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ARCA South (new CBD near the NAIA airport)

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Manila area - Arca South, Taguig City (new CBD near the airport)

/ Almost twice the area of BGC! - But with mid-rise rather than high-rise buildings /


"BGC is a better version of the Makati CBD. - some say

Ayala's vision for Arca South is for it to be a better version of BGC.

Arca South is twice as big as BGC's City Center" // - SSC, pg.25, #486

RANKING (one poster's opinion):

I would rank emerging/present CBD's in Metro Manila, in terms of growth in the next 20yrs, as follows:

1. Ayala Makati CBD/Fort Bonifacio (BGC)
2. SM Bay City-Pagcor E City
3. QC-CBD/Ortigas/Alabang
4. Arca South : "Arca may surprise" // - SSC, pg.25, #498
5. Eastwood-C5 Corridor

Ayala Land is the leading, most diversified property developer in the Philippines today with a proven track record

in developing large-scale, integrated, mixed-use communities that become thriving economic centers in their respective regions

Compare ALI's investments in Arca South, with the size of their revenues, and their balance sheet - It IS a substantial investment!
. . .
Financial Highlights - 000's of PHP

Statement of Income : 2014 / 2013 / 2012
Revenue - : 95,197,046 : 81,523,070 : 59,932,162 : Php 95.2Bn = US$2.0 Billion at Php46.5
EBITDA*---- : 29,771,785 : 24,114,592 : 16,616,784
Net income- : 14,802,642 : 11,741,764 : 09,038,328
Statement of Financial Position
Cash & eqv. : 34,586,526 : 40,777,520 : 32,138,588
Total assets :388,944,463: 325,473,685: 254,115,680
Tborrowings:124,665,670: 101,901,885: 074,778,063
--- Equity : 121,995, 458: 112,097,566: 095,540,214 : Php 122.Bn = US$2.6 Billion at Php46.5
Statement of Cash Flows
NetCF ops: P36,010,205: P27,238,649 : P8,422,529 : Php 36.0 Bn = US$774 Million at Php46.5
Our established estates such as the Makati Central Business District, Bonifacio Global City, Cebu Park District, and Nuvali are market-leading developments in the country. These have become benchmarks in creating business and lifestyle centers and serve as blueprints for our emerging estates, such as Vertis North in Quezon City and Circuit Makati.
In an effort to continue this legacy, we launched four new estates in 2014—Arca South in Taguig City, Alviera in Pampanga, Altaraza in Bulacan, and Atria Park District in Iloilo.


Video from Sept. 2014 : when they had started "to clear the canvas" for construction


Location : Near NAIA airport


The 74-hectare Arca South project in Taguig is envisioned as the next central business district to emerge South of Metro Manila.

Apart from a mix of residential and commercial offerings, the estate will have offices, regional and transit-oriented malls, a 265-room Seda hotel, and a 250-bed QualiMed hospital. Arca South is highly accessible and will have direct links to the Metro Manila Skyway, and the modern Integrated Transport System (ITS) planned by the Department of Transportation and Communication.

Arca South Feature on Modern Living TV


Ayala's Top three business segments will be there, in Arca South

Premier : 1,134 units
ALVEO : 0,902 units
AVIDA : 1,609 units

Ayala Land Premier (ALP) continues to lead in the luxury segment with the launch of its high-value residential condominiums and lots in 2014. ALP registered growth in revenues of 48 percent to P23.10 billion due to substantial booked sales generated by existing and newly-launched projects. These include residential lots in Soliento in Nuvali, The Courtyards in Imus/Dasmariñas, Cavite, Ayala Westgrove Heights in Silang, Cavite, and Ayala Greenfield Estates in Calamba, Laguna, as well as condominium units in East Gallery Place at BGC, Park Terraces in Makati, Two Roxas Triangle and Garden Towers in Makati and Arbor Lanes in Arca South.

Alveo posted an increase in revenues of 14 percent to P10.38 billion as a result of strong demand for its residential and office developments. In 2014, Alveo strengthened its foothold in the upscale market with successful launches in key estates, such as Verve Residences Two and Park Triangle Corporate Plaza North Tower in BGC, High Park Tower One in Vertis North, Veranda in Arca South, Lumira in Nuvali, and Westborough Town Center in the Laguna-Cavite corridor.
Avida underscored its commitment to develop dream communities for middle-income Filipinos. It expanded its reach to the overseas market which accounted for 40 percent of its total reservation sales. Avida’s revenues increased from P12.5 billion to P13.14 billion which is attributed to the sustained contributions of existing projects as well as the diverse range of its new projects located in estates such as Arca South, BGC, Nuvali and Alviera. Among last year’s notable projects were One Union Place at Arca South, The Montane, Avida’s 5th residential condominium development in BGC, and Southfields Settings in Nuvali, which pioneered the brand’s new series of house models


SSC : Arca Mix photos : The Veranda : Arbor Lanes : One Union Place :

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ARCA South : A Large 74-hectare project in Taguig

...is envisioned as the next central business district to emerge South of Metro Manila.

