www.globalpropertiesconsultants.com
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URL:
https://www.globalpropertiesconsultants.com/articles/investment-analysis-of-philippine-real-estate-market/
Submission: On August 24 via api from US — Scanned from DE
Submission: On August 24 via api from US — Scanned from DE
Form analysis 4 forms found in the DOM
Name: search-listings — https://www.globalpropertiesconsultants.com
<form id="advanced_search" class="col span_12 first header-search" name="search-listings" action="https://www.globalpropertiesconsultants.com">
<div id="header-mobile-search" class="col span_12 first">
<div id="suggested-search" class="col span_8 first">
<div id="keyword-wrap"> <label for="ct_mobile_keyword">Keyword</label> <input type="text" id="ct_mobile_keyword" class="number header_keyword_search" name="ct_mobile_keyword" size="8" placeholder="Street, City, Zip or Keyword"
autocomplete="off"></div>
<div class="listing-search" style="display: none"><span id="listing-search-loader"></span>Searching...</div>
<div class="listing-search-suggestion-box" id="suggestion-box" style="display: none;"></div>
</div>
<div class="col span_4"> <button class="col span_7 first"><svg version="1.1" xmlns="http://www.w3.org/2000/svg" width="20" height="20" viewBox="0 0 20 20">
<path
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fill="#ffffff"></path>
</svg></button> <span id="filters-search-options-toggle" class="btn col span_5"><svg version="1.1" xmlns="http://www.w3.org/2000/svg" width="20" height="20" viewBox="0 0 20 20">
<path d="M2.5 20c-0.276 0-0.5-0.224-0.5-0.5v-8c0-0.276 0.224-0.5 0.5-0.5s0.5 0.224 0.5 0.5v8c0 0.276-0.224 0.5-0.5 0.5z" fill="#878c92"></path>
<path d="M2.5 6c-0.276 0-0.5-0.224-0.5-0.5v-5c0-0.276 0.224-0.5 0.5-0.5s0.5 0.224 0.5 0.5v5c0 0.276-0.224 0.5-0.5 0.5z" fill="#878c92"></path>
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<path d="M9.5 20c-0.276 0-0.5-0.224-0.5-0.5v-4c0-0.276 0.224-0.5 0.5-0.5s0.5 0.224 0.5 0.5v4c0 0.276-0.224 0.5-0.5 0.5z" fill="#878c92"></path>
<path d="M9.5 10c-0.276 0-0.5-0.224-0.5-0.5v-9c0-0.276 0.224-0.5 0.5-0.5s0.5 0.224 0.5 0.5v9c0 0.276-0.224 0.5-0.5 0.5z" fill="#878c92"></path>
<path d="M10.5 14h-2c-0.827 0-1.5-0.673-1.5-1.5s0.673-1.5 1.5-1.5h2c0.827 0 1.5 0.673 1.5 1.5s-0.673 1.5-1.5 1.5zM8.5 12c-0.276 0-0.5 0.224-0.5 0.5s0.224 0.5 0.5 0.5h2c0.276 0 0.5-0.224 0.5-0.5s-0.224-0.5-0.5-0.5h-2z" fill="#878c92"></path>
<path d="M16.5 20c-0.276 0-0.5-0.224-0.5-0.5v-10c0-0.276 0.224-0.5 0.5-0.5s0.5 0.224 0.5 0.5v10c0 0.276-0.224 0.5-0.5 0.5z" fill="#878c92"></path>
<path d="M16.5 4c-0.276 0-0.5-0.224-0.5-0.5v-3c0-0.276 0.224-0.5 0.5-0.5s0.5 0.224 0.5 0.5v3c0 0.276-0.224 0.5-0.5 0.5z" fill="#878c92"></path>
<path d="M17.5 8h-2c-0.827 0-1.5-0.673-1.5-1.5s0.673-1.5 1.5-1.5h2c0.827 0 1.5 0.673 1.5 1.5s-0.673 1.5-1.5 1.5zM15.5 6c-0.276 0-0.5 0.224-0.5 0.5s0.224 0.5 0.5 0.5h2c0.276 0 0.5-0.224 0.5-0.5s-0.224-0.5-0.5-0.5h-2z" fill="#878c92"></path>
</svg></span></div>
<div class="clear"></div>
</div>
<div class="clear"></div>
<div id="header-search-inner-wrap">
<div id="suggested-search" class="col span_3">
<div id="keyword-wrap"> <span id="search-icon"><svg version="1.1" xmlns="http://www.w3.org/2000/svg" width="20" height="20" viewBox="0 0 20 20">
<path
d="M18.869 19.162l-5.943-6.484c1.339-1.401 2.075-3.233 2.075-5.178 0-2.003-0.78-3.887-2.197-5.303s-3.3-2.197-5.303-2.197-3.887 0.78-5.303 2.197-2.197 3.3-2.197 5.303 0.78 3.887 2.197 5.303 3.3 2.197 5.303 2.197c1.726 0 3.362-0.579 4.688-1.645l5.943 6.483c0.099 0.108 0.233 0.162 0.369 0.162 0.121 0 0.242-0.043 0.338-0.131 0.204-0.187 0.217-0.503 0.031-0.706zM1 7.5c0-3.584 2.916-6.5 6.5-6.5s6.5 2.916 6.5 6.5-2.916 6.5-6.5 6.5-6.5-2.916-6.5-6.5z"
fill="#878c92"></path>
</svg></span> <label for="ct_keyword">Keyword</label> <input type="text" id="ct_keyword" class="number header_keyword_search" name="ct_keyword" size="8" placeholder="Street, City, State, Zip or keyword" autocomplete="off"></div>
<div class="listing-search" style="display: none"><span id="listing-search-loader"></span>Searching...</div>
<div class="listing-search-suggestion-box" id="suggestion-box" style="display: none;"></div>
</div>
<div id="ct_community" class="col span_2"> <label for="ct_community">Community</label> <select class="" id="ct_community" name="ct_community" style="display: none;">
<option value="">All Communities</option>
<option value="alabang">Alabang</option>
<option value="ayala-center">Ayala Center</option>
<option value="bgc-bonifacio-global-city">Bgc (bonifacio Global City)</option>
<option value="burgos-circle">Burgos Circle</option>
<option value="forbes-town-center">Forbes Town Center</option>
<option value="green-meadows">Green Meadows</option>
<option value="legazpi-village">Legazpi Village</option>
<option value="mandaluyong">Mandaluyong</option>
<option value="mckinley-west">Mckinley West</option>
<option value="merville-subdivision">Merville Subdivision</option>
<option value="north-bgc">North Bgc</option>
<option value="ortigas-center">Ortigas Center</option>
<option value="punta-fuego">Punta Fuego</option>
<option value="rockwell-center">Rockwell Center</option>
<option value="tali-beach">Tali Beach</option>
</select>
<div class="nice-select" tabindex="0"><span class="current">All Communities</span>
<ul class="list">
<li data-value="" class="option selected">All Communities</li>
<li data-value="alabang" class="option">Alabang</li>
<li data-value="ayala-center" class="option">Ayala Center</li>
<li data-value="bgc-bonifacio-global-city" class="option">Bgc (bonifacio Global City)</li>
<li data-value="burgos-circle" class="option">Burgos Circle</li>
<li data-value="forbes-town-center" class="option">Forbes Town Center</li>
<li data-value="green-meadows" class="option">Green Meadows</li>
<li data-value="legazpi-village" class="option">Legazpi Village</li>
<li data-value="mandaluyong" class="option">Mandaluyong</li>
<li data-value="mckinley-west" class="option">Mckinley West</li>
<li data-value="merville-subdivision" class="option">Merville Subdivision</li>
<li data-value="north-bgc" class="option">North Bgc</li>
<li data-value="ortigas-center" class="option">Ortigas Center</li>
<li data-value="punta-fuego" class="option">Punta Fuego</li>
<li data-value="rockwell-center" class="option">Rockwell Center</li>
<li data-value="tali-beach" class="option">Tali Beach</li>
</ul>
</div>
</div>
<div id="city_code" class="col span_2"> <label for="ct_city">City</label> <select class="" id="ct_city" name="ct_city" style="display: none;">
<option value="">All Cities</option>
<option value="iloilo">Iloilo</option>
<option value="iloilo-city">Iloilo City</option>
<option value="makati">Makati</option>
<option value="mandaluyong">Mandaluyong</option>
<option value="muntinlupa">Muntinlupa</option>
<option value="muntinlupa-city">Muntinlupa City</option>
<option value="nasugbu">Nasugbu</option>
<option value="nueva-valencia">Nueva Valencia</option>
<option value="paranaque">Parañaque</option>
<option value="quezon-city">Quezon City</option>
<option value="taguig">Taguig</option>
<option value="tigbauan">Tigbauan</option>
</select>
<div class="nice-select" tabindex="0"><span class="current">All Cities</span>
<ul class="list databackup">
<li data-value="" class="option selected">All Cities</li>
<li data-value="iloilo" class="option">Iloilo</li>
<li data-value="iloilo-city" class="option">Iloilo City</li>
<li data-value="makati" class="option">Makati</li>
<li data-value="mandaluyong" class="option">Mandaluyong</li>
<li data-value="muntinlupa" class="option">Muntinlupa</li>
<li data-value="muntinlupa-city" class="option">Muntinlupa City</li>
<li data-value="nasugbu" class="option">Nasugbu</li>
<li data-value="nueva-valencia" class="option">Nueva Valencia</li>
