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Re: Philly 2035 Plan is helping to transform Philadelphia - It's huge! Some Readers may not yet be aware of the Philadelphia 2035 Plan. They may want to browse though the Plan a bit, and it may help them get exited about the investment prospects in the Philadelphia Here's a very brief quote: "To put things into perspective in just how massive the 30th Street Station District’s draft plan is: Burnham Place would be 14 acres; Millennium Park is 24 acres; Hudson Yards, the largest private real estate development in New York City’s history, is 26. The draft plan for 30th Street Station would cover somewhere between 50 and 70 of the 88 acres of rail infrastructure north of the station." / 2 / "Millennium Park cost $495 million. Burnham Place is estimated at $1.5 billion, and Hudson Yards a staggering $20 billion, with nearly $1 billion coming from NYC taxpayers. Schuylkill Yards, which does not involve any capping, projects $3.5 billion in construction costs. Like Burnham Place and Hudson Yards, 30th Street Station’s cap would be paid for mainly by private investors, who would cover its costs in exchange for rights to build huge skyscrapers on top. In order to make financial sense, the expected rents from commercial and residential tenants in the buildings above the yards would need to be extremely high. That wouldn’t just require higher property values in the surrounding area — it would require significantly higher rents across all of the greater Center City and University City area, otherwise firms would locate slightly further away for significantly cheaper. In a previous interview with PlanPhilly, Drexel President John Fry described developing Schuylkill Yards as a first step in proving to investors that covering the rail yard makes financial sense." > More: http://planphilly.com/articles/2016/03/15/30th-street-station-district-draft-plan-reopen-septa-tunnel-by-2020-cap-rail-yards-by-2050

Re: Philly 2035 Plan is helping to transform Philadelphia - It's huge! Some Readers may not yet be aware of the Philadelphia 2035 Plan. They may want to browse though the Plan a bit, and it may help them get exited about the investment prospects in the Philadelphia Here's a very brief quote: "To put things into perspective in just how massive the 30th Street Station District’s draft plan is: Burnham Place would be 14 acres; Millennium Park is 24 acres; Hudson Yards, the largest private real estate development in New York City’s history, is 26. The draft plan for 30th Street Station would cover somewhere between 50 and 70 of the 88 acres of rail infrastructure north of the station." / 2 / "Millennium Park cost $495 million. Burnham Place is estimated at $1.5 billion, and Hudson Yards a staggering $20 billion, with nearly $1 billion coming from NYC taxpayers. Schuylkill Yards, which does not involve any capping, projects $3.5 billion in construction costs. Like Burnham Place and Hudson Yards, 30th Street Station’s cap would be paid for mainly by private investors, who would cover its costs in exchange for rights to build huge skyscrapers on top. In order to make financial sense, the expected rents from commercial and residential tenants in the buildings above the yards would need to be extremely high. That wouldn’t just require higher property values in the surrounding area — it would require significantly higher rents across all of the greater Center City and University City area, otherwise firms would locate slightly further away for significantly cheaper. In a previous interview with PlanPhilly, Drexel President John Fry described developing Schuylkill Yards as a first step in proving to investors that covering the rail yard makes financial sense." > More: http://planphilly.com/articles/2016/03/15/30th-street-station-district-draft-plan-reopen-septa-tunnel-by-2020-cap-rail-yards-by-2050

In Saturday's business news: + Japan approved a US$2.4 Billion loan for a new railway aimed at easing traffic congestion in Manila. MRT-7 is a 24 mile elevated commuter rail that will connect Quezon City, Manila to the nearby Bulacan province. It will be constructed by San Miguel Corp, through a subsidiary, SMC Mass Transit 7, inc. Traffic congestion is said to have cost the Philippines an estimated $64 million a day in 2015. + A Row over the location of a train station near Quezon City has been resolved. SMDC and Ayala were in dispute over the location of a proposed station. A compromise was reached, where it will be between SM North Edsa, and Ayala's Trinoma. An agreement is expected to be signed by the end of the month. The new station will provide a link between the busy MRT line-3, and the LRT-1 line in Quezon City. The LRT station was originally supposed to connect to the SM mall, but the transport authorities decided they did not want to have two stations. SM had filed a lawsuit to block construction

Flair Tower, Fame & other projects in Boni/ Shaw area Some quick notes from my Aug. 2016 Site visit: + Light : nice looking project from SMDC right ontop of a two story mall at Boni station, Completed and Sold out + Flair : resort-like project from DMCI completed six years ago. Large flats (like 55 SM) at low prices, like under P 80 psm, because rents are surprisingly low (like P 20-25k per month - 22.5k/ 55 sm= 409 psm) - is this because of the family orientation? (Note: Young family members are unlikely to use the MRT on their own.) + Fame : small studio flats (24.6 sm) below the vat, like 127 psm (= P3,120k) - the same price on all floors The 2 BR flats are all above the Vat threshold Actual prices: $127-130,000 psm, depending on the payment plan 1: P3,129.0 k / 24.58 = P127.3k : 100% over 41 mos, or: 10% spot + 90% over 40 mos. 2: P3,176.9 k / 24.58 = P129.2k : 10% down, 10% over 39 mos, 80% at Month 40 3: P3,192.9 k / 24.58 = P129.9k : + Centerre : Avida project in four (?) towers. First tower was already turned over. Others soon. Current Prices are like P 115-125k psm, which are competitive for the area (Found these Rents in the area - just across Shaw Blvd.): + Cityland Shaw: 16-year old building with only two elevators, and dark parqueted floors 1 Bedroom : P18,000 + 2,500 = P20,500 / 46 sm = P 446 psm, Furn - 31st fl (of 32) 1BR, inner : P12,000 + 2,000 = P14,000 / 44 sm = P 318 psm, Unfurnished Stu., outer : P12,000 + 1,500 = P13,500 / 31 sm = P 435 psm, Furn Stu., inner : P 8,500 + 1,500 = P10,000 / 26 sm = P 384 psm, Unfurnished + St Francis Offers (serviced?) furnished flats for 6 months at about P 1,000 psm and over. For 12 months lease: "prices are negotiable"

