Ready-for-occupancy or RFO condominiums are units sold after the construction of the building is done and the units are ready to be turned over to residents. While a preselling condo may seem practical due to its low introductory price, purchasing an RFO condo unit has several advantages. Here are the top reasons why an RFO condominium unit is a good buy.

Ready to Live In
As the term suggests, RFO units are fully-constructed and available for turnover. Unlike preselling units, you do not have to wait for years to move into your RFO condo.

Inspecting your unit to check out its actual size, features, and even the view from the windows is possible. Some RFO units come unfurnished, allowing you to design it the way you would like, while some units have already been furnished by previous investors. The bottom line is, if you have urgent housing needs, then RFO unit is the way to go.


Oriental Garden Residences in General Trias, Cavite is a thoughtfully designed low-rise condominium that brings in the Florida lifestyle into your home.

Flexible payment options
There are great deals to have even for RFO units. Some real estate companies like Federal Land, Inc. offer flexible payment terms, one of which is a lease-to-own plan. The lease-to-own or rent-to-own plan gives the buyer the option to purchase the leased unit within a specified period. It is ideal for buyers who are looking for an easier way to deal with their amortization.

Among Federal Land’s condominium offerings with lease-to-own options include the Oriental Garden Residences in General Trias, Cavite, The Capital Towers in E. Rodriguez Ave., Quezon City, Paseo de Roces in Makati Central Business District, and Park West in North Bonifacio Global City.

Ready for Investment
RFO condo units make lucrative investments. Since you do not have to wait a few years for your unit, you can immediately rent it out to generate a steady income stream. Simply furnish it, list it online, and prepare to be a landlord.

Value Appreciation
RFO units sell at a higher price compared to preselling units. The price difference is indicative of a thriving property market that may carry over through the years. This gives you the advantage to sell your unit at a profit after some years.


Paseo De Roces in Makati Central Business District matches the vibrance of Makati City with its outstanding amenities, exclusive community, and convenient location.

Tips when buying an RFO condo
Here are a few things to consider before you commit to the purchase:

  • Have a substantial amount saved up to cover the down payment, transaction fees, and taxes.
  • Make sure you understand the terms and conditions of the contract before signing. Better yet, consult a lawyer.
  • Visit the area on different occasions to see if the neighborhood is right for you. Signs of a good neighborhood are its proximity to your work and points of interest, light traffic, safe surroundings, and low risks of flooding and earthquake.
  • Check the condominium policies and monthly dues.
  • Verify that the property title is “clean” with no unresolved issues or pending ownership cases.


With roads leading to Manila, San Juan and Makati, The Capital Towers in Quezon City offers a life where the avenues of your interests come together and opportunities are within reach.

For over forty-seven years, Federal Land, Inc. has been creating properties that redefine the key areas of Metro Manila, Cavite, and Cebu. It is the developer of iconic landmarks such as the GT Tower International in Makati CBD, Metro Park in Entertainment City, and Grand Hyatt Manila in North Bonifacio Global City.

Among Federal Land’s condominium properties with ready for occupancy units are One Wilson Square in Greenhills, San Juan; Paseo De Roces in Makati CBD; Florida Sun Estates in General Trias, Cavite; Peninsula Garden Midtown Homes in Paco, Manila; The Capital Towers in Quezon City; Tropicana Garden City in Marikina; and Marco Polo Residences in Cebu City.

For more information on ready-for-occupancy condos, email invest@federalland.ph.

FEDERAL LAND Inc. teamed up with Japanese financial firm ORIX Corporation to introduce Grand Hyatt Manila Residences, the first residential condominium in Southeast Asia carrying the Grand Hyatt brand.

Grand Hyatt Manila Residences is a two-tower development flanking Grand Hyatt Manila hotel — which will be part of Federal Land’s master-planned township, Grand Central Park in North Bonifacio Global City.

“Grand Hyatt Manila Residences exemplifies the brand’s signature level of grandeur,” the company said.