<li data-value="paranaque" class="option">Parañaque</li>
<li data-value="quezon-city" class="option">Quezon City</li>
<li data-value="taguig" class="option">Taguig</li>
<li data-value="tigbauan" class="option">Tigbauan</li>
</ul>
</div>
<div class="my_old_city" style=" display: none;"><li data-value="" class="option selected">All Cities</li><li data-value="iloilo" class="option">Iloilo</li><li data-value="iloilo-city" class="option">Iloilo
City</li><li data-value="makati" class="option">Makati</li><li data-value="mandaluyong" class="option">Mandaluyong</li><li data-value="muntinlupa" class="option">Muntinlupa</li><li
data-value="muntinlupa-city" class="option">Muntinlupa City</li><li data-value="nasugbu" class="option">Nasugbu</li><li data-value="nueva-valencia" class="option">Nueva Valencia</li><li
data-value="paranaque" class="option">Parañaque</li><li data-value="quezon-city" class="option">Quezon City</li><li data-value="taguig" class="option">Taguig</li><li data-value="tigbauan"
class="option">Tigbauan</li></div>
</div>
<div id="state_code" class="col span_2"> <select class="" id="ct_state" name="ct_state" style="display: none;">
<option value="">All Provinces</option>
<option value="batangas">BATANGAS</option>
<option value="guimaras">GUIMARAS</option>
<option value="iloilo">ILOILO</option>
<option value="metro-manila">METRO MANILA</option>
</select>
<div class="nice-select" tabindex="0"><span class="current">All Provinces</span>
<ul class="list">
<li data-value="" class="option selected">All Provinces</li>
<li data-value="batangas" class="option">BATANGAS</li>
<li data-value="guimaras" class="option">GUIMARAS</li>
<li data-value="iloilo" class="option">ILOILO</li>
<li data-value="metro-manila" class="option">METRO MANILA</li>
</ul>
</div>
<div class="my_old_state" style=" display: none;"><li data-value="" class="option selected">All Provinces</li><li data-value="batangas" class="option">BATANGAS</li><li data-value="guimaras"
class="option">GUIMARAS</li><li data-value="iloilo" class="option">ILOILO</li><li data-value="metro-manila" class="option">METRO MANILA</li></div>
</div> <input type="hidden" name="search-listings" value="true">
<div id="header-search-submit-more" class="col span_3"> <input id="submit" class="btn col span_8 first" type="submit" value="Search"> <span id="more-search-options-toggle" class="btn col span_4">More</span></div>
<div class="clear"></div>
<div id="more-search-options" class="adv-search-more-two">
<div id="property_type" class="col span_3"> <label for="ct_type">Type</label>
<ul class="toggles">
<li class="toggle col span_12 first"> <span class="left">Beach House</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_property_type[]" value="beach-house"><label class="switch-label">Beach House</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Commercial Building</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_property_type[]" value="commercial-building"><label class="switch-label">Commercial Building</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Condo</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_property_type[]" value="condo"><label class="switch-label">Condo</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">House</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_property_type[]" value="house"><label class="switch-label">House</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Land</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_property_type[]" value="land"><label class="switch-label">Land</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Office Space</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_property_type[]" value="office-space"><label class="switch-label">Office Space</label></div>
</li>
</ul>
</div>
<div id="status" class="col span_3"> <label for="ct_status">Status</label>
<ul class="toggles">
<li class="toggle col span_12 first"> <span class="left">Featured</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_ct_status_multi[]" value="featured"><label class="switch-label">Featured</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">For Rent</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_ct_status_multi[]" value="for-rent"><label class="switch-label">For Rent</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">For Sale</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_ct_status_multi[]" value="for-sale"><label class="switch-label">For Sale</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Reduced</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_ct_status_multi[]" value="reduced"><label class="switch-label">Reduced</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Rented</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_ct_status_multi[]" value="rented"><label class="switch-label">Rented</label></div>
</li>
<li class="toggle col span_12 first"> <span class="left">Sold</span>
<div class="switch right"> <input class="switch-input" type="checkbox" name="ct_ct_status_multi[]" value="sold"><label class="switch-label">Sold</label></div>
</li>
</ul>
</div>
<div id="beds" class="col span_3"> <label for="ct_beds">Beds</label> <select class="" id="ct_beds" name="ct_beds" style="display: none;">
<option value="">Bed</option>
<option value="1">1</option>
<option value="10">10</option>
<option value="2">2</option>
<option value="3">3</option>
<option value="4">4</option>
<option value="5">5</option>
<option value="6">6</option>
<option value="studio">Studio</option>
</select>
<div class="nice-select" tabindex="0"><span class="current">Bed</span>
<ul class="list">
<li data-value="" class="option selected">Bed</li>
<li data-value="1" class="option">1</li>
<li data-value="10" class="option">10</li>
<li data-value="2" class="option">2</li>
<li data-value="3" class="option">3</li>
<li data-value="4" class="option">4</li>
<li data-value="5" class="option">5</li>
<li data-value="6" class="option">6</li>
<li data-value="studio" class="option">Studio</li>
</ul>
</div>
</div>
<div id="baths" class="col span_3"> <label for="ct_baths">Baths</label> <select class="" id="ct_baths" name="ct_baths" style="display: none;">
<option value="">Bath</option>
<option value="1">1</option>
<option value="10">10</option>
<option value="2">2</option>
<option value="3">3</option>
<option value="4">4</option>
<option value="5">5</option>
<option value="6">6</option>
<option value="7">7</option>
</select>
<div class="nice-select" tabindex="0"><span class="current">Bath</span>
<ul class="list">
<li data-value="" class="option selected">Bath</li>
<li data-value="1" class="option">1</li>
<li data-value="10" class="option">10</li>
<li data-value="2" class="option">2</li>
<li data-value="3" class="option">3</li>
<li data-value="4" class="option">4</li>
<li data-value="5" class="option">5</li>
<li data-value="6" class="option">6</li>
<li data-value="7" class="option">7</li>
</ul>
</div>
</div>
<div class="col span_3"> <label for="ct_price_from">Price From (₱)</label> <input type="text" id="ct_price_from" class="number" name="ct_price_from" size="8" placeholder="Price From (₱)"></div>
<div class="col span_3"> <label for="ct_price_to">Price To (₱)</label> <input type="text" id="ct_price_to" class="number" name="ct_price_to" size="8" placeholder="Price To (₱)"></div>
<div class="col span_3"> <label for="ct_sqft_from"> m² From</label> <input type="text" id="ct_sqft_from" class="number" name="ct_sqft_from" size="8" placeholder="Size From - m²"></div>
<div class="col span_3"> <label for="ct_sqft_to"> m² To</label> <input type="text" id="ct_sqft_to" class="number" name="ct_sqft_to" size="8" placeholder="Size To - m²"></div>
<div class="col span_3"> <label for="ct_lotsize_from">Lot Size From m²</label> <input type="text" id="ct_lotsize_from" class="number" name="ct_lotsize_from" size="8" placeholder="Lot Size From - m²"></div>