"Some individual investors are selling their Flair units on olx.ph for PHP100K+ per square meter, while the acquisition cost was likely around PHP50-55K 4-5 years ago, so a reasonable profit if sold." I actually visited the Flair property yesterday, and spoke to a Sales agent there She wanted to interest me in Brixton, a project now under-construction, but I told her that it was too far from Boni station. Flair was already on the edge of what I would consider - because I wanted something within easy walking distance of an MRT station. She gave me a tour of the amenities area, and I liked what I saw. But I did not view any units due to lack of time. She told me most units were of 55 sq M, and it I rented there I could expect to pay P 20,000 - 25,000 psm. She said she does occasionally have resale units, and I could expect to pay about P 4 million - that's P 72,727 per SM. Based on a rental of P 22,500 / month, the yield would be "only" 6.75% on a P 4 million cost. My feeling is that the low yields will tend to keep the capital values from appreciating much. The building is actually pretty interesting for someone who needs a 55 SM flat - it looks like real value-for-money* on that rent, and the overall feeling of the building is as if you are at a resort. The problem may be that 55 SM could be an awkward size for that location. Usually, a flat that size would be most suitable for families. and I saw several children playing in the public areas. The problem is that there are few schools nearby, and the traffic in the vicinity is very bad, meaning difficult commutes for those who need to take their children to school. Perhaps there are school buses running to schools nearby. But what is the quality of those nearby schools? And/or what do they cost? A family living at Flair Towers Families will be reluctant to let their young children, under college age travel by MRT. Therefore, I would say that the best flats to own in the Boni / Shaw / Ortigas area might be smaller flats, or flats geared to singles, couples, or sharing singles (rather than families), who can make the best use of the proximity to the MRT. ===== *to be fair, I also spoke with someone who had rented their (55 sm) Fair property at P 35,000 a month. I was even shown photos of the interior, which was nicely decorated

Improved infrastructure to sustain tourism growth - Colliers, Q2-2016 . The new administration has pledged to prioritize the bidding for the five airports as these were among the public-private partnership (PPP) projects that were stalled under the previous administration. The airport O & M projects will cover the operation and maintenance of five regional airports in Bohol, Cagayan de Oro, Davao, Bacolod, and Iloilo. The private partners for the airport PPP projects will provide the capital investments required to upgrade the capacities of the airports in terms of passengers and freight. With upgraded regional airports, foreign tourists will no longer have to pass through the overstretched Ninoy Aquino International Airport (NAIA) to visit scenic spots or do business in the South. This will not only ease foot traffic at NAIA and decongest the country’s capital (about 70% of all arrivals still come through Manila), but will also drive growth towards other regional centers. This should provide the impetus for investors to build more hotels and other tourism-related establishments to absorb the influx of both local and foreign tourists. However, this will take years to implement, so tourism growth will be suppressed until these issues are addressed. International tourist arrivals have steadily been growing since 2010 and the Philippines has the potential to become a major tourist destination in the region but the country lacks the necessary infrastructure to compete with other ASEAN destinations and attract more tourists, especially the high-spending ones. The development of the regional airports is a crucial first step in ensuring that the Philippines has adequate infrastructure to absorb the targeted 6.5 million international visitors this year and the projected 12 million foreign arrivals by 2022. The country has been benefiting from cheaper cost of travel around the region coupled by Asians’ rising discretionary incomes. The Philippine tourism sector will also gain from the ASEAN bloc’s air transport deals with Russia, China, Japan, South Korea and the European Union (EU). The hosting of the Miss Universe pageant in January 2017 is likely to raise tourist arrivals and hotel occupancy rates in Metro Manila particularly in the Bay area. The overall increase in tourism and the improvement of international airports outside of Metro Manila will lead to an increase in hotel demand, but not necessarily for Metro Manila hotels. The improvement in airport infrastructure in the regional destinations will remove the necessity for a pitstop in Metro Manila, leading to a decline in occupancy rates in the capital. Furthermore, the current clampdown on spurious spending in mainland China has resulted in a severe decline in revenues for the new casinos built in the Manila Bay Area. These casinos were built on the thesis that the mainland Chinese high rollers will spill over from Macau; unfortunately with the Chinese government strictly monitoring gambling activity, these casinos will have to contend to lower revenues and occupancy rates. More than two-thirds of the additional hotel rooms expected to be completed till end-2018 will come from casino hotel projects which could further depress occupancy rates in Metro Manila. Colliers sees hotel occupancy rates in Metro Manila stabilizing between 60% and 70% over the next twelve months, given the projected completions especially in the Bay area. ==

"CRASHING" seems a bit strong ! I will read it with interest. But for me a crash is a drop in prices of at least 20%. Some prices may fall that much by 2020 - but overall, I do not expect that (at least, not yet)

A USEFUL BUS ROUTE: NAIA to Makati, etc Lacking a Rail connection, these bus routes should be very useful Victory Liner Inc. services airport route with UBE Express New premium bus routes: VLI Pasay terminal > 30 minute intervals: P 150 to Aug. 31, 2016 Roxas Blvd > NAIA Makati CBD > NAIA Stops: + (Roxas Route): Midas Hotel, Hotel Jen, Manila Hotel, SM Mall of Asia, Entertainment City + (Makati CBD): Glorietta 4 and 5, Ascott Hotel