Read more: Business World

The condo that best fits a person is the one that provides their needs in and expectations of a living space and, most importantly, the one that helps them lead a meaningful and balanced life.The Grand Midori Ortigas,priced at an average of P232,ooo per sqm, is one of the most sought after vertical residences in Ortigas Center today simply because the price is right.Renowned Japanese architectural firm Tange Associates,who designed The Grand Midori Ortigas, creatively …

Read more: https://business.inquirer.net/282931/finding-best-value-in-high-rise-living

(This article first appeared on Manila Bulletin, November 12, 2019 issue)

The Philippine real estate industry continues to enjoy steady growth attributed to, among other things, a steady increase in demand in the residential condominium segment.

As the income of the middle to upper middle class grows, their taste has also become more discerning. They are now more concerned about products that are reflective of their lifestyle choices and products that provide convenience and comfort.

Real estate developer, Federal Land, Inc., recognized this shift in Remand. In one of their recent forays, they have chosen to collaborate with a property developer from Japan, Nomura Real Estate Development, Co., Ltd., whose vision for quality, value, and customer satisfaction equals their own.

Founded in 1957 in Tokyo, Nomura Real Estate Development Co., Ltd. is one of the affiliates of the Nomura Group of Companies which has a history of more than 90 years of investment banking experience. One of the more prominent members of this group is Nomura Securities, one of Japan’s largest financial institutions.

The real estate company engages in residential development, corporate real estate brokerage, commercial property development, building leasing, and architectural design businesses across Japan, and recently, in China, Vietnam, and Thailand.

Nomura has not only dedicated itself to going beyond normal design boundaries, but has continuously explored new technologies that better serves the urban landscape of its properties.

Under its quality residential brands, Proud and Ohana, Nomura has gained a reputation for quality in locations they are present in, bringing value to the environments they build.

“As a company, we look for equally strong partners in every project. We consider it an honor to bring the excellence that Nomura Real Estate is known for and to share it with the Philippines. We’re very happy to find a good partner in Federal Land Inc. so we can transform our vision of integrating all that is precious to people and communities, into reality,” said Eij’i Kutsukake, chairman of Nomura Real Estate Development Co., Ltd.

The Seasons Residences is the first project of the partnership between Federal Land, Nomura Real Estate Development Co., Ltd., and retail giant, Isetan Mitsukoshi Holdings, Co. Ltd. It is a four-tower Japanese-inspired residential development which will be home to the first Mitsukoshi Mall in the country.

It is currently under construction at Federal Land’s Grand Central Park in Bonifacio Global City.

This venture promises to offer a harmonious, innovative, and technology-led home that elevates the lifestyles of the growing population of discerning buyers.

“By combining our knowledge and enthusiasm with our high level of technical skills, we can offer the best products and services to the, partnership,” Kutsukake said.

The Seasons Residences benefits from Nomura’s expertise on design efficiency. Among other features, this translates to maximized storage spaces within the units, clean technology (where each unit wiljt have tiles that minimize excess’ humidity, unpleasant odors, and harmful substances in the air), and safety (the use of visco-elastic coupling dampers to reduce wind and earthquake vibrations).

The partnership will also be building the much-anticipated Mitsukoshi Mall at the podium of the residential towers of The Season Residences. This four-story retail development is set to provide a holistic Japanese shopping experience to Filipinos.

 

 

(This article first appeared on Business World, November 11, 2019 issue)

BGC continues to be one of Metro Manila’s most attractive investment locations. This is driven by the continued growth of the local residential market, a positive economic outlook for the Philippines, the steady emergence of a moneyed local demographic, and various ongoing and planned infrastructure projects that directly benefit the city. Colliers International reports that capital values in BGC increased by an average of 6.7% in the first quarter of 2019, it expects prices to continue to increase by an impressive annual average of 6.3% from 2019 to 2021.

One infrastructure project that is a prime catalyst In BGC’s value appreciation is the proposed Metro Manila Subway Line, which is seen to span 30 kilometers from Quezon City to Taguig, and 14 stations, two of which will be located in the north and south of BGC. The Subway is expected to be completed by 2025. Another is the construction of the BGC-Ortigas Link bridge, which will allow motorists to bypass EDSA or C5 to get to BGC from the main Ortigas CBD and vice-versa.

Demand from local high-net-worth individuals and the’ influx of foreign investors taking advantage of the country’s information technology and business process management (ITBPM) industry will continue to drive the residential sales market as well.