Apart from a mix of residential and commercial offerings, the estate will have offices, regional and transit-oriented malls, a 265-room Seda hotel, and a 250-bed QualiMed hospital. Arca South is highly accessible and will have direct links to the Metro Manila Skyway, and the modern Integrated Transport System (ITS) planned by the Department of Transportation and Communication.


Sector - : No.of Flats : approx. : Name

Premier : 1,134 units : P150K?: Arbor Lanes
ALVEO : 0,902 units : P132k : Veranda
AVIDA- : 1,609 units : P115k : One Union Sq.

Total : 3,645 units


Heights restricted by nearby airport - lower density, mid-rise and some lack variety are features

Arca-Photo_zpsqtzujgbd.jpg : Arca-Photo_zps-JO


Arca Boulevard will be "the Ayala Avenue of Arca South" : The Main Street, will be an open Green area

Ayala Land Premier (ALP): Arbor Lanes in Arca South.




It's exclusivity is comparable to BGC's One Serendra, only better. This high end residential project will only have a cluster of 5 towers that are mid rise and low in density(8-10 units per floor) not to mention the 60% of the project dedicated to open space providing intimate garden living for homeowners.


Arbor Lanes at ARCA South (Ayala Land Premier)



Alveo : Veranda in Arca South, Lumira in Nuvali, and Westborough Town Center in the Laguna-Cavite corridor. (see next post)
Avida : One Union Place at Arca South, ... Southfields Settings in Nuvali,

Arca South Avida Towers One Union Place Walkthrough

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UNIT Type: Size : NO : Price with VAT : MeanPr / SQM : Per SM : Revs ?
STU 30 - 39 sqm: 92 P 3.8m - P 5.2m : P 4.5 m /34.5 = P130.4k = P 414.m
1BR 52 - 58 sqm: 33 P 6.7m - P 7.9m : P 7.3 m /55.0 = P132.7k = P 241.m
2BR 85 - 89 sqm: 88 P10.6m-P12.4m : P11.5m /87.0 = P132.2k = P1012m
3BR 104-118sqm: 18 P13.8m-P16.8m : P15.3m /111. = P137.9k = P 275.m
============= 231 : P 3.8 - P16.8m : ---------------- = P132.0k = P1,942.m
Note: Alveo will offer 902 flats in Total


Unparalleled urban convenience within an emerging central business district.

This new "lifestyle district" will provide innovative new ways of living. And the complex will be Alveo Land's prime community in Arca South.

The Veranda is designed as a highly networked hub, ready for the future.





The Veranda from Alveo Land is a four-tower residential condominium development located in a private and intimate portion of Arca South,.

This mid-rise, low-density condominium will offer a less dense residential alternative to the densely-developed Metro Manila market. An atrium and a central landscaped garden bring natural light and ventilation throughout the development. Diverse lifestyle retail rows at the ground floor complete the picture of a one-of-a-kind residential condominium living that will be a quiet and refreshing retreat from the chaos of Manila's urban jungle.




The Veranda at Arca South is a mixed-use residential condominium project in Taguig City, carrying the Alveo Land brand. The development promises to deliver an exclusive and distinctive living experience. A residential condominium neighborhood fully integrated within Arca South Taguig City, enhanced with retail, community areas and green spaces to create that vibrant streetlife experience that urbanites appreciate.


The Veranda at Arca South offerings a mixed-use business and lifestyle hub that provide the perfect venues for today's individuals to foster relationships with their community and their surrounding environment. Playing host to various lifestyle hubs such as retail shops, leisure and recreation venues, business establishments, and open spaces for diverse interests, Alveo Land's brings to life a fine example of a rapidly growing dynamic and multi-functional that redefines the concept of modern urban developments.

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Arca South Phase 1 Development Timeline


Project Timelines : http://mmroadway.com/project-chart/


How Ayala is turning former FTI complex into new CBD

by Cathy Rose A. Garcia, ABS-CBNnews.com
Posted at 04/22/14

MANILA, Philippines -

Property giant Ayala Land is planning to turn the former FTI complex into the country's next premier central business district (CBD).


On Tuesday, ALI unveiled its plans for its master-planned project --Arca South.

Meean Dy, ALI Vice President and Strategic Landbank Management Group Head, said the company has allocated P80 billion for the development of the first phase of Arca South.

Arca South, located near the southern ends of EDSA and C5, and along South Luzon Expressway, is envisioned as the entrance to Metro Manila from those coming from the south.

"Since 18 months since we won the property, we are on our way to realizing our goal of another premier central business district for the country," Dy said.

In November 2012, ALI won the bidding for the 74 hectares of the FTI complex with its P24.3 billion bid.

Dy said there are three factors that make Arca South ideal as a central business district: scale, location and access.

At 74 hectares, she noted Arca South is the size of Makati CBD (92 hectares) and Bonifacio Global City center (39.7 hectares). It is also strategically located, just about six kilometers from Makati CBD and BGC.


Dy said Arca South is also capitalizing on two important government infrastructure projects - the Southeast Intermodal Transport System (ITS) project and the Skyway and C5/C6 connector road project.

