http://www.residencesmanila.com Manila Home Buyers & Home Sellers Guide Tue, 07 Sep 2010 13:18:36 +0000 en hourly 1 http://wordpress.org/?v=3.0.1 http://www.residencesmanila.com/2010/07/21/after-basyang-thinking-of-selling-your-house/ http://www.residencesmanila.com/2010/07/21/after-basyang-thinking-of-selling-your-house/#comments Wed, 21 Jul 2010 03:50:04 +0000 Maita Siquijor http://www.residencesmanila.com/?p=323 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. ]]> http://www.residencesmanila.com/2010/07/21/after-basyang-thinking-of-selling-your-house/feed/ 0 http://www.residencesmanila.com/2010/06/23/why-is-valero-grand-suites-makati-a-good-risk-for-the-condo-investor/ http://www.residencesmanila.com/2010/06/23/why-is-valero-grand-suites-makati-a-good-risk-for-the-condo-investor/#comments Wed, 23 Jun 2010 07:55:36 +0000 Maita Siquijor http://residencesmanila.com/?p=255 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...]]> http://www.residencesmanila.com/2010/06/23/why-is-valero-grand-suites-makati-a-good-risk-for-the-condo-investor/feed/ 1 http://www.residencesmanila.com/2010/05/31/how-to-help-sell-your-house-reinvent-your-bathroom/ http://www.residencesmanila.com/2010/05/31/how-to-help-sell-your-house-reinvent-your-bathroom/#comments Sun, 30 May 2010 17:16:34 +0000 Maita Siquijor http://residencesmanila.com/?p=293 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...]]> http://www.residencesmanila.com/2010/05/31/how-to-help-sell-your-house-reinvent-your-bathroom/feed/ 0 http://www.residencesmanila.com/2010/05/20/put-your-home-in-selling-shape-at-any-budget/ http://www.residencesmanila.com/2010/05/20/put-your-home-in-selling-shape-at-any-budget/#comments Thu, 20 May 2010 07:51:33 +0000 Maita Siquijor http://residencesmanila.com/?p=245 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...]]> http://www.residencesmanila.com/2010/05/20/put-your-home-in-selling-shape-at-any-budget/feed/ 0 http://www.residencesmanila.com/2009/12/19/how-elevators-can-make-or-break-your-condo-choice/ http://www.residencesmanila.com/2009/12/19/how-elevators-can-make-or-break-your-condo-choice/#comments Sat, 19 Dec 2009 08:14:06 +0000 Maita Siquijor http://residencesmanila.com/?p=179 The condo elevator may be such a trivial thing to consider when selecting a condo to buy or rent. But  in the past  viewings I’ve had in the Fort and in Makati, the kind of elevators a condo estate had became an important consideration! Here are my buyers’...]]> http://www.residencesmanila.com/2009/12/19/how-elevators-can-make-or-break-your-condo-choice/feed/ 0 http://www.residencesmanila.com/2009/11/21/residences-manila-in-review/ http://www.residencesmanila.com/2009/11/21/residences-manila-in-review/#comments Sat, 21 Nov 2009 02:15:35 +0000 Maita Siquijor http://residencesmanila.com/?p=163 When I recall what AIM professor and problogger extraordinaire Anton Diaz asked me that invigorating September night in class:  ”What’s your passion?”, something stirred in me.  I felt the mounting excitement of my vision affirmed by those words. He said it would be hard to deviate from...]]> http://www.residencesmanila.com/2009/11/21/residences-manila-in-review/feed/ 0 http://www.residencesmanila.com/2009/07/27/first-time-homebuyers-find-opportunity-in-current-market/ http://www.residencesmanila.com/2009/07/27/first-time-homebuyers-find-opportunity-in-current-market/#comments Sun, 26 Jul 2009 18:13:18 +0000 Maita Siquijor http://residencesmanila.com/?p=111 Looking for a one-stop-blog to help first time home buyers in the Philippines, I didn’t find any!  Doing a bit of research, I found this site from Basta Pinoy  with an article by Charles Covalesky, a Title insurance lawyer based in Florida, with info on helping you...]]> http://www.residencesmanila.com/2009/07/27/first-time-homebuyers-find-opportunity-in-current-market/feed/ 0 http://www.residencesmanila.com/2009/07/24/five-things-a-realtor-wont-immediately-tell-you-when-viewing-condos/ http://www.residencesmanila.com/2009/07/24/five-things-a-realtor-wont-immediately-tell-you-when-viewing-condos/#comments Thu, 23 Jul 2009 17:32:39 +0000 Maita Siquijor http://residencesmanila.com/?p=92 Before viewing  other condos in your Realtor’s shortlist, do bear in mind the following to have a productive trip: 1)  Allocate at least 1.5 hours for viewing  properties.   It takes at least 20-30 minutes to inspect a condo.  When scheduling a viewing, request to see  a...]]> http://www.residencesmanila.com/2009/07/24/five-things-a-realtor-wont-immediately-tell-you-when-viewing-condos/feed/ 0 http://www.residencesmanila.com/2009/07/23/food-and-ambience-aplenty-at-contis/ http://www.residencesmanila.com/2009/07/23/food-and-ambience-aplenty-at-contis/#comments Thu, 23 Jul 2009 14:22:27 +0000 Maita Siquijor http://residencesmanila.com/?p=52 It’s with some pride that I can say that I knew Conti’s Restaurant long before they became ultra-popular. Conti’s started out as Dates and Nuts Restaurant in BF Homes Paranaque way back in the early 80′s. I remember my parents taking us there for dinner after Mass.  It was...]]> http://www.residencesmanila.com/2009/07/23/food-and-ambience-aplenty-at-contis/feed/ 0 http://www.residencesmanila.com/2008/09/30/raffles-manila/ http://www.residencesmanila.com/2008/09/30/raffles-manila/#comments Tue, 30 Sep 2008 03:24:22 +0000 Maita Siquijor http://www.residencesmanila.com/?p=286 Welcome to the launch of The Residences Manila. Our blog aims to give global viewers a visual tour of the choicest selections of Manila’s best-in-class residential condominiums and apartments, available for sale or rent.]]> http://www.residencesmanila.com/2008/09/30/raffles-manila/feed/ 0

