Our Blasting Year-End Survey of Prime Real Estate Projects – Part 2

In our previous article, we reviewed four of the newest and most exciting condominium projects to sprout out of the Pioneer District in Mandaluyong City. Our survey aims to provide choices for Filipinos and even expats desiring to own a property in Metro Manila.

Today we will take a quick look on two more properties located in the Pioneer District and a couple more projects standing tall in the dynamic and lively city of Makati.

1) Tivoli Garden Residences (by DMCI)

This promising Consunji project coming out of Mandaluyong is located in Coronado, Mandaluyong near the Makati-Mandaluyong Bridge. The Tivoli Gardens, which is a just a few minutes