A Law Exempting Homeowners Association from All Taxes

QUESTION: Rltr John, this is about Bureau of Internal Revenue (BIR) Revenue Memorandum Circular (RMC) No. 65-2012. Is there a law that we can cite as reference to debunk the BIR ruling that imposes VAT on Association Dues?

ANSWER: Oh yes there is.

Section 18 of the Magna Carta for Homeowners and Homeowners’ Associations (Republic Act 9904) of January 7, 2010, says: "Where the LGUs lack resources to provide for basic services, the associations shall endeavor to tap the means to provide for the same. In recognition of the associations’ efforts to assist the LGUs III providing such basic services, association dues and income derived from rentals of their facilities shall be tax - exempt: Provided, That such income and dues shall be used for the cleanliness, safety, security and other basic services needed by the members, including the maintenance of the facilities of their respective subdivisions or villages."

---

So if your HA (including Condominium Corporation) wants to be exempt from that VAT on Association Dues, you get it registered in Housing and Land Use Regulatory Board (HLURB) as a Non-Stock Non-Profit Corporation.

Just a piece of offer, HA administration, real estate ownership, leasing, and selling are most of the time complicated. Your HA can get me as common consultant at very cheap retainer basis; so that in any moment your HA or your members need advice on any real estate issues, just have them ring me up.

As lead convenor of the Integrated Professional Organization of Real Estate Practitioners (IPORESP), I would like to encourage the Homeowners Association to maximize your voice in the real estate sector and expand your connections with the real estate professionals by registering (for FREE) to IPORESP. Homeowners Association are part of the IPORESP organizational structure, and in fact, the HAs have their own Cluster (refer to IPORESP By-Laws). If you have any question on this, please ask me.

As founder of the Realter Society, I would like to inform everyone that HA Administrators can avail of the right to use the Rltr (Realter) professional title by registering in Realter Society. HA administrators include those who manage the Administration of condominium and subdivision homeowners associations; General Managers of hotels, resorts, and Golf and Country Clubs; including Property Managers and court-appointed Estate Administrators. If you have question on this, please ask me.

---

Adirondack Chairs is best for poolsides.

---

I dedicate this blog to Kate, Alyssa, and Jessa, PUP students in Accountancy who are conducting a group thesis research on Value Added Tax on Homeowners Associations.

---

UPDATE. June 2014. MANILA, Philippines - The Court of Tax Appeals (CTA) has ruled that condominium or association dues as well as other fees collected from unit owners are not subject to income tax and withholding tax. Read more at
http://www.philstar.com/headlines/2014/06/23/1337973/condo-dues-not-subject-tax-court

---

If there is anything else important that I forgot to include in this article, or if you experienced a real estate transaction that is anomalous, scam, fraudulent scheme that you want me to document and expose for others to be warned, or if you want to donate to the war chest of real estate consumer rights advocacy, please feel free to email me at JohnPetalcorin@Gmail.Com. If you want to comment about this article, there is a provision for this purpose that you can find below.
Thank you so much for visiting my site. May God Bless You!

How much is the ideal condominium association fee?

QUESTION: Rltr. John, I am a foreigner who owns a 1BR Condo Unit. My Association Due is P3,000. My friend owns a unit also but just a studio type and he pays P1,500 only. In your opinion, do you think it is fair?

ANSWER: Thanks for the question, Frank. In one of my blogs in the past, I remember I expressed an opinion in a blog that Condo Association Dues should be EQUAL regardless of unit size because owners have equal access to the "same amount" of common areas, amenities, facilities, janitorial and security services of the Condo Admin. So, big unit or small unit, ideally, everyone in the building must be paying the same amount of condominium association fee.

The ideal condominium association fee must be FAIR, and it should follow a formula of Total Condo Association Cost divided by Number of Unit Owners. The ideal rate should not be divided by Square Meter of unit owned.

JOHNJAY NUBLA: Hi john I agree w/u but if a 3br against a studio, 3br has 5-6 occupants vs a studio has 1-2 occupants how do you rate the association dues as the 3br has more uses for the common area.

Rltr John R Petalcorin: It does not really follow that the 3BR condo has more occupants than a 1BR condo. In fact, I just called up the condo Admin a while ago and they said bigger units owned by the rich have lesser occupants than smaller units owned by middle-income group.

Common areas are mostly hallways and lobby and these are not consumable "pies" like water wherein the greater the number of unit residents eat the greater amount of the pie. Condo also don't assign "more" security guards on the hallways of bigger units.

However, your logic could well be applied in a user-fee system wherein fees will be charged per head of registered resident or they can charge per entrance per head like a movie house.

Moreover, it gave me an idea that under the current set-up wherein Condo Fees are based on square meters of ownership, I think the corporation should behave like stockholders (one sqM is equivalent to one share of stock) wherein vote points in a condo corporation will be based on area owned. If you have 20 sqM unit, your vote has 20 points. If you have 100 sqM unit, your vote is equivalent to 100 points.

---

IMPORTANT NOTICE: CONDO owners and tenants must read http://petalcorin.blogspot.com/2013/07/a-law-exempting-homeowners-association.html.

---

If there is anything else important that I forgot to include in this article, or if you experienced a real estate transaction that is anomalous, scam, fraudulent scheme that you want me to document and expose for others to be warned, or if you want to donate to the war chest of real estate consumer rights advocacy, please feel free to email me at JohnPetalcorin@Gmail.Com. If you want to comment about this article, there is a provision for this purpose that you can find below.
Thank you so much for visiting my site. May God Bless You!

Is a condo property manager required to have PRC license as Real Estate Broker

QUESTION: Rltr. John, is a Property Manager of a condominium required to have a PRC license as a Real Estate Broker?

ANSWER: It depends on the operations of the person. If the person operates as mere Administrator of the Homeowners Association, then there is no need for him/her to get Real Estate Broker PRC license. The appropriate designation or title of persons operating under this category would be Building Administrator, or Condominium Administrator, or Homeowners Association Administrator, but they must avoid using the designation or title Property Manager.

A person who carries the designation or title of Property Manager operates as a caretaker or leasing agent of individual condo unit in exchange for a professional fee or any form of remuneration of personal services. In order to operate legally as a an independent service provider, a Property Manager must get a PRC license as a Real Estate Broker, or he/she can attach as Salesperson under the license of the Broker. The provisions, responsibilities, and obligations between the unit owner and property manager is forged by a Property Management Agreement, or Lease Agency Agreement, or a Special-Power-of-Attorney.

If the person is only a caretaker, whether a family relative of not, who is given access to the unit and authority to lease it out without any kind of compensation, then a simple Special Power-of-Attorney that would work perfectly fine; as long as it is written in the SPA that there is no compensation for the SPA-holder. Voluntary SPAs are considered extension of the principals and exempted from the requirement for licensing in PRC.

---

IMPORTANT NOTICE: CONDO owners and tenants must read http://petalcorin.blogspot.com/2013/07/a-law-exempting-homeowners-association.html.