In its 2018 report, Jones Lang LaSalle pinpointed that these groups “typically secure the biggest and most expensive units from high-end and luxury brands to maximize the value appreciation in major markets.” This bodes well for premium developments like The Seasons Residences, which can see its market value appreciating over the next few years.

The project is the latest offering of Federal Land, Inc. in partnership with Japanese property development group Nomura Real Estate Development Co. Ltd. And Japanese retail conglomerate Isetan Mitsukoshi Holdings Ltd. Set in Federal Land’s Grand Central Park township in the northern part of Bonifacio Global City (BGC), The Seasons Residences will feature impeccable Japanese innovations meant to elevate the standards of comfort, convenience, and functionality for discerning homeowners. The integrated-use development will house four upscale residential condominiums, world-class amenities, and one of the most impressively designed malls to be built in the Philippines.

Efficiently designed resource-saving fixtures are featured in every residential unit, while the buildings boast of the most state-of-the-art security and safety technology, including a damper system that will protect the structure against earthquakes and strong winds. The development will also include world-class, Japanese-inspired amenities, including a spa, a karaoke room, a wellness room, and a Japanese garden.

Residents of The Seasons Residences will have direct access to the country’s first Mitsukoshi, which will be located at the podium of the development. The four-storey retail space will offer a unique Japanese mall experience in terms of design, service, and merchandise. Mitsukoshi will also feature a Japanese-style supermarket and food hall, a dedicated beauty zone, and other exclusive Japanese brands and concepts.

The promise of an elevated, convenience-centered lifestyle is not the sole appeal of purchasing a home in The Seasons Residences. Discerning buyers know that there are sound and valid prospects of investing in a property in one of Metro Manila’s most in-demand areas.

“Geographical advantages, rapid development, and limited supply are just a few reasons to invest in the upscale residential market in BGC,” says Cathy Ko, Executive Vice President of Federal Land, Inc. ‘The Seasons Residences, with its premium facilities, sophisticated Japanese design, ‘ and spacious condominium units, is set to be a prime investment for those looking either to reside in the area or looking to lease out their units.”

Don’t miss out on the investment opportunities offered by The Seasons Residences. Call The Seasons Residences hotline at 0998-595-5834, email us at invest@federalland.ph or visit the showroom at 7th Ave. cor. 34th St., Grand Central Park, North BGC, Taguig City (across the Lexus Manila Showroom). Haru, the development’s first tower, is slated for completion in 2023, while Mitsukoshi Mall will open in 2021.

With picture-perfect beaches, a thriving economy, and a large English-speaking population, the Philippines has become a top expat destination. Legally, a foreigner can own a condominium unit provided that foreign ownership in the given condo development does not exceed 40 percent.

If you’re a foreigner thinking of moving and settling in the Philippines, here are a few things to consider before buying your condo.

Your Short and Long-term Plans
Do you plan to raise your family in the Philippines, or are you just staying for a few months? Practically, it is better to buy a condo than rent one when you plan to stay for more than a few years. And, if you are looking for an additional steady source of income; a condo unit can be a rewarding investment. Rent it out in the long term and collect monthly rent with minimal to zero effort.

Set a budget
Before you start the search, set a budget you are willing to work with. If you plan to take out a home loan, ask reputable banks about their mortgage options for foreigners.

Aside from the Total Contract Price of the condo unit, take note of the transaction fees and taxes you need to settle. Adding these to your computation will help you set a sensible budget.

Location, Location, Location
The neighborhood you choose to live in can either further or get in the way of your lifestyle. A condo within or near the central business district will mean that your work, elite schools, upscale malls, and fancy restaurants are within your reach. Plus, condos in prime locations appreciate faster.

A Support Network
If you are coming to the Philippines for the first time, it may be wise to settle in an area with a significant expat population. Filipinos will treat you like family and make you feel at home, but it is natural for expats to seek communities that they can truly identify with. Business districts like Makati, Ortigas, and Bonifacio Global City have expat clubs that will show you the ropes and help you settle in.

Outside the capital, you will find the areas of Clark, Subic, Cebu City, and Davao City have a sizeable number of foreign residents.

One Wilson Square in Greenhills, San Juan City is an upscale condominium that offers spacious and well-appointed ready for occupancy units that provide full access to an enhanced level of luxury.