<div class="col span_3"> <label for="ct_lotsize_to">Lot Size To m²</label> <input type="text" id="ct_lotsize_to" class="number" name="ct_lotsize_to" size="8" placeholder="Lot Size To - m²"></div>
<div class="col span_3"> <label for="ct_mls">Property ID</label> <input type="text" id="ct_mls" name="ct_mls" size="12" placeholder="Property ID"></div>
<div class="col span_12 first additional-features marT10"> <label for="ct_additional_features">Addtional Features</label>
<ul class="check-list">
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="1-restaurant"><span>1 restaurant</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="15th-floor"><span>15th floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="16th-floor"><span>16th Floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="2-balconies"><span>2 Balconies</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="2-stock-rooms"><span>2 Stock Rooms</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="2-storey"><span>2 storey</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="2-story"><span>2 Story</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="21st-floor"><span>21st Floor</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="27th-floor"><span>27th Floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="3-storey"><span>3-Storey</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="35th-floor"><span>35th floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="37th-floor"><span>37th floor</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="5th-floor"><span>5th floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="6-cottages"><span>6 cottages</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="alfresco-bar"><span>Alfresco Bar</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="balcony"><span>Balcony</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="brand-new"><span>Brand New</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="cctv"><span>CCTV</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="city-view"><span>City View</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="commercial-mall-on-ground-and-podium-floors"><span>Commercial Mall on Ground and Podium Floors</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="corner-unit"><span>Corner Unit</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="all-furniture-are-custom-made"><span>Custom Made Furniture</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="den"><span>Den</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="drivers-quarter"><span>Drivers Quarter</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="drivers-quarters"><span>Drivers Quarters</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="drivers-room"><span>Drivers Room</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="european-style"><span>European Style</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="exclusive"><span>Exclusive</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="facing-amenities-pool-views"><span>Facing amenities & pool views</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="facing-bgc-skyline"><span>Facing BGC skyline</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="facing-burgos-circle"><span>Facing Burgos Circle</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="family-room"><span>Family Room</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="fu"><span>Fu</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="full-amenities"><span>Full Amenities</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="full-glass-facade"><span>Full-glass Facade</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="fully-developed"><span>Fully Developed</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="fully-furnished"><span>Fully-furnished</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="furnished"><span>Furnished</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="game-room"><span>Game Room</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="garden-balcony"><span>Garden Balcony</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="garden-unit"><span>Garden Unit</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="gated-community"><span>Gated Community</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="german-lighting-fixtures"><span>German Lighting Fixtures</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="golf-course-view"><span>Golf Course View</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="grand-staircase"><span>Grand Staircase</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="guard-house"><span>Guard house</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="high-ceiling"><span>High Ceiling</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="high-floor"><span>High Floor</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="higher-floor"><span>Higher Floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="home-gym"><span>Home Gym</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="hotel-finished"><span>Hotel Finished</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="interior-decorated"><span>Interior Decorated</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="isolated"><span>Isolated</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="kitchenette"><span>Kitchenette</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="lanai"><span>Lanai</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="lap-pool"><span>Lap Pool</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="laundry-area"><span>Laundry Area</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="laundry-room"><span>Laundry Room</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="loft-style"><span>Loft-style</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="long-beach-drive"><span>Long Beach Drive</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="lower-floor"><span>Lower floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="lower-penthouse"><span>Lower Penthouse</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="lux-interiors"><span>Lux Interiors</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="luxury-development"><span>Luxury Development</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="maids-quarters"><span>Maids Quarters</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="maids-room"><span>Maids Room</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="membership-club-included"><span>Membership Club Included</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="mezzanine"><span>Mezzanine</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="modern-design"><span>Modern Design</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="multiple-commercial-spaces"><span>Multiple Commercial Spaces</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="near-to-iloilos-best-resorts"><span>Near to Iloilo's Best Resorts</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="never-been-tenanted"><span>Never Been Tenanted</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="new-development"><span>New Development</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="newly-built"><span>Newly Built</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="newly-renovated"><span>Newly Renovated</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="newly-turned-over"><span>Newly Turned Over</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="open-plan-kitchen"><span>Open Plan Kitchen</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="pantry"><span>Pantry</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="park-view"><span>Park