---

If there is anything else important that I forgot to include in this article, or if you experienced a real estate transaction that is anomalous, scam, fraudulent scheme that you want me to document and expose for others to be warned, or if you want to donate to the war chest of real estate consumer rights advocacy, please feel free to email me at JohnPetalcorin@Gmail.Com. If you want to comment about this article, there is a provision for this purpose that you can find below.
Thank you so much for visiting my site. May God Bless You!

Who burdens VAT of homeowners association dues?

QUESTION: Rltr. John, The Bureau of Internal Revenue (BIR) has just released Revenue Memorandum Circular (RMC) No. 65-2012 which says association dues, membership fees, and other assessments/charges collected by condominium corporations are subject to VAT. Is the BIR correct? Who should pay the VAT?
ANSWER: Yes, the BIR is correct. Homeowners Association dues have VAT because there are "services" rendered in exchange of the due. Services in Association Dues includes homeowners administration, maintenance of common areas, and private security services. But who pays the VAT?
VAT is a type of tax that can be passed on the bottom line user of the VATable product or service, unless there is a prior agreement that someone else will. If the occupant of the condo unit is the owner of the unit, then the owner shoulders the VAT.
If the unit is on rent under a correct lease offer and contract, then the tenant pays the VAT. However, if the unit is rented out with a lease offer and contract is wrongly made, then the owner of the property pays the VAT. I taught this clearly in my blog titled, "Professional Real Estate Management Service (PREMS)".

WRONGLY MADE LEASE OFFER

A wrongly made lease offer and contract is one wherein the rent includes association dues. This happens when the price of the rent being offered includes association dues. Example: "Condo for Rent. Makati. P30,000 incl Assn Dues". Again, if the unit is rented out with a lease offer and contract is wrongly made, then the owner of the property shoulders the VAT, not the tenant.

Lahat na tax pahirap talaga yan. Pero meron namn yang return sa society, especially in the production of public goods and services. Hindi ang homeowners association ang pinahirapan ng VAT on HA Dues, kundi ang homeowner or ang tenant.

Ang condo na walang maayos na PMO or HA ay marumi, hindi secured, maraming kalat sa hallway.

In taxation theory and practice, when you say VAT, all kinds of VAT, pinapasa talaga ang burden nyan sa user ng product or service. VAT is an application of Economics. I finished BS Economics in UP.

The Association merely "remits" VAT to BIR. The Association charges VAT to the burden of the homeowner.

TAX EXEMPTION

If they want Homeowners Associations to be Tax Exempt, I can help, I have an "idea" that is worth a million pesos (but like a missionary in hell, I won't even get paid a single centavo). Argue on grounds of...... tantarantantannnnn.... "SELF-HELP", just like the CONSLA argument. If a group of people are pooling their money for a self-help endeavor, it can be tax exempt.

When the Association pays the Private Company for the security and janitorial services, the Association pays VAT. Any procurement or acquisition done by the Association is not VAT exempt. But when the members of the Association contributes membership fee or association dues, there should be no VAT on it because it is an internal fund-raising activity, a self-help mechanism of members, no service rendered.

If the Association is a service contractor and the private security and janitorial company is a sub-contractor, then the Association Due is VATable. But I doubt if the Association is classified as a service provider or service contractor. It looks like the BIR is wrong. Hmmmmm, I'll study this more.

By the way, for everone's information, Homeowners Associations (HA) is one of the integral cluster of the IPORESP. They have a cluster of their own. Their Presidents and Chief Administrators can be a member of IPORESP. This is per IPORESP By-Laws. This is the reason why we care for matters that affect Homeowners Associations.

HAs are exempt from taxes. You must also read http://petalcorin.blogspot.com/2013/07/a-law-exempting-homeowners-association.html.

---

If there is anything else important that I forgot to include in this article, or if you experienced a real estate transaction that is anomalous, scam, fraudulent scheme that you want me to document and expose for others to be warned, or if you want to donate to the war chest of real estate consumer rights advocacy, please feel free to email me at JohnPetalcorin@Gmail.Com. If you want to comment about this article, there is a provision for this purpose that you can find below.
Thank you so much for visiting my site. May God Bless You!

Commentary on "Calculating Return-On-Investment For Condo Units"

A foreign investor requested a comment about the blog titled "Calculating Return-On-Investment For Condo Units". Below is my comment.

COMMENTARY: The rent of 15,000 is too high for a 23 sqm condo unit -- it should only be around 12,000 including Association Monthly Dues. But if you insist on 15,000 then OK as on the assumption that it is fully furnished (interior renovation, fixtures and furnishing costs at least 400,000).

If the rent is above 12,800, please include 12% VAT, which will reduce your 15,000 desired income by P1,800.

That Monthly Association Dues of P1,150/mo is the cheapest I know, so probably I assume that is a class D condominium.

That calculation also assumes the unit owner does it all by herself in showing the unit to prospective tenants. Since we assume she is an "investor", we would assume she must be gainfully working overseas or a local hard working RICH with no time to show the unit -- in reality, an absentee owner will have to hire a Professional Property Management Service which will cost her professional fee of P20,000 (with or without tenant) a year plus 8% Commission on the income from rent.

A condo investor who earns 4% ROI/yr is the luckiest among a line-up of 100 randomly picked unit owners. Although I would say a 6% ROI is possible if the Property Manager will put your property favorably on top of the line-up. If you present an assumption of 2 months vacancy cost, you have to present it in such a way that you will not run a risk of giving the investor a false promise of a 10 month occupancy rate -- that occupancy rate is very difficult to achieve if you ask a seasoned tenant head-hunter who have done-this-done-that.

If that is a brand new condominium, the moment the buyer pays the first Property Tax (around P4,000) in City Hall, she will have to stare with surprise at the assessed value of less than P150,000 for that unit and begin thinking she probably got ripped-off when she bought it at P1,200,000.

Surprisingly, in the end if the investor would want to liquidate the investment, she will have to offer that unit for sale at a price lower than the acquisition cost. Of course she has to pay 5% broker's commission.

FINAL WORDS

My last words for the investors, hmmmmm, if you really want to try to gamble an investment with Philippine condo, try the cheapest chip first. A small studio-type unit is best for investment trial purposes. Unless you are filthy rich who burns thousands of money without remorse, never start a trial investment with anything bigger than a studio-type condo. If you want to be introduced to non-Filipinos who have actual experience as condo investor in Philippines, just ask and I will refer you so you can learn from their experience.

If your money is hard-earned, like that of OFWs, save your self some tears, and trust me, the agent who sold the unit to you will not be by your side when the promised return of investment will not materialize. The agent can't help you resell that because it will compete with the other brand new units of the developer she exclusively works for.

