The Alviera Country Club’s amenities include swimming pools, spa, sports facilities, meeting rooms and ballrooms.
THE development of Alviera, Ayala Land Inc.’s (ALI) masterplanned estate in Porac, Pampanga, is picking up speed, with the opening of its country club.
The Alviera Country Club is envisioned to become the premier leisure hub with amenities such as swimming pools, a gym, multiple courts, a spa, game console rooms, karaoke room, and kid’s play area.
Designed by Leandro V. Locsin Partners, the club incorporates the concepts of urban living and nature.
“The whole country club sits on a 5.6-hectare property and this houses sports and various leisure amenities,” Melanie Eugenio, project development manager of Alviera, said in a recent media briefing.
Launched in 2014, Alviera is a 1,800-hectare masterplanned estate that features a mix of residential, leisure, industrial, commercial, and institutional facilities. It is being jointly developed by ALI and Leonio Land.
Compared to another ALI development Nuvali in Laguna, Ms. Eugenio said that the leisure component is what really sets Alviera apart.
“Leisure, we feel for Alviera, is a strong value proposition… We have dedicated corridors for leisure,” she said.
The Alviera Country Club also has three meeting rooms and board rooms, and two ballrooms which can accommodate between 500 to 600 guests.
It has three dining options, namely Manyaman Restaurant, which serves Western dishes and Kapampangan specialties; Sabyan Cafe which offers brewed beverages and pastries; and Galo Sports Bar.
Homeowners of Ayala Land Premier’s project in Alviera automatically become members of the country club, while locators in the Alviera Industrial Park are offered special membership packages. There are separate rates for individual and corporate memberships.
“The Alviera Country Club is actually just a kick-off for the leisure components of the estate and most of the leisure developments of Alviera will be concentrated on the West Side because this is the more mountainous portion of the property,” Ms. Eugenio said.
She noted the West Side of the property will soon have other facilities like hotel, spa, and more residential components.
Alviera is home to several projects of ALI residential brands Avida Land Corp., Alveo Land, and Ayala Land Premier. ALI noted that land values in the area have appreciated by 25% since the estate was launched in 2014.
Avida Settings Alviera and Alveo’s Montala Alviera are both 98% sold, while Ayala Land Premier’s Park Estates at Alviera, a 14-hectare exclusive community, is sold out.
House and lots at Avida Northdale Settings Alviera is now 70% sold, while lot-only offerings from Alveo Land’s The Greenways are 60% sold.
Ayala Land Premier is planning to launch a second residential project, while Avida Land and Alveo Land are also eyeing additional residential projects in the estate.
The Alviera estate also hosts an industrial park accredited by the Philippine Economic Zone Authority (PEZA).
From an initial 32 hectares, the Alviera Industrial Park has now expanded to 64 hectares as it saw robust demand for industrial lots. Phase 1 is already fully occupied, with locators like Monde Nissin Corp. and Badan Building Material Corp. which will both begin operations this month. Heavy Duty Manufacturing Inc. will break ground on its facility within the year.
Construction on Phase 2 of the Alviera Industrial Park is set to be completed by the first quarter of 2020.
Additionally, there are already plans for a retail component which will be a regional mall similar to Trinoma Mall. This will be developed in the next ten years.
Educational institutions are also currently building their campuses within Alviera. Holy Angel University is targeting to open its campus by 2022, while Miriam College Alviera aims to open by 2023.
The La Salle Botanical Garden is also on track to open by 2022. A partnership between Alviera and De La Salle Philippines, the 23-hectare project will have 25 themed gardens, a full-scale lab, plant nursery, greenhouse and libraries.
Construction of the Alviera East Commercial Center is also ongoing and set to be completed next year.
“Over the next five years, we expect to build up another 300 hectares covering commercial lots and more residential projects from Avida Land, Alveo Land and Ayala Land Premier,” Ms. Eugenio said in a statement. — Vincent Mariel P. Galang
THE NEW Cebu City administration under Mayor Edgardo C. Labella is planning to meet with all investors at the South Road Properties (SRP) to thresh out concerns, including issues over contracts and other legal matters.
