Makati 2017 : New Properties : Shang S., GB Hamilton, etc

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Makati 2017 : Newly completed Properties : Shang S., GB Hamilton, etc

 

I visited one of them yesterday: Shang Salcedo, and was "suitably impressed"

 

Shang Salcedo, 749 units, turnovers started last month

 

New Properties for Makati in 2017 - so many new units, Rents are under pressure.

Turnovers will slow in 2018 and beyond

 

Property--------- : Developer----- : Units : Flr. : stu: 1BR: 2BR: Lgr: T/over : Price Range

Eton Tower...... : EtonProperties : 0,786 : 40 : 000: 000: 000: 000: End'16 :

Lerato Tower-1 : Alveo / Ayala.. : 0,000 : 00 : 000: 000: 000: 000: End'16 :

Year end 2016: 21,600 condos

=======

Grn'belt Hamilton : Megaworld-- : 0,425 : 31 : 000: 000: 000: 000: ? 2017 :

Valero Grand---- : SwissBelhotel: 0,220 : 00 : 000: 000: 000: 000: Q1 '17 :
Shang Salcedo- : Shang Props. : 0,749 : 67 : 000: 000: 000: 000: Apr.17 : P170-185k psm
Beacon Tower-3 : Geo Estate-- : 1,000?: 44 : 000: 000: 000: 000: Q2.'17 : P135k psm & up
Three Central--- : Megaworld--- : 0,672 : 50 : 000: 000: 000: 000: ? 2017 :

Paseo Heights-- : Megaworld--- : 0,400?: 30 : 000: 000: 000: 000: ? 2017 :
Lerato Tower-2.. : Alveo / Ayala : 0,354 : 31 : 000: 000: 000: 000: Q3-4 ? :

Kroma Tower---- : Alveo / Ayala : 0,821 : 52 : 000: 000: 000: 000: Delayed:
Other ??? -------- : (what's left?).: 0,050?: 00 : 000: 000: 000: 000:

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

Colliers 2017 Est : ======== : 4,700 : kr - 821 = 3,579 (w/o Kroma)

Colliers 2018 Est.: ========= : 1,000Est: +821 = 1,821 (add Kroma)

Colliers 2019 Est.: ========= : 0,590Est :

Colliers 2020 Est.: ========= : 0,330Est :

======

Reports : q4-16 / q1 : q2 : q3 : q4-17 :

 

 

"Overall, Colliers sees about 12,300 units being

completed in Metro Manila annually from 2017 to 2020".

Vacancy rate : Vacancies in Makati CBD and Fort Bonifacio should

rise marginally to 14% and 15% over the next 12 months.

- Q1-2017 report

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Shang Salcedo : Turnover underway now : up to the 14th floor

There are still some flats available, mostly P175-185k psm

 

 

# : Zone : St : Low-tohigh : size range: 1br: Low-to-high : size range: 2br: Low-to-high : size range:
1, 08-10 : 00 : 0000-0000k : 00.0-00.0 :
2, 11-31 : 11 : 5778-6618k : 34.8-35.4 : 05 : 9398-12558k : 52.2-66.6 : 00 : 00000-00000k : 000.-000. :
3, 33-35 : 01 : 0000-5908k : 00.0-35.4 : 01 : 0000-12618k : 00.0-66.6 :
4, 36-51 : 15 : 6088-6418k : 34.8-35.9 : 10 : 9538-13178k : 52.2-66.6 : 00 : 18758-21748k : 104.-104. :
5, 52-63 : 26 : 6278-6588k : 35.4-36.4 : 10 : 9538-13178k : 52.2-66.6 : 00 : 18758-21748k : 104.-104. :
6+ 64-67 : Penthouses, Sold out
===
Examples: up to 31
Stu : 5778k/34.8 - 6618/35.4 = P166-185k / hi-fl: 6418k/35.9 = P179k
1Br : 9398k/52.2 -12558/66.6 = P180-189k

 

There's a 6% discount for Spot-cash

 

Want more info?

Contact: Arnold Morales, of Shang

Mobile : +63917 5371523

Email : arnoldmorales@sales-shangproperties,com

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Beacon - Tower 3 (Amorolo Tower)

 

 

 

 

 

 

 

Updates : : http://thebeacon.com.ph/project-updates/

2nd hand / Zipmatch : http://www.zipmatch.com/condominium/the-beacon

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LERATO - three big towers

 

Comparison

Property------------ : Developer : height : floors : Units: start: T/ovr: Price Orig. Recent
Lerato Towers 1 -3 : Alveo / Ayala : 183 m. : 48 st. : 1,289 : 201? : 2018 : Php 110k-150k :
Kroma Tower------- : Alveo / Ayala : 157 m. : 52 st. : 0,821 : 2013 : 2017 : Php 120k-160k :
Alveo Fin'l Tower-- : Alveo / Ayala : 186 m. : 49 st. : 0,000 : 20?? : 2020 : Php 190k-250k
The Rise (2019) -- : Shang Props. : 210 m. : 59 st. : 2,800 : 2014 : 2019 : Php 100k-175k
Air Resid (2020) -- : SmdcPremier : 195 m. : 51 st. : 3,642 : 2015 : 2020 : Php 120k-170k