I may look at Flair tomorrow ! I am pretty keen on Greenfield District, for reasons I can share with you in a Personal Message. But before pulling the trigger, I am looking at some other places, and Flair is maybe the last "other project" I will look at. Do you know where the Flair showroom is? Is it on premises. BGC has "gotten ahead of itself" - and is too expensive now IMHO. I expect a bigger correction in Rents and maybe in prices there than in Makati and Ortigas. Why? Mainly because of the truly massive supply in BGC, the high prices, and the way it is cutoff

The very low interest rate helps, I believe. How long with this last? That's a big question, I suppose

TRUMP TOWER - Is topping at last... the Crown Jewel of Century City? The 2nd Tallest building in the Philippines at 280M : Tallest Top 20 List. But where is the developer of the Tower, Century Property Group, headed? CPG / Century Property Group ... All : 12-mos / CPG thread on Mak-Prime

Hot US Cities... Are they "too hot" (ie too expensive) already?

7.2% Growth prediction NEDA Confident GDP to grow 7% in Q2 - Manila Times "significantly better than the second quarter of 2015" (when growth was just 5.8 percent) "The government spent P147.2 billion on infrastructure and other capital outlays in the first four months of 2016" Growth should continue into the second half, despite a waning of election-related spending

Rising Land Prices have been a big challenge for developers Per Colliers: Q4-2015 That's been especially true for Makati, and BGC/The Fort. But less true for Ortigas. Will we now see a shift to more development in Ortigas? The cheaper cost (& perceived opportunities) there, may explain why Alayaland took over management of Ortigas Corp earlier this year, ALI was always in the picture, and had previously own 50%. But the management takeover was new. The result was: Prices were put up by 10% (some say), reflecting the greater confidence that the market had in Ayala's management. The challenges of rising land prices, and getting work done on time, is leading to some (unlikely?) tie-ups: 1/ Ty/Sy tie - Federal Land (George Ty's company) and SMDC, the largest developer which is owned by the family of Henry Sy, have formed a JV to develop a prime site on Ayala Avenue 2/ Federal Land is seeking foreign partners: FEDERAL LAND, Inc. is talking to foreign companies for partnerships in certain projects that the property business of billionaire George S.K. Ty plans to undertake. “A lot of exciting discussions [are] happening on the property development [front] because [there is] a lot of foreign interest to tie up and introduce something,” Federal Land Chairman Alfred V. Ty told reporters on the sidelines of the Financial Times-First Metro Philippines Investment Summit in Makati City on Aug. 2. Two to three foreign companies have expressed interest in partnering with Federal Land in developing residential and mixed-use spaces in the Philippines, Mr. Ty said. . . . “We have a lot more open mind in ventures because we like to introduce innovations. I’m just waiting for us to sign so we can announce already,” Mr. Ty said. The Federal Land official noted the Philippines has regained its attractiveness to foreign investors “because of all the growth, the young population, the English literacy of the people and the potential of the country.” “With the new administration, they are confident they’re very supportive so the confidence, the go signal to come in the Philippines,” he added. The potential partnerships may mirror Federal Land’s joint venture with SM Development Corp. for the development of a luxury residential tower in Makati City within a 3,400-square meter property along Ayala Avenue. The joint venture earlier announced plans to start developing the residential tower in 2017. Construction is scheduled for completion five years thereafter. Asked where Federal Land intends to launch new developments, Mr. Ty replied: “Of course, everybody wants The Fort (in Taguig City) but land is limited, price is very high already. So, Bay Area (in Manila) is a very attractive site. Ortigas area is very attractive.” >Ty’s Federal Land eyes foreign partners http://www.bworldonline.com/content.php?section=Corporate&title=ty&8217s-federal-land-eyes-foreign-partners&id=131569

DMCI is a very experienced contracting firm who used to be the main contractor for Ayalaland. (ALI now uses its own developer, MDC) There are now so many condos projects in Greater Manila so there is tremendous competition for labor, and buying materials in a way so they will be delivered on time. With this competition, even ALI has had some time delivering its projects on time, and some of their projects, such as the Avida property where I live now, have had some delays of a few months. Other developers, such as SMDC and many others have had longer delays. I was not aware the DMCI was (still) able to complete its projects early. What I do know about DMCI is that their projects are like resorts, with an appealing design (for some), but they generally at fringe, non-prime, locations, where they were able to acquire land more cheaply. Does the location have something to do with faster completions? Are they able to get materials (and labor) into their sites more quickly, more cheaply? Maybe. Beyond this idea, I do not have the answer(s) for you. Maybe someone else visiting here can provide a better answer

BATTLING BACK against the Anti-Trump spin WITH FACTS, Truth and History Roger Stone: "I have never seen anything like this, in all my years in politics" Roger Stone: Media Claim He's Dropping Out, Trump Will Crush Them Dinesh has some Powerful historical facts, from his new film: "Hillary's America" Hillary Clinton's America | Dinesh D'Souza and Stefan Molyneux Will Blacks escape from "the Urban plantation" ?