SRP Manager Jose C. Daluz III said the local government does not want to block projects and other developments initiated by the previous administration, but to clarify issues. The planned P18-billion complex of Gokongwei-led Universal Hotels and Resorts, Inc. (UHRI), for example, will be discussed in terms of the revenue share of the city. “The mayor’s stand is just to increase the city’s share. We want an increased share of the city nga (that is) across the board,” Mr. Daluz said in mixed English and Visayan. The UHRI project is currently undergoing design revisions after the Office of the Building Official returned the building permit application to correct “deficiencies.”
Meanwhile, Cebu City legal officer Rey M. Gealon has recommended the withdrawal of the civil case filed by the previous administration against the major real estate firms that acquired lots at the SRP. Mr. Gealon said the petition is “fatally defective” in relation to forum shopping. The recommendation was scheduled to be submitted to the city council Monday. Mr. Gealon said he cannot allow his office to be part of the case which is “dismissible on that elementary and rudimentary point of law; devoid of merit, frivolous and dubious; and highly suspect for its timing and intentions…
Thus, recommending to the Sangguniang Panglungsod for the withdrawal of this ‘midnight case’ is apt and indispensable.” The case was filed against SM Primeholdings, Inc., Ayala Land, Inc., Cebu Holdings, Inc., Filinvest Land, Inc., Filinvest Alabang, Inc., Cyberzone Properties, Inc., Anesy Holdings Corporation, IGold Holdings Incorporation, and Betterfield Phils., Corp. over the 45.5-hectare lot sale in 2015. Lawyer Romulo Torres earlier questioned the validity of the sale but the transaction was sustained by the Court of Appeals. — The Freeman
THE GOVERNMENT is wielding another tool in its bid to better regulate Philippine offshore gaming operators (POGOs) — which are estimated to be costing the state some P22.5 billion annually in foregone revenues due to untaxed foreign workers — encouraging such establishments to locate in hubs, the industry’s regulator said on Friday.
“It’s easier for us to regulate when they are in hubs,” Andrea D. Domingo, chairman and chief executive officer of the Philippine Amusement and Gaming Corp., told reporters at the sidelines of the Phil-Asian Gaming Expo 2019 at the SMX Convention Center in Pasay City.
In order to entice POGOs to locate in such hubs, “there are some special privileges”, Ms. Domingo added.
PAGCOR’s Offshore Gaming Regulatory Manual, dated July 3 last year, said that offshore gaming licences of hub locators are valid for three years and renewable for seven years, compared to three years with a three-year extension for those operating outside such areas.
Ms. Domingo said PAGCOR has so far approved two such hubs: one in Clark Freeport and Special Economic Zone measuring about 10 hectares that is now operational and the other planned in Kawit, Cavite that will measure some 30 ha.
State agencies that have a role in POGO regulation will have offices in such hubs, which also have office and residential spaces; food establishments; groceries and convenience stores; service shops as well as health, wellness and entertainment facilities.
“We want the facilities to be world-class, and then of course — the dorms, they should be decent, the quarters fit for human residents. Kapag nasa hub na rin kasi ‘yung mga residences, pwede na rin kami mag-inspect ‘yung living conditions ng workers (If the residences are in the hubs, we can also inspect the living conditions of the workers).”
This push comes amid moves by the Finance department to account for foreign POGO workers. Among others, POGOs are now required to be registered with the Bureau of Internal Revenue as part of requirements for license renewal. This will enable the Bureau of Internal Revenue (BIR) to monitor remittance of taxes withheld on POGOs foreign workers.
The government has also been drawing up a database of POGOs’ foreign workers using information from the Department of Foreign Affairs, which issues visas; the Department of Justice which oversees the Bureau of Immigration that grants short-term special work permits to foreigners; the Department of Labor and Employment that issues alien employment permits; the Department of Trade and Industry that oversees special economic zones where a few POGOs operate; the Securities and Exchange Commission with which POGOs register and PAGCOR itself.
As of March, BIR had 54 POGO licensees on its list, of which 10 were locals and 44 were offshore operators. At that time, seven of the local operators and only eight of the offshore licensees had been registered with the tax bureau.
Immigration data as of the same month showed that less than 95,000 foreign nationals had various forms of temporary work permits as POGO employees.