View</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="penthouse"><span>Penthouse</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="pet-friendly"><span>Pet Friendly</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="pipe-in-speaker"><span>Pipe-in Speaker</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="playroom"><span>Playroom</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="pool-view"><span>Pool View</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="powder-room"><span>Powder Room</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="private-beach"><span>Private Beach</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="private-garden"><span>Private Garden</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="private-gym"><span>Private Gym</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="private-office"><span>Private Office</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="quiet-location"><span>Quiet location</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="renovated"><span>Renovated</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="sandwich-roofing-insulation"><span>Sandwich Roofing Insulation</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="semi-furnished"><span>Semi-furnished</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="smart-home"><span>Smart Home</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="smart-home-system"><span>Smart Home System</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="solar-panel-bettery"><span>Solar Panel Bettery</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="spacious-deck"><span>Spacious Deck</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="spacious-ground-floor"><span>Spacious Ground Floor</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="living-area"><span>Spacious Living Area</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="spacious-main-house"><span>Spacious Main House</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="spacious-private-garden"><span>Spacious Private Garden</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="staff-house"><span>Staff House</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="storage-room"><span>Storage Room</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="sun-room"><span>Sun Room</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="swimming-pool"><span>Swimming Pool</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="unobstructed-views"><span>Unobstructed Views</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="unspoiled-natural-beauty"><span>Unspoiled Natural Beauty</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="walk-in-closets"><span>Walk-in Closets</span></li>
<div class="clear"></div>
<li class="col span_3 first"> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="well-maintained"><span>Well-maintained</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="wellness-oriented-amenities"><span>Wellness Oriented Amenities</span></li>
<li class="col span_3 "> <input class="custom-select" type="checkbox" name="ct_additional_features[]" value="white-sand-beach"><span>White Sand Beach</span></li>
</ul>
</div>
<div class="clear"></div>
</div><input type="hidden" name="lat" id="search-latitude"> <input type="hidden" name="lng" id="search-longitude">
</div>
</form>POST
<form id="ct_login_form" class="ct_form" action="" method="post">
<fieldset> <label for="ct_user_Login">Username</label> <input name="ct_user_login" id="ct_user_login" class="required" type="text" required=""><label for="ct_user_pass">Password</label> <input name="ct_user_pass" id="ct_user_pass" class="required"
type="password" required="">
<div class="clear"></div> <input type="hidden" name="ct_login_nonce" value="cf94523d21"> <input type="hidden" name="action" value="ct_login_member_ajax"> <button class="btn marT10" id="ct_login_submit" type="submit"
value="Login"><i id="login-register-progress" class="fas fa-circle-notch fa-spin fa-fw"></i>Login</button>
</fieldset>
</form>POST
<form id="ct_registration_form" class="ct_form" action="" method="POST">
<fieldset>
<div id="register_user_login"> <label for="ct_user_Login">Username</label> <input name="ct_user_login" id="ct_user_login" class="required" type="text"></div>
<div id="register_user_email"> <label for="ct_user_email">Email</label> <input name="ct_user_email" id="ct_user_email" class="required" type="email"></div>
<div id="register_user_firstname" class="col span_6 first"> <label for="ct_user_first">First Name</label> <input name="ct_user_first" id="ct_user_first" type="text"></div>
<div id="register_user_lastname" class="col span_6"> <label for="ct_user_last">Last Name</label> <input name="ct_user_last" id="ct_user_last" type="text"></div>
<div id="register_user_website" class="col span_12 first"> <label for="ct_user_website">Website</label> <input name="ct_user_website" id="ct_user_website" type="text"></div>
<div id="register_user_role" class="col span_12 first"> <label for="ct_user_role">Buyer, Seller or Agent?</label> <select name="ct_user_role" id="ct_user_role" style="display: none;">
<option value="">Please choose</option>
<option value="buyer">Buyer</option>
<option value="seller">Seller</option>
<option value="agent">Agent</option>
</select>
<div class="nice-select" tabindex="0"><span class="current">Please choose</span>
<ul class="list">
<li data-value="" class="option selected">Please choose</li>
<li data-value="buyer" class="option">Buyer</li>
<li data-value="seller" class="option">Seller</li>
<li data-value="agent" class="option">Agent</li>
</ul>
</div>
</div>
<div id="register_user_password" class="col span_6 first"> <label for="password">Password</label> <input name="ct_user_pass" id="password" class="required" type="password"></div>
<div id="register_user_password_confirm" class="col span_6"> <label for="password_again">Password Again</label> <input name="ct_user_pass_confirm" id="password_again" class="required" type="password"></div>
<div id="register_user_terms" class="col span_12 marB20"> <input id="ct_user_terms" class="marR10" name="ct_user_terms" type="checkbox"><small><span class="muted">I accept the</span>
<a href="https://www.globalpropertiesconsultants.com/terms-conditions/" target="_blank">Terms & Conditions</a></small></div> <input type="hidden" name="ct_register_nonce" value="1f2ed19718"> <button id="ct_register_submit"
class="btn marT10" type="submit" value="Register"><i id="register-progress" class="fas fa-circle-notch fa-spin fa-fw"></i>Register</button>
</fieldset>
</form>POST https://www.globalpropertiesconsultants.com/wp/wp-login.php?action=lostpassword
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name="user-submit" class="btn marT10" value="Get New Password">
<p></p>
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INVESTMENT ANALYSIS OF PHILIPPINE REAL ESTATE MARKET
By Global Properties Consultants in Articles with 0 Comments
THE PHILIPPINES IS NOW IN ITS 8TH YEAR OF A HOUSE PRICE BOOM
The Philippines’ residential property market continues to perform very well, due
to robust economic growth. Makati CBD property prices have risen by almost 132%
from 2010 to 2018. Yet prices are not high, and yields are good, and the
Philippine economy is in the 8th year of strong growth.
The average price of a luxury 3-bedroom condominium unit in Makati central
business district (CBD) soared 15.55% (9.91% inflation-adjusted) during 2018 to
PHP230,000 (US$4,371) per square metre (sq. m.), from y-o-y rises of 10.46% in
2017, 9.95% in 2016, 13.43% in 2015, 7.11% in 2014, 14.37% in 2013, and 10.06%
in 2012, according to Colliers International. During the latest quarter,
condominium prices in Makati CBD increased 5.02% (5.55% inflation-adjusted) in
Q4 2018.