The Southeast ITS project will be located on a 5.5-hectare parcel reserved by the government, beside Arca South. DOTC is expected to bid out the ITS project within the year. It is expected to accommodate an estimated 4,000 buses and 200,000 commuters every day.

On the other hand, the Skyway and C5/C6 connector road project will include access ramps to Arca South as well as separate ramps going to the Southeast ITS.

"As is typical for an Ayala Land development, the heart of the city will be a highly 'pedestrianized' center. In its full development, the 74 hectares of Arca South will have a built out area of 3.6 million square meters of gross floor area, roughly as large as the BGC you see today," Dy said.

She that 40% of Arca South will be dedicated to open spaces.

The development of Arca South will be done in phases.

"For phase 1 alone, which is the first 5 years of the development, you can expect the following: ALI will invest a total of P80 billion in Arca South and launch 870,000 of gross floor area, with a roughly 50-50 split between residential and commercial use," Dy said.


Ayala's residential brands - Ayala Land Premier, Alveo and Avida - will be launching projects that will offer 3,645 residential units in Arca South.

The first project to be launched is Ayala Land Premier's Arbor Lanes.

There will also be three retail areas in Arca South - its own version of Bonifacio High Street, a transit-oriented mall to be linked to the Southeast ITS, and a regional mall with 150,000 sqm of leasable space. It will also have a 200-room Seda Hotel.

Dy said ALI will also be launching 9 BPO buildings with a total 200,000 sqm of gross leasable area in the next five years. The first two buildings will be operational by 2017.


> http://www.abs-cbnnews.com/business/04/22/14/how-ayala-turning-former-fti-complex-new-cbd

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FTI / Food Terminal Inc. was the past ... It is now the location of Arca South

- The FTI-PNR station it will continue to provide rail connectivity (??)




It is accessible through two major arteries: the South Luzon Expressway (SLEX) and C-5 via SLEX's East Service Road. A terminal in itself, FTI is reachable through other means of transport as its vast confines is fronted by the Philippine National Railroad and the Laguna Bay at the rear. Also, its proximity translates to a 15-minute drive from the Central Business District in Makati and, a 20-minute ride from the Ninoy Aquino International Airport (NAIA) as well as the Manila Domestic Airport.


FTI History : http://www.fti.gov.ph/cphistory.htm


The FTI was the offshoot of a Presidential directive issued on January 1967, creating a committee assigned to look into the upliftment of the agricultural economy of the country. In turn, the committee endorsed a system designed to ensure price stability and increased productivity. It led to the foundation of the Greater Manila Terminal Food Market (GMTFM) on April 30, 1968 through Presidential Decree No. 347. Under the management of Development Bank of the Philippines...

. . .

The company's major activities in the 1970s include storage, food processing, research and quality control, marketing services, and trading. Its storage facilities included the Central Refrigerated Warehouse (CRW) with chilling rooms, freezer storage, ice plant, blast freezers and refrigerated processing rooms.


ITS / xx : > wiki:




FTI Railway Station
As it is now
As it is planned
FTI station is a station of the South Main Line of the Philippine National Railways. Like all PNR stations, this station is at grade.
> Wikipedia / Southeast intermodal transport system (its) /
Address: E Service Rd, Taguig, Metro Manila, Philippines
Rebuilt: 2009 Tracks: 2
The station is near major landmarks such as the Ayala Land development Arca South, Technological University of the Philippines-Taguig Campus, the Sunshine Mall, the Taguig-Pateros District Hospital, a major warehouse of the National Food Authority and, most notably, a series of low-cost housing developments collectively called BLISS Taguig (commonly called "Tenement").
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ARCA SOUTH - Pricing has moved up on the Avida units


Studio >T1. Php 2.2 mn > T2. Php 2.6 mn >


Now : T2, cheapest: Php 2.5 mn (see below): Php 110k /SM


Avida Towers One Union Place in Avida’s very first offering in Arca South. Called: "the metro’s newest emerging growth center".




Avida Towers One Union Place is a 9,872 sqm, modern-contemporary designed, three-tower residential condominium development in the southeast residential enclave of Arca South. Here, residents are assured of a lifestyle that is comfortable and serene as units and common areas are thoughtfully designed for everyone’s relaxed living experience. The green spaces and amenities are perfect venues for social convergence and playtime after a hard day’s work. As in all Ayala Land and Avida developments, residents are guaranteed of 24/7 security, and property maintenance by Ayala Property Management Corporation (APMC).

/ http://arcasouth.ph/.

Location-------- : Taguig City
Size of units -- : 22.8-62.02 sqm
Available units : Studio, 1 Bedroom, 2 Bedroom
Price range --- : Php2.5-7M / 22.8 = Php 110 K per SM (cheapest)

For the latest currency exchange rate click here

Tower 1 HLURB TLTS No. ENCRFO 14-08-028 (Completion date: March 1, 2018)

Tower 2 HLURB TLTS No. 15-02-002 (Completion date: May 1, 2018)


> http://www.avidaland.com/condominium/taguig-city/avida-towers-one-union-place

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(Not really a retirement place - but maybe good access to some in South Luzon):


6 Reasons Why Americans Retire in the Philippines
By Evan Tarver | October 29, 2015

The Philippines comprises over 7,000 islands and offers its residents endless beaches and crystal clear Pacific Ocean waters. The country has a warm year-round climate, a low cost of living, some of the best medical care in Southeast Asia and provides easy access to other destinations in Asia. Of course, as with any developing country, it is important to understand what specifically makes it a desirable retirement location for Americans. The following are the top six reasons why Americans retire in the Philippines.