Efforts to account for POGOs’ foreign workers have enabled the BIR to initially send out notices ordering these businesses to remit taxes due them as withholding agents, with estimated levies now totaling some P7.44 billion.
At the sidelines of the Phil-Asian Gaming Expo 2019 on Friday, Kevin Wong, general manager of PAGCOR-accredited online gaming operator Oriental Group, told reporters: “If you locate in a POGO hub, no one would say illegal ‘yan because all the government agencies are already there.”
“When all other people saying so and so about our industry, we want to remove that [image].” — RJNI
ANCHOR Land Holdings, Inc. is developing a three-tower mixed-use project in Parañaque City. — COMPANY HANDOUT
ANCHOR Land Holdings, Inc. is partnering with the local government of Parañaque City for a mixed-use development project.
In a statement, the real estate developer said it signed a P4-billion public-private partnership (PPP) contract with the Parañaque City government to develop a one-hectare property located between the Parañaque Intergrated Terminal Exchange (PITX) and Coastal Mall.
The land is owned by the local government, while Anchor Land will undertake the three-tower project. The first tower will be used as a satellite office for the city government, while the second will be an office building, and the third tower will be used as a bedspace facility.
“This project and our satellite office will bring the city government’s services closer to our citizens and all sectors, especially our business partners. Through this project, we are encouraging the private sector to invest in our city, in the Manila Bay area,” Parañaque City Mayor Edwin L. Olivarez was quoted in the statement as saying.
He noted one of the towers will accommodate the business permit and licensing office (BPLO) and assessor’s office of the local government.
Extension offices of the National Bureau of Investigation (NBI), Government Service Insurance System (GSIS), Social Security System (SSS), Pag-IBIG and Philippine Health Insurance Corp. (PhilHealth) will be established in the first tower.
“With our satellite office, our businessmen and employees can avoid the current traffic situation going to our existing City Hall,” Parañaque Vice Mayor Jose Enrico T. Golez said.
The site of the mixed-use development property is located near the Ninoy Aquino International Airport Expressway exit ramp going to Entertainment City, which houses several of the country’s biggest gaming and entertainment hotels.
“Anchor Land has always aimed at providing better living solutions. And our project with Parañaque City government will help promote work-life balance for those working in Bay City. Instead of traveling for an hour or two to get home, employees can spend their time in more productive activities,” Anchor Land Project Director Aaron Tumao said in the statement.
Anchor Land earlier said it is allocating P35 billion for capital expenditures until 2021 to fund its residential, office and logistics center projects. It is scheduled to break ground on a total of six projects this year, namely two residential buildings, two office developments and two logistics centers.
The company posted an attributable net income of P128.13 million in the first quarter of the year, up 24% from in the same period last year driven by a 30% rise in its gross revenues. — Denise A. Valdez
LAGUNA-BASED developer P.A. Properties and Development Corp. (P.A. Properties) and Japanese real estate firm Hankyu Hanshin Properties Corp. (HHPC) are investing P1.8 billion to further develop its residential project in Dasmariñas, Cavite.
“For phase 2 and phase 3, the investment is about P1.8 billion… P700 million plus of that is Hankyu and… about P1.1 billion is P.A. (Properties),” P.A. Properties President Jonathan G. Lu told reporters after the groundbreaking ceremony for Idesia Dasmariñas Phase 2 and Idesia Heights.
Idesia Dasmariñas is the flagship project of PA-Hankyu One, Inc., the second joint venture between the two companies. It is a 37-hectare masterplanned community that targets young professionals, starting families, and overseas Filipino workers (OFW).
Phase 2 is a 9.18-hectare development which will have 648 units ranging from 42 square meters (sq.m.) to 63 sq.m. Prices for house-and-lots range from P2.8 million to P7 million.
The property firm expects P2 billion in sales from Idesia Dasmariñas Phase 2, which is scheduled to be completed by June 2024.
On the other hand, Idesia Heights is a 5.64-hectare community which will have 300 units. Unit sizes are either 63.3 sq.m. or 82.98 sq.m., with prices ranging from P5 million to P8 million.
The company expects to generate P1.5 billion in sales from the project, which will be finished by June 2024.