Track record of the developer
If you are planning to purchase a condo unit in its pre-selling phase, it is important to choose a developer with a solid track record of delivering your unit as promised. Federal Land, Inc. is a reputable developer that has handed over thousands of condo units to satisfied homebuyers.

Local help
As a foreigner, you might not be familiar with the ins and outs of real estate acquisition. To protect you and your purchase, get the right, qualified local help to guide you. A lawyer can help you verify the authenticity of the property title and make sure everything is legal. A licensed broker or a trusted property specialist will guide you through the acquisition process.

Final Check
Before you finalize the sale, do a final check on the property. Carefully check the unit’s condition, size, amenities, and electrical and water connections. Ask for the condominium house rules and make sure you are comfortable with them.

Valencia Hills Tower E in New Manila, Quezon City is an upcoming vertical residence that sits in a quietly elegant residential enclave along N. Domingo and Valencia Streets.

Like in any property purchase, gather all the facts before deciding. Do your due diligence and choose a reliable developer with a solid track record of building high-quality properties like Federal Land, Inc.

Prime real estate developer, Federal Land, Inc. has been creating properties built on the values of trust, reliability, and integrity. It is the developer of many large-scale developments: residential condominiums, office buildings, retail and commercial centers, mixed-use townships and master-planned communities.

To know more about pre-selling and RFO condos for sale, email invest@federalland.ph.

The Philippine real estate industry continues to enjoy steady growth attributed to, among other things, an equally steady increase in demand in the residential condominium segment. As the income of the middle to upper-middle class grows, their taste has also become more discerning. They are now more concerned about products that are reflective of their lifestyle choices and products that provide conveniences and comfort.

Prime real estate developer, Federal Land, Inc., recognized this shift in demand. In one of their more recent forays, they have chosen to collaborate with another leading property developer from Japan, Nomura Real Estate Development, Co., Ltd., whose vision for quality, value, and customer satisfaction equals their own.

Read More: Asian Journal

MANILA, Philippines — Federal Land Inc., the real estate developer of Ty-led GT Capital Holdings Inc., is on track to open the Philippines’ first Mitsukoshi Mall in 2021.

In a recent interview with The STAR, Federal Land president Pascual Garcia III said development is ongoing and would soon pave the way for the turnover of the retail spaces to the different tenants.

Tenants include Japanese giants in clothing and apparel, beauty and cosmetics as well as other unique retail concepts.

Read More: Philippine Star

As it is one of the most important central business districts in the country, the Bay Area is bustling with real estate projects: it’s become the well-known site of SM Mall of Asia, the Solaire Resort and Casino; City of Dreams Manila, Okada Manila, and Metro Park.  With foreign investors boosting its growth, the Bay Area is set to overtake Makati CBD by 2021.

If you’re looking into owning a condo in the Bay Area but still aren’t convinced that condo living is for you, take a look at the advantages of living in a Bay Area condo:

The Central Business Park

If you work in the Bay Area, then buying a condo for sale near your workplace saves you from a long commute. A shorter commute means more time for yourself and your family, and condo living ensures that convoluted traffic won’t be a problem ever again!  Federal Land condominiums, such as Mi Casa, are located within the Central Business Park island of Bay Area.

The Entertainment City

On the western side of Roxas Boulevard lies Entertainment City, the Philippine version of the Las Vegas Strip.  Entertainment City boasts four mega-casino resorts with high-stakes tables, a vibrant nightlife, and big-name Broadway plays.

A Foodie’s Paradise

From gourmet food to seaside markets, the bay has a lot to offer to food enthusiasts: there’s Dampa, along the seaside of Macapagal Avenue, where you can buy fresh seafood and have it cooked at nearby restaurants; Sofitel manila offers Spiral, a grand buffet with 21 dining ateliers; a yacht cruise dinner; and a diner with singing cooks and waiters!

Road Accessibility

Mi Casa is between Macapagal and Roxas, the two most traveled boulevards in Pasay City. These boulevards seamlessly connect Mi Casa to other spots in Metro Manila, including the Makati Central Business District, Manila’s University Belt, Ninoy Aquino International Airport, and the upcoming Sangley Airport.