House prices continue to rise in other major Metro Manila CBDs:
* In Rockwell Center, the average price for a 3-bedroom condominium rose by
10.6% (5.2% inflation-adjusted) to PHP244,500 (US$4,650) during 2018
* In Fort Bonifacio, the average price for a 3-bedroom condominium soared by
17% (11.3% inflation-adjusted) to PHP205,500 (US$3,908) per sq. m over the
same period.
However, house price growth is more muted nationwide. During the year to Q3
2018, the nationwide residential real estate price index rose by 4.4% (-2.2%
inflation-adjusted), according to the Bangko Sentral ng Pilipinas (BSP), the
country’s central bank. Quarter-on-quarter, the index dropped 0.6% (-2.8%
inflation-adjusted) in Q3 2018. The residential real estate price index,
published every quarter, is based on bank reports on residential real estate
loans.
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* Condominium units saw y-o-y price increase of 5.8% (-0.8% inflation-adjusted)
in Q3 2018 from a year earlier
* For single detached/attached house, prices rose by a meager 0.2% (-6.1%
inflation-adjusted) during the year to Q3 2018
* Duplex house prices surged 30.7% (22.5% inflation-adjusted) y-o-y in Q3 2018
* Townhouse prices rose by 18.3% (10.9% inflation-adjusted) over the same
period
In the National Capital Region (NCR), residential property prices increased 6.8%
(0.1% inflation-adjusted) during the year to Q3 2018 while in Areas Outside the
NCR (AONCR), prices rose by 2.2% (-4.2% inflation-adjusted), according to the
BSP.
Demand remains strong. In 2018, the take-up of pre-sold condominium uits
throughout Metro Manila, including fringe locations, reached 54,000 units –
surpassing the previous record-high of 52,600 units in 2017, according to
Colliers International. This was mainly due to strong demand from starting
families and young professionals and the influx of Mainland Chinese in the
Philippines. Household formation has increased by an average of 3% every year in
the past five years.
Residential property demand is expected to remain robust this year:
* “Colliers believes that pre-sales in 2019 will likely remain strong given the
strong end-user demand. However, topping the 2018 sales figures might be a
challenge given Colliers’ projected slowdown in launches due to the dearth of
available developable land in Metro Manila and the continued acceleration of
land prices in the country’s key business districts.”
* “Local and foreign high net worth individuals continue to drive the
residential sale market, typically securing the biggest and most expensive
units from high-end and luxury brands to maximize the value appreciation in
major markets,” said Jones Lang LaSalle in its 2018 report.
In 2018, the Philippine economy expanded by about 6.2%, according to
the Philippine Statistics Authority (PSA). It was lower than the average annual
growth rate of 6.6% from 2012 to 2017 but still places the country as among the
fastest growing economies in Emerging Asia. The economy is expected to grow at a
faster pace of 6.7% this year, amidst improving macroeconomic conditions and
slowing inflation, according to ADB President Takehiko Nakao.
LAND VALUES CONTINUE TO APPRECIATE
Land prices continue to rise in all major high-end residential areas, according
to Leechiu Property Consultants:
* In Forbes Park, land prices surged almost 34% y-o-y to an average of
PHP375,000 (US$7,123) per sq. m. in 2018.
* In Ayala Alabang, land prices increased 15.8% to an average of PHP110,000
(US$2,089) per sq. m. in 2018 from a year earlier.
* In Dasmariñas Village, the average land value increased 8.4% to PHP374,000
(US$7,104) per sq. m. in Q1 2018 from the prior year.
* In Urdaneta Village, land values rose by 8% to an average of PHP270,000
(US$5,129) per sq. m. in Q1 2018 from a year earlier.
Land prices are projected to continue rising in the medium term.
LAND PRICES IN SELECTED HIGH-END RESIDENTIAL VILLAGES, 2010-Q1 2018
PHP per sq. m.USD per sq. m.Growth from 2010 to Q1 2018Dasmariñas
Village374,0007,104316%Forbes Park300,0005,698275%Urdaneta
Village270,0005,129286%Corinthian252,0004,787288%Greenhills
East210,0003,989265%Greenmeadows160,0003,039286%Valle Verde150,0002,849216%Ayala
Alabang95,0001,804222%Hillsborough58,0001,102314%Source: Leechiu Property
Consultants
PHILIPPINE RESIDENTIAL PROPERTY IS STILL BELOW PRE-ASIAN CRISIS VALUES!
Surprisingly, despite so much price appreciation, the Philippine housing market
has still not recovered from the crash after the 1997 Asian Financial Crisis.
Between 1997 and 2004, luxury condominium prices dropped 28% (52%
inflation-adjusted), in the biggest property crash of all countries affected by
the Asian Financial Crisis.
In current price terms, both rental rates and property values are already far
above 1997 levels. However residential property prices in 2018 are still 9%
below pre-Asian Financial Crisis levels in real, inflation-adjusted terms.
RESIDENTIAL CONSTRUCTION ACTIVITY RISING
After a weak activity in 2017, residential construction has improved in 2018,
based on figures from the Philippine Statistics Authority (PSA).
During 2018:
* The number of approved residential building permits rose by 3.6% y-o-y to
114,905 units
* The floor area of residential building permits surged 27.5% y-o-y to
20,783,947 sq. m.
* Total value of residential building permits increased 38.5% y-o-y to
PHP227.42 billion (US$4.33 billion).
During the year to Q4 2018, residential constructions increased for all types:
residential condominiums (106.5%); duplex/quadruplex (78.3%), apartments (27.2%)
and single-type houses (25.2%).
HOUSING SUPPLY CONTINUES TO RISE
The total condominium stock in Metro Manila’s CBDs reached 118,870 units in
2018, up by about 11% from 107,100 units in 2017, according to Colliers. In 2018
alone, about 11,800 units were completed, down from 15,900 units completed in
2017 but still up from an annual average of 7,500 units in the past ten years.
Fort Bonifacio and the Manila Bay Area accounted for the biggest share of
condominium units delivered in Q4 2018 of 75%, buoyed by the strong demand from
offshore gaming employees, as well as local and foreign investors. The major
residential projects completed in Fort Bonifacio were Avida Towers Verte,
Central Park West, and Grand Hyatt Residences by Federal Land. In the Manila Bay
Area, Shore Residences Building 3 were already completed in Q4 2018, which added
about 2,000 units to the total condominium stock. In other business hubs such as
Makati CBD, Rockwell Center and Ortigas Center, completed residential projects
included The Lerato Tower 3, Twin Oaks Place East Tower, and The Proscenium at
Rockwell’s Kirov and Sakura towers.