For the commercial component, Mr. Lu said there may be a mini-mall, but no solid plans for now.
There are also plans to put up business process outsourcing (BPO) offices, as well as food and beverage outlets.
Mr. Lu said Phase 1 of Idesia Dasmariñas is currently 60% sold.
“(Phase 1) is expected to be fully sold within the year to first quarter of next year. Actually, ang commitment namin sa [our commitment to] Hankyu is two and a half years from the time we launched it. We launched it December 2017,” Mr. Lu said.
The company expects P2.3 billion from the sale of 918 units in Phase 1.
Meanwhile, Romarico T. Alvarez, chairman of P.A. Properties, said that the company is now very aggressive in terms of land banking, given that its partner is keen on developing more communities in the Philippines. Currently, the company has 137 hectares of land.
“We are still into land banking kasi agresibo ‘to [because HHPC is aggressive]. Kami, noong [Before, when it’s] P.A. (Properties) lang [only], ang [our] inventory namin umaabot ng [lasts for] three years, four years. With Hankyu Hanshin good for one, two years lang kami. Currently, the company still has land inventory good for two years, and is still purchasing land for 2022 to 2024,” Mr. Alvarez said.
In November 2018, the two companies signed their third joint venture for the Launch of Idesia Lipa. This will be a 17-hectare mixed-use township in Lipa City, Batangas, which will have 1,144 housing units and commercial spaces.
DEVELOPING green buildings may be more cost-efficient in the long run, due to the cost savings from lower energy and water usage, according to experts.
Giovanni Gusella, senior adviser of Italpinas Development Corporation, said building sustainable infrastructure means it will be more efficient in the use of power, water and other utilities.
“In long term, the return in profit, meaning that you have a low maintenance and reducing the expenses in energy and power, so that’s the advantage of green buildings,” he said during the International Built Environment Week’s Philippines Seminar at Makati Shangri-la on July 2.
“There is a really good response to green buildings. Of course now we see that the climate is changing and also the way you build and design is changing. You have to expect that technology assist you, of course,” he added.
Eduardo A. Manahan, chairman of the Building Owners and Managers Association of the Philippines, said nearly all property developers are using green building technology.
“You will say that green building costs a lot, but in the long run you will know that it costs less,” Mr. Manahan said.
Other technologies such as digital building construction could help in reducing the costs of constructing a building.
“This year, we’re hoping to be able to allow our government to utilize these technologies for the infrastructure developments that will be happening in our country,” ProdigyAE Incorporated Principal Architect Gio Carino said. — K.T.Mina
Livingsprings Communities Realty and Development Corp. is building a 10-storey residential condominium called 10 Acacia Place in Quezon City. -- COMPANY HANDOUT
By Mark Louis F. Ferrolino
Special Features Writer
BOUTIQUE real estate developer Livingsprings Communities Realty and Development Corp. continues to expand its portfolio as it begins construction on 10 Acacia Place in Quezon City.
The 10-storey residential development is sits on a 2,600-square-meter (sq.m.) lot along 21st Avenue in Brgy. Tagumpay, near P. Tuazon Boulevard, Cubao.
Touted as the “lowest-density residential development” in the city, 10 Acacia Place will only have 184 units to provide residents with utmost privacy, comfort and peace.
“Low density means more privacy, more space [and] more security, therefore, more peace,” Monica Therese C. Albert-Lopez, managing director of Livingsprings Communities, said during the unveiling ceremony of the property’s showroom last week.
The 10 Acacia Place will offer studio, one-bedroom, two-bedroom, and premium two-bedroom units with floor areas ranging from 26.75 sq.m. to 56.20 sq.m. The units cost from P2.6 million to P7 million.
Ms. Albert-Lopez, who also designed the project, said that units are masterplanned with flexibility in mind.
“With just a few moves, you will be able to turn a studio into one-bedroom [unit], you will be able to turn one-bedroom [unit] into two, and a two to a three,” she said.
The entire development will feature a Pacific modern aesthetic, with wood finish and glass. According to Ms. Albert-Lopez, wood is part of the identity of Filipinos as a tropical country, while glass brings a lot of light.
