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Benchmark Properties - Sales Prices & Rents


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Benchmark Properties - Sales Prices & Rents

 

CHART : Makati Residential Prices, per Colliers

 

MakatiCondos-2016Q3_zpsflygcxrd.jpg

 

Let's compare some specific sales and Rentals to the Colliers Data

 

Quarter MakCV : Rental / Mo. Legs.CV (Pct.) : Rental : (Pct.) / Ayal.CV (Pct.) : Rental : (Pct.)
Q4-'15 : 151.0 K : 0,883k /
Q1-'16 : 152.0 K : 0,865k /
Q2----- : 147.6 K : 0,855k /
Q3----- : 146.5 K : 0,840k /
Q4-'16 : 145.0 E : 0,830E / Oct. 144.0k (99.3%) : 0,000 : (xxx%) / 118.6k (81.8%) : 0,000 : (xxx%)

======

 

The idea of this thread is:

To see how values of specific benchmark estates compare with the Mean of the Colliers Quarterly data.

What is Legs.CV?

Alveo Columns Legaspi, Capital Value, in Peso per SqM

Where does the data come from?

It is an abbreviation for Avida Columns Legasi.

And the capital value data is from BPI, see below

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Col Legs CV / Col Ayal CV - What does this mean?

 

Quarter : MakCV : Rental / Mon. Legs.CV (Pct.) : Rental : (Pct.) / Ayal. CV (Pct.) : Rental : (-Pct.)
Q4-'16 : 145.0 E : 0,830E / Oct. 144.0k (99.3%) : 0,000 : (xxx%) / 118.6k (81.8%) : 0,000 : (xxx%)
=====================

(This comes from the following data):

 

Capital Values, source:

October 2016 edition of Buena Mano magazine / http://buenamano.ph

 

tclv_building.jpg

Alveo Columns-Legaspi, sells at very close to 100% of the Collier's Makati mean for 3BR flats (P psm)

 

tclv_9-30th_flr.jpg

 

Real Estate Property Listings

E-052 : Unit 33-H, 33rd Fl., The Columns-Legaspi Vill,, Tower 1,

===============

Price : P 9,500,000 / 63 sqm = P 150.8 K psm

Adj.F: P 9,073,000 / 63 sqm = P 144.0 K psm, adj. down 18 floors (2.5% x18/10 = -4.5%, x 95.5%)

Condo with 2BR, 2 TB

 

project-columns-ayala-1-1024x768-ef3ac95

Alveo Columns-Ayala, sells at about 82% of the Collier's Makati mean for 3BR flats (P psm)

 

E-043 : Unit 24-B, 24th Fl., The Columns- Ayala Ave., Tower 1,

===============

Price : P 6,925,000 / 49 sqm = P 141.3 K psm

Adj. 1: P 5,925,000 / 49 sqm = P 120.9 K psm, after subtracting 1mn for Parking

Adj.F: P 5,792,000 / 49 sqm = P 118.2 K psm, adj. down 9 floors (2.5% x9/10 = -2.25%, x 97.75%)

Own this 1-BR condo with parking in a high end condo at the corner of Ayala Ave. & Gil Puyat

 

====

Adj.F : Adjusts the Capital Value to the notional 15th Floor valuation.

How do I do that? I assume the value rises by 2.5% every 10 floors from the 15th floor.

So I subtract 2.5%/10 for each floor over the 15th, and add 2.5% for each floor below the 15th,

to get a "representative price" for the building as a whole.

This ignores the views, but is better than no adjustment, I believe

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Col Legs Rental / Col Ayal Rental - What does this mean?

 

Quarter : MakCV : Rental / Mon. Legs.CV (Pct.): Rental : (Pct. ) / Ayal. CV (Pct.) : Rental : (-Pct.)
Q4-'16 : 145.0 E : 0,830E / Oct. 144.0k (99.3%) : 0,000 : (xxx%) / 118.6k (81.8%): 0,000 : (xxx%)
=====================

(This comes from the following data):

 

Rental Values, source:

ALVEO Websites / Legs: xx / Ayal: xx

 

The_Columns_Makati_Location_Map.jpg

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