In 2019, about 9,300 units are expected to be completed, with about
three-fourths of new supply coming from Fort Bonifacio and the Manila Bay Area,
according to Colliers.
RESIDENTIAL SUPPLY
LocationTotal StockAlabang4,230Araneta Center4,550Eastwood City8,540Fort
Bonifacio32,230Makati CBD27,020Manila Bay Area19,850Ortigas Center17,940Rockwell
Center4,510TOTAL118,870Source: Colliers International
RESIDENTIAL RENTS RISING; VACANCY RATES FALLING
Residential rents across CBDs are now rising, amidst strong local and foreign
demand and falling vacancy rates.
During 2018:
* In Makati CBD, monthly residential rents rose by 2.6% y-o-y to an average of
PHP824 (US$15.7) per sq. m.
* In Fort Bonifacio, monthly residential rents soared by 40% y-o-y to PHP1,134
(US$21.6) per sq. m.
* In Rockwell, monthly residential rents rose by 2.3% y-o-y to an average of
PHP893 (US$17) per sq. m.
Rents are expected to remain almost steady this year, amidst a modest increase
in supply.
“We see rents in Makati CBD, Fort Bonifacio, and Rockwell Center rising by 0.8%
in 2019 despite the delivery of a modest number of new units over the next 12
months,” said Colliers.
RENTAL RATES FOR A 3-BR CONDOMINIUM UNIT, 2018
Monthly RentY-O-Y changeQ-O-Q changeLocationPHP per sq. mUSD per sq. m%%Fort
Bonifacio624 – 1,02012 – 1940.00.7Makatic CBD550 – 1,09810 – 212.60.6Rockwell
Center744 – 1,04214 – 202.30.7Sources: Colliers International, Global Property
Guide
In Metro Manila, the overall vacancy rate stood at 10.6% in Q4 2018, down from
10.8% in the previous quarter and 12.6% a year earlier, according to Colliers
International.
Vacancy rates in Metro Manila are expected to fall further to about 10.5% this
year and to about 10.3% by 2021, partly due to developers’ slower completion of
new units in the coming years.
“The stable take-up of units in the secondary market suggests that the market is
driven by a strong end-user demand and not by mere speculative demand,” said
Colliers.
GROSS RENTAL YIELDS REMAIN HIGH, BUT BEWARE OF TAXES
According to research by the Global Property Guide, gross rental yields in Metro
Manila remain good, ranging from 7.01% on the very smallest condominium units of
45 sq. m. to 7.16% on 80 sq. m. condominiums.
These yields are before taxes and other expenses. They are for the high-end
areas: Makati CBD, Ortigas CBD, Rockwell, The Fort, and Eastwood City.
This does not mean that foreign investors should necessarily rush to invest in
Manila, because transaction taxes (known as ‘capital gains taxes’, but not
actually such), and (if observed) official income tax rates applicable to
non-resident investors, are high.
INTEREST RATES RISING; MORTGAGE MARKET REMAINS SMALL
Currently, housing loan rates charged by major commercial banks range from 4.99%
to 7.5% for one-year fixed loans, and from 7.5% to 9.75% for ten-year fixed
mortgages. In March 2019, the BSP has kept its policy rate at 4.75% for
overnight borrowing, after raising it five times last year. The overnight
lending and repurchase facility (RF) and deposit facility were also held steady,
at 5.25% and 4.25%, respectively.
Severe problems impede mortgage market growth. Few major banks offer housing
loans. And although loan-to-value ratios of 90% are now in theory being offered
and loan tenors can be as long as 30 years, in fact most loans are short-term.
Banks are wary because land titling and registration problems are prevalent, as
are lengthy delays in the foreclosure process due to the country’s very weak
court system. Therefore approval of loan applications takes a long time. In
addition inter-bank collusion prevails: different banks’ loans have strangely
similar terms and conditions.
Property buyers also face high transaction costs, corruption and red tape, fake
land titles and substandard building practices. Plus, the large informal housing
sector and their incentives make it less attractive for low to middle income
families to buy or rent properties.
Because of these factors, the ratio of residential mortgage loans to GDP remains
small, at around 3.85% of GDP in 2018, a slight increase from 2.03% of GDP in
2009. Most houses in the Philippines are sold for cash or pre-sold, with the
developers offering financing.
In 2018, the total outstanding residential real estate loans rose by 12.8% to
PHP677.1 billion (US$12.88 billion) from a year earlier, based on figures from
the BSP.
MANILA’S SEGMENTED MARKET
Lower down the income scale there is cause to worry.
There are three identifiable segments in Manila’s housing market:
* The high end. Local high-earners and expatriates occupy this segment.
* The middle tier. The mid-end condominium sector, with monthly amortization of
around PHP10,500 (US$200), presently requiring a dispensable income greater
than PHP34,962 (US$665), to obtain a housing loan of PHP2 million
(US$38,037). This segment has been targeted by many developers, and is
attractive to overseas foreign workers (OFWs).
* The low end. This is where the mass of the population live.
We believe that the middle tier is over-supplied. Many of these lower
middle-class condominium developments are ghost cities.
MANILA’S GHOST CITIES
A visit to any ‘Barrio Fiesta’ in any city where Philippine OFWs work abroad is
dominated by condominium offerings from developers like Megaworld, DMCI, Ayala
Land, etc. The Philippines is one of the world’s largest remittance recipients,
with 10.5 million Philippine Overseas Foreign Workers (OFWs) living and working
in 210 countries and territories worldwide, 47% of them permanent migrants, 40%
temporary, and the rest “irregular migrants”. Among the permanent overseas
Filipinos, 65.2% live in the US, followed by Canada (13.1%), Europe (7.1%),
Australia (6.8%), and Japan (3.4%), according to the Commission on Filipinos
Overseas (CFO). In 2018, total cash remittances reached a record high of
US$28.94 billion (or about 8.7% of GDP), up by 3.15% from a year earlier.
It is estimated that 60% of these remittances go directly or indirectly to the
real estate sector, according to the World Bank. These OFW remittances power the
low-end to mid-range residential property market, housing projects and mid-scale
subdivisions in regions near Metro Manila, such as Cavite, Batangas, and Laguna
Provinces.
According to the Philippine Housing and Land Use Regulatory Board, 452,198
condominium units were built in Metro Manila from January 2001 to March 2014.
The condominium stock increased further in recent years, with an additional
67,699 units covered by licenses to sell in 2015, 99,524 units in 2016 and
104,196 units in 2017. In 2018, about 35,700 units were completed in Metro
Manila, mainly coming from Quezon City and Pasay City, according to Jones Lang
LaSalle.
