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VALUATION Guesses - Here are Mine. Share Yours


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VALUATION Guesses - Here are Mine. Please Share Yours

This is an experiment, that many may find of interest.

(As an opening shot, here are some valuation "guesses" from me for some Avida properties)

My ranks- Best to Worst
GUESSSES, subject to change
============== : Studio : Rent : Yield
1. Avida Asten ---  : P 3.8M : P21K : 6.63%
2. Avida SanLo---  : P 3.0M : P20K : 8.00%
3. Avida Centerra : P 2.6M : P18K : 8.31%
4. Avida MakatiW : P 2.5M : P18K : 8.64%
--
Not sure?
X. Avida Verge--- : new, launch coming
Y. Avida Vireo--- : Sold ? :
Z. Avida UnionSq. : Sold ? :

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I did some checking...

Avida Leasing normally (these days) has very few units open for rent in Makati.

avida-towers-san-lorenzo-podium-amenitie

avida-towers-san-lorenzo-clubhouse-200.j

Pool / Clubhouse area at Avida Tower San Lorenzo

For Avida in Makati, I found only these two at Avida San Lorenzo ("Avida SanLo"):
Studio :t1-12fl: 22sqm - FF ... : P 18,000 / 22 = P 818 /sqm
1 BR--- :t1-24fl: 52sqm - FF ... : P 45,000 / 52 = P 865 /sqm
=======
My estimate of P20K mo/ 22 = P 909 /sqm (ave.for Tower 1 & the newer Tower 2?)

The studio looks cheap and may not be available for long at that price

(Personally, I found the bright red paint, and the black, grey & white tiling in the kitchen area to be an unfortunate decorating choice for a small studio apartment.)

I could not find any units available at Avida Makati West, or Avida Asten.

I found two in Mandaluyong (i.e. where Centera is, between Boni & Shaw stations on the MRT-3 Line)

Avida Centera
Studio :t1-17fl: 23sqm - FF ... : P 16,000 / 23 = P 695 /sqm
1 BR--- :t1-15fl: 41sqm - FF ... : P 30,000 / 41 = P 731 /sqm
=======
My estimate of P18K mo/ 23 = P 782 /sqm - may be a little high

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GUESSES, as Modified after checking Rental Data


============== : Studio : Rent : Yield
1. Avida Asten ---  : P 3.8M : P20K : 6.32%
2. Avida SanLo---  : P 3.0M : P19K : 7.60%
3. Avida MakatiW : P 2.5M : P18K : 8.64%
4. Avida Centerra : P 2.6M : P17K : 7.84%

I think it is clear now, that Centera / Mandaluyong rents are at least 10% lower than Makati rents (for Avida),

since Centera is even newer than Avida SanLo

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