“We want everyone here to have that overflowing life experience… That’s why I chose Pacific modern,” she said.
Amenities of 10 Acacia Place will include a swimming pool, play area, lounge, garden, gym, jogging path, gazebos, mediation area, and a function hall. The development will also have a 24-hour security service and RFID exclusive lobby access, and will be equipped with CCTV, automatic fire suppression and emergency power support.
Future occupants of 10 Acacia Place will have easy access to several schools, business centers and leisure facilities. It is just a short distance from the Ateneo de Manila University, De La Salle Greenhills, University of the Philippines Diliman, and Miriam College. The Gateway Mall and Eastwood Mall could be also reach within minutes from the site.
The 10 Acacia Place broke ground November last year, and is expected to be competed in 2022.
At present, about 30% of the total units has already been pre-sold, said Ms. Albert-Lopez in an interview with BusinessWorld. The company is expecting to sell most of the units this year or by next year, she said.
“Now that the showroom is ready, it’s like we’re seeing our doors are wide open for business,” Ms. Albert-Lopez said.
Asked about the future plans of the company, Ms. Albert-Lopez said that it will continue developing residential communities.
Aside from 10 Acacia Place, Livingsprings Communities’ recent projects include Tres Palmas, a Mediterranean residential multiple-home community located in Taguig City.
AMAIA Scapes Capas is now offering homebuyers the option to acquire a residential lot or to buy a furnished unit on a residential lot.
In a statement, Amaia Land said it also has a “twin-pod promo,” which allows buyers to combine two units.
“When they buy a combinable twin pod unit, they can also avail of the free ‘punch-through’ and have as much as P300,000 worth of discounts for a limited time period only,” the company said.
For buyers who prefer flexibility in their home design, they can choose the lot-only option. Amaia Scapes Capas now offers 32 lots, ranging from 100-149 square meters (sq.m.).
The developer said units are now available for pre-selling. The price range for residential lots is P1.1 million to P1.6 million or P23,000 a month for 48 months. For house and lots, price starts from P1 million to P3.9 million.
The Estate Makati is the 1st building in the Philippines designed by award-winning British architectural design and engineering firm Foster + Partners.
AN ULTRA-LUXURY residential condominium being developed in the heart of Makati is grabbing headlines for its eye-watering price tag of around P600,000 per square meters (sq.m.).
But price is no object for the uber-wealthy individuals being targeted for The Estate Makati — the first building in the Philippines designed by award-winning British architectural design and engineering firm Foster + Partners.
A project of ST 6747 Resources Corp. — the joint venture between Sy-led SM Development Corp. and Ty-led Federal Land), The Estate Makati is expected to become the “crowning jewel” of Ayala Avenue.
Hans “Chico” Sy, Jr., president of SM Engineering, Design and Development, said they knew early on that they wanted to create a something unique, a statement piece, that the market will sit up and take notice of. This was why Foster + Partners, known for such architectural gems such as the Hearst Tower in New York City, 30 Saint Mary Axe Building (also known as The Gherkin) in London and HSBC Building in Hong Kong, was the number one choice for the project.
“When we started The Estate, the biggest question was: what was it about apartments today that don’t really appreciate very well in market value? Unlike Forbes Park… The challenge was simple: find out what was it about residential lots that made it escalate in value. We challenged each other on that point. What was it we can do to ensure that this was not just another residential project, that this was really a true investment,” he said during a briefing in Makati City last June 24.
Mr. Sy said they studied what the Forbes Park living experience was, and sought to recreate that same sense of privacy and exclusivity with The Estate Makati.
“Residents truly appreciated the exclusivity, the privacy. No matter what, inside those gated walls, they were safe… One of the things we looked for in approaching The Estate was the giving the sense of exclusivity,” he said.
Michael John V. Espiritu, managing director at environmental design consultancy firm Crearsis, said the entrance will have a variety of native trees creating a canopy that provides residents with privacy — and evoke the same feeling Forbes Park residents get when they enter the exclusive village.
Another unique feature of The Estate Makati is that the building will rest on a plinth at least one storey from street level.