Remember, before the sale, seller's agents will be nice to you; but after the sale, they won't care at all. Investment Scam in Philippines is a means of survival and widely practiced. Seller's agents would do anything, promise you high return of investment, to make you sign that deal. If the seller's agent is in a hurry to make you sign the purchase, read first my blog titled, "Is now the right time to buy and invest?". Another thing to watch out before you sign a purchase is the Lease-Back and Buy-Back Scams, the anomaly of Non-Disclosure of Master Deed. There are many more loopholes that you need to watch out for, I have written them all in my blog, but if you don't have 14 years to go through my experience as a Broker, then just hire a Broker Property Manager to watch your back during investment acquisition and all throughout the leasing out of the unit after the acquisition.

Since you are an investor and I am just a pro bono real estate service coach. Let me wrap it up with a light-hearted game where I will surely win (so I will earn income). Come with me and let's gamble. I will bring to any mall you want in Metro Manila where I can show you an amazing large pool of real estate agents hanging around handing out condominium marketing fliers. You bet your P40,000 (that is equivalent to around 1,000 US Dollars). The game is simple. We walk in the mall and you randomly pick 10 agents and get their fliers. Then we sit down and I will show you a website where we can determine who is licensed and who is not. If we can't find one licensed real estate agent from the randomly selected ten agents, I win your P40,000. The relevance of the game is about letting you discover, at the ground level, how big the anomaly is in Philippines on consumer risk associated with unlicensed agents (cum real estate investment consultants as how they call themselves). Wanna bet?

---

Below is the assumption of the Investment Scam I commented upon: Calculating the ROI On Condo Units

Estimated cost of a 23 sqm unit of condo: P1,200,000

Estimated rental income per year (at Php15,000/month): P180,000

Less

Vacancy costs (2 months): P30,000

Monthly Dues (12mos at 1,150/mo): P13,800

Taxes: P5,500

Maintenance: P4,000

Insurance: P2,500

Net Income: P124,200

ROI = (Net Income / Total Cost of Unit) * 100

ROI : 10.35% per year or about 9 years & 8 months

---

If there is anything else important that I forgot to include in this article, or if you experienced a real estate transaction that is anomalous, scam, fraudulent scheme that you want me to document and expose for others to be warned, or if you want to donate to the war chest of real estate consumer rights advocacy, please feel free to email me at JohnPetalcorin@Gmail.Com. If you want to comment about this article, there is a provision for this purpose that you can find below.
Thank you so much for visiting my site. May God Bless You!

The onset and termination of membership in a Condominium Corporation

QUESTION: Rltr. John, how is the process of onset and termination of membership in a Condominium Corporation?

ANSWER: Onset of membership in the corporation is automatic unit ownership and co-terminous with unit ownership. When a member ceases to own a unit, he automatically ceases to be a member of the corporation.

What is the essence and purpose of a Condominium Corporation?

The organization of a condominium corporation is a legal requirement, especially if some unit buyers are foreigners in order that title to the land may registered in the name of the corporation with all unit owners as members. Its primary purpose is ownership of the common areas and management of the project. In the Philippines, foreigners cannot (disallowed by the Constitution) own land, but they can own 40% share of stocks in a corporation.

FAQ on Condominiums - Part 1 of 2

[ Basic Knowledge for Brokers ] This article contains answers to frequently asked questions about condominiums.

xxxxx
Go to PART 1
Go to PART 2
xxxxx

What is the law that governs Condominium Development?

§ Republic Act 4626 and House Bill 970 Amendment.

xxxxx

What are the stages in putting up condominium?

§ Planning stage

§ Development stage

§ Condominium management stage

xxxxx

What are the things to do during planning stage?

§ Choosing a suitable location, normally in high-population density areas

§ Determining the following: USAGE TYPE- residential, commercial, office, hotel; Budget- high or low; DESIGN - high rise, townhouse, twin tower; FUNDING - bank financing or direct investment or joint; CONSTRUCTION FEATURES- number of floors, units/floors, basement levels, facilities and services, land area; ARCHITECTURAL DESIGN - choice of architect

§ Selection of constructor or builder

§ Consolidation of the master plan

§ Cost estimates- labor, material, miscellaneous

§ Bid solicitations and adjudication

xxxxx

What are the things to do during development stage?

§ Application/ registration for building permit

§ Application with DENR for Environmental Compliance Certificate

§ Application for development permit with HLURB

xxxxx

Where to get the application building permit?

§ Application must be done with city or municipality where the project will be constructed as in ordinary building construction. Application is coursed through the city/municipal engineer, the fire department, the planning and zoning authority, and finally, to the city/municipality mayor.

xxxxx

What is an Environmental Compliance Certificate?

§ This is the Environmental Compliance Certificate attesting that the land on which the project is to be constructed is not within the prohibited zones where the environment is projected; or so that the project will observe rules set to promote environmental protection.

xxxxx

What are the requirements in getting development permit from HLURB?

§ Description of land (with survey plan)

§ Description of building, number of stories, units and their accessories (with diagram of floor plans)

§ Description of the common areas and facilities

§ Description of the interest to be acquired by unit-buyers and those of the common areas

§ Declaration of restrictions or purposes for which the condominium project is intended or restricted as to usage

§ Certification of the registration if such is undertaken for him by representative

xxxxx


What are the things to do during the condominium management stage?

§ Declaration of Restrictions shall provide for the management body i.e. condominium corporation if units may be offered for sale to foreigners or association of condo owners, or board of governors elected or managements agent likewise elected or by the board of directors or if corporation, whether stock/ non-stock

§ It shall also provide for voting majorities, quorums, meeting dates, and other rules to govern such body

§ Power to enforce declaration of restrictions

§ Insurance and bonding of members

§ Provide for maintenance, utility, gardening, etc.

§ Purchase of equipments, supplies, etc for common areas

§ Payment of taxes, assessments and discharge encumbrances

§ Reconstruction and repairs of common areas

§ Delegation of its powers

§ For allowed entry into any unit for maintenance, etc

§ For power of attorney in its favor from members

§ To amend restrictions by a majority vote of members

§ For reasonable assessments to meet expenditures

§ For partition, dissolution and/or sale of condominium as authorized by law of the courts

§ Others as authorized by secondary purposes of articles and by-law.

xxxxx

What are the other authorized by secondary purposes of articles and by-law that needs to be done during condominium management stage?

§ Buy and sell independent units in exercise of rights of first refusal

§ Otherwise lease such units for the corporation’s benefit

§ Assume mortgage on independent units

§ Establish service cooperatives among the unit-owners

§ Other undertaking for benefit of the corporation and its members (shareholders or stockholders)

xxxxx

What are the incidents of a condominium grant?

§ The boundary of the unit granted are the interior surfaces of the perimeter walls, floors, ceilings, windows and doors thereof

§ An exclusive casement (right to enjoy) for the use of the air space encompassed by the boundaries of the unit

§ The common areas are held in common by the holders of the units, in equal share one for each unit

§ A non-exclusive casement for ingress, egress, and support through the common areas in apartment to each unit and the common areas are subject to such casement

§ Exclusive right to renovate, remodel, redecorate or refinish the inner surfaces of the unit (walls, ceiling, floors, window and doors bounding the units), provided value is not impaired

§ Exclusive right to mortgage, pledge or encumber his unit and to have the same appraised independently of the other units of the condominium (subject to restriction in the Declaration of Restriction)

§ Absolute right to sell dispose of the condominium unit (subject to the right of first refusal) (Sec. 6, RA 4726)
What is the right of first refusal?