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 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 .

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 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 .

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:

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:

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.

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.

The condo elevator may be such a trivial thing to consider when selecting a condo to buy or rent.

But  in the past  viewings I’ve had in the Fort and in Makati, the kind of elevators a condo estate had became an important consideration! Here are my buyers’ and tenants’ concerns, a real eye opener for me:

1)  How can I bring my furniture all the way up to my unit?  A client of mine, a surgeon who had a wide china cabinet to move from his Pacific Plaza Tower (PPT) condo, asked me,  ”Does the elevator’s ceiling open up?”  He explained that this was how this piece, and other bigger furniture pieces, were brought up.  A shake of the head from the administrator made my client’s face fall.  The administrator said, “Sir, no it doesn’t.  But our other tenants asked the moving company to bring the larger pieces of furniture up through the stairs”. 

I looked at the narrow staircase.  We were going to walk up 10 floors to bring a china cabinet?  “X”  this condo. 

Elevators without detachable ceilings  are true of the older developments.  Hoisting furniture up the floor thru the balcony window may be an option during a move in (though in most cases, it’s an expensive one), but it’s good only if you’re considering a unit on the lower floors.

2) Condominiums with confusing elevator systems.  Ok, maybe getting used to the system is a solution.  Zoning of elevator floors for faster servicing of residents sounds like a good idea.  But when I took my pretty designer buyer to the Bellagio 1, the elevator zoned for the 28th floor didn’t go up right away. We had to get off on a floor that wasn’t even a podium level, then ride the next elevator to the higher floors.  On the way down, the elevator didn’t go up again to our floor.  It would only go up to a certain floor, then go down again (yes, for the same elevator that took us all the way up to the 28th).  We weren’t supposed to press the service button several times, otherwise the system won’t respond.   

As we couldn’t go down (nor up) right away, the client decided that Bellagio wasn’t worth her time.  She was just too polished to say so directly. 

 Maybe Bellagio 1 was still fine-tuning it system, much as they have already turned over most of the units in the building. . . .

3) The elevator is too small and narrow.  The elevator we rode in Ponte Salcedo, Salcedo Village was fresh-smelling, nicely decorated with black-and-white graphic art, clean–but oh so narrow.  I feel like the riders were intruding in each other’s personal space.  The units there however are large and spacious, and everything else checks out ok. So if having bigger elevator space is tops in your priority, Ponte Salcedo may not be the best choice for you.

4)  Condos that DON’T have service elevators.  Is this possible? Yes, again, the older condominiums (round 70′s era) don’t have this.  Don’t expect too much from the vintage condos which though are excellently located, didn’t have this separation of function.  You can share the elevator with staff workers bringing up the laundry.

