_pages' => true, 'ignore_users' => true, 'max_user_level' => '8', 'footer_hooked' => true, 'filter_content' => true, 'filter_comments' => true, 'filter_comment_authors' => true, 'track_ext_links' => true, 'prefix_ext_links' => '/outgoing/', 'track_files' => true, 'prefix_file_links' => '/downloads/', 'track_extensions' => 'gif,jpg,jpeg,bmp,png,pdf,mp3,wav,phps,zip,gz,tar,rar,jar,exe,pps,ppt,xls,doc', 'track_mail_links' => true, 'prefix_mail_links' => '/mailto/', 'debug' => true, 'check_updates' => true, 'version_sent' => '1.6.0', 'advanced_config' => true, ) Ending uga_get_option: debug (1) -->