Suggestions: How Makati can cope with its Traffic challenges Some changes may come, & help improve the quality of life in Makati Traffic management : Incentives to leave, Disincentives to enter Congestion charging during peak hours may be done starting with tollways and other highways entering Metro Manila. Peak-hour rates could be double the price. On the other hand, exiting Metro Manila should be discounted or even free of charge. Congestion charging on urban roads and streets during peak hours can also be done. This will encourage people to leave their private vehicles behind, when walking, biking, or taking mass or public transport are the more convenient and practical options. Open up the gated communities and gated military camps parallel to EDSA to alleviate traffic. Some private roads have already been opened to the public, including Orbit Street in Bel-Air Village 2, F. Zobel Street in San Miguel Village, and Wilson Street in Greenhills. Rockwell Drive and other roads in Rockwell Center are open to the public to alleviate traffic on the stretch of EDSA, between Estrella St. and Sen. Gil Puyat Ave. These gated communities and gated military camps may opt to increase the price of car stickers that will enable private vehicles to pass through their gates. Revenue from the car stickers can subsidize the installation of CCTV cameras, which will address security concerns. Road resurfacing and maintenance can also be done. Increase parking charges during peak hours. . . .Traffic engineering : A new pedestrian walkway for all of EDSA? Improvement of geometric design of intersections. Improvement of pedestrian facilities. Previously, I proposed to have an elevated walkway the whole length of EDSA. I observed that it is much faster to walk during peak hours, especially on a payday Friday. Pedestrian bridges across Pasig River every 800 meters will encourage more walking and biking trips. Complete the plan for major thoroughfares in 1945, including Circumferential Road – 6 (C-6). In Palafox Associates, we also proposed to add more that will be a total of 10 circumferential roads. Transportation planning Implement recommendations of MMETROPLAN, including all eight proposed lines of Light Rail Transit. In 1984, we had one of the best LRTs in the world. Mass transit like bus operations should be clean, safe, convenient, and on-schedule. > http://www.manilatimes.net/transport-traffic-and-land-use-planning-recommendations/264162/ Could this post be accurate?: "I think I saw a notice along Buendia announcing the start of the construction of pedestrian overpass sa kanto ng Ayala. Seriously?! Pumayag Ayala?! " > source: http://www.skyscrapercity.com/showthread.php?t=1699729&page=16

Why Makati is a walkable city you should live in Philippine Star-1 Jun 2016 ... to go for a morning jog, an evening run or a fun walk with your dog in Makati. ... Three MRT lines—Buendia Avenue, Ayala Avenue and Magallanes ... to give a more enhancing experience to pedestrians,” said Dave Balangue, ... Gil Puyat St.) and Three Central (a 51-storey development along Valero St.). / Makati is the home of 50 skyscrapers / MANILA, Philippines – One of the most important things that every home buyer considers is location. And it should matter now whether the chosen neighborhood is a walkable one, a quality that people look for and real estate developers aim for these days. There are a lot of good things about walkable cities. There are health benefits proven by several studies. Walkable cities also help the environment as they omit hazardous automobile use, resulting in less harmful emissions and better air quality. They are also money-saving because people won’t always have to take public transportation or spend on gas. One of the most walkable communities in the country today is the Makati Central Business District (CBD), and here are some reasons why acquiring a home here is highly advantageous: Green spaces for a healthier lifestyle Cities that aim to make walking as the main mode of transportation naturally promote a healthier lifestyle for their residents. A 2014 study found out that interconnected streets, which make walking convenient, are directly associated with reduced rates of heart disease, obesity, high blood pressure and diabetes. So, if you’re a health buff or even an aspiring one, Makati CBD is the place for you. With well-groomed green spaces, paved sidewalks and safe pedestrian lanes, you won’t have any excuse not to go for a morning jog, an evening run or a fun walk with your dog in Makati. Some of the favorite spots here for these activities are the Ayala Triangle Gardens, Salcedo Village’s Jaime Velasquez Park and Legaspi Village’s own Legazpi Active Park. Pedestrian-oriented The transportation system in Makati CBD is one of the most modern in the country. There are shuttle terminals all over the district that can take passengers to different cities in and even outside the metro. Three MRT lines—Buendia Avenue, Ayala Avenue and Magallanes stations—are also directly connected to Makati where most professionals ride in and out. There are also E-jeepneys, buses and taxis that are easily accessible, not to mention the designated and secure unloading and loading stations. Aside from keeping efficient transportation hubs, Makati also promotes walking as a means to experience the city. In 2015, it worked with big brands like Nestle, Shell, Security Bank and RCBC to paint murals on selected underpasses in the district. “Beyond aesthetics, we want to promote Makati as a livable city and to give a more enhancing experience to pedestrians,” said Dave Balangue, president of Makati Commercial Estate Association (MaCEA), in a press conference. These colorful underpasses now make everyday walks for many pedestrians more pleasant. Rise of live-work-play-learn neighborhoods With the proximity of several offices, learning institutions, restaurants, shopping centers and entertainment hubs to each other in Makati, it’s enjoyable to establish a lifestyle where you can conveniently and leisurely live, work, play and learn. MORE Makati in the numbers: In the last quarter of 2015, real estate services firm C.B. Richard Ellis (CBRE) Philippines said in their Metro Manila Market View report that Makati is one of the top prime locations for condominium investment given its proximity to major commercial districts. > MORE: http://www.philstar.com/arts-and-culture/2016/05/31/1572798/why-makati-walkable-city-you-should-live

Who can blame Trump for not supporting Ryan? Donald Trump's Snub of Paul Ryan Infuriates Republican Party Leaders Newsweek - ‎15 hours ago‎ WASHINGTON/JACKSONVILLE, Fla. (Reuters) - Donald Trump's White House campaign was in turmoil on Wednesday after he angered senior Republican Party leaders by criticizing a dead soldier's family and refusing to back the re-election campaign of ...

SALES Now - at Vista Shaw > OLX : https://www.olx.ph/all-results/q-vista-shaw/ ====== Turnover Date: June 2018 P 2,811K / 22.40 = P 125.5k per SM (new) 25 July: Gloria Ambulo P 2,800K / 21.00 = P 133.3k psm (new) 1 Aug.: Jonathan, cebu P 2,672k / 22.40 = P 119.3k psm (new) 23 Jul: Vista Residences P 2,672k / P 2,625k / > SSC thread: http://www.skyscrapercity.com/showthread.php?t=1756446 To date, Vista Residences has 10 projects under the Crown Asia Residences brand. These include Brescia Residences in Fairview Quezon City, Madison Place in Cubao, Quezon City, Pine Crest in New Manila, The Symphony Towers and Wil Tower Mall in Quezon City, Crown Tower University Belt in Manila, The Currency in the Ortigas Business Center and Presidio, a 16 mid-rise condominium structures in Manila.