1. Cost of Living

The cost of living is extremely low in the Philippines. For roughly $1,000 a month, it is possible for retirees to live comfortably in the country. For just $1,200, it is possible to live a life of comparative luxury. For around $200 a month, retirees can rent a great one-bedroom apartment; if purchasing a home instead of renting, luxury homes can be purchased for roughly $250,000 or less.

Maintenance and entertainment expenses are also low when compared to the cost of living in the United States. A plumber, for example, costs about 400 pesos, or less than $10. A nice dinner for two costs about 1,000 pesos, or roughly $25.


2. Affordable Health Care Coverage and Good Health Care Facilities

Health care coverage in the Philippines is very affordable for retirees. The normal cost of seeing an English-speaking doctor is around 300 pesos, the equivalent of $7. For more complicated medical procedures such as X-rays, the cost to take and read the images is around 800 pesos, or about $20.

The medical facilities in the Philippines are comparable to the medical facilities in the U.S. For example, Asian Hospital has one of the best heart specialists in Southeast Asia, who splits time between the Philippines and Washington, D.C. The country also has the Philippine Heart Center, a facility that offers a range or specialists to retirees and residents.

Filipino doctors are well-known for training abroad and are normally affiliated with international medical associations. The bedside manner and competence of Filipino nurses is sought all over the world, and pharmacies are easily accessible to those in need of medication.


3. The Diversity of Food

The Philippines offers a great diversity of gastronomy. Local Filipino food has blended Spanish and Chinese influences to create a unique array of food options. Additionally, as expatriates flock to the Philippines, the availability of American, Japanese, Indian, Arabic and Southeast Asian food has increased.


4. Modern Conveniences

The Philippines offers retirees all the modern conveniences of an American lifestyle in a tropical paradise. With large malls, modern transportation options, Hollywood movies and cable TV, a retiree is able to maintain a first-class lifestyle similar to one in America.

Up until recently, the country allowed internet service providers to set their own speeds, reducing the potential of a high-speed connection. In response to reform requests, the Filipino government has set a minimum speed requirement of 256 kilobits per second (kbps), giving signs that the country's internet speed will soon be on par with its other modern conveniences. Currently, however, it ranks at the bottom of Asian countries when it comes to connection speeds.


5. A Plethora of Activities

The country is known for its tropical beaches, diving locations and amazing views, and it entices retirees to live active and outdoor lifestyles. From the sands of famous Boracay Island to the hills of Tagaytay, the Philippines has thousands of islands that offer unique outdoor benefits.

The Filipino weather, which is made up of a long dry season followed by a long rainy season, is conducive to outdoor activities. Even during the rainy season, the temperature is fair throughout the entire year. If the weather gets too rainy for hiking and beach lounging, the country offers great wellness centers that give massages and promote relaxation.


6. Low Language Barrier

For Americans looking to retire to this country, English is one of the Philippines' official languages. Many, if not all, Filipinos are fluent in English, making a transition to this country an easy one.

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ALI building 10 hotels, including Mandarin
by James Loyola | Manila Bulletin | October 22, 2015

--- SNIPPED ---

Property giant Ayala Land Inc. (ALI), through subsidiary Ayala Land Hotels and Resorts Corporation, continues to bet heavily on the prospects of the Philippine tourism industry and now has 10 hotels under construction.

In an interview, Ayala Hotels’ chief operating office Al Legaspi said “nine of them are Seda and we are also doing the Mandarin. And we also have different platforms of Seda, we have resorts, service apartments, and we have a regular Seda hotel.”

. . .


Ayala Land will be redeveloping the current site of the Intercontinental Hotel in Makati into a mixed-use project with an intermodal tranport system. “We are in talks with them (Intercontinental) now on other opportunities,” said Legaspi.

Ayala Hotels is planning to invest up to P30 billion over the next five years to put up a strong of Seda hotels across the country while looking at opportunities to expand the Seda brand overseas.



Seda Nuvali’s landscaped lake provides a visual centerpiece within the Ayala Land-developed community in Santa Rosa, Laguna.

Its guest rooms look out to this body of water or the tranquil countryside with Mt. Makiling at the distance

Read more at http://www.mb.com.ph/ali-building-10-hotels-including-mandarin/#CHCPfQDcxuz3vSCH.99

Read More: Source


One of the SEDA hotels will be in Arca South.

I suppose the planned intermodal center under the old Makati Mandarin will have connections to Arca, among other locations

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Ayalaland Tops Bidding for P4-B Transport Hub


"gateway to Metro Manila from the south"




By: Louella D. Desiderio

MANILA, Philippines – Property giant Ayala Land Inc. emerged as the frontrunner for the P4-billion Integrated Transport System (ITS)-South Terminal project, beating the only other bidder, Filinvest Land Inc.