5) Condos where the elevator opens up to the unit’s very own foyer or lobby.  This is obviously a positive thing.  Talk about privacy and prestige!  The condo opens up right into your own lobby, or right into the unit.  I know that Eurovilla (in Legaspi Village) units are like this. So though the units are older, practical buyers who like larger units go for this building. The Avignon is another one of those old, grand condos whose elevator takes you right into your own lobby! Another doctor-buyer of mine was keen on developments with this very specific feature due to this luxurious little detail not present in the newer and grander condos anywhere in town.

If you wish to know about condo choices, do visit our main website at Architerra, or our  blog.

The condo elevator may be such a trivial thing to consider when selecting a condo to buy or rent.

But  in the past  viewings I’ve had in the Fort and in Makati, the kind of elevators a condo estate had became an important consideration! Here are my buyers’ and tenants’ concerns, a real eye opener for me:

1)  How can I bring my furniture all the way up to my unit?  A client of mine, a surgeon who had a wide china cabinet to move from his Pacific Plaza Tower (PPT) condo, asked me,  ”Does the elevator’s ceiling open up?”  He explained that this was how this piece, and other bigger furniture pieces, were brought up.  A shake of the head from the administrator made my client’s face fall.  The administrator said, “Sir, no it doesn’t.  But our other tenants asked the moving company to bring the larger pieces of furniture up through the stairs”. 

I looked at the narrow staircase.  We were going to walk up 10 floors to bring a china cabinet?  “X”  this condo. 

Elevators without detachable ceilings  are true of the older developments.  Hoisting furniture up the floor thru the balcony window may be an option during a move in (though in most cases, it’s an expensive one), but it’s good only if you’re considering a unit on the lower floors.

2) Condominiums with confusing elevator systems.  Ok, maybe getting used to the system is a solution.  Zoning of elevator floors for faster servicing of residents sounds like a good idea.  But when I took my pretty designer buyer to the Bellagio 1, the elevator zoned for the 28th floor didn’t go up right away. We had to get off on a floor that wasn’t even a podium level, then ride the next elevator to the higher floors.  On the way down, the elevator didn’t go up again to our floor.  It would only go up to a certain floor, then go down again (yes, for the same elevator that took us all the way up to the 28th).  We weren’t supposed to press the service button several times, otherwise the system won’t respond.   

As we couldn’t go down (nor up) right away, the client decided that Bellagio wasn’t worth her time.  She was just too polished to say so directly. 

 Maybe Bellagio 1 was still fine-tuning it system, much as they have already turned over most of the units in the building. . . .

3) The elevator is too small and narrow.  The elevator we rode in Ponte Salcedo, Salcedo Village was fresh-smelling, nicely decorated with black-and-white graphic art, clean–but oh so narrow.  I feel like the riders were intruding in each other’s personal space.  The units there however are large and spacious, and everything else checks out ok. So if having bigger elevator space is tops in your priority, Ponte Salcedo may not be the best choice for you.

4)  Condos that DON’T have service elevators.  Is this possible? Yes, again, the older condominiums (round 70′s era) don’t have this.  Don’t expect too much from the vintage condos which though are excellently located, didn’t have this separation of function.  You can share the elevator with staff workers bringing up the laundry.

5) Condos where the elevator opens up to the unit’s very own foyer or lobby.  This is obviously a positive thing.  Talk about privacy and prestige!  The condo opens up right into your own lobby, or right into the unit.  I know that Eurovilla (in Legaspi Village) units are like this. So though the units are older, practical buyers who like larger units go for this building. The Avignon is another one of those old, grand condos whose elevator takes you right into your own lobby! Another doctor-buyer of mine was keen on developments with this very specific feature due to this luxurious little detail not present in the newer and grander condos anywhere in town.

If you wish to know about condo choices, do visit our main website at Architerra, or our  blog.

When I recall what AIM professor and problogger extraordinaire Anton Diaz asked me that invigorating September night in class:  ”What’s your passion?”, something stirred in me.  I felt the mounting excitement of my vision affirmed by those words.

He said it would be hard to deviate from what you’re passionate about when you blog, for that’s where your strengths lie. Recalling that moment I decided to do a review of Residences Manila, which I secretly conceived as an experiment for my Maven Secrets problogging class.