Another Project on Shaw Blvd.: This story from 2014, when studios were about P 90 - 100 k psm Recent price: 1 BR (29F- 0004) : P 3,762k / 32.00 = P 117.6 k psm --------------- > Spot cash discount: -P 374k = Vista Shaw builds on history By Kap Maceda Aguila (The Philippine Star) | Updated April 11, 2014 Vista Shaw brings the warmth of a Filipino home and neighborhood into a vertical community. MANILA, Philippines - Often, in the mad rush towards development, there is little time to smell the roses. Actually, some would actually simply mow down the rose bush if it got in the way. Giant real estate developer Vista Land was surely confronted with such a decision when it acquired a choice, 6,386-square-meter property on the corner of Shaw Blvd. and Laurel St. in Mandaluyong City. The “rose bush” was the historical mansion of the late great President Jose P. Laurel. Well aware of its significance, there was no question for Vista Land the landmark would be bulldozed. “Originally, we thought of adapting the Laurel Mansion into a grand lobby but we decided to leave it untouched in order to preserve its integrity as a historical place and allow our residents to see it in its former glory,” said Elizabeth Kalaw, division head of Vista Residences (Vista Land’s vertical development arm, established in 2006). While it remains under the aegis of Vista Land, the mansion will be converted into a museum replete with memorabilia the late president – continuing to stand as a reminder of a bygone era even as Vista Residences now prepares to erect two residential towers behind it. “(The mansion) is part of the aesthetic plan of the entire location,” Vista Residences corporate communications head Emma Amores said at a recent press conference. And perhaps even if Vista Residences didn’t have a direct hand in it, the prime location has become more convenient – chockfull of destinations and establishments to make the address even more alluring. Right across the street is a membership-shopping establishment S&R, where the old Cherry Foodarama grocery once stood. Cherry is set to rise again just behind S&R, by the way. Vista Shaw (which nixes its former name 515 that denoted the address) is also a heartbeat away from main urban artery EDSA, yet far enough from its frenzy. A Vista Land-controlled commercial area is also part of the master plan, which now houses a Starbucks and a Project Pie. Ground-floor space has also been apportioned for locators such as, presumably, laundry services. Vista Residences additionally point out that Vista Shaw is “in close proximity to shopping destinations (Greenhills Shopping Center, Robinsons Galleria, Shangri-La Plaza, SM Megamall), hospitals (Cardinal Santos Medical Center, Pasig Medical Center, Medical City), and educational institutions (La Salle Greenhills, Don Bosco College, Xavier School, Poveda College, University of Asia and the Pacific).” The first tower of Vista Shaw is set for turnover in December 2017, said marketing head Rowena Waterhouse; takeup has already reached 40 percent. Studio units (ranging in area from 22.4 to 27.6 sqm) are priced between P2.2 to 2.5 million, one-bedroom units (30.4 to 36.03 sqm) are between P3 to P4 million, two-bedroom units (40.7 to 50.4 sqm) cost P5 to P6 million each, and so-called “tandem” units (60.8 sqm) go for P7 to P8 million apiece. == > MORE: http://www.philstar.com/real-estate/2014/04/11/1311081/vista-shaw-builds-history

Continues... More comments - AFTER: June 28, 2016 > MORE: http://www.skyscrapercity.com/showthread.php?t=957974&page=26