During the opening of financial bids yesterday, ALI offered a P277.89 million annual grantor payment (AGP) for the project, lower than FLI’s P1 billion bid.

AGP refers to the payment to be made by the government to the concessionaire.

When AGPs are made, the lowest bid wins subject to evaluation of the bid.

“As far as we are concerned, the government of course, welcomes the lowest bid amount because that’s the amount that’s going to be paid by government for this particular service,” Jose Perpetuo Lotilla, chairman of the bids and awards committee and undersecretary for legal affairs at the Department of Transportation and Communications (DOTC) told reporters yesterday.

Following evaluation, the DOTC would issue the notice of award for the project within a month.

The ITS-South project involves the construction of a terminal within a 4.7-hectare area in the Food Terminal Inc. compound in Taguig City.

The terminal is expected to connect passengers from Laguna or Batangas to other transport systems in inner Metro Manila.

The project will also include the development of passenger terminal buildings, arrival and departure bays, public information systems, ticketing and baggage handling facilities, and park-ride facilities.

In a disclosure to the Philippine Stock Exchange, ALI said the project is strategic to the company as it is right next to ARCA South, which it is developing into a mixed-use estate.

“ALI will be awarded by the DOTC with a 35-year concession agreement to build and operate the ITS-South project and will likewise have the right to develop and operate commercial leasing facilities on the same 5.57 hectare former Food Terminal Inc. property on which the future transport terminal will be built,” said ALI senior vice president and chief finance officer Jaime Ysmael.


ARCA South, formerly known as the FTI complex, which the Ayala Group bought from the government in 2012, is envisioned as a central business district and gateway to Metro Manila from the south.


> http://arcasouth.ph/ali-tops-bidding-for-p4-b-transport-hub/

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  • 1 month later...

(From the Makati diaries)

# 5 : ARCA South tour

ARCA South : The Half-way house that's half-way home


Manila's traffic and the long duration journeys from the provinces have encouraged Filipinos to buy homes in and near CBD's like Makati and BGC so that they can live close to their jobs (and children's schools) during the week, and drive home on the weekends. This makes traffic particularly bad at the end of the week (Friday nights and Saturday morning), and again at the beginning of the week. The short journey from Makati to FTI might take 45 minutes or more when there is heavy trafffc. Some Filipinos are aiming to own their weekday "half-way house" closer to the ultimate working destination to cutdown on the time required for the long journey to their weekend homes.


ARCO South is Ayalaland's new development south of the airport, at the intersection of two major highway arteries, SLEC and C5. This area was previously called FTI, for Food Terminal International, an idea that has by now outlived its time. ALI bought 74 hectares at a healthy price (over P30k per SM?) to turn it into one of its major new CBD's in the Metro Manila. The first residential buildings will be completed in about 2018-19. Each of ALI's top three home builders have a presence there: ALP (Alaya Premier) with prices centering on perhaps P 180k per SM, ALVEO at around P 150k, and Avida, near P 120k, or higher. These prices are not far off Makati prices. And there is a reason. Heights are limited to perhaps 15-20 stories, because the area is in or near the flightpath of aircraft landing at Aquino International airport, and skyscrapers are not permitted by the zoning restrictions. With the lower maximum building heights, the developer is not able to enjoy the economies of scale that come with building 30 stories and above. Thus, while the land is cheaper than in Makati or BGC, the end price to the condo buyer is not significantly lower.

A nice feature of the Veranda development, ALVEO's offering, is the "air-flow" concept where air openings between buildings, including internal courtyards will help hot air to circulate through the buildings and escape out openings near the skylights. The mid-rise and more spacious building plan, when compared with Makati or BGC - will make this feature highly functional, and will give homeowners more pleasant breezes year-round, and may even help to lower A/C bills.

ARCA has a nice mix of development coming. The commercial buildings sold quickly, and the residential units are being offloaded at a reasonable pace. There have been several price rises, totaling more than 10% since the initial launches. No doubt, people are attracted by the location on the major highways. And the attractive design of the main street with its restaurants, and shopping, plus a high end mall are other key features. People are thrilled with the idea of having something like Greenbelt closer to home. A hospital and a SEDA hotel are also planned for Arca South.


This will be an interesting development to watch, but I do not think it is (yet) the most suitable for overseas investors seeking higher yields. Prices are not substantially lower than what can be found in Makati / BGC, and it may not be as easy to rent at Makati type prices, especially initially. I expect that it will be a success, because of the number of local people seeking a convenient half-way house, in a area that will be pleasant to live in.

Footnote: Regarding the railway connection

There is a PNR railway stop called FTI station on the Fringe of ARCA South. There is a definite plan to combine this with the integrated terminal that will be built there. This might be a part of ALI's long term planning. But since they have little or no control over the railway, the main part of their development strategy must revolve around Arca itself, nearby land, and bus and car flows that will come through the road arteries, and the integrated transport terminal.