§ A requirement in the master deed or declaration of restriction that the property be first offered to the condominium corporation or its management body within a reasonable period of time before the same is offered to outside parties

xxxxx

What is the main difference between master deed and declaration of restrictions?

§ In a general sense, the Master Deed or Enabling Act states what acts the unit holders/owners can legally do. The Declaration of Restrictions specify the acts that cannot be legally done.
In what situations involuntary dissolution is applicable?

§ Three (3) years after damage or destruction, no rebuilding or repair has been made to a material part rendered unfit for use

§ More than ½ of project rendered untenantable- owners of more than 30% interest in the common areas are opposed to repair

§ Project in excess of 50 years, obsolete an uneconomical to repair- owners holding over 50% interest in common areas opposed to repair

§ Project is condemned or expropriated, no longer viable- owners of 70% interest in common areas are opposed to the continuation after condemnation or expropriation of a material part of project

§ That conditions for such partition are set forth in the Declaration of Restrictions duly registered (Sec. 8, RA 4726)
What is the effect of involuntary dissolution?

§ Common areas owner or held by the condominium corporation are transferred pre-indivise by way of liquidation an in proportion to their interests to the members or stockholders subject to the superior rights of creditors. Such transfer is deemed all liquidation and the condominium corporation is deemed to sell the entire project for the benefit of all the owners.

xxxxx

In what situations voluntary dissolution is applicable?

§ When the Master Deed is revoked upon registration of an instrument executed by the condominium corporation and consented to by all the registered holders of any lien or encumbrance on the land or building

§ When the condominium corporation is dissolved through an action for dissolution filed by the affirmative vote of all stockholders or members at the general meeting called for the purpose provided all the requirements of section 62 of the Corporation Law are compiled with. (Sec. 13 and 14, RA 4726)


xxxxx

What is the effect of voluntary dissolution?

§ Condominium Corporation is deemed to hold a power of attorney to sell all separate interests of stockholders/member; and

§ Full liquidation of the Corporation by sale of entire project, again subject to the right of the Corporation itself and individual creditors

xxxxx

When and where was the condominium housing started?

§ Condominium housing had its beginning in the 1920s in South America and in some parts of Europe, particularly in Spain, Italy, France and Great Britain because of critical space shortage and high construction cost.

§ In the US, condominium became a trend only in the early 1960s as a forerunner of the cooperatives. Cooperative housing evolved through the information of corporation with the shareholders entitled to occupied a unit. The cooperative however suffered from a crucial disadvantage in that the financial liability of a member who failed to pay his obligation became also the liability of the other members. Hence, the condominium supplanted the cooperative as a housing concept.

xxxxx
Go to PART 1
Go to PART 2
xxxxx

FAQ on Condominiums - Part 2 of 2

[ Basic Knowledge for Brokers ] This article contains answers to frequently asked questions about condominiums.

xxxxx
Go to PART 1
Go to PART 2
xxxxx


How was the condominium concept started in the Philippines?

§ In the Philippines, the system of co-ownership as provided in the civil code (approved in June 18, 1949) was the closest concept to condominium before the latter became a definite development pattern.

§ Condominium here had its formal birth with the passage in June 18, 1966 by Congress of Republic Act No. 4627 entitled “An Act to Define Condominium.” This established the requirements for its creation and governs its incidence.

§ Initially, the construction of condominium was primarily to provide space for dwelling and/or office in urban centers where land cost was very high to enable those who could not afford to be located near their source of livelihood and children’s schooling.

§ Then, it found acceptance in Baguio City other summer retreats as an answer to the inconvenience of owning a house and lot which the owner uses only for about one week twice a year while being burdened with the year-round cost of maintenance and salary of caretaker.

§ Later, with the construction of luxurious high-rise condominium like the Avalon, Urdaneta, and Twin Towers, status symbol was attached to ownership of high-budget condominium units.

xxxxx

What is a Condominium?

§ Condominium is an interest in real property consisting of an absolute ownership in a unit or a residential, office or commercial building, and an individual interest in the land and other common areas of the project.
What is a Condominium Unit?

§ Condominium unit is a part of the condominium project intended for a specific type of independent use of ownership, which is the space bounded by the interior surface of the perimeter walls, floor, ceiling and exterior windows and doors.

xxxxx

What is a Condominium Project?

§ This refers to the site, the saleable units and the common areas.
What is condominium ownership compare to the traditional concept of real estate ownership?

§ In terms of evidence of ownership. The traditional concept is evidenced by a Transfer Certificate of Title (TCT), while condominium ownership is evidenced by a Condominium Certificate of Title (CCT).

§ In terms of property rights. The interest of an owner in the traditional concept generally consists of absolute ownership covering the land and the outer and inner structures of the building or the entire building.

§ In terms of capacity to buy. In the traditional concept, ownership is limited to Filipino individuals and corporations with at least sixty percent (60%) of the capital of which is owned by Filipinos. However, ownership by aliens not to exceed forty percent (40%) of the total units in a condominium project is legally allowed through the formation of a condominium corporation.

xxxxx

In condominium, what are the two types of property rights?

§ Absolute ownership of the air space in a particular unit bounded by the interior surfaces of the door, floor, walls, ceiling and windows

§ Co-ownership of the land and common areas such as the weight bearing columns, beams, floors and utilities and facilities
What is the significance of a Condominium Title?

§ The transfer certificate of title covering the land is in the name of the condominium corporation of which a unit owner is a member.

§ The condominium title identifies the unit as part of the project annotated on the transfer certificate of title covering the land.

xxxxx

What are the types of condominium projects?

§ As to cost: low-budget or high-budget

§ As to construction: townhouses and high-rise condominium buildings

§ As to usage: residential, office or commercial

xxxxx

What are the advantages of a condominium unit owner?

§ Enhances affordability by fractionalizing cost of land and building

§ Facilities and services cost less to build and maintain

§ Makes possible home ownership near commercial and industrial areas

§ Economy in land space: families holding title to a contiguous land of say 40.50 or 60sqm may obtain adequate housing by constructing a condominium project thereon.

§ Retention of the psychological and economic concept of a family house by exclusive ownership of a unit while holding co-ownership rights on the undivided common areas and facilities

§ Promotes closer neighbor ties because of homogeneity of economic level of owners

§ Round-the-clock maximum security service
What is the common buyer objection in a condominium?

§ Buyers prefer the additional features of the traditional single detached housing such as privacy in a detached home or availability of a large yard.

xxxxx

How to overcome the buyer objection?