MORE TWIN OAKS posts - Sept. 2014 Handover of Twr-1 and beyond + Some pictures I took this September, 2014. This is the gym area. No equipment yet. The space is huge tho and fully air conditioned. (#382) + You are right. I try to be optimistic but they are damn slow with the unit turn over. They make a lot of promises but sometimes it's very frustrating when talking to them. Still I have high hopes for this. The area is looking very nice. I can only hope it becomes the "Serendra" of Mandaluyong. I didn't bother with the parking lot because the MRT is just a couple of blocks down the road. Plus, 1M pesos for parking space just don't make a lot of investment sense to me... but this is all my own personal opinion. (#323) + As for the parking space. I did a little math. The parking space cost about P1 Million pesos and the median price for rentals of parking space along Ortigas is around P 3000 - 5000.00 pesos per month. It would take me at least 16 years of renting just to make my money back + Anyone here who purchased a Premium Studio in Tower 1? According to the Tower 1 info kit, it has a Premium finish, the unit will be delivered with bedroom cabinet and range hood. However, my agent told me that in Tower 2, Premium Studio and Standard Studio have the same finish. The only difference is the size and I find it strange because they use the Tower 1 info kit to sell Tower 2. (#390) St. Francis, to the Left. Twin Oaks, to the Right + Those St. Francis twins... ugh... ugly cladding. Hindi pa pantay yung lapad ng batman ears niya. In contrast, Twin Oaks has a beautiful facade despite not being so glassy. Very clean lines and nice windows. (#408) The units in St Francis and amenities are better. (#410) + Good: 1. Facilities like pool and gym 2. Aircon lobby and its huge. 3. Design of the building facade 4. High tech ready building 5. I.p. phone and its router == I agree with your observations. Addition to the good side: - The area is rapidly being revitalized. I like how there's a lot of restaurants nearby and food won't be a problem even at night. This means the property values will go up and your units will appreciate in value faster. - Love the events that Greenfield organizes. But... Traffic in the area along Shaw Blvd. is still crazy as ever. (#415) + The condo unit comes with a "free" video phone unit which allows you to video call other units or the lobby. Also the unit is outfitted with a Wifi router but you will need to subscribe to their internet services (if you want internet) or you can install your own. If you want other stuff like powered curtains, thermostat or other smart devices that can be controlled using Wifi or remote you have to buy/install those systems yourself. As of December 2014 - April 2015 they are allowing owners to use the building's built-in internet for free (it's not too fast about 2 Mbps but it's free so no complaints).(#425) + For all owners, the Condo dues will be P110/sqm per month. The first billing statement covers Feb 2015 - May 2015. VAT inclusive + Turnover? (Tower 2) At the rate the construction is going , it is looking more August 2018. Two years behind Schedule. Change of Plan upper floors??/ maybe but don't think so. I think pre-selling slowed down significantly . (#444) + Delay? No regrets. But yeah their loft units are very expensive (I think PHP 8-12M for the loft units). Plus there's a lot of condo construction going on in the Philippines ATM so they have a lot of competition in the condo-selling industry (I've been offered by half a dozen developers even here in California). One of their main selling point is the whole building is connected to the internet I think they should improve on that. Maybe offer a cheap but fast internet to their tenants/unit owners that way it would attract young IT professionals (that have the money) to buy or rent knowing the building has great/fast/cheap internet access. It is probably a good idea to convert the expensive loft units into more studios/1-2 BR units after all the people with PHP 8-12M to spare is probably pretty limited. (#448) + My only misgiving with GDC is that the pace of overall development is at a snail pace. They seem to be taking their time. Otherwise the location is Prime and the Masterplan is outstanding. interconnected building via elevated walkways,fibre optic technology, open spaces just to name a few. Also, unlike other Real Estate Development, GDC does not have any timetable for their projects. So everything is a guessing game.(#449) + As of September 15, 2015 the construction of Twin Oaks Place Tower 2 has finally resumed. Realistically speaking the turn-over will be around the 1st quarter or 2nd quarter of 2018 , that is assuming there is no further disruption . I think the elevated walkways will still be a long way to go. Currently there are only two high rise Buildings in Greenfield District , Soho and Twin Oaks 1. They need to construct more buildings and malls in the area to be able to construct elevated walkways. When they will build other buildings is still a question that remains to be answered. If the pace of development over the last 5 years will be used as a measure to predict future development , It may take around 10-15 years for the master plan to to be fully accomplished in my opinion.(#460) + May mga options naman na offer ang GDC 1. Continue lang daw ang existing MA hanggang june 2018 para daw less na yung loanable amount sa bank. 2. Extend daw ang MA for DP hanggang june 2018, so every moth ma reduce yung monthly amort. May isa pang option in-offer sa akin. Pede daw silang humanap ng available unit sa tower 1, though medyo nag appreciate na yung value they can give daw discount for you. So mamili na lang kayo kung ano gusto nyo...wait nyo mga sulat na darating sa inyo. Kasi may 60days notice sila na nirequire to respond sa offer nila otherwise they assume daw to process yung purchase under original terms and conditions. meron bang option 4 - full refund of payments plus fair amount of interest? I almost bought a unit here, buti na lang di natuloy. I felt the 3 options offered to you were all not reasonable. I pity the buyers, that's your hard earned money (#469) + As a person that has a unit at tower 1, for those unit located along shaw blvd, think 2x before choosing this side, as the noise from motorcycles, jeeps, cars are very annoying. The glass used is only 1 pane glass and noise does come in the unit. Just a little tip. Ive put in additional rubber/felt stickon along the windows that open up and doors for the balcony. i have sheer and heavy drapes, but the noise still comes in. My unit is on the mid floors of the building, but the noise can still be heard. I can't really do anything about this and I am not sure how I can put double pane glass on the fixed windows. (#475) Maceda Law ("Realty Installment Buyer Act") PLEASE SPREAD THIS MESSAGE TO OTHERS. This law helps those wanting to get rid of their condominium unit. I was just told that another new condominium building nearby with fewer problems for now has many units up for sale after its recent turnover last year. I wondered what the reasons were and was told by a broker that many living abroad want to get rid of their units since they do no see the Philippines getting any better and they see the investment declining. Yes, and now they cannot all sell their units for what they paid. So best for many to look into the Maceda Law as compared to reselling to see which option is best. Here are a couple of websites, so please search for more information. (#477) http://www.lawphil.net/statutes/repa...6552_1972.html http://archive.sunstar.com.ph/baguio...-rights-368038 g + What can you say about our Internet Broadband Plans? TOP keeps on advertising that we are the First Future Ready home with fiberoptic technology and highspeed internet but what happens with these speeds and plans? Fiber Broadband Plans in our neighbor Buildings: - Flair Towers - One Shangri-la Place - St. Francis Shangrila Plan P2,499 = 50Mbps Plan P3,499 = 100Mbps Twin Oaks Place (Fiber) Plan P999 = 3Mbps Plan P1,995 = 5Mbps Plan P2,699 = 8Mbps Plan P3,500 = 10Mbps Reference: www globe.com.ph/platinum/broadband (see Mandaluyong) Reference: www leopard-ict.com/mobile (see broadband plans posted) - (#491) + They should allow month to month billing of internet services (last I inquire I am getting conflicting information such as 3 months to 12 months tie up required daw -- they need to get their information straight). Also they need to streamline the application process of internet services after all you are pre-paying for the service. Comclark is the sole ISP supplying internet bandwidth to Greenfield/Twin Oaks which is slow and expensive (even more so than Globe/PLDT/Sky Internet/Destiny etc.). I have talked with their engineer and they plan (hope) to get a deal with TELSTRA/SMC if the deal ever becomes a reality. Globe/Sun mobile signal is really weak in the building, I can't get more than EDGE speed while I can get at least 6 Mbps LTE from Globe inside SM Megamall. The building infrastructure itself is future proof. It has a 1Gbps fiber optic backbone/network, unfortunately the ISP connection is tiny. It barely uses a fraction of the bandwidth capacity of the building. It's now almost 2 years since I've received my unit in TOP1 and all the little things are starting to deteriorate such as paint inside my bathroom door is starting to come undone. The building is actually constructed very well and they certainly kept up with the maintenance of the facade of the building but little things inside the units are starting to break. This is my unbiased view. Am I happy that I bought this condo ? Yes. Am I 100% satisfied ? I would say 80-85% satisfied. There are some little things that bothered me such as small toilet tubing (if you use a fairly thick wad of toilet paper it's gonna clog 100% guaranteed), paint in my bathroom door are now forming bubbles/curing (from the heat or chemicals daw according to building engineering). They refused to fix the door kasi out of warranty na daw and I have to fix it on my own dime (1 year warranty only). - March 2016 (#508) + Is there a possibility that GDC will go bankcrupt and we'll just lose our money? What's the real deal on TOP 1 & 2? Is it true that in TOP 1, condo units are not sold out and has many empty units? I bought in TOP 2 but due to the delay, i am now scared that GDC will go bankcrupt. Please share your experiences good or bad. Thanks! I don't think they will go bankrupt. The area is becoming pretty lively as a commercial area. Almost all the strip mall area are pretty much rented out na. There's a fairly large amount of visitors that patronize the area esp. during events and on weekends. I noticed there's a lot of foreigners / retirees / expats living in the area which means they will be patrons to the various shops in the area which translates to a commercial success of the area and also an increase in the value. (#509)