During the APEC conference in Nov. 2015, Japan announced that it would provide loans of up to P 80 Billion for development of rail on Luzon island. Most of this will reportedly be spent on extending the northern rail link beyond Quezon City. But some may be spent on the Southern lines to, and it could make the link from PNR's Pasay station to FTI (just 3 stops, and maybe less than 20 minutes?) more pleasant and useful to middle class commuters, who until have shown a strong preference (until now) for traveling in their private cars. That may work so long as gasoline prices are reasonable, and there is sufficient parking. But these factors can shift, along with the quality of the train journey, making travel by rail a viable choice even for those who own cars.


Stations going South from Makati :

Buendia > Pasay Rd > EDSA > Nichols > FTI / Arca South … and on to Calamba

> MORE: https://en.wikipedia.org/wiki/List_of_Philippine_National_Railways_stations

During the tour, I considered how far a walk there would be from the FTI rail station to the Arbor, Veranda, and Union South properties. Most of the walk may be covered, and protected from rain and sun. But it is a long way. So it seems likely that those who travel that distance will prefer to take a shuttle bus or to bicycle. I could see no evidence than ALI was considering a shuttle bus for such passengers. And I do not know if they are making provisions to allow bikes to park near the station.)


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  • 1 month later...

Ayala to spend P 4bn on Bus terminals (integrated with rail etc) at Arca South

Construction of the PHP 4 billion South Integrated System is expected to start in September, after the government signed a 35-year concession with a unit of Ayala Land on Tuesday

+ Purpose: to connect different modes of transport, and assist the public in making more efficient transfers

+ Ayala submitted the lowest annual grantor payment (P 278 million) and fulfilled all post-award requirements. And ALI has been given 18 months to construct the ITS

+ They will construct a terminal within the FTI compound

+ The mission is to connect passengers coming from the south (by bus etc.) and especially from Batangas and Laguna provinces


Covers: arrival and departure bays, public info systems, ticketing and baggage facilities, and park-ride facilities


An Ayala rival, Megaworld, was earlier the winning bidder for a 3.27 bn ITS facility at Paranaque City





This will be something to watch.

I am wondering if Ayala might be thinking of using the PNR rail link to move people from FTI to Pasay road (in Makati)

and then from there to Ayala Ave / GB etc by (a new?) dedicated jeepney

This could help to bypass some of the worst traffic - but the Pasay Rd tp Greenbelt link would remain problematic, and is not a pleasant walk.

A covered walkway from Buendia to Ayala Avenue (City Gate) could be an option, but there are issues when it floods

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  • 2 weeks later...

Canopy Pool Villas - ALI Premier has a new launch at Arca South


Arca South Taguig
A mixed-use Ayala Land master-planned developing estate (complete with office, commercial, retail, recreational and institutional offerings, twice the size of BGC, near Makati BGC and NAIA, to benefit from C5/C6 Skyway connector)
  • 2017 completion of 2 BPOs, Ayala Mall
  • 2018 completion of phase 1 for residential, BPO towers 3-6 , Seda hotel
Arbor Lanes
ALP’s maiden residential community in Arca South
Mid-rise bldgs interspersed by pools and gardens
1,2,3&4BR rendered in classic and special, flat and bi-level configurations for a true home feel
13% appreciation in 12mos
Other points of consideration for end-use or investment
  • Php153k/sqm inclusive of taxes - considerably lower than BGC and Makati
  • Worsening traffic conditions have made renting residential units near CBDs a more practical proposition for employees during the weekdays - near BGC, Makati and the eventual Arca South CBD
  • New office supply forecast - additional 578,000sqm by 2018 (will translate to an increase in demand for residential unit rentals near CBDs)
  • Rental growth steady amid rise in future completions
  • An average rental growth rate of 1.5% was observed during 3Q 2015 for premium residential condominium property in the major CBDs.
  • Rental rates for premium residential condos in the major CBDs continues to grow, increasing by around 1.5% in the the 3rd quarter.
  • Luxury condominiums lower have vacancy rates at 4% vs all other grades at 8%
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  • 1 month later...

New Transport hub positions Arco South as Metro gateway (Phil.Star, paraphrased, 4/1/16, pg.B6)


Arca South will benefit from its proximity to the ITS (Integrated Transport System)

+ 4,000 buses, and 160,000 passengers are expected to pass through the terminal on a daily basis

+ This will be built under a 35 year concession agreement, for Ayala to build and operate the ITS

+ The project is expected to be completed in 2018


The Six-story terminal will feature: centralized ticketing, trip info displays, passenger waiting, retail, and car parking

Park and Ride will be a big feature

Arca South (74-hectares) will offer: a fast-growing business and lifestyle center (retail, residential), plus a Seda Hotel, and Qualimed hospital +++ green spaces, bike paths, pedestrian walkways

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  • 2 months later...

Not sure if this is on topic, but since you have mentioned Arca South...


I have on my listing a property near Arca South. As the project gets developed, land and properties around it rises as well, and the property might just ride the increase in valuation.


It's a newly-painted 12-unit apartment that is currently on full occupancy, mostly with employees from Makati and Taguig area. According to the owner, it earns at most P50,000.