There are around 807,496 families or 27.5% of the NCR population who have a
dispensable income greater than PHP34,962 (US$672), which is the required
monthly income to be able to afford the monthly amortization of PHP10,500
(US$202). PHP10,500 (US$200) is the minimum monthly amortization for a housing
loan of PHP2 million (US$38,037), with accommodating loan rates of 90% LTV, with
an annual interest rate of 5.7%, and a loan tenor of 30 years.
So for all these newly-built condominiums to be occupied by those who could
afford to rent or buy (we calculate for the buying case, but given current
interest rates it may be more expensive to rent), the majority of locals who
have the financial capacity to occupy them would need to purchase or rent a
unit, for the available supply of condominium units to be taken up.
These are problematic numbers given that many of these families already have
houses in the first place. The World Bank assumes only 10% of these capable
end-users as prospective end-users, indicating a gross oversupply.
In terms of affordability, property developers are building more mid-end
condominium units than locally-based Filipinos can afford to occupy. Many of the
buyers are OFWs, causing a mismatch between demand and supply.
The average annual growth of remittances from 2009 to 2018 was only 5.8% ,
compared to 15.5% annually from 2002 to 2009. The World Bank believes the
slowdown in remittances is due to:
* Stricter implementation of the migrant workers’ bill of rights;
* Political uncertainties in host countries; and
* The slowdown in the advanced economies.
“AFFORDABLE” HOUSING SHORTAGE
The Philippines has a huge housing need at the low end. Nationwide, the country
has a housing shortage of about 4 million units, according to the Subdivision
and Housing Developers Association (SHDA). Most of this would need to be
socialized housing – units with a selling price of under PHP450,000 (US$8,548).
In Metro Manila, as many as 300,000 households reside in informal and
semi-uninhabitable housing units, composing 8.7% of Metro Manila’s total
population. These people live in appalling conditions. Many others live in very
poor conditions.
To meet the needs of these families, the government embarked on the National
Shelter Program to provide housing for informal settlers and other families who
do not have enough income to rent nor buy houses in the prevailing markets
rates.
Socialized housing units, or those which cost less than PHP450,000 (US$8,548)
can be purchased with a monthly amortization of PHP2,302 (US$44). The Pag-Ibig
Fund, (which is the Filipino word for love), the country’s state-owned and
subsidized housing loan provider, provides a fixed rate of 4.5% for 30 years for
socialized housing units.
The problem is that these low-end housing units are usually far from work.
PHILIPPINE PESO REMAINS WEAK, AMIDST A RECORD TRADE DEFICIT
The Philippine peso lost about 11% of its value against the U.S. dollar in the
past three years, from an exchange rate of PHP47.191 = US$1 in December 2015 to
PHP52.871 = US$1 in December 2018. In fact, it was its weakest performance in
over 13 years, amidst a record trade deficit caused by a surge in imports.
In 2018, the country posted a record high trade deficit of US$41.44 billion, up
from US$27.38 billion in 2017 and US$26.7 billion in 2016, as imports surged and
exports dropped last year, according to the PSA.
The wider trade deficit resulted in a ballooning current account deficit as more
dollars were being spent for importation – putting more pressure on the
Philippine peso. In 2018, the country’s current account deficit was estimated at
US$6.4 billion – over twice larger than the previous projection of US$3.1
billion. The current account deficit is expected to increase further to US$8.4
billion in 2019.
Recently, Socioeconomic Planning Secretary Ernesto Pernia expressed concern over
the country’s widening current account shortfall.
“A widening current account balance due to rising capital goods imports and
anemic exports growth is a cause for concern,” said Pernia. “The widening gap
emphasizes the need to reform legislation to allow foreign investments in firms
catering to the domestic market, in addition to expanding their exporting
activities.”
In February 2019, the country’s inflation rate was 3.8%, down from 4.4% in
January 2019 and 5.1% in December 2018 and within the government’s target range
of 2% to 4%, mainly due to slower price increases of food and non-alcoholic
beverages. Nationwide inflation stood at 5.2% in 2018 – the highest in a decade
– as a result of oil price hikes and the impact of the Tax Reform for
Acceleration and Inclusion (TRAIN) law signed last December 19, 2017.
UNINTERRUPTED ECONOMIC GROWTH
In 2018, the Philippine economy expanded by about 6.2%, according to
the Philippine Statistics Authority (PSA). It was lower than the average annual
growth rate of 6.6% from 2012 to 2017 but still places the country as among the
fastest growing economies in Emerging Asia. During Q4 2018, industry had the
fastest growth, with 6.9%, followed by services (6.3%) and agriculture (1.7%).
The total number of foreign tourist arrivals rose by 7.7% to 7.1 million people
in 2018 from a year earlier, according to the Department of Trade and
Industry (DTI). South Korea remained the country’s top tourism market with 22.3%
share, followed by China (17.6%), the US (14.5%), Japan (8.9%) and Australia
(3.9%).
The economy is expected to grow at a faster pace of 6.7% this year, amidst
improving macroeconomic conditions and slowing inflation, according to ADB
President Takehiko Nakao.
In 2018, the nationwide unemployment rate stood at 5.3%, down from 5.7% in 2017,
5.5% in 2016, 6.3% in 2015, 6.6% in 2014 and 7.1% in 2013, according to the PSA.
Unemployment is expected at 5.5% this year, from an annual average of 6.6% from
2008 to 2018, according to the IMF.
The Philippine economy grew by an average of 6.3% annually from 2010 to 2016,
thanks to the previous administration’s socioeconomic reforms. Former president
Benigno (Noynoy) Aquino III (president June 2010 – June 2016) instituted a
no-holds barred anti-corruption campaign which wowed foreign investors and
caused consumer confidence to surge. The Philippines’ investment ratings were
upgraded to investment grade by Moody, Standard & Poors’, and Fitch Ratings. The
Philippines’ competitiveness improved sharply, with a Global Competitiveness
Index rank of 47th out of 140 economies in 2015-16, up from 52 in 2014, 59 in
2013, and 65 in 2012.
However, the country’s competitiveness rank slipped back to 57th in 2016-17 and
to 56th in both the 2017-18 and 2018-19 ranking.
During the May 2016 presidential election, former Davao City mayor Rodrigo
Duterte won a landslide victory, capitalizing on discontent with rising
inequality and on the perceived incompetence of Aquino’s chosen successor, Mar
Roxas. Duterte vowed to bring progress to all Filipinos, to eliminate government
corruption and to substantially reduce crimes, especially the use of illegal
drugs. While the government’s “war on drugs” is now very controversial having
resulted in the death of over 7,000 Filipinos, Duterte’s net trust rating
remains either “excellent” or “very good”, based on the Social Weather Stations
(SWS) surveys.
Duterte’s push for a charter change to shift to a federal system of government
from the current unitary system was also very controversial.