The spark of Residences Manila  was to blog about the lux and mid-market condo communities in Alabang, Fort Bonifacio Global City, and Makati. I wanted to capture online the snapshots and stories of what it meant to be a condo dweller living in a community.  I winced at listing blogs that described these projects, just like a product. Model units, though pretty and chic, still seemed lifeless and isolated  like mug shots of homes in a lineup. The model units were beginning to look alike.  I wanted to make the home search come alive, create some excitement, make it resonate in the reader’s mind’s eye.  I wanted to do it differently online–yet again.

Traipsing  almost daily among these three territories gave me a real feel of the ins and outs of the estates.  And I enjoyed doing this.  I love going thru Alabang, the Fort, and Makati City.  And it’s not about shopping, but the experience of the new and unknown.

As a broker who loves aesthetics and imagining what is possible in a unit of space, I could always visualize different looks of condos, in different styles–no matter how worn or how new the place looked.  And beyond that, how the pulse of the community made that relatively small space a more homey one for its resident.  That was the researcher within me observing colors, spaces, people, movement, pulsating patterns of life around the area. 

I must admit though that there are places in these territories that I resonate with more than others. My ‘goodness-of-fit’ radar is better in these 3 places. I’ll stick to that for now.

Somehow, I felt I deviated from the original spirit of this blog.  Some pressure to include listings on houses and first time home buyers  gave it less voice online.  

My stats counter  prove that my viewers do want to see these lux finds and unique apartment listings on Residences Manila.   But they also want to see the life behind and around the four walls of that pretty condo in photos. 

So I  return to Residences Manila’s  original spirit. Expect news  about the condo, the best-in-class estates, the good apartment finds around the Metro.  I will write about the urbanite apartment dweller’s usually great, sometimes challenging experiences of living in the condo.  There are surely many stories for this, as many as the units and floors for each condo estate!

Do expect to read on how to dress up your residential gem, tips on living, lifestyle and renewal for your home in the sky.  Lux means many things to many people.  But in Residences Manila, lux living means getting the most for your space, making it what you want to be, and living the life that you really want within those four fabulous walls.

When I recall what AIM professor and problogger extraordinaire Anton Diaz asked me that invigorating September night in class:  ”What’s your passion?”, something stirred in me.  I felt the mounting excitement of my vision affirmed by those words.

He said it would be hard to deviate from what you’re passionate about when you blog, for that’s where your strengths lie. Recalling that moment I decided to do a review of Residences Manila, which I secretly conceived as an experiment for my Maven Secrets problogging class.

The spark of Residences Manila  was to blog about the lux and mid-market condo communities in Alabang, Fort Bonifacio Global City, and Makati. I wanted to capture online the snapshots and stories of what it meant to be a condo dweller living in a community.  I winced at listing blogs that described these projects, just like a product. Model units, though pretty and chic, still seemed lifeless and isolated  like mug shots of homes in a lineup. The model units were beginning to look alike.  I wanted to make the home search come alive, create some excitement, make it resonate in the reader’s mind’s eye.  I wanted to do it differently online–yet again.

Traipsing  almost daily among these three territories gave me a real feel of the ins and outs of the estates.  And I enjoyed doing this.  I love going thru Alabang, the Fort, and Makati City.  And it’s not about shopping, but the experience of the new and unknown.

As a broker who loves aesthetics and imagining what is possible in a unit of space, I could always visualize different looks of condos, in different styles–no matter how worn or how new the place looked.  And beyond that, how the pulse of the community made that relatively small space a more homey one for its resident.  That was the researcher within me observing colors, spaces, people, movement, pulsating patterns of life around the area. 

I must admit though that there are places in these territories that I resonate with more than others. My ‘goodness-of-fit’ radar is better in these 3 places. I’ll stick to that for now.

Somehow, I felt I deviated from the original spirit of this blog.  Some pressure to include listings on houses and first time home buyers  gave it less voice online.  

My stats counter  prove that my viewers do want to see these lux finds and unique apartment listings on Residences Manila.   But they also want to see the life behind and around the four walls of that pretty condo in photos. 

So I  return to Residences Manila’s  original spirit. Expect news  about the condo, the best-in-class estates, the good apartment finds around the Metro.  I will write about the urbanite apartment dweller’s usually great, sometimes challenging experiences of living in the condo.  There are surely many stories for this, as many as the units and floors for each condo estate!