Google map attached to the bottom of the page.



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Here's what it looks like:


₱8M (negotiable)

This newly-painted 12-unit apartment is currently on full occupancy, mostly with employees from Makati and Taguig area.

It is conveniently located near the perimeters of Ayala Arca South.


  • Lot Area: 116 square meters
  • Floor Area: 464 square meters
  • Beds: 12
  • Baths: 10
  • 1st floor- 5 rooms & 3 Comon CR. Good for 2 to 3 persons per unit
  • 2nd floor- 4 Studio type rooms w/ kitchen & CR each.
  • 3rd floor- 3 Studio Type units


At the full 8 million Peso / 464 sq m = P 17.6 psm


Indeed, it seems to be very close, like 3-5 minutes walk from the area that will become ArcaSouth.

But it is on the "crowded side", on No. 14 General. Espino St., away from the coming transport terminal

(and PNR Station) at Arca South. So an uplift may await the completion of much of Arca South,

including the office blocks (jobs!)

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  • 10 months later...


Priority Selling: Block 3 Arbor Lanes Arca South Taguig

Arca South - The next BGC by 2019

Quick view of the Arca South plan

5km from BGC, 7km from Makati, 5mins from NAIA
Beneficiary of 2 ongoing infrastructure developments:

To date: Roads & utilities 99% completed
Target by 2018: Completion of Phase1 ALP Alveo Avida residential units
Target by 2019: Completion of BPO bldgs, Seda hotel, Retail block

Arbor Lanes
Quick view
Arbor Lanes by Phil Star’s Modern Living TV (Bianca Gonzales)
World class design & architecture by AEDAS
Lobbies designed by Conrad Onglao
5 mid-rise residential blocks interspersed by amenity spines
Each block 2 bldgs
Each bldg own elevator core
2 basement levels
Indoor & outdoor play areas
Board rooms
Function rooms
Outdoor lounges
Garden terraces
Block 1 topped off, finishing, turnover Q1 2018
Block 2 top off Q3 2017, turnover Q2 2019
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  • 2 months later...

SUMMER MADNESS impacting prices at ARCA South?


"135k to 156k per sqm" - that's +15.5% in One day*!

A friend told me:

"Avida has raised the price for at ARCA South from 135k p sqm to 156k and some buyers have backed out".

Nevertheless many others are still expected to buy at the (higher) new price. - It seems there are some panicky buyers around - Is Avida trying to SPIKE the market up, into a Peak? That sounds like madness, but it would describe what we are seeing. Since RENTS are not rising, these high prices do not look sustainable


This was not really a true price rise, No one was able to buy units in the development at P135k per sqm.

That was an "expected" Launch prices, which before it was actually offered for sale, The price was amended

to a new official Launch price. But nevertheless it suggests a big jump from phase one, Union Square.

To the new phase 2 at ARCA South, which is called: V---.

(This info comes to from an Avida agent, Christelle, who was well informed about the matter.)


How to beat the price rises?

+ Buying at nearby Veranda is one way - prices there seem slightly cheaper than the new Avida launch.

But there's not much stock there - Veranda is said to be 95% sold out

+ Keeping an eye open for re-opened units at Union Square could be another way

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  • 4 months later...
  • 1 month later...

The world is (temporarily?) upside down at Arca South


Ayala Premier's LANES development at Arca South
I spoke for a few minutes today to an Alveo Premier agent within Greenbelt Mall.  He was trying to sell me ALP's LANES project at Arco South.  I asked him the price. He said about P180k psm.  I was surprised, since i was recently shown Avida's project at Arca South priced "at about P190k per sqm. I said that it was very surprising to see Avida projects very near an ALP project being priced ABOVE ALP.


Avida's Vireo project at Arca South. At P 190k psm, is ABOVE ALP's price

He explained that "it was because of the cuts" - ie the ALP units are much larger.
So ALP's one BR flat is 75 sqm, versus the 1 BR from Avida being less that half that size. So an ALP 1BR is about twice the price of an Avida 1-BR. When you look at it that way, the pricing probably makes more sense.  But I really doubt that Ayalaland expected such relative pricing.  The either over-estimated the demand for Lanes, or under-estimated the demand for Avida's projects.

Then I brought up another point - paraphrasing:
"I never really got ALP's strategy.  When I look at ALP,  I think larger cuts.  And
when I see them, I think families, and also the need for high salaries to pay for
the expensive larger units.  What I do NOT see at Arca South is SCHOOLS (for
children whose families will live at Arca.)  Nor do I see the offices that might have higher paying jobs, like those in BGC and Makati."

He admitted that the lack of schools nearby could be a problem.
I asked him where the children living in ALP units at Arca would go to school. He said, "Maybe BGC." 

How long does that take? I asked.
"15 minutes," he answered.  After I laughed, I said: Try doing that at rush hour.
He nodded his head.  That is why the world is now upside down

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  • 2 weeks later...

Gov't, ALI break ground on P9-B transport terminal


The DOTr yesterday led the groundbreaking of the over P5-billion ITX, a state partnership with Ayala Corp. meant to decongest traffic at EDSA and cater to all provincial buses plying the south of Luzon, Visayas and Mindandao destinations.

