Image via One Wilson Square

San Juan City may be the smallest city in the Philippines, but it is large with real estate investment opportunities. With several exclusive schools like Xavier University, La Salle Greenhills, and Operation Brotherhood (OB) Montessori Center, Inc.; leading hospitals like Cardinal Santos Hospital, The Medical City, and St. Luke’s Medical Center; lifestyle hubs like Greenhills Shopping Center, and Robinsons Galleria; and other notable establishments like Wack Wack Golf and Country Club set in and near the little city, San Juan is quickly becoming a favorite home among affluent families and thriving businessmen. Its proximity to its proximity to central business districts makes it a must-have among the local professionals and expatriates.

If you are thinking of investing in San Juan City, know that there are two types of real estate development in the city: townhouse and condominium.

Here are some pros and cons of buying a townhouse or a condominium to help you determine which property type will work best for you.

TOWNHOUSE


Image via Dover Hill

PROS

Land ownership
Buying a townhouse also buys the land it is built on. It is basically paying for a house and lot.
It is similar to a semi-detached house but within a multi-unit housing complex. Each unit has their own front and backyard, a parking space and multiple stories.

Larger Living space
Based on popular property portal Lamudi Philippines, most townhouses currently for sale in San Juan City are three-story, three-bedroom units. As such, you can easily furnish your living room with a large couch, side tables, and other décor without looking overcrowded.

Complimentary Parking Space
A townhouse unit often comes with a parking space, without additional costs or separate property titles.

Good Investment Potential
Set conveniently close to premier schools, topnotch hospitals, shopping centers, country clubs and business districts, San Juan City is a prime residential district ideal with families. A townhouse in San Juan City can be rented to large families, retirees, and expatriates.

Quick project turnover
Compared to condominium projects and subdivision developments, a townhouse complex can have as few as 2 units to as many as 35. Hence the construction phase is ideally shorter.

CONS

Higher Cost
As a 1st class highly urbanized city in Metro Manila, San Juan mostly offers upscale properties. On Lamudi Philippines, townhouse properties in San Juan City range from Php 16 million to Php 65 million; while comparable condominium units range from Php 2 million to Php 42 million.

Restricted Exterior Modification
Townhouse communities may restrict you from renovating the exterior of your property like the roof, façade, and driveway to maintain the coherent appearance of the neighborhood.

Shared walls with neighbors
Similar to semi-detached houses, townhouses share common walls and roofs. Hence, it may limit your privacy.

New Townhouses in San Juan City


Image is from Dover Hill

Dover Hill is a luxury townhouse development by San Miguel Properties with lush greenery and carefully planned living spaces, set amidst the commercial and entertainment center of San Juan City.
Developer: San Miguel Properties
Location: A. Mabini cor. Ortega and Pilar Sts., San Juan City
Unit Type: 3BR, 4BR, 5BR Townhouse
Floor Area: 202sqm – 355 sqm
Price Range (on Zipmatch): 21.5M – 26M


Image is from Arellano Townhouse

Arellano Townhouse is an exclusive six-unit residential enclave nestled in the neighborhood of Additional Hills.
Location: A. Mabini cor. Ortega and Pilar Sts., San Juan City
Unit Type: 5BR Townhouse
Floor Area: 328sqm – 387 sqm
Price Range (on Lamudi): 29M – 33M

CONDO

PROS

More affordable
A condominium unit in San Juan City costs less than a townhouse in the same prime area. On Lamudi Philippines, the price of a studio unit condo starts at Php 2 million to Php 42 million while townhouse properties in San Juan City range from Php 16 million to Php 65 million.

High Rental Yield
In a recent report released by Colliers Philippines, Metro Manila was said to have one of the most attractive rental yields in the Southeast Asian region with 5.1%. And with sustained demand from affluent families, foreign investors and offshore gaming firms, Colliers expects the rental and secondary market will remain strong.

Set in a highly urbanized city near established central business districts Makati, Ortigas and Bonifacio Global City, condos in San Juan are promising investments. A studio to two-bedroom unit condo can be rented or resold to young professionals, early nesters, retirees, and expatriates; while a three-bedroom unit and above are ideal for large families.

24/7 Security
Most condominiums are gated communities with CCTV surveillance cameras and roving guards patrolling the perimeter and its blind spots. You will have peace of mind when on vacation knowing that your home is tightly secured.