Convenience and Comfort

New condos like Mi Casa have various retail stores on the ground level of the building. If you want a quick snack or a new haircut, head down to the commercial level to find the shop you need!

Safety and Security

For those who prioritize home safety and security, living in a condo is something to consider. Condominiums have secured entry and exit points, CCTV cameras at all common areas, and 24/7 roaming security guards. Some condos also use key cards instead of keys, restricting elevator access to residential floors and ensure the privacy and safety of the residents and their homes.

Resort Amenities

Condo living makes amenities like the pool and gym more affordable and more accessible to most city folk. Why break the bank building a backyard pool or indoor gym when you could buy a condo that comes with one?

Newer condominiums in the Bay Area even have other amenities that complement the stunning Manila Bay sunset. Residents can enjoy lounge pools, the wet play area, the kids’ playground, and alfresco dining. Indoor amenities also include a fitness gym and meeting and function rooms.

Investment Potential

Condos are also a great investment opportunity – they’re easy to purchase and appreciate rapidly. Should you move to another city, you can resell or rent out your unit.

Real estate agency Colliers International Philippines notes that the Bay Area condominiums are among the most sought after and expensive – even going beyond PHP300,000 per square meter.  The demand stems from the influx of Chinese expatriates working in the Philippine Offshore Gaming Operations (POGO) and the city’s rise as Entertainment City.

So, are you ready to pick your condo?

Prime real estate developer Federal Land, Inc. has several condominiums available for pre-selling and ready for occupancy in the Bay Area, Pasay City.  Its master-planned integrated community called Metro Park is home to several premier and luxury condominium properties such as the Bay Garden Club and Residences, Palm Beach West, Palm Beach Villas, Six Senses Residences, and its latest development, Mi Casa.

Mi Casa is a vibrant vertical residence reminiscent of Hawaii’s reinvigorating aesthetic of open sea and air.   With its sparkling water features, resort-like amenities, and island aesthetics, Mi Casa takes you to experience Hawaii’s reinvigorating sense of open sea and air.

It’s also a stone’s throw away to the world-class casino-resorts, upscale malls, event centers, and the offices of the Bay Area Business District. You need only walk to get to work, the grocery, or fine dining restaurants.

For more updates, check out the Mi Casa Showroom and Information Center at Metro Park, Bay Area, Pasay City or visit the website at www.federalland.ph.

As one of Philippine’s pioneer real estate developers, Federal Land Inc. is known for iconic projects and world-class aspirations. A proud member of GT Capital Holdings, Federal Land demonstrates the passion of a trailblazer and innovator tempered by the strict disciplines of banking and finance.

Now on its 47th year, Federal Land has dedicated itself to developing properties that are faithful to the aspirations and expectations of its residents. Each project is truly considered and built to be of topnotch quality. Federal Land, Inc. creates properties anchored on the values of trust, reliability, and integrity through its masterbrands, Federal Land and Horizon Land.

Humble Beginnings


Soler Tower, Tytana Plaza, and Mandarin Mansion are the first projects of Federal Homes, Inc. in 1970s

Federal Land Inc. began in 1972 as Federal Homes, Inc. In the same year, it launched the Soler Tower to cater to the Filipino-Chinese community in Binondo, Manila. This was immediately followed by the launch of Tytana Plaza, Mandarin Mansion, Escolta Twin Towers, Dasma Corporate Center, and Federal Tower.

The success of Binondo projects and the increasing investor confidence led to an expansion in Pasay. In 1990, Federal Land launched Bayview International Towers along Roxas Boulevard. The project was one of the first prime developments in Pasay. After the reclamation of Manila Bay, Federal Land acquired 40 hectares to start a master-planned integrated community: Metro Park.

Setting its sights on producing more quality projects for its customers, Federal Land dedicated itself to building self-sustaining communities in Manila, Makati, Cavite, and Cebu. Early 2000 saw the rapid introduction of prime real estate projects such as Bay Garden Club Residences, Oriental Garden Makati, Florida Sun Estates, Valencia Hills, The Grand Midori Makati, Riverview Mansion, Marco Polo Plaza Cebu, and the landmark GT Tower International.