TWIN OAKS : MORE EXCERPTS from the SSC thread: (It almost looks as if some of the early posts were trying to sabotage a project from a new developer) + Convenient commercial retail spaces on the 1st to 3rd floors. Functional amenities on the 4th and 5th levels. While 30-35 sqm studio and 40 -45 sqm 1 bedroom flats for the residential floors start on the 6th. Twin Oaks Place will rise by 2014. Very flexible 4 years terms that will comfortably fit even the tightest cashflow. For as low as 10% DP for a 3M, 30 sqm studio, monthly amortization is only at 12k/ month. Grab your own space and live your dream now! (#17) + Greenfield is re-launching and re-branding its corporate strategy with the introduction of a technology plan among its projects, which aims to ensure “unparalleled connectivity in the areas it develops." The company is set to use copper wire or fiber optic technology to its Twin Oaks project, to be located in the more than10-hectare Greenfield District in Mandaluyong City, which promises to provide unit buyers with a “fully wired environment." Campos revealed that the technology will allow customers to “open their home locks and security systems thru their phones, adjust their airconditioning units thru their office computers…and access their home systems remotely from anywhere in the world." This technology, called FTTB or Fiber to the Building, will be used for residential and commercial developments in the District project. “We are currently working with a world leader in networking solutions to help us starting with Greenfield District and Twin Oaks Place. We will be providing a digital backbone for Twin Oaks Place which will allow greater ‘connectivity’ for its residents. We are making Greenfield District and Twin Oaks Place ‘future ready’ + very HIGH TECH! A 31 sqm unit is P3.155M / 31.5= P 100 psm (#35, March 2010) + I woudn't buy here. Yun lang walkway to MRT at ground to 3rd floor commercial areas ng Soho central ... SOHO is the first project of Greenfield (joint venture with Century) ... Just look at EDSA central and its surrounds before you buy into this project. The building where national bookstore is is practically empty. Walang tenants dahil pangit ang interiors and poor management. Wet market lang nila eh di ma i-maintain nag husto. Rats have settled permanent residency and they are huge and furry. . Very ambitious but fact is Greenfield does not have the experience and capability to cater to high end developments and will only disappoint their buyers. Twin oaks pa na Hi-tech kuno ! + The newly redeveloped Greenfield District Hub seems to be slow on taking new tenants, I wonder why. The old EDSA Central Square/Greenfield District Square on the other hand, while empty inside (and although the Shaw-side is good and full of tenants), seems to be slowly gentrifying the Greenfield District with North Park and Coal RestoBar both facing the Central Park and the soon-to-be-redeveloped Greenfield District Marketplace. I smell more upmarket dining coming your way at the Marketplace after its redevelopment, what with its very promising Greenfield District Central Park view. All these developments slowly seem to gentrify the Greenfield District, hopefully sooner than later.(#81) + 2BR Price: "As I knew there is php129,000 psm exclude VAT per SQM but they may increase on Sept. " - Aug. 2012 (#156) + I was told today that the company that was supposed to install the fiber-optic cables has pulled out due to not being paid. Additionally, that there are now consultants. But, consultants do not install so where is the building with this problem? All those tubes I saw with nothing in them buried in the concrete floors.(#161) / Wrong info bro.(#162) + quite excited to move in myself! there are so many things happenings in the district. i got a couple of pictures here from my sales agent, apparently they were toured inside the lower level of the tower with actual units. it looks like Greenfield delivered more than what was promised. here are some of pictures: (very classy) door arch: view of the park (Greenfield side) from a (studio) unit: more views for some corridors: im impressed - Jan 2013 + Kudos to Greenfield Development Corp. sana glass-based ang facade ng mga project/s nila - Feb. 2013 (#220) + Recently, Greenfield Development Corp. broke ground for the Twin Oaks Place East Tower. The second tower of the first intelligent and future-ready home in the Philippines.- May 2013 (#252) + Checked the closing fees details I got, it says May 2014 ang turn over, so its 2nd quarter of 2014 and not 1st quarter as I previously posted. I am still waiting for a letter indicating parking slots. P1M for parking plus Misc....diba usually it depends on which basement floor ang parking and the cost.... Maybe P1Million parking is the 1st basement. The lower the parking basement..the cheaper.(#255) + so in your opinion which is better arya at fort bonifacio or twin oaks at edsa central? For my own opinion, prices in the fort bonifacio and makati, regardless of what project and developer, offers better bang for the buck. Why? Global city has higher zonal value. More opportunity for your property to appreciate in value. That's also why Arya Residences started at lower unit prices then now being sold at the same price ranges considering Arya and Twin Oaks are both high end projects (#268) + although twin oaks looks impressive but i do think they are not in the high end category for me high end condos are pacific plaza, one roxas triangle and discovery primea and other simillar condos. any project that has only 2-4 units per floor then there is the parking. i think pacific plaza has over a thousand parking slots with unit sizes at 300 sqm at 2 units per floor.(#274) + my unit is a corner unit..i compared from that of the model unit…on the corner unit. you will see that there is no space when you open the door unlike the model unit…(model unit has a receiving welcome table)… the c.r. of the model unit is bigger because there is a door in the main condo so hindi na kailangan to go inside the bedroom to access the bathroom..sa turnover unit…the bathroom is smaller and no room for that. it is still best to check your actual unit and base it sa model..you will see a size difference…i even asked the person manning the model units sa showroom nila.. they couldn't even explain…sabi nila..sir maybe hindi yung malaki corner unit nakuha ninyo… sabi ko.. impossible..kasi yun ang nasa contract.. anyhow…there are other things like electrical outlets you should also check and notice how the placement is at.. (example..for the ref..the outlet is on the counter wall side already…but usually its at the back of the ref..in short..the ref covers that electrical outlet… another outlet is too close to the provision of the counter top stove…small things but should already been looked on by a interior designer or at least for safety lang… anyhow..i hope that this building will be good… kelan ba ang tentative turnover? june or july?- Jan 2014 (#323) + Hi guys, how much is the 1 unit with balcony preferably on lower floors? Thanks. 6-7M that was the quote i got last year around june i think. Not sure if there has been an increase since then - Apr 2014 (#330) + The Slope, the Gutter & the Uglification Campaign (#336) http://sohocentralcondominium.blogsp...-campaign.htm It looks like Soho is building the wall. Who's direction to build this? This is a bad solution for a drainage problem. The wide sidewalk of Twin Oaks and Soho makes a big difference for pedestrian and the beautification of the area. If you gather signatures to stop this, you may ask the building manager of Soho, Ruel is a good guy (does he still works there?).(#339) Question is now, is the drain deep enough? It seems wide enough. Will the metal grill be properly fitted so walking is not a problem? I gave up on trusting developers. This needs inspection by as many Unit Owners as possible. Then after inspection and in the words of Ronald Reagan, I suppose, tear down that wall. But, this is just another mess that should not have taken place with backwards action and more bad marks for the Assumed Board and neighbor who also has seats on our unelected Assumed Board of Directors. See photos: http://sohocentralcondominium.blogsp...ill-cover.html + Great pics! The unit looks so posh, even if it's still bare