Do expect to read on how to dress up your residential gem, tips on living, lifestyle and renewal for your home in the sky.  Lux means many things to many people.  But in Residences Manila, lux living means getting the most for your space, making it what you want to be, and living the life that you really want within those four fabulous walls.

Looking for a one-stop-blog to help first time home buyers in the Philippines, I didn’t find any! 

Doing a bit of research, I found this site from Basta Pinoy  with an article by Charles Covalesky, a Title insurance lawyer based in Florida, with info on helping you get your first home.  Yes, it was written for the Florida residential buyer market, but a lot of the advice offered can be applied here.  There are a couple of points which the article cites, which are differently practiced here in the Philippines.  

One, in terms of financing, there is NO PHILIPPINE BANK that will give you an approved loan equal to the house’s selling price.  That means you must put in some equity, equal to at least 30% if the house is on re-sale.  The only time I’ve seen this exception is when some customers would agree to  an unscrupulous agent’s suggestion to pay off the appraiser.  What the appraiser does is to raise the value rating of the house, consequently leading to a higher approved loan value.  In many cases, it’s enough to cover the entire selling price.  But it doesn’t reflect the real asset base of the Philippines.  We in the Philippine Association of Realtors Boards (PAREB) discourage Realtors from bribing any official or network partner, as it sets a precedent of dishonesty and bad business advice.

Credit ratings for consumers are only visible to the Philippine banks, unlike in the States you can pay for the service for access to the information. Your bank officer will just tell you that you get a pass’ or ‘fail’ rating.   Our loan approval system also relies on specific neighborhood information from referred friends or associates,   in addition to a review of the objective details given by the borrower himself.  That’s where the Realtor’s role is important as he acs as mediator between the borrower and the bank if he offers bank loans as a mortgage broker. 

Lastly is that though there may be an economic recession round the world, in the Philippines most people I’ve talked to, sellers and buyers, say that it’s as if  the country is much less affected than its Western counterparts.  You may also attribute it to the smaller supply of good homes  in your area of choice, which keeps buyers on their toes to look for the best house with the best deal.  But my advice is to aim for a fair price or slightly lower than market price, and grab the good property if you find a house worth negotiating for.  Don’t wait for the seller/owner to bring the selling price way down.  Every seller, remember, thinks that his house is the best.  He can be less objective about the pricing compared to the next seller.   Good houses in any market sell quickly.

Looking for a one-stop-blog to help first time home buyers in the Philippines, I didn’t find any! 

Doing a bit of research, I found this site from Basta Pinoy  with an article by Charles Covalesky, a Title insurance lawyer based in Florida, with info on helping you get your first home.  Yes, it was written for the Florida residential buyer market, but a lot of the advice offered can be applied here.  There are a couple of points which the article cites, which are differently practiced here in the Philippines.  

One, in terms of financing, there is NO PHILIPPINE BANK that will give you an approved loan equal to the house’s selling price.  That means you must put in some equity, equal to at least 30% if the house is on re-sale.  The only time I’ve seen this exception is when some customers would agree to  an unscrupulous agent’s suggestion to pay off the appraiser.  What the appraiser does is to raise the value rating of the house, consequently leading to a higher approved loan value.  In many cases, it’s enough to cover the entire selling price.  But it doesn’t reflect the real asset base of the Philippines.  We in the Philippine Association of Realtors Boards (PAREB) discourage Realtors from bribing any official or network partner, as it sets a precedent of dishonesty and bad business advice.

Credit ratings for consumers are only visible to the Philippine banks, unlike in the States you can pay for the service for access to the information. Your bank officer will just tell you that you get a pass’ or ‘fail’ rating.   Our loan approval system also relies on specific neighborhood information from referred friends or associates,   in addition to a review of the objective details given by the borrower himself.  That’s where the Realtor’s role is important as he acs as mediator between the borrower and the bank if he offers bank loans as a mortgage broker. 

Lastly is that though there may be an economic recession round the world, in the Philippines most people I’ve talked to, sellers and buyers, say that it’s as if  the country is much less affected than its Western counterparts.  You may also attribute it to the smaller supply of good homes  in your area of choice, which keeps buyers on their toes to look for the best house with the best deal.  But my advice is to aim for a fair price or slightly lower than market price, and grab the good property if you find a house worth negotiating for.  Don’t wait for the seller/owner to bring the selling price way down.  Every seller, remember, thinks that his house is the best.  He can be less objective about the pricing compared to the next seller.   Good houses in any market sell quickly.