Amenities and Features
You have the luxury of enjoying a two-minute walk going to on-site amenities such as the swimming pool, fitness gym, landscaped gardens and more. Condos like One Wilson Square also provide concierge services, centralized mail room, fire detection and alarm system, and commercial space.

Easy Upkeep
Smaller living space is easy to maintain and require less utility. Also, you do not have to worry about mowing the lawn and fixing the roof. If you travel a lot or have a hectic schedule, these could be a big advantage for you.


A Guide Map of Greenhills, San Juan City

CONS

Smaller floor size
Though there are large units like three-bedroom units and above, condominiums are generally smaller than townhouses. As such, you have to be creative in maximizing living space for you and your family.

Partial privacy
Unless you are in a penthouse, you will share walls with your neighbors. Sounds and smells can sometimes travel through adjoining walls. Try to be cautious, lest you become a cause of a disturbance.

HOA fees and rules
Because of shared ownership to the building structure and amenities, condominiums are run by the homeowners association (HOA). HOA collects a monthly fee for the upkeep of communal areas and to fund future repairs of the building.

Furthermore, some HOA has rules and regulations you need to abide. Some condo communities do not allow pets; some impose strict trash disposal schedule; some have noise restriction policies.

New Condominiums in San Juan City

One Wilson Square
Set in a space that provides easy access to the major thoroughfares and business districts in Metro Manila, One Wilson Square has spacious and exquisitely appointed upscale condos for sale to provide you full access to an enhanced level of luxury.

Developer: Federal Land, Inc.
Location: Ortigas Ave. cor. Wilson St., Greenhills, San Juan City
Unit Type Available: 2BR, 3BR, 4BR Condo
Floor Area: 39sqm – 216 sqm
Average Price (for a two-bedroom unit): 11 M – 14 M
Classification: Ready for Occupancy

Chimes Greenhills
Located along one of the prominent addresses in the metro, Chimes Greenhills is a 40-story residential project with a distinctive architectural design that stands out among its neighboring buildings and will pave the way to an affordable affluent lifestyle.

Developer: Robinson Communities
Location: Annapolis Street, Greenhills, San Juan City
Unit Type: Studio, 1BR, 2BR, Condo
Floor Area: 21.7sqm – 48.9 sqm


Buying a home is a huge commitment. In the end, whatever you choose, you should make sure to buy the property that suits your lifestyle and your investment portfolio.

This 2019, top real estate developer, Federal Land, Inc., is slated to launch numerous condominium projects in Metro Manila and Cebu to add to your investment portfolio. Set in key areas of Makati, Bay Area, and Cebu, these condominium projects’ value is projected to surge even further in the coming years, so watch out for the upcoming announcements and launches.

One of the projects you can avail this year is the One Wilson Square in Wilson St., San Juan City. Set in a space that provides easy access to the major thoroughfares and central business districts in Metro Manila, One Wilson Square is an upscale condominium community. It’s a stone’s throw away from the Greenhills Shopping Center and the intersection of EDSA and Ortigas, making a drive to Ortigas and Makati central business districts easy. Its prime location sets it near major commercial establishments, top notch schools, modern hospitals, avant-garde art galleries, an exclusive country club, and affluent communities.

One Wilson Square offers spacious and well-appointed condominium units that provide full access to an enhanced level of luxury. Every inch of a One Wilson Square home has been individually created to maximize the space for residents, with careful attention to detail in every aspect of life – living space with the power to relax, refresh and recover.

Though San Juan City is the smallest in Metro Manila, it certainly has big things to offer. The city is home to shopping centers, entertainment hubs, topnotch schools, premier hospitals, exclusive clubs, and food crawls. It also a prime real estate with easy access to Makati, Ortigas and Bonifacio Global City central business districts. Its upscale status complemented with a proud history makes it an idyllic place to live, work and play.

So from golf courses to shopping centers to music theaters, here are the 10 things you should not miss when in Greenhills, San Juan City.

1. Shop Till You Drop at Greenhills Shopping Center


Image via Wikimedia Commons

Known as a “tiangge” haven, Greenhills Shopping Center is one of the go-to places of bargain hunters looking for great finds at affordable prices. With over 2,000 stores within its malls and tiangge section, Greenhills Shopping Center has dedicated sections for clothing, furniture, décor, grocery, entertainment, and pearls – a definite something for anybody.