DUTERTE’S “BUILD, BUILD, BUILD” INFRASTRUCTURE PROGRAM
President Duterte’s ambitious US$180-billion “Build, Build, Build” program is
designed to modernize the country’s infrastructure by rolling out 75 flagship
projects, including 6 airports, 9 railways, 3 bus rapid transits, 32 roads and
bridges, 4 seaports, 4 energy facilities, 10 water resource projects and
irrigation systems, and 5 flood control facilities, among others.
Nine of these projects are currently under construction, including the Clark
Airport expansion; the first phase of the Metro Manila subway; the North-South
railway projects; the 130-km first phase of the Mindanao railway; the Kaliwa
water supply project; and the Cavite flood control project, among others.
Some 28 projects are projected to be completed before the end of Duterte’s term
in 2022. These projects are expected to sustain strong economic growth, raising
annual infrastructure spending by about 3% to 7% of GDP until 2022.
“We will make the next few years the golden age of infrastructure in the
Philippines to enhance our mobility and connectivity, and thereby spur
development growth,” said Duterte. “In other words, we are going to build, build
and build.”
Unsurprisingly, the Philippine government breached its budget deficit cap last
year, as expenditures exceeded target and outpaced the increase in revenues. In
2018, fiscal deficit reached PHP558.3 billion (US$10.6 billion), up 59% from the
PHP350.6 billion (US$6.66 billion) gap recorded in 2017, according to the Bureau
of the Treasury. As percent of GDP, the deficit was equivalent to 3.2% of GDP in
2018 – overshooting the 3% target for the year.
Revenue generation increased 15% y-o-y to PHP2.85 trillion (US$54.13 billion) in
2018, thanks to the implementation of the Tax Reform for Acceleration and
Inclusion (TRAIN) law, which was projected to add PHP63.3 billion (US$1.2
billion) to state coffers in its first year. On the other hand, government
spending surged 21% y-o-y to PHP3.4 trillion (US$64.58 billion) in 2018, amidst
heightened social protection and infrastructure spending, particularly massive
projects under its “Build, Build, Build” program.
For 2019, the government has set a wider deficit ceiling at PHP624.2 billion
(US$11.86 billion).
SOURCES:
* Residential Real Estate Price Index (Bangko Sentral ng
Pilipinas): http://www.bsp.gov.ph/statistics/keystat/rrepi.htm
* World Economic Outlook Databases (International Monetary
Fund): https://www.imf.org/en/Publications/SPROLLS/world-economic-outlook-databases#sort=%40imfdate%20descending
* Philippines: Selected Domestic Interest Rates (Bangko Sentral ng
Pilipinas): http://www.bsp.gov.ph/statistics/spei_pub/Table%2019.pdf
* Overseas Filipinos’ Cash Remittances (Bangko Sentral ng
Pilipinas): http://www.bsp.gov.ph/statistics/keystat/ofw2.htm
* Colliers Quarterly: New Record High (Colliers
International): https://www.colliers.com/-/media/files/colliers%20quarterly%20manila%20q4%202018%20residential.pdf?la=en-gb
* Construction Statistics from Approved Building Permits: Fourth Quarter 2018
(Preliminary Results) (Philippine Statistics
Authority): https://psa.gov.ph/content/construction-statistics-approved-building-permits-fourth-quarter-2018-preliminary-results
* Philippines: rental yields in Manila range from good to excellent (Global
Property
Guide): https://www.globalpropertyguide.com/Asia/Philippines/Rental-Yields
* Interest rates unchanged as inflation
slows (Philstar): https://www.philstar.com/business/2019/03/22/1903446/interest-rates-unchanged-inflation-slows
* Monetary Policy Decisions (Bangko Sentral ng
Pilipinas): http://www.bsp.gov.ph/monetary/monetary.asp
* Metro Manila Property Market Overview 2018 (Jones Lang
LaSalle): http://www.jll.com.ph/philippines/en-gb/Research/JLL-Metro-Manila-Property-Market-Overview-4Q18.pdf
* Philippine GDP grows 6.1 percent in the fourth quarter of 2018; 6.2 percent
in 2018 (Philippine Statistics
Authority): https://psa.gov.ph/nap-press-release
* Philippines posts wider-than-expected budget deficit in 2018 amid spending
boost (Philstar): https://www.philstar.com/business/2019/02/22/1895873/philippines-posts-wider-expected-budget-deficit-2018-amid-spending-boost
*
* Tourist Arrivals (Department of Trade and
Industry): https://www.dti.gov.ph/resources/statistics/tourist-arrivals
* Jobless rate eased to 5.3% in 2018; underemployment up at
16.4% (Inquirer.net): https://business.inquirer.net/262926/jobless-rate-eased-to-5-3-in-2018-underemployment-up-at-16-4?utm_expid=.XqNwTug2W6nwDVUSgFJXed.1
* Palace: Duterte’s ‘very good’ rating shows ‘unshakeable
trust’ (Inquirer.net): https://newsinfo.inquirer.net/1094633/palace-dutertes-very-good-rating-shows-unshakeable-trust?utm_expid=.XqNwTug2W6nwDVUSgFJXed.1
* 28 ‘Build, Build, Build’ projects finished by 2022: official (ABS CBN
News): https://news.abs-cbn.com/business/03/05/19/28-build-build-build-projects-finished-by-2022-official
* PH posted record trade deficit of $41.44 billion in
2018 (Inquirer.net): https://business.inquirer.net/264922/ph-posted-record-trade-deficit-of-41-44-billion-in-2018
* Finally! Inflation in February 2019 falls within target at
3.8% (Rappler): https://www.rappler.com/business/224946-inflation-rate-philippines-february-2019
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LATEST POSTS
* THE PHILIPPINES REAL ESTATE 8-YEAR PRICING SURGE
Due to strong economic growth, the residential real estate market in the
Philippines continues to perform well. Prices are not high, returns are good
and the Philippine economy is in its eighth year of strong growth.
* FOREIGNERS’ REAL ESTATE RENTAL INCOME TAX IN THE PHILIPPINES
Nonresident (i.e. whose stay in the country does not exceed 180 days)
foreigners are liable to tax on their Philippine-sourced income. Nonresident
foreigners are classified depending on business activities and the applicable
tax rules depend on this classification:
* PHILIPPINES INHERITANCE TAX LAWS
We look at inheritance from a taxation perspective, and what inheritance laws
apply to foreigners leaving the property in the Philippines as well as what
restrictions there are and whether making a will is advisable.
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Global Properties Consultants fully supports the principles of the Fair Housing
Act and the Equal Opportunity Act.
We consider the information on this website reliable, but because it has been
supplied by third parties, we can not represent that it is accurate or complete,
and it should not be relied upon as such. The listings are subject to errors,
omissions, changes, including price, or withdrawal without notice. All
dimensions are approximate and have not been verified by the selling party and
can not be verified by Global Properties Consultants.
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