Subdivisions are a key contributor to the Philippines’ residential property market, and the developers behind each should also be seen as the reason why.
With all the fanfare surrounding high-rise developments and mixed-use communities in recent years, residential subdivisions have become a little bit of an afterthought. Also known as executive villages and gated communities, subdivisions are actually still a major fixture in Philippine real estate, and may not garner as much attention simply because the concept is not so new.
Major regions like Metro Manila and Cebu City seldom see the rise of new subdivisions due to the preference for high rises and mixed-use projects that are more city appropriate, but subdivisions continue to be developed in fringe areas as well as neighboring municipalities.
We take a look at a number of developers who have continued to recognize the potential of these areas, and the preference of many property seekers for quiet community living over the more convenient but similarly more frantic lifestyle in towers and mixed-use projects, seeing to it that subdivisions remain one of the most viable options on the market.
Ayala Land Inc.
The largest property developer in the Philippines, it can be expected that Ayala Land also be one of the biggest contributors the development of residential subdivisions in the country. The developer has a number of existing and upcoming subdivision projects under its banner, with at least one relegate to each of its real estate subsidiaries.
Ayala Westgrove Heights. Photo via Ayala Land Premier
A notable Ayala subdivision is Ayala West Grove Heights. Situated in Cavite, the subdivision provides shelter from the flurry of city living yet is a mere handful minutes away from NUVALI, half-an-hour from Alabang, and just an hour from the Makati Central Business District. Featuring 15 total phases, half Ayala Westgrove Heights is dedicated to these neighborhoods, and is integrated fluidly with the other half that is scenic nature.
A premier homebuilder under Vista Land, Camella has built over 300,000 homes in 35 provinces and 90 cities and municipalities, and is considered synonymous with subdivision development. Camella communities have extended well beyond the Philippines’s major cities, with existing and soon to be established subdivisions in places San Juan, Batangas; Palo, Leyte; and Butuan, Agusan del Norte, to name just a few.
Ruby model of the Jewel series of homes in Riverdale. Photo via Camella Homes
Catering to the affordable and mid-market segment, the developer’s knack for selecting the most accessible locations and use carefully thought out and sustainable architecture have led to the development of subdivisions like Riverdale in Cebu City. The 13-hectare community set in the panoramic hills of Talamban features American-themed Jewel homes, and in view of hundreds of evergreens and pine trees.
8990 Housing Development Corp.
Specializing in mass housing, 8990 Housing Development was named the top property developer in terms of takeout value from the state-run Home Development Mutual Fund (HDMF) or Pag-IBIG. The developer reached a takeout of Php2.4 billion in 2015, a significant increase from the Php1.7 billion the year prior, which can be considered a testament to 8990 being an industry leader in price, quality, and service.
Townhouses in Deca Clark Resort. Photo via 8990 Housing Development Corp.
One of 8990’s largest projects is the Deca Clark Resort and Residences (DCRR) in Angeles City, Pampanga. The 55-hectare residential development features affordable houses and is marketed to have the largest market coverage, low equity and monthly amortization, and easy move-in policies. While a mass housing project, DCRR is set to feature middle-class type amenities like a semi Olympic-sized swimming pool, basketball courts for each of its 11 phases, 24-hour security, and a clubhouse.
Filinvest Land, Inc.
A subsidiary of Filinvest Development Corporation, Filinvest Land specializes in mall operations and the development of mid-rise and high-rise condominiums, but is most generally known for building subdivisions which feature affordable and middle income housing. The developer owns land banks in various areas of Luzon, Visayas, and Mindanao, with several projected for future subdivision projects.
Timberland Heights. Photo via Filinvest
One of Filinvest’s most notable subdivisions is Timberland Heights in San Mateo, Rizal. Spanning 677 hectares, the suburban housing community’s design features elements of sustainable development, and a nursery where a variety of tree species are grown. The developer also applies a stipulation where homebuyers at least one tree for every 250 square meters in the lots they own.
Sta. Lucia Realty
Like most property developers, Sta. Lucia Realty specializes in a variety of projects types. While also know for building shopping centers and high-rises, it is in horizontal developments that the company had truly made a name for itself. Sta. Lucia has developed over 10,000 hectares of real estate so far, with, according to their website, 56 ongoing residential estates projects that will soon add to that total.
Palo Alto Estates Clubhouse. Photo via Sta. Lucia Realty
The most recent of these projects is the Palo Alto Leisure & Residential Estates at the boundaries of Antipolo, Baras, and Tanay, Rizal. The development separates itself from the standard community by being one with 78-hectare forest reserves, open spaces of which have been carefully integrated with the community’s country club amenities like covered basketball and tennis courts, a swimming pool, and a clubhouse, among others.
Starting commercial operations in 1999, DMCI Homes first ventured into leisure residences in 2006. In the decade since, the developer has established a number of subdivisions in the country, all sporting the resort-inspired stylings DMCI is known for. This subsequently led to the developer garnering recognition all over the world, with DMCI even 146th in the Business World Top 1000 Corporations in 2014.
Woodland Hills homes by the subdivision pool. Photo via DMCI Homes
Majority of DMCI’s subdivisions were completed in the mid-2000s, with Woodland Hills in Carmona, Cavite, arguable the most well-known. Fully developed and completed, it features 530 units which capture the functionality of a modern, contemporary homes while being surrounded by large front lawns, blooming gardens, and lush foliage.
Robinsons Land Corporation
While Robinson’s Land Corporation (RLC) is known for innovative residential high-rises and its chain of commercial centers located all over the Philippines, its portfolio is actually largely comprised of different residential communities. In mid-2015, RLC had announced its intent further beef up this horizontal or subdivision type residential portfolio by expanding to new locations like Bacolod and Puerto Princesa.
Artist rendition of Brighton Parkplace gate. Photo via Robinsons Land
Tentatively called Brighton Parkplace, the project in the latter will be a 22.45 hectares in Barangay Estefania, and is the fourth project of RLC in Bacolod City, and the company’s 33rd residential subdivision in the country. House layouts are to be up to 180 square meters with three bedrooms, and the subdivision is projected to have only a density of 35 households per hectare.
AXEIA Group of Companies
Another developer included in Pag-IBIG’s roster of top developers in terms of take-out value, AXEIA is recognized for durable, quality homes that are affordable. The developer formerly known as the Asiatic Group of Companies has already constructed more than 18,000 residential units, most of which are in AXEIA’s fully completed subdivisions of 18.
Artists rendition of Santorini Estates Clubhouse with cliffs at the back: Photo via
The company has another 12 projects currently ongoing. This includes Santorini Estates, a residential haven inspired by the Greek locale it took its name from. Located in Binangonan, Rizal, future residents get to experience a cool breeze and breathtaking cliffside views of Laguna de Bay. The future community is less than a kilometer away from Binangonan Commercial Area.
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