For branded items and other commercial needs, there are several malls within and near San Juan City such as the Promenade Mall, Robinsons Galleria, SM Megamall, and Shangri-La Plaza.

Did you know?
Retail giants Plains & Prints, Celine (CLN), Bayo, Kamiseta, Bench, Folded & Hung, Toby’s, Odyssey, Astro Vision, and Ricky Reyes started as small shops at Greenhills Shopping Center.


Image via Flickr

Did you know?

Greenhills Shopping Center is a world-famous pearl hub, where both local and international celebrities, fashion designers, dignitaries, and pearl collectors come to buy pearls. Famous people who visited the Greenhills pearl market include Rihanna in 2013 and Queen Sofia of Spain in 2012.

Address: Ortigas Ave, San Juan City
Mall Hours: 10 AM – 9 PM Sunday to Thursday; 10 AM – 10 PM Friday to Saturday

2. Get your Health Checked at Cardinal Santos Medical Center


Image via My Philippine Life

Founded by the Maryknoll Sisters before the World War II as the St. Paul’s Hospital of Manila, Cardinal Santos Medical Center is one of the Philippines’ leading hospitals specializing in the fields of cardiology, neurosurgery, oncology, and rehabilitation medicine. It is also known for its expertise in pediatrics, obstetrics, and gynecology, pulmonary medicine, nephrology, urology, and minimally invasive surgery.
In recent news, Cardinal Santos Medical Center was awarded the DOH Star Awards 2018 Top 10 (Level 3 category) by the Department of Health during the 69th Philippine Hospital Association’s Annual National Convention.

Address: 10 Wilson St. Greenhills West, San Juan City
Telephone: +632 727 0001

3. Play golf at Wack Wack Golf and Country Club


Image via Flickr

A favorite of young and season executives, Wack Wack Golf and Country Club (WWGCC) is one of the country’s most exclusive and elite golf and country clubs. WWGCC is mainly known for the two 18-hole professional golf courses: the East and the West courses. The East course, with its rolling greens, water hazards, and tricky Par-3, Hole No. 8, is known to be the tougher course. It is host to prestigious events such as the Asian Circuit, and Philippine Golf Open Championship. The West course, on the other hand, is more of an everyday course enjoyed by the club members, and their guests.

Did you know?


Image via Lou Gopal

William James Shaw founded WWGCC in 1930 after Larry Montes, a caddie who won the Philippine Open Tournament in 1929 at Manila Golf and Country Club, was asked to leave the tournament celebration. WWGCC open door policy welcomed all golfers without discrimination.

Address: Old Wack Wack Rd, Mandaluyong City
Telephone: (02) 723 8558
Office Hours: 8 AM – 5 PM Monday to Sunday

4. Say your prayers at Santuario de San Jose


Image via Wikimedia Commons

A shrine to Saint Joseph, husband of Mary, Santuario de San Jose in East Greenhills is dedicated to lead its parishioners and their families to piety, like St. Joseph led the Holy Family. Santuario de San Jose is the home parish of the Holy Family Chapel in Greenhills Shopping Center, and the Immaculate Conception Chapel, and the Sacred Heart of Jesus Chapel in West Crame.

With its simple elegance and exclusive location, Santuario de San Jose is also a popular location for weddings. The interior is a mix of red, gold and wooden accents with stained glass windows giving a cozy and classy ambiance. While its location within exclusive subdivision means the ceremony is solemn and undisturbed.


Image via Pinterest

Address: Duke corner Buffalo Sts., East Greenhills, Mandaluyong
Telephone: (02) 7252044

5. Relive history at Club Filipino

Within the upscale city of towering condominiums, posh subdivisions, vast shopping centers, and exclusive golf club of Greenhills stands an actual piece of history. Founded in 1989, Club Filipino is the first exclusive social club in the country. It is established as an elite gentlemen’s club, with the Ilustrados and Filipino politicians as its first members. Throughout the years, the club hosted several significant political events that shaped the country, most notably the first celebration of Rizal Day in 1898 and the presidential inauguration of Corazon Aquino in 1986 People Power Revolution.


Image via Inquirer.net

Today, Club Filipino holds balls, parties, and conferences to its members. Its present amenities include swimming pool, tennis, badminton, and squash courts, bowling alleys, outdoor restaurant, salon, and “Kalayaan Hall,” an indoor events/reception room.