Before viewing  other condos in your Realtor’s shortlist, do bear in mind the following to have a productive trip:

1)  Allocate at least 1.5 hours for viewing  properties.   It takes at least 20-30 minutes to inspect a condo.  When scheduling a viewing, request to see  a maximum of five, properly pre-qualifed condominiums during the first round.  Why not more?    By my experience, clients get more confused if they view so many units on the same day.  They won’t remember what they’ve seen, or worse, they’ll fail to appreciate the good qualities of the properties due to the information overload. 

2)  Before entering the condo, ask the owner or tenant if you need to take off your footwear.  There are some nationalities that mind your stepping into their abode in shoes or slippers.    Others don’t. Be culturally sensitive.

3)  Do not ask for the owner’s or tenants contact details.  Realtors won’t come out with this request at all!  But part of the ethics of viewing condos:  please don’t request for the contact details of the owner in case you get to meet him in the viewing.  And in case the owner voluntarily gives his card, accept it as part of courtesy–but surrender it to your broker immediately after the meeting.  As many units shown to your are not necessarily the broker’s exclusive listing, keep the trust by dissipating any thoughts that you will contact the owner directly without your broker’s knowledge.

4) Check if the condominium property can still accomodate digital and internet lines–and if they’ll have enough allocation for you if you apply.  Believe it or not, there are still some condominium projects in Makati and other areas that can no longer install a digital phone line nor DSL internet line. This is true of PLDT if you want to have broadband internet.

 If they’ve reached a cap on PLDT, check with the administrator’s office which service providers do they accept.  Not all condos can install Globe, Smart or Bayantel.  Unless you’re willing to use a cellular landline (there have been mixed reviews about using the latest Globe Duo due to dropped calls), check out this capability early before plunking down your hard-earned money in that condo.  It’s like  a thread that’s waiting to unravel your entire condominium investment.

5)  Check the electrical loading capacity of the unit.  There are some condominium projects, especially the newer ones, whose electrical loading or breakers are underrated. Do check it out especially if you can accomodate at least the  basic loads with no danger or need for re-wiring your unit.  I’ve had a client do this for his Forbeswood Heights unit.  Another client couldn’t even install an electrical range oven that’s more than 1000 watts due to this limitation.

Before viewing  other condos in your Realtor’s shortlist, do bear in mind the following to have a productive trip:

1)  Allocate at least 1.5 hours for viewing  properties.   It takes at least 20-30 minutes to inspect a condo.  When scheduling a viewing, request to see  a maximum of five, properly pre-qualifed condominiums during the first round.  Why not more?    By my experience, clients get more confused if they view so many units on the same day.  They won’t remember what they’ve seen, or worse, they’ll fail to appreciate the good qualities of the properties due to the information overload. 

2)  Before entering the condo, ask the owner or tenant if you need to take off your footwear.  There are some nationalities that mind your stepping into their abode in shoes or slippers.    Others don’t. Be culturally sensitive.

3)  Do not ask for the owner’s or tenants contact details.  Realtors won’t come out with this request at all!  But part of the ethics of viewing condos:  please don’t request for the contact details of the owner in case you get to meet him in the viewing.  And in case the owner voluntarily gives his card, accept it as part of courtesy–but surrender it to your broker immediately after the meeting.  As many units shown to your are not necessarily the broker’s exclusive listing, keep the trust by dissipating any thoughts that you will contact the owner directly without your broker’s knowledge.

4) Check if the condominium property can still accomodate digital and internet lines–and if they’ll have enough allocation for you if you apply.  Believe it or not, there are still some condominium projects in Makati and other areas that can no longer install a digital phone line nor DSL internet line. This is true of PLDT if you want to have broadband internet.

 If they’ve reached a cap on PLDT, check with the administrator’s office which service providers do they accept.  Not all condos can install Globe, Smart or Bayantel.  Unless you’re willing to use a cellular landline (there have been mixed reviews about using the latest Globe Duo due to dropped calls), check out this capability early before plunking down your hard-earned money in that condo.  It’s like  a thread that’s waiting to unravel your entire condominium investment.

5)  Check the electrical loading capacity of the unit.  There are some condominium projects, especially the newer ones, whose electrical loading or breakers are underrated. Do check it out especially if you can accomodate at least the  basic loads with no danger or need for re-wiring your unit.  I’ve had a client do this for his Forbeswood Heights unit.  Another client couldn’t even install an electrical range oven that’s more than 1000 watts due to this limitation.