§ Condominium units and townhouses are not mere apartment-type or row houses in ribbon-type clusters along the street. The application of varying building types for each cluster and the use different facades have eliminated monotonous architectural repetition and enhanced visual appeal and aesthetic influence.

§ With gasoline cost and traffic snarls involving more expensive and man-hour wastage, the convenient proximity of condominium sites to one’s place of business or office is a distinct advantage.

xxxxx

What are the profiles of condominium buyers?

For low-budget

§ Apartment dwellers whose monthly rental is more than P5,000.00

§ Businessmen from the province with children schooling in Metro Manila

§ Businessmen, professionals and senior executives who wish to provide housing benefits to a “special friend.”

For high-budget

§ Professionals and entrepreneurs who have acquired social and financial status

§ Businessmen from the provinces who, in their periodic stay in Metro Manila, are staying in plush hotels

§ Multi-national companies who desire housing for their top executives

§ Foreign embassies

In General

§ Busy professional and executives, as well as the elderly who are constrained by the “hustle and bustle” of city living prefer homeownership which is free from the burdensome exterior maintenance chores associated with detached houses

§ People who buy for investment or for rental income

§ Foreigners desiring residential ownership but who are disqualified under the traditional concept of ownership

§ Parents whose house has become too big for them because of the marriage of their children who have established own separate residences

xxxxx

What are the rights of condominium unit buyers?

§ Exclusive ownership of the dwelling/ office/ commercial section bounded by the interior surfaces of the perimeter walls, floors, ceilings and exterior windows and doors

§ Co-ownership of the land and common areas of the project

§ Non-exclusive easement, enjoyment of ingress to and egress from the roads, streets, alleys, utilities, facilities and amenities

§ Right to sell, transfer, lease or otherwise dispose of the unit subject to the right of first refusal by the condominium corporation

§ Right to mortgage, pledge or encumber the unit and to have the same appraised independently of the other units

§ Voting right in the election of directors and participation in other affairs of the corporation

xxxxx

What are the obligations of unit buyers?

§ To pay assessment and other fees as may be prescribed by the condominium corporation

§ To comply with use restriction

§ To pay the real estate tax on the unit

§ To pay the insurance for the unit

xxxxx

What are the purpose of assessment and fees?

§ To promote the recreation, health, safety and welfare of the residents (janitor, security, garbage collection)

§ To pay for water and electric bill on the common areas

§ To pay for the realty tax and insurance on the common areas

§ For improvement and maintenance of common areas

§ To fund property management services expenses such as salaries, supplies, etc.

Go to PART 1
Go to PART 2
xxxxx

Professional Real Estate Management Service (PREMS)

This Professional Real Estate Management Service (PREMS) that I offer is for absentee owners of Condominium Unit, Residential House, Commercial Space, Warehouse, Resort Property, and Vacant Lot in Metro Manila. This is also ideal for properties being offered for sale at Put Option that requires a Broker.
RESPONSIBILITIES OF OWNING A PROPERTY
Owning a property has set of expenses, which includes electricity, water, association dues, real property taxes, improvement, repainting, renovation, repairs, television cable, telephone, internet, installation of security lock systems, clean-up, acquisition of furniture and fixtures, and even prevent squatters in case of vacant lot. Taking care of these responsibilities needs time and it is a lot of hassle on the part of the absentee Property Owner. To avoid the hassle, absentee owners usually delegate these responsibilities to their trusted relatives, friends, or to a Professional Property Manager.
STANDARD DUTIES OF THE PROPERTY MANAGER
The basic duties of the Property Manager are:
1. Inspect the wellness of the property periodically and make arrangement with the occupant to ensure that it continues to be secured, clean, inhabitable, tenantable, in good shape, and in compliance to environmental restrictions.
2. Coordinate with contractor if installation or major repair is needed and coordinate permissions to construct an improvement on the property.

3. Attend important Homeowners Meetings and Vote as proxy in the absence of the Property Owner.

4. Keep oneself updated of the rules and regulation of the Homeowners Association.

5. Ensure that the Utility Bills are current and cleared.

6. Coordinate the errand of paying the Real Estate Property Tax and other government duties.

7. Coordinate with Building Security on the prevention any possible unauthorized occupants.

8. Report to the absentee owner all relevant new information, event or policy regarding the property.

EXPENSES

The Property Owner will shoulder all cost of major repairs, real property taxes fines and penalties. Should there be other major expenses in the execution of the Property Manager's duties that is already beyond the scope of compensation, such as constructing improvements, installing additional security instruments, fencing in case of vacant lot, and acquisition of fixtures, the Property Owner will decide on funding it on a case to case basis.

User-Fees. The expenses for minor repairs, association dues (including VAT on association dues), utilities, and preferential subscriptions are to be paid by the Property Owner if the property is unoccupied. These user-fees will be paid by the occupant/tenant in case of lease.

Property Management Fee. The retainer of the Licensed Professional Property Manager for these basic services is P20,000 per year (plus VAT if the manager is VATable, meaning he earns more than P1.5M per annum), regardless of size and type of property. It is paid in advance by the Property Owner at signing of Property Management Contract. The renewal may be taken by the Property Manager from the leasing income of property.

SPECIAL DUTIES OF PROPERTY MANAGER IN CASE OWNER WANTS THE PROPERTY TO EARN FROM LEASING OPERATION

If the unit owner wants to earn from leasing, the Property Manager will have the following special duties.

1. Determine the rent based on fair market value.

2. Offer and advertise the Property for Lease.

3. Present the property to interested Lessees.

4. Select the best Lessee if more than one applicant.

5. Negotiate and re-negotiate Lease Agreements.

6. Execute the closing, renewal, and termination Lease Agreement.

7. Keep a neat record of rent payment and profile of regular occupants and make it available to the owner or any person of authority upon inspection.

8. Provide instruction to the Tenant on the procedure of direct deposit of rent to a bank account that the Property Owner will nominate.

9. Coordinate the ejection the Lessee in case of breach of contract.

10. Keep the Lessee’s deposits in an Escrow Account and return the balance to the Lessee upon termination of contract after all damages are accounted and paid.

Finder’s Fee. The Finder’s Fee or Referral Fee is a customary incentive given to any informant who helped in finding/referring tenant. It is an out-of-the-pocket expense on the account of the Property Owner, just like a waiter’s tip. This Finder’s Fee is an expense that is separate from the Property Management Fee, and is sourced from the actual payment of rent. The rate of Finder’s Fee is ONE MONTH RENT if at least one year lease, or EIGHT PERCENT (8.0%) of a month’s rent if less than one year. Finder’s Fee can be a monthly payment as a fraction of rent or one-time payment if the rent of the entire lease period is paid in advance cash.

SUMMARY OF EXPENSES on the account of Property Owner in case of Managed Leasing

Property Management Fee: P20,000/yr + 12% VAT.

12% VAT of Income from Rent if over P12,800/month.

Tenant Finder’s Fee (8% of rent).

Real Property Tax (est. 0.4% of property value).