The Taguig ITX is a 6-storey building on a 5.57-hectare property inside the FTI compound which would house a passenger concourse, a centralized ticketing area plus business and retail establishments. Construction starts by the 2nd half of 2018 and the terminal is scheduled to start operation by 1st half of 2020.

It can accommodate 1,200 public utility buses and vehicles’ bays and parking.  Once completed, it will house around 4,000 buses, with a capacity for 160,000 passengers daily. It will also feature a pedestrian walkway connection to the PNR FTI station and the proposed subway system.

DOTr Secretary Tugade said he asked ALI to forgo the P9-billion AGP. ALI also agreed to share 2% of their income from the commercial spaces to the government, “a win-win solution that will ultimately benefit the Filipino people.”

. . .

Transportation is a big problem in Manila. Although the city has a train system, it only goes to certain areas and routinely breaks down. Major roads are also almost always congested.

If everything goes according to plan, the ITX will be able to take on about 4,000 provincial buses that currently pass EDSA and other major roads by 2020, the Philippine Daily Inquirer reported.

The ITX will be built inside the 5.6-hectare FTI compound in Taguig and will be dedicated to buses going to and coming from South Luzon, the Bicol region, and the islands of Visayas and Mindanao. Once the ITX is built, buses from those areas will no longer enter EDSA ave and will park in the terminal instead.

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  • 2 months later...

VERANDA : Living in The Flow with internal Courtyards - A type of Serenity?

The Veranda spans 12,988 sq.m., with atrium gardens, open spaces and amenities covering 40% of the area. It will feature a so-called “Aeroflux” design to allow natural light and air throughout the property. Alveo Land is developing The Veranda within the 74-hectare master planned estate of parent Ayala Land in Taguig City.



The internal courtyard of Veranda is reminiscent of a DMCI project


There are still outdoor amenities, and a plan that permits a breeze to flow through




> Presentation : https://innovativelives.wordpress.com/veranda/

> Old Prices -- : http://www.manilacondostore.com/veranda

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(A very DMCI-Like design, Veranda seems to have sold well for Alveo):

Alveo fast-tracks condo development in Taguig

Old article - original Posted on September 01, 2016 (+4 yrs = 2020, but sold out by 2018-19?)

ALVEO LAND Corp. is accelerating its condominium development within the rising Arca South business and lifestyle district in Taguig City amid a strong uptake that could see the residential complex sold-out ahead of schedule.

An artist’s perspective of The Veranda in Arca South, Taguig -- Alveo Land
The subsidiary of Ayala Land, Inc. will launch the fourth and final tower of The Veranda next month or less than two years after introducing the project to the market, its Senior Division Manager for Project Development Antonio S. Sanchez III told reporters on Tuesday. North Veranda, a residential condominium, will rise 15 storeys high and offer 195 units, in addition to the 231 residences in West Veranda, 273 in South Veranda and 203 in East Veranda.

“We’re ahead of schedule. Originally, the four towers of the Veranda was a four-year pipeline for us, but only after two years, we’re launching our last tower. So, possibly the four-year sellout period will be advanced to three years,” Mr. Sanchez said.

Alveo Land has sold around 80% of the residential units in the first three towers. The development is particularly attractive for investors, with end-users only accounting for 43% of the sales thus far.

“The first three towers, we were expecting it to be sold-out within three years [but] now we experience a faster take-up at around 25 to 30 units a month. For the fourth tower, I think it’s going to take another 12 months to sell out,” Mr. Sanchez said.

Alveo Land expects to generate P1.9 billion in sales from North Verdana alone, reflecting an 8% increase in the property’s value to P140,000 per square meter (sq.m.) from P130,000/sq.m. when West Veranda and South Veranda launched in 2014.

The company will offer studio-typed units (29-30 sq.m.) for P4.1 million to P4.6 million, one-bedroom (58-75 sq.m.) for P7.4 million to P10.5 million, two-bedroom (81-96 sq.m.) for P11.1 million to P13.6 million and three-bedroom (120-147 sq.m.) for P15.1 million to P21.9 million.

Alveo Land will start turning over The Verdana in the fourth quarter of 2018, with the completion of West Veranda and South Veranda. It will deliver East Veranda next in the first quarter of 2019 and North Veranda in the fourth quarter of 2020.

The company is investing P5 billion for the entire development, which is expected to rake in P8.2 billion in sales, Mr. Sanchez said.
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  • 4 weeks later...

ARCA is Coming... Completions have started





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  • 2 years later...

Do you see ARCA as a good investment for rental yield?

I just feel like the current pre-selling price doesn't justify  the upside (do you see alot of companies moving to arca)

i think the location of DMCI Brixton is better than ARCA since it is the middle of Ortigas and BGC, what do you rekcon?

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Your yield at Brixton is bound to be better for (at least 2-3 years) until more jobs come to Arca South.

As a "halfway house" on the way to work- which is what it seems to be for now,  I dont see it fetch the same Rent as a place you can live and walk to work

Longer term, when offices are completed at Arca South, it may play catch up

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