It’s with some pride that I can say that I knew Conti’s Restaurant long before they became ultra-popular. Conti’s started out as Dates and Nuts Restaurant in BF Homes Paranaque way back in the early 80′s. I remember my parents taking us there for dinner after Mass.  It was such a treat. 

The diminutive restaurant was a venture-in-the wall of seven 4-seater tables, one cake freezer, and a lot of yummy, home-cooked goodies.  Though their signature baked item was the namesake  Dates and Nuts bar,the most popular item  was their to-die-for Peach Walnut Torte.  With heavenly baked-meringue base topped with an ethereal puffy crown of white cream, bejeweled with shiny peach slices and walnuts, it was truly a most coveted treat that we looked forward to after every meal.  I even recall Sharon Cuneta would bring a then 5-year old KC Concepcion there to take a bite out of the sweet yummies. 

I remember too the Conti sisters–Angie, Carol and a third sister whose name now escapes me–were passionate about their food as they were about ensuring that their catering services enhanced the memorable occasion.  Yes, they do catering, til this day.  My mom got them for my debut bash at home.  I recall that my guests raved about the great dishes–especially the lengua, the baked salmon, the roast beef, the pasta, and of course, the to-die-for dessert table.  And Angie and Carol, with their eternally gracious demeanor,  were there attentive to every detail. I recall too one time Angie explained to me that they try to teach this posture of service to their staff by example.  I believe they’ve succeeded to this day.  The Conti’s waiters are consistently  solicitous and gracious.

After the old logo and image morphed into the now familiar green-and-yellow symbol that is Conti’s, the addition of a food take out service counter in the last 5 years really set off a boom in the business. It’s only in Conti’s outlets wherever I visit–whether in the old BF Homes outlet, Serendra, or Trinoma–that I see queues of people waiting for their turn to grab a box of desserts, order for food for a quick party, or select yummy savory and sweet pies for the daily baon of the kids. Christmas time at Conti’s is like lining up for enrollment in UP or Ateneo.  The now  familiar lines of customers wait for what seems like hours under white tents set up outside the restaurant to place their orders, or claim their pre-ordered dishes.  They’ve also recently opened an outlet in exciting Nuvali, Sta. Rosa, Laguna.  Good that the genteel Southerners will not have to treck all the way to BF or Fort for their heavenly food. 

The draw of Conti’s is on the whole because of their food, but in part because of the resto’s ambiance.  It’s bright, tastefully done, and comfy.  It’s a family restaurant with leather-feel seats, warm white lighting, zen-style common toilets, always-fresh news dailies, fresh flowers on the table, a never-empty glass of water, and of course freshly cooked, piping hot food on trays constantly floating over to a customer’s table.  Food is artfully arranged (though I wish the food portions were a tad bigger like before!).  Definitely a couple of notches higher than a fast food burger or chicken restaurant’s functional interiors. 

Conti’s managed to  evolved into a bakeshop-restaurant whose owners have gotten the food pulse of the upscale, urban Pinoy’s quickening lifestyle.   Food has to be served hot, fast and nutritious.  So when you select dishes from their take-out counter freezers, you’ll see that frozen foods that are simply blast frozen versions of their good ‘ole  menu items.  They also added pates (artichoke dips and chicken liver pate are my FAVORITE) that go well with the crisp, dry bruschetta. Tasty dips, salad dressings, and spreads add savoury counterpoint to the beautifully made sweets: cakes such as Mango Bravo, Strawberry Shortcake, Sans Rival, Mango Creme Cake and the classic Peach Walnut Torte; handy treats such as cheese turnovers, the classic Date bars, lemon squares, brownies, lenguas de gato.  You’ll see party favourites in their brochure, in various permutations of menus:  laing, siomai, roastbeef, rellenong bangus, russian potato salad, lasagna for baking –the list is endless.   As long as the line of people that wait for their turn of a slice of goodness.

So whether you’re throwing an intimate family reunion, just too lazy to cook, or need to bring a gift of goodness to a friend, Conti’s has plenty to offer for food for the stomach, as well as kindness for the soul.

(Note:  This writer wrote the above article review independent of Conti’s invitation.  We do this as a service to our blog readers who are interested to know of good places around the communities that Residences Manila hangs around in).

It’s with some pride that I can say that I knew Conti’s Restaurant long before they became ultra-popular. Conti’s started out as Dates and Nuts Restaurant in BF Homes Paranaque way back in the early 80′s. I remember my parents taking us there for dinner after Mass.  It was such a treat. 