Major Repairs (on the need basis).

SUMMARY OF EXPENSES on the account of Tenant in case of Managed Leasing

Ingress—Property Manager Appearance Fee (P1,000).

Security Deposit (refundable net of arrears/damage).

Monthly Rent (always advance payment).

Utilities (Water, Electricity, Cable TV, Telephone, WiFi).

Monthly Homeowners Association Dues.

Minor scratch repairs and replacement of light bulbs.

Egress—Property Manager Appearance Fee (P1,000).

SAMPLE COMPUTATION OF RETURN OF INVESTMENT OF A CONDO UNIT

Investment

Cost of Unit: P1,700,000
Cost of Interior Design (furnitures and fixtures): P300,000
Total Investment: P2,000,000

Income

Total Income from Rent: P200,000
(assuming you get very lucky with a 10 months occupancy at P20,000 rent)

Expenses

Professional Manager Fee: P20,000
+VAT of Prof'l Mgt Fee: P2,400
+VAT of Income from Rent: P24,000
Finders Fee (8% of Income): P16,000
Real Property Tax: P8,000
Major Repair: P10,000
Total Expenses: P80,400

Net Income: P119,600

Annual Return of Investment (P119,600 / P2,000,000): 6 Percent (6%). The calculation above assumes that you were fortunate to have evaded the BIR Tax imposed on Passive Income (20%). Again and again, I would say that this assumes that this is your lucky year. You might also want to read my commentary about the blog of a seller agent on "Calculating Return-On-Investment For Condo Units".
DISTINGUISH TRANSIENT from LONG-TERM TENANT
For residential properties, long-term Tenants and Transients are both under Lease Contract and have the same "base rate of rent" per month. However, since transients are short-term occupants who just want to come and go without doing the actual paying of the utilities and association dues to the payment centers, the user-fees are added to the rent.

ASSIGNMENT OF SPECIFIC RIGHTS

In Property Management Agreement (PMA), the Property Owner assigns two basic rights to the Property Manager, (1) right to access the property, and (2) right to sign lease agreement. The Property manager will have access to the property and its common amenities without prejudice to the rules and regulations of the Homeowners Associations or the Building Administration. It is the Property Manager who will negotiate and sign the lease agreement in behalf of the Property Owner. In PMA, the Property Owner does not assign the Right to Sell to the Property Manager.

THIRD PART CONTROL

The Building Administrator or Homeowners Association shall be given copy of the Property Management Agreement (PMA). The PMA may be terminated by either party (Property Owner or Property Manager) in writing, addressed to each other and to the Building Administrator, either through personal delivery, fax, email, or postal mail.

TIPS FOR CONDO INVESTORS AND VACANT LOT OWNERS

The quick estimate of the maximum monthly Base Rent of a condominium unit is one percent (1.0%) of the total cost of acquisition and furnishing. For residential house and lots, the quick estimate is point five percent (0.5%) of the current fair market value of the property.

The most profitable type of real estate for leasing is condominium. It is best if the Property Owner will get the Property manager involved in determining the furnishing of the units to ensure that the unit can meet the basic needs of tenants in general.

It is much easier to lease out a condominium unit if it has parking, full-furnishing, and ready telephone, cable, and internet connection. For Metro Manila, parking is a must.

Absentee owners of vacant lots in Metro Manila, especially those that have area of over 1,000 square meters, are best if entered into Professional Property Management to prevent/repel squatters. The cost of removing a small group of squatters is worth at least 20 years services of a Professional Property Manager, plus the legal hassles.


CONTACT*

Rltr. JOHN R. PETALCORIN
Property Manager, Metro Manila Operation
SMART 0921-7172040
PLDT LL+ 02-5830858
Email: JohnPetalcorin@Gmail.Com
Real Estate Broker Lic#: 0010105


*NOTE: My Professional Real Estate Management Services (PREMS) can be requested by unit owners of the following condominiums or any condominium projects of Ayala, DMCI, Federal Land, SMDC, Eton, Century, Megaworld, Crown Asia, etc.:

---

MRT TAFT

Park Avenue Mansions Condo
Antel Seaview Towers Condo
Harrison Mansions Condo
Bay Garden Condo


MRT MAGALLANES

Oriental Gardens (Orchids and Lotus Towers) Condo
Cityland Pasong Tamo Condo
Cityland Dela Rosa Condo
Cityland Makati Executive Tower 1 Condo
Cityland Makati Executive Tower 2 Condo
San Lorenzo Village Subd
Magallanes Village Subd
Dasmarinas Village Subd


MRT AYALA

The Columns Condo
West of Ayala Condo
Cityland 10 Tower 1 Condo
Cityland 10 Tower 2 Condo


MRT BUENDIA

Avida Condominiums
Salcedo Park Tower Condo
Classica Tower Condo
Westgate Plaza Condo
Manhattan Square Condo
Paseo Parkview Tower 1 & 2 Condo
Antel Platinum Tower Condo
Urdaneta Village Subd
Forbes Park Subd
Bel-Air Village Subd


MRT GUADALUPE

Joya Lofts and Towers Condo
Rizal Tower Condo
Hidalgo Place Condo
The Manansala Condo
Guadalupe Nuevo Village
Pinagkaisahan Village


MRT BONI

GA Towers 1 Condominium Condo
Cityland Pioneer Tower Condo
Pioneer Pointe Condo
Dansalan Gardens Condo
One Gateway Place Condo
Globe Telecom Plaza 1 Condo
Globe Telecom Plaza 2 Condo
Paragon Plaza Condo


MRT SHAW

Cityland Shaw Tower Condo
The Crescent Condominium Condo
Rennaissance 3000 Condo
Alexandra Tower D Condo
Alexandra Tower A Condo
Cityland Wack Wack Royal Mansion Condo
Lee Gardens Condo
California Garden Square Condo
Crisanta Tower Codominium Condo
Phoenix Heights Condominium Condo
Skyway Towers Condo
Valle Verde Tarraces Condo
San Antonio Village Subd
Kapitoyo Village Subd
Pleasant Hills Village
Highway Hills Village
Wack-Wack Subd


MRT ORTIGAS

AIC Grande Tower Condo
Cityland Mega Plaza Condo
Corinthian Executive Regency Condo
The Malayan Plaza Condo
Parc Chateau Condominium Condo
Parc Royale Condominium Condo
AIC Gold Tower Condo
Emerald Mansion Condo
Corinthian Gardens


MRT ANAPOLIS

One Beverly Place Condo
Tiffany Mansions Condo
LPL Greenhills Condo
Goldland Tower Condo
Goldland Plaza Condo
Avida Towers Condo
Platinum 1000 Condo
Annapolis Wilshire Plaza Condo
Greenhills Garden Square Condo
Platinum 2000 Condo
La Primera Casita Condo
White Plains Village
St. Ignatious Village
Greenhills Villages


MRT CUBAO

PYP Mansions II Condo
Theresa Condominium Condo
Regalla Tower Suites Condo
Prince Gregory Condominium
Manhattan Garden City Condo