Address: Club Filipino Avenue cor. Eisenhower Street, Greenhills Subdivision, San Juan City
Telephone: (02) 722 2001

6. Enjoy Entertainment at The Music Museum


Image via Music Museum

More than a shopping mecca, San Juan City is also a hotbed of creativity and arts. The Music Museum is a cultural metropolis that hosts all things music, theater, and entertainment of all genres. Established by Kuh Ledesma in 1988 to give the local audiences a taste of New York and Las Vegas, the Music Museum is a combined theater-restaurant where guests could eat and drink during performances. The Music Museum has been the stage for countless Filipino talents and houses several showbiz memorabilia such as Nora Aunor’s “Tawag ng Tanghalan” trophy, Apo Hiking Society’s first entertainment contract, and Lisa Macuja’s first ballet shoes.

Did you know?

The Music Museum has expanded to add dining, shopping, and entertainment hub complex now known as the Music Museum Group. It includes Shoppesville Plus, Theater Mall, Promenade Mall, and Teatrino, the biggest little theater in the city.

Address: Service Rd, Greenhills, San Juan City
Telephone: 721 0635 / 721 6726
Hours: 10 AM – 6 PM Monday to Sunday

7. Appreciate art at Ronac Art Center


Image via Yellow Pages PH

Ronac Art Center, a brainchild of Bigboy Cheng, is Metro Manila’s newest hub for contemporary art and retail. It houses some of the hippest boutiques in town like toy store Secret Fresh; German shoe retailer Unschld; one-stop skate shop We Legendary, Asian streetwear Terminal, concept store Progress; plus, a slew of diners, burger joints, coffee shops, and a yogurt bar. It also features gallery spaces, events halls, and a basketball court.

The Ronac is also known for its interesting façade, which is inspired by a mattress. The large gray block with uneven windows is the foam, while the spiral staircase is the spring – an incredible representation of the family’s other business, Uratex.

Did you know?

The façade’s uneven windows are actually the short and long dashes of Morse code of the Daft Punk song: “Work it harder, make it better, do it faster, makes us stronger.”

Address: 424 Ortigas Ave., San Juan City
Telephone: (02) 570 9815
Hours: 10 AM – 8 PM Monday to Sunday

8. Tag your friends at Lazer Maxx Greenhills


Image via Lazer Maxx Ph Facebook page

This futuristic fun for the whole family and friends is a modern take on the backyard staple game of tag. Lazer Maxx in Greenhills involves high tech laser guns, glowing vests, inflatable obstacles, bad villains, and “The Incredibles” theme song to provide an epic superhero experience.

Address: Greenhills Shopping Center, Ortigas Ave, San Juan City
Telephone: 584 5958
Hours: 12 NN – 9 PM Monday to Friday; 10 AM – 10 PM Saturday to Sunday

9. Check out the best schools

Image via Wikimedia Commons

A home in Greenhills, San Juan means your children are within arm’s reach of some of the best schools in the country. For instance, a residential condo in One Wilson Square puts you and your family right in the middle of several exclusive schools: OB Montessori Center, six-minute drive; La Salle Green Hills, seven-minute drive; Immaculate Conception Academy, eight-minute drive; and Xavier School, nine-minute drive. For higher learning, San Juan is home of the Asian Institute of Journalism and Communication, five-minute drive; Polytechnic University of the Philippines – San Juan Campus, six-minute drive; St. Augustine School of Nursing, seven-minute drive; and St. Pedro Poveda College, 10-minute drive.

And since San Juan City is in the middle of Metro Manila, going to top schools in other cities can be convenient. Going to Reedley International School in Pasig City is only an 18-minute drive; International School Manila in Bonifacio Global City, Taguig is only a 25-minute drive; Ateneo de Manila University in Quezon City is only a 17-minute drive; and University of the Philippines-Diliman Campus in Quezon City is only a 25-minute drive.

10. Wine and Dine at Gloria Maris Restaurant


Image via Gloria Maris Greenhills Facebook page

Craving for authentic Cantonese cuisine? Gather your family and friends for fine dining at the Gloria Maris Sharks Fin Restaurant in Greenhills. With the finest ingredients, Hong Kong chefs, and courteous staff, Gloria Maris will take the fine dining experience to a whole new level. The Gloria Maris in Greenhills caters to a variety of palates: the Hot Pot, a casual Hotpot dinner; the Dimsum Kitchen, a popular weekend breakfast hangout; the Main Dining accommodates fine dining lunch and dinner; the VIP Rooms reserved for intimate gatherings; and the Banquet Hall to celebrate weddings and other special occasions.