The diminutive restaurant was a venture-in-the wall of seven 4-seater tables, one cake freezer, and a lot of yummy, home-cooked goodies.  Though their signature baked item was the namesake  Dates and Nuts bar,the most popular item  was their to-die-for Peach Walnut Torte.  With heavenly baked-meringue base topped with an ethereal puffy crown of white cream, bejeweled with shiny peach slices and walnuts, it was truly a most coveted treat that we looked forward to after every meal.  I even recall Sharon Cuneta would bring a then 5-year old KC Concepcion there to take a bite out of the sweet yummies. 

I remember too the Conti sisters–Angie, Carol and a third sister whose name now escapes me–were passionate about their food as they were about ensuring that their catering services enhanced the memorable occasion.  Yes, they do catering, til this day.  My mom got them for my debut bash at home.  I recall that my guests raved about the great dishes–especially the lengua, the baked salmon, the roast beef, the pasta, and of course, the to-die-for dessert table.  And Angie and Carol, with their eternally gracious demeanor,  were there attentive to every detail. I recall too one time Angie explained to me that they try to teach this posture of service to their staff by example.  I believe they’ve succeeded to this day.  The Conti’s waiters are consistently  solicitous and gracious.

After the old logo and image morphed into the now familiar green-and-yellow symbol that is Conti’s, the addition of a food take out service counter in the last 5 years really set off a boom in the business. It’s only in Conti’s outlets wherever I visit–whether in the old BF Homes outlet, Serendra, or Trinoma–that I see queues of people waiting for their turn to grab a box of desserts, order for food for a quick party, or select yummy savory and sweet pies for the daily baon of the kids. Christmas time at Conti’s is like lining up for enrollment in UP or Ateneo.  The now  familiar lines of customers wait for what seems like hours under white tents set up outside the restaurant to place their orders, or claim their pre-ordered dishes.  They’ve also recently opened an outlet in exciting Nuvali, Sta. Rosa, Laguna.  Good that the genteel Southerners will not have to treck all the way to BF or Fort for their heavenly food. 

The draw of Conti’s is on the whole because of their food, but in part because of the resto’s ambiance.  It’s bright, tastefully done, and comfy.  It’s a family restaurant with leather-feel seats, warm white lighting, zen-style common toilets, always-fresh news dailies, fresh flowers on the table, a never-empty glass of water, and of course freshly cooked, piping hot food on trays constantly floating over to a customer’s table.  Food is artfully arranged (though I wish the food portions were a tad bigger like before!).  Definitely a couple of notches higher than a fast food burger or chicken restaurant’s functional interiors. 

Conti’s managed to  evolved into a bakeshop-restaurant whose owners have gotten the food pulse of the upscale, urban Pinoy’s quickening lifestyle.   Food has to be served hot, fast and nutritious.  So when you select dishes from their take-out counter freezers, you’ll see that frozen foods that are simply blast frozen versions of their good ‘ole  menu items.  They also added pates (artichoke dips and chicken liver pate are my FAVORITE) that go well with the crisp, dry bruschetta. Tasty dips, salad dressings, and spreads add savoury counterpoint to the beautifully made sweets: cakes such as Mango Bravo, Strawberry Shortcake, Sans Rival, Mango Creme Cake and the classic Peach Walnut Torte; handy treats such as cheese turnovers, the classic Date bars, lemon squares, brownies, lenguas de gato.  You’ll see party favourites in their brochure, in various permutations of menus:  laing, siomai, roastbeef, rellenong bangus, russian potato salad, lasagna for baking –the list is endless.   As long as the line of people that wait for their turn of a slice of goodness.

So whether you’re throwing an intimate family reunion, just too lazy to cook, or need to bring a gift of goodness to a friend, Conti’s has plenty to offer for food for the stomach, as well as kindness for the soul.

(Note:  This writer wrote the above article review independent of Conti’s invitation.  We do this as a service to our blog readers who are interested to know of good places around the communities that Residences Manila hangs around in).

Welcome to the launch of The Residences Manila. Our blog aims to give global viewers a visual tour of the choicest selections of Manila’s best-in-class residential condominiums and apartments, available for sale or rent.

Welcome to the launch of The Residences Manila. Our blog aims to give global viewers a visual tour of the choicest selections of Manila’s best-in-class residential condominiums and apartments, available for sale or rent.