 

==========: height : floors : Units : elv : stu:1BR: 2BR: Lgr: T/over :

Lerato Twr-1 : 144 m. : 37 st.: 0,532 : 2 : 00 : 00 : 00 :
Lerato Twr-2 : 114 m. : 31 st.: 0,354 : 2 : 00 : 00 : 00 :
Lerato Twr-3 : 183 m. : 48 st.: 0,569 : 2 : 00 : 00 : 00 :
======
Lerato TOTAL 183 m. : 48 st.: 1,455 or 1,289?:

==

> http://www.manilacondostore.com/lerato : http://www.zipmatch.com/condominium/the-lerato-tower

 

 

LERATO PRICING, updated: as some units approach completion*

===

facilities shown in this video

Studio unit shown after 2:30 minutes

 

"...reopened Studio unit at Lerato Tower 3, unit 3706, facing the North side.

It will have portions of the Manila view.

The price is P3,721,428 + VAT P446,571.43 = P 4,168,000 + Other Charges of P195,917.07 .... "

= That's PHP 139K psm

> see SSC : http://www.skyscrapercity.com/showthread.php?t=1002701&page=25

> Old prices : http://urbanproperty.ph/data/documents/The-Lerato-Tower-3-Unit-Price-List.pdf

 

 

(this is from 2010 ... there may have been changes)

===

Note: P 4,168,000 / 30 SM = PHP 138.9K psm : Apr. 2015

OLD : P 3,828,000 : + 8.9%, since July 2013

"North side" = cemetery view?

It seems that prices are moving up, but not so fast as some other Makati projects.

PHP 138.9k psm is a 3.9% discount to Collier's 12/2004 Mid-Price of 144.5k psm

That is a small (but reasonable?) discount for the location, N. of Ayala Ave.

 

*turnover for Lerato tower 1 starting from June 2015

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Paseo Heights : studios and 2BR units

 

 

> http://www.makaticondoforsale.com.ph/paseo-heights.html

 

>

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Shang Salcedo - the Renting & Move-ins begin

From a distance, Shang Salcedo (67 floors, Triangular top at left) dominates its part of the Makati Skyline

 

 

People are moving in, and the renting out of flats by landlords has begun - per these comments

 

/ 1 /

Can I just share my happy news! Just rented out my 1 bedroom unit, first one in the building.

Me and my realtor are super "Aliw " haha. It went quickly once on the open market, it was shown to two parties on the same day and two offers came in same day. I went with the higher one of course Other unit owners furnish your units ASAP, the demand is there but the Shang leasing cannot rent out what they don't have. Tenants love the amenities, location, everything. They're pretty much sold out of everything except studios but I think even studios are rentable at 35 to 45k* per month. Building maintenance is a very reasonable P120 per sq meter.

/ 2 /
Yup! If the speed of my unit renting out is any indication,furnish it nice and well and let the Shang name and amenities do the rest.

/ 3 /

(The name Shangri-la makes people associate it with their 5 star hotel chain. But the Shangri-la condominiums are not even close to the standard the hotels offer.

Anyway for most people this isn't a concern as long as they can tell their friends "My condo is Shangri-la".)

 

I think there might be some confusion with regards to the tier the Shang Salcedo occupies, from the very beginning the Shang Salcedo was marketed as the third tier of the Shang Chain, with the Grand Tower occupying the top tier and One Shang/St Francis being second from the top.
With this in mind I'd say the Shang Salcedo absolutely fulfills its marketing premise. Its luxurious but not ultra luxurious, more for the new young professionals rather than the old money. It's not made to compete with say One Serendra but does very well against Two Serendra.

The vibe of the design is definitely younger, a little hipper, with more organic materials, less marble and glass and more wood, steel and carpet if you get my drift.

==

D - on SSC: http://www.skyscrapercity.com/showthread.php?t=1403722&page=39

 

*Reality check:

Shang salcedo - View all ads available in the Philippines - OLX.ph

Browse 35 results for shang salcedo on OLX Philippines. Brand new and used for sale.

Nearly ALL were units For Sale - but there was on unit offered For Rent:

 

1BR: P 40,000 per month : 12th Floor Unfurnished

52.82sqm = P757 psm

The studios are 35 sqm and so if they get P800 psm Unfurnished that would be : P 28,000

There are various Studios For Sale (resale?), Offered at P 5.2 (34/fl) - 6.2 million

If a 28k per month rent and P 5.5 million price, the yield would be: 6.10%, Gross, and under 5% Net

 

If the landlord can get the P35k (to P45K) mentioned above, and the furniture costs P250k,

Then: 35k x12 = 420k / (P 5.5M + 0.25M = P 5.75M) = 7.30% Gross, or maybe 5% Net, or so

 

These yields are not compelling to me. Maybe the rents will rise later, in 6-12 months, when the building

is more fully rented. Meantime, I would not be accepting an agent's "35k-45k rental" estimate as reality.

Ask for evidence. Usually they say: "It depends on how you rent it" - ask them how to furnish to get 45k,

and you are likely to get a squishy, rather than detailed answer, meaning it was a hoped for number.