NOT STRAYED from the original concept: Unilab’s Jeffrey Campos goes green and vertical September 14, 2009 Jeffrey Campos, the most landed of the three Unilab heirs, is belatedly joining the high-rise business, embarking on not just one but three towers at the same time. Campos, who inherited the vast landholding company Greenfield Development Corp. with the death of taipan Jose Yao Campos, will build a twin-tower, 43-story residential condo in Ortigas and another high-rise at the former Crispa outlet at the corner of Buendia and Export Avenue beside the 24-hour Tropical Hut restaurant. The Ortigas towers Twin Oaks Place is the first project in the 15-hectare redevelopment of Edsa Central, popularly known as Crossing, at the intersection of Epifanio de los Santos Avenue and Shaw Boulevard that the Campos heir wants to become the greener equivalent of Ayala Center in Ortigas. According to a Campos press statement, Twin Oaks would rise on a 2,500-square meter section that should be more pedestrian-friendly, despite being situated along the jeepney-and sidewalk-choked section of Shaw Blvd. "No other developer has taken community planning as seriously as we have done here in Greenfield District," said Campos, referring to the 15-hectare Edsa Central development that he said would simulate "the benefits of living within gated communities like those of plush subdivisions in Makati." The 15 hectares are actually two adjoining lots, six hectares from what had been for the longest time the headquarters of United Laboratories on United and Sheridan streets, and the nine-hectare former warehouse and parking lot behind it. Like Ayala Center and Greenbelt, there would also be a series of interconnected walkways between buildings within Greenfield while underground, there would be interconnected basement parking levels "that mimic the on-ground network" that should get the drivers and their passengers faster out of Greenfield into, whoops, the daily gridlock of Pioneer and St. Francis streets. Still, "the other business districts cannot benefit from extensive community planning basically because most buildings and infrastructure are already in existence and, if at all considered, community planning has been done only at the tail-end of their developments," said the Campos statement. (Back then, they were talking about a price of P 100k psm, which seemed high for the area then: "100K++/sqm na ba ang selling price ng ortigas area? to think, this is already on the outskirt of ortigas and not within ortigas" "Its more expensive than St. Francis towers of Shangrila!!! And they don't have a track record yet. Maybe this is a high end product. But the district has not yet developed and they are charging this kind of rates already. I hope they're successful though as more players in the industry will make competition fiercer, and the skyscrapers better." - SSC But much development has occurred since then.)