MRT GMA KAMUNING

Atherton Place Condo
FSS Building 2 Condo
Prince Jun Condominium Condo
24K Mansion Condo
Mission Garden Condominium Condo
Lansberg Place Condo
Kamias Village
Pinagkaisahan Village
Timog-Morato Area Villages


MRT QUEZON AVE

Delsa Mansion Crystal Mansion Condo
Future Point Plaza 2 Condo
The Heart of the City Condominium Condo
Lourdes Condominium Condo
Lansdale Towers Condo
SJB Centro Plaza Condo
SJB Condominium Condo
Victoria Towers Condo
The Columbia Garden Residences Condo


MRT NORTH AVE

E&E Building Condo
Northridge Mansion Condo
Millionaire's Suite Condo
Kassel Residences Condo


LRT1 MONUMENTO

LRT1 5TH AVENUE

First Amiji Mansion Condo
Howard Tower Condo

LRT1 BAMBANG

YTL Tower Condo
Broadview Tower Condo
Cathay Mansions Condo
Diamond Plaza Condo
S Tower Condo
Dynasty Tower Condo


LRT1 CARRIEDO


Regina Towers 1 & 2 Condo
Mandarin Mansion Condo
Galleria de Binondo Condo
Escolta Twin Towers Condo
UniverCity Convenience Flats Condo


LRT1 CENTRAL

Gotesco Tower A Condo


LRT1 UNITED NATIONS

Alpha Grand View Tower A Condo
1322 Golden Empire Tower Condo
Mayfair Tower Condo
Sunview Palace Condominium Condo
Royal Bay Condo
Ermita Area


LRT1 QUIRINO

Malate Crown Plaza Condo
Astral Tower Condo
Standford Tower Condo
Ocean Tower Condo
Le Mirage Condo
Boulevard Mansion Condo
Echelon Tower Condo


LRT1 PEDRO GIL

Malate Adriatico Grand Residences Condo
One Adriatico Place Condo
Two Adriatico Place Condo
The Providence Tower Condo
Alpha Grand View Tower B Condo
Malate Area


LRT1 VITO CRUZ

Asiawealth Tower Condo
Cityland VitoCruz Towers Condo
Torre Lorenzo Condo
Balagtas Villas Condominium Condo
Burgundy West Bay Tower Condo
Burgundy Transpacific Place Condo
Pacific Regency Condo
Ivy Hill Residences Condo
Grand Tower Condo


LRT1 BUENDIA (GIL PUYAT)

Bay Gardens Towers (Palawan, Mactan, Crystal, Anchor) Condo
IPI Buendia Tower Condo
Monaco Garden Tower Condo
Cityland 8 Condo
Somerset Mansion Condo
One Rockefeller Condo
Boardwalk Tower Condo


LRT1 LIBERTAD

LRT1 BACLARAN

Diplomat Condominium

LRT2 SANTOLAN

Marquinton Residences Condo

LRT2 KATIPUNAN

One Beatriz Tower Condo
Xanland Place Condo
One Burgundy Plaza Condo
Burgundy Place Condo
Residencia de Regina Condo
Prince David Condo
Loyola Heights Subd
Xavierville Subd
La Vista Subd


LRT2 ANONAS

Project 2 Subd
Project 3 Subd
Sikatuna Village Subd
Teacher's Village Subd


LRT2 GILMORE

Gilmore Heights Condo
Xavier Hills Condo
Golden Plaza Condo
Golden Tower Condo
Le Gran Condominium Condo
The Eisenhower Condo
Valencia Hills Condo
Swire Elan Condo
New Manila Village
Horseshoe Village
Green Haven Park Homes Subd


LRT2 J. RUIZ

Asia Crest Mansion Condo
Quadrillon Mansion Condo
One Wilson Place Condo
Royal View Mansion Condo


LRT2 V MAPA

Hamstead Gardens Condo
Mezza Residences Condo


LRT2 LEGARDA

Casa de Aviles Condo
CEV Mansion Condo
Oblamco Building Condo
University Tower Condo


C5 ROAD

Eastwood Lafayette 2 Condo
Eastwood Lafayette 3 Condo
Eastwood Excelsior Condo
Eastwood Palazzo Residence Condo
Eastwood One Orchard Condominium Condo
Eastwood Olympic Heights Condo
Cypress Towers Condo
Rosewood Pointe
Bonifacio Heights Condo
Mahogany Place Condo-Subd Mix
Royal Palm Residences Condo


FORT BONIFACIO (GLOBAL CITY) TAGUIG CITY

Fifth Avenue Place Condo
Fairways Tower Condo
Essensa Towers (Cameron & Lawton) Condo
Regent Parkway Condo
One McKinley Place Condo
Pacific Towers Condo
Serendra Towers (1,B,C,D,E,F,G) Condo


SOUTH SUPER-HIGHWAY ALABANG

Studio One & Two Condo
Burch Tower Condo
West Cedar Condo
La Vie Flats Condo
West Parc Alder Condo
Ohana Place Condo

Residential Clusters Near Train Stations

Below is my list of condominiums and subdivisions in Metro Manila that I sorted according to proximity to Train Stations and MiniCities. This will help you determine where to find a place to rent or buy. If you know something that I missed, please email me the information so I can edit this Blog and add it. If you need the exact address of the condo, please email me because I have a complete data with me. Thank you.

---

If there is anything else important that I forgot to include in this article, please email me. If you want to comment about this article, there is a provision for this purpose that you can find below. Thank you so much for visiting my site. May God Bless You!

---

MRT TAFT

Park Avenue Mansions Condo
Antel Seaview Towers Condo
Harrison Mansions Condo
Bay Garden Condo


MRT MAGALLANES

Oriental Gardens (Orchids and Lotus Towers) Condo
Cityland Pasong Tamo Condo
Cityland Dela Rosa Condo
Cityland Makati Executive Tower 1 Condo
Cityland Makati Executive Tower 2 Condo
San Lorenzo Village Subd
Magallanes Village Subd
Dasmarinas Village Subd


MRT AYALA

The Columns Condo
West of Ayala Condo
Cityland 10 Tower 1 Condo
Cityland 10 Tower 2 Condo
Gramercy


MRT BUENDIA

Salcedo Park Tower Condo
Classica Tower Condo
Westgate Plaza Condo
Manhattan Square Condo
Paseo Parkview Tower 1 & 2 Condo
Antel Platinum Tower Condo
Urdaneta Village Subd
Forbes Park Subd
Bel-Air Village Subd


MRT GUADALUPE

Joya Lofts and Towers Condo
Rizal Tower Condo
Hidalgo Place Condo
The Manansala Condo
Guadalupe Nuevo Village
Pinagkaisahan Village


MRT BONI

GA Towers 1 Condominium Condo
Cityland Pioneer Tower Condo
Pioneer Pointe Condo
Dansalan Gardens Condo
One Gateway Place Condo
Globe Telecom Plaza 1 Condo
Globe Telecom Plaza 2 Condo
Paragon Plaza Condo