“We’re the only building on Apartment Ridge that arrives on Ayala Avenue… Imagine you drive up, arriving at one storey high, above the buses of Ayala Avenue, overlooking the street,” Mr. Sy said.
‘HOME IN THE SKY’
For The Estate Makati, Foster + Partners created a cross-shaped building in order to minimize the exposure to the sun’s rays.
“As the sun in the Philippines is quite strong, we designed the windows to be angled a certain way so that it doesn’t spill into the unit but still provides enough light — without compromising the breathtaking views of the Makati skyline,” Luke Fox, Foster + Partners head of studio and senior executive partner, was quoted as saying in a statement.
The 53-storey building offers 188 units, ranging from 151 square meters (sq.m.) two-bedroom flats to the multi-level 763 sq.m “super penthouse” suites. Prices start at P90 million.
There will only be four units to a floor, with each floor having a sequestered lift lobby. It will have one of the most generous elevator arrangements of two private lifts for every unit.
Another feature that sets The Estate Makati apart is that it uses double-slab technology. With utilities, plumbing, and electricals concealed in between double slabs of concrete, the unit layout can be customized by the homeowner.
Federal Land General Manager Thomas F. Mirasol, W.V. Coscolluela & Associates Senior Partner Gary L. Coscolluela; SM Engineering, Design, and Development President Mr. Hans “Chico” Sy, Jr.; and Crearsis Environmental Design General Manager Michael V. Espiritu discussed what makes The Estate Makati project stand out from the rest in a recent media briefing.
“If we wanted to make sure this unit would stand the test of time, you would have to be able to change it up to your will. How can we make it so flexible?… That’s how double-slab technology came in. It’s not a new technology, but it’s new in its application to the residential market. We think this is one of the first global applications on a residential level. That’s why Fosters was so tickled about it,” Mr. Sy said.
The building also has a stain-resistant facade, and uses double-glazed windows for insulation and noise control.
“No unit is ‘weak,’ we took into account every unit and asked ourselves is this unit ‘weak’? What would make people think this unit is subpar compared to the others? Making sure every aspect was considered. Level of detail of this project is far, fare more developed than your typical project… Fosters is involved in every detail of this building. We expect to deliver a building that is truly world-class,” Mr. Sy said.
Another key strength of The Estate Makati’s units is the views — either Ayala Avenue or Apartment Ridge Road side (facing Urdaneta Village).
To ensure privacy, windows in each unit will use “privacy glass” and will be angled in such a way to prevent neighbors in nearby buildings from getting a peek inside.
PRIVACY A MUST
Instead of a grand main lobby, The Estate Makati will have private lounges where residents can entertain guests.
“The sense of privacy was key to the lobby design… We wanted to deliver facilities and amenities that residents would feel that this relates to me, this makes sense to me. This is why instead of a normal grand reception… we decided to create different spaces and let residents decide on their favorite spot. Even if you’re a resident, sometimes you just feel like you want to be part of the community,” Mr. Sy said.
For the elevated pool on the second level, there will be an overhanging canopy to protect the residents from prying eyes.
“We’re blocking the view from the outside, street level but when you’re in the pool area, you can still see between the trees and enjoy the view,” Mr. Espiritu said.
Residents can also have access to private function rooms as well as gym and yoga facilities for one-on-one sessions. There is also a wine lounge, which offers bottle keep services for residents.
While the units do not have balconies, there is a Sky Garden on the 25th floor.
“The amenities are spread out not just on the lower floors but on the mid-floors as well so people from the low and high zones can meet in the middle part, with a nice view area,” Gary L. Coscolluela, senior partner at W.V. Coscolluela & Associates and local architect consultant for The Estate Makati, said.
Mr. Coscolluela said The Estate Makati is aiming to be the first LEED Gold Version 4-certified residential building in the country.
“The Estate, like anything else, is a reflection of who you are… From the moment that you arrive, it’s already saying something about the people who live there, what their values are. The nice thing about this project is that it is so specifically designed for a certain clientele in mind, they appreciate these things. There’s something great about being in a high-rise condo, you want all of that but you want that privacy. You can be part of something amazing but feel like you are the only person there,” Thomas F. Mirasol, general manager of Federal Land, Inc., said. — Cathy Rose A. Garcia