Address: Greenhills Shopping Center, Ortigas Ave, San Juan City
Telephone: (02) 570 0921
Hours: 11 AM – 2:30 PM; 6 PM – 10 PM Monday to Sunday

Want to be in the middle of these hotspots? Federal Land, Inc.’s One Wilson Square has ready for occupancy condominium units for sale and for rent. Located within the upscale Greenhills, San Juan City, and just a stone’s throw away to Ortigas and EDSA intersection, One Wilson Square provides your family convenient access to central business districts, and spacious and exquisitely appointed homes of comfort and luxury – created with careful attention to every aspect of life.


Image via One Wilson Square


Acquiring a property feels like a dream come true. However, with privilege comes responsibility. So for the first time homeowners and the uninitiated, here are some fast facts you need to know about real property tax in the Philippines.

What is Real Property Tax?
Real property tax is an ad valorem tax imposed on real estate paid annually to the Local Government Unit.

Ad Valorem Tax is a levy on real property determined based on a fixed proportion of the value of the property.

What is the legal basis for Real Property Tax?
The legal basis for real property tax is in Title II of the Local Government Code of 1991 or Republic Act 7160. RA 7160 vested local government units the power to create local and external revenue sources such as the property tax, business tax, professional tax, amusement tax and other fees and charges. RA 7160 also established limitations such as ceiling limits and base rates.

Who is responsible for paying Real Property Tax?
The homeowner for residential properties or property administrator for commercial properties is responsible to for real property tax.

Exempted from the tax includes government properties, charitable institutions, churches, cooperatives, and schools.

When is Real Property Tax due?
Real Property tax is collected every 31st of January each year. However, taxpayers can also decide to pay in quarterly installment every:

  • March 31
  • June 30
  • September 30
  • December 31

If a taxpayer opts to pay the basic real property tax and the additional tax for public education called Special Education Fund in advance, the municipality concerned may grant a discount of not more than 20% of the annual tax.

Where can taxpayers pay the Real Property Tax?
The Treasurer’s Office of the municipality collects the payment of real property tax.

Aside from the chosen mode of payment, taxpayers have to bring the latest tax declaration and official receipts. For first-time homeowners, tax declaration and official receipts are part of the attachments given by the developer upon unit turnover or from the bank after loan approval.

How do you compute for Real Property Tax?

The annual real property tax is the assessed value of the property multiplied by the tax rate.

Real property tax rate for most cities and municipalities in Metro Manila is 2% and 1% for the provinces. The assessed property value, or the taxable value of the property, is the fair market value multiplied by the assessment level. Maximum assessment level for residential property is 20%, while for commercial and industrial property is 50%. Some cities have different tax rates. To verify your city’s tax rate, contact the city treasurer office.

To illustrate, let us compute for homeowner Angel’s recently acquired Makati condominium unit worth Php 3,500,000.

Real Property Tax = Real Property Tax Rate X Assessed Property Value
Real Property Tax = Real Property Tax Rate X (Fair Market Value X Assessment Level)
Real Property Tax = 2% X (Php 3,500,000 X 20%)
Real Property Tax = Php 14,000

What are the consequences of late and non-payment of Real Property Tax?
Late payments will result in an interest rate of 2% surcharge per month to a maximum of 72% percent or 36 months of late payment.

Non-payment will result in the local government to foreclose and auction the property under the category tax-delinquent properties.

What other tax do you need to know?
Aside from real property tax, homeowners also need to take note of capital gains tax, documentary stamp tax, estate tax, and income tax. The Bureau of Internal Revenue lists the tax obligations of its citizen.

Need help with taxes? Here is the list of BIR accredited tax practitioners/agents.

Taxes may seem confusing and overwhelming, but do not let that dissuade you from owning your dream condominium for sale and fulfilling your obligation to your city. Educate yourself on tax rates, price hikes, property values, due dates, proper computation, and available discounts. As much as possible, avoid late payments, as it could lead to property foreclosure.

When in doubt or need of clarifications, contact the City Treasurer’s Office of your community to get an accurate response.