MRT SHAW

Cityland Shaw Tower Condo
The Crescent Condominium Condo
Rennaissance 3000 Condo
Alexandra Tower D Condo
Alexandra Tower A Condo
Cityland Wack Wack Royal Mansion Condo
Lee Gardens Condo
California Garden Square Condo
Crisanta Tower Codominium Condo
Phoenix Heights Condominium Condo
Skyway Towers Condo
Valle Verde Tarraces Condo
San Antonio Village Subd
Kapitoyo Village Subd
Pleasant Hills Village
Highway Hills Village
Wack-Wack Subd


MRT ORTIGAS

AIC Grande Tower Condo
Cityland Mega Plaza Condo
Corinthian Executive Regency Condo
The Malayan Plaza Condo
Parc Chateau Condominium Condo
Parc Royale Condominium Condo
AIC Gold Tower Condo
Emerald Mansion Condo
Corinthian Gardens


MRT ANAPOLIS

One Beverly Place Condo
Tiffany Mansions Condo
LPL Greenhills Condo
Goldland Tower Condo
Goldland Plaza Condo
Avida Towers Condo
Platinum 1000 Condo
Annapolis Wilshire Plaza Condo
Greenhills Garden Square Condo
Platinum 2000 Condo
La Primera Casita Condo
White Plains Village
St. Ignatious Village
Greenhills Villages


MRT CUBAO

PYP Mansions II Condo
Theresa Condominium Condo
Regalla Tower Suites Condo
Prince Gregory Condominium
Manhattan Garden City Condo


MRT GMA KAMUNING

Atherton Place Condo
FSS Building 2 Condo
Prince Jun Condominium Condo
24K Mansion Condo
Mission Garden Condominium Condo
Lansberg Place Condo
Kamias Village
Pinagkaisahan Village
Timog-Morato Area Villages


MRT QUEZON AVE

Delsa Mansion Crystal Mansion Condo
Future Point Plaza 2 Condo
The Heart of the City Condominium Condo
Lourdes Condominium Condo
Lansdale Towers Condo
SJB Centro Plaza Condo
SJB Condominium Condo
Victoria Towers Condo
The Columbia Garden Residences Condo


MRT NORTH AVE

E&E Building Condo
Northridge Mansion Condo
Millionaire's Suite Condo
Kassel Residences Condo
Grass Residences


LRT1 MONUMENTO

LRT1 5TH AVENUE

First Amiji Mansion Condo
Howard Tower Condo

LRT1 BAMBANG

YTL Tower Condo
Broadview Tower Condo
Cathay Mansions Condo
Diamond Plaza Condo
S Tower Condo
Dynasty Tower Condo


LRT1 CARRIEDO


Regina Towers 1 & 2 Condo
Mandarin Mansion Condo
Galleria de Binondo Condo
Escolta Twin Towers Condo
UniverCity Convenience Flats Condo


LRT1 CENTRAL

Gotesco Tower A Condo


LRT1 UNITED NATIONS

Alpha Grand View Tower A Condo
1322 Golden Empire Tower Condo
Mayfair Tower Condo
Sunview Palace Condominium Condo
Royal Bay Condo
Ermita Area


LRT1 QUIRINO

Malate Crown Plaza Condo
Astral Tower Condo
Standford Tower Condo
Ocean Tower Condo
Le Mirage Condo
Boulevard Mansion Condo
Echelon Tower Condo


LRT1 PEDRO GIL

Malate Adriatico Grand Residences Condo
One Adriatico Place Condo
Two Adriatico Place Condo
The Providence Tower Condo
Alpha Grand View Tower B Condo
Malate Area


LRT1 VITO CRUZ

Asiawealth Tower Condo
Cityland VitoCruz Towers Condo
Torre Lorenzo Condo
Balagtas Villas Condominium Condo
Burgundy West Bay Tower Condo
Burgundy Transpacific Place Condo
Pacific Regency Condo
Ivy Hill Residences Condo
Grand Tower Condo


LRT1 BUENDIA (GIL PUYAT)

Bay Gardens Towers (Palawan, Mactan, Crystal, Anchor) Condo
IPI Buendia Tower Condo
Monaco Garden Tower Condo
Cityland 8 Condo
Somerset Mansion Condo
One Rockefeller Condo
Boardwalk Tower Condo


LRT1 LIBERTAD

LRT1 BACLARAN

Diplomat Condominium

LRT2 SANTOLAN

Marquinton Residences Condo

LRT2 KATIPUNAN

One Beatriz Tower Condo
Xanland Place Condo
One Burgundy Plaza Condo
Burgundy Place Condo
Residencia de Regina Condo
Prince David Condo
Loyola Heights Subd
Xavierville Subd
La Vista Subd


LRT2 ANONAS

Project 2 Subd
Project 3 Subd
Sikatuna Village Subd
Teacher's Village Subd


LRT2 GILMORE

Gilmore Heights Condo
Xavier Hills Condo
Golden Plaza Condo
Golden Tower Condo
Le Gran Condominium Condo
The Eisenhower Condo
Valencia Hills Condo
Swire Elan Condo
New Manila Village
Horseshoe Village
Green Haven Park Homes Subd


LRT2 J. RUIZ

Asia Crest Mansion Condo
Quadrillon Mansion Condo
One Wilson Place Condo
Royal View Mansion Condo


LRT2 V MAPA

Hamstead Gardens Condo
Mezza Residences Condo


LRT2 LEGARDA

Casa de Aviles Condo
CEV Mansion Condo
Oblamco Building Condo
University Tower Condo


C5 ROAD

Eastwood Lafayette 2 Condo
Eastwood Lafayette 3 Condo
Eastwood Excelsior Condo
Eastwood Palazzo Residence Condo
Eastwood One Orchard Condominium Condo
Eastwood Olympic Heights Condo
Cypress Towers Condo
Rosewood Pointe
Bonifacio Heights Condo
Mahogany Place Condo-Subd Mix
Royal Palm Residences Condo
Ridgewood Towers


FORT BONIFACIO (GLOBAL CITY) TAGUIG CITY

Fifth Avenue Place Condo
Fairways Tower Condo
Essensa Towers (Cameron & Lawton) Condo
Regent Parkway Condo
One McKinley Place Condo
Pacific Towers Condo
Serendra Towers (1,B,C,D,E,F,G) Condo



SOUTH SUPER-HIGHWAY ALABANG

Studio One & Two Condo
Burch Tower Condo
West Cedar Condo
La Vie Flats Condo
West Parc Alder Condo
Ohana Place Condo
Ayala Alabang Village Subd
Almanza Village
Pilar Village Subd
San Francisco Del Monte Subd
BF Executive Village Subd
BF Homes Subd
Southland Estate Townhomes Subd
BF Resort Subd

---

If there is anything else important that I forgot to include in this article, please email me.