Since then, Federal Land has continued to build and deliver high-quality properties that are tailor-fit to the communities it chooses to serve. The Four Seasons Riviera in Binondo is designed with feng shui sensibilities. The Peninsula Garden Midtown Homes is intended to be a kid-friendly garden enclave ideal for starting families. The Quantum Residences is strategically located in between Manila’s university belt and Makati Central Business District to cater to young adults transitioning from students to professionals. Marquinton Residences, Tropicana Garden City, and Siena Towers gave Marikina citizens a new option aside from the traditional house and lot living. Mi Casa in the Bay Area brings in the modern tropical paradise streamlined for contemporary living. These projects stand as testimonies to Federal Land’s unrelenting commitment to building structures and communities that contribute to the progress of society.


President Rodrigo Duterte leads the unveiling of the Grand Hyatt Manila Marker with late Federal Land Chairman George S.K. Ty.

Global Alliances
Not resting on its laurels, Federal Land continues to advance its vision of building exceptional properties through its alliance with renowned global brands.

In Cebu, Federal Land partnered with Marco Polo Hotels of Hong Kong to develop the five-star Marco Polo Plaza and the first branded residence, Marco Polo Residences.

In 2008, Federal Land partnered with Orix Corporation, a top real estate company in Japan, for the Grand Midori Makati on Legazpi Street. The partnership fused Filipino artistry and Japanese ingenuity and created a Zen oasis in the heart of the city. In 2012, Federal Land formed the Bonifacio Landmark Realty and Development Corporation, a joint venture with Orix Corporation, to bring the iconic Grand Hyatt Manila and Grand Hyatt branded residences to North Bonifacio Global City.


Eiji Kutsukaka, Chairman of Nomura Real Estate Development; Toshihiko Sugie, President of Isetan Mitsukoshi Holdings; George Ty, GT Capital Chairman; and Alfred V. Ty, Federal Land Inc. unveils the scale model of The Seasons Residence.

Launched as a closing highlight to 2018, The Seasons Residences is a $400 million development project in partnership with leading Japanese firms, Nomura Real Estate Development, and Isetan Mitsukoshi Holdings, Inc. The development will have four upscale residential towers and the country’s first Mitsukoshi Mall.

Excellence in Execution


Federal Land, Inc. General Manager Thomas Mirasol and Vice President for Sales and Marketing John Cabato receive the 2019 Top Developer Award from BCI Asia.

Federal Land’s track record of quality, reliability, and integrity did not go unnoticed, with the company receiving numerous accolades over the years. The latest among its achievements is the 2019 Gold Award for Outstanding Developer from Fédération Internationale des Administrateurs de Biens et Conseils lmmobiliers (FIABCI) for the Grand Hyatt Manila Residences in BGC, Taguig.

Other notable awards collected are the 2019 Top Developer Award from BCI Asia for The Seasons Residences; the 2019 Brand Leadership Award from CMO Asia; the Best Luxe Condo of the Year from The Outlook 2018 by Lamudi for the Grand Hyatt Manila Residences; the 2017 Gold Award for Outstanding Developer from Fédération Internationale des Administrateurs de Biens et Conseils lmmobiliers (FIABCI) for The Grand Midori Makati; and the 2007 Developer of the Year Award from Chamber of Real Estate and Builders Association (CREBA) for Marquinton Residences in Marikina.

The Legacy Continues

Designed by world-renowned architecture firm Foster + Partners, the Estate Makati is envisioned to be the crowning jewel of Makati Skyline.

This 2019, Federal Land is slated to launch several projects including the Hawaiian-inspired development in the Bay Area, Mi Casa; and the company’s first foray in Ortigas CBD, The Grand Midori Ortigas. Federal Land is also scheduled to publicly launch the ultra-luxurious condominium project in partnership with SM Prime Holdings. Designed by world-renowned architectural firm Foster + Partners, The Estate Makati is set to be the crowning jewel of the Makati skyline and is expected to put the Philippines on the map of modern architectural marvels.

Federal Land celebrates its 47th year of transforming the skyline and reimagining the country bearing the theme “Excellence in Execution: Delivering What is Promised.” The theme underscores Federal Land’s commitment to create and develop enriching communities on par with the rest of the world. The values of accountability, ownership, and urgency serve as the company’s guiding principle to ensure Federal Land’s legacy of excellence will continue not only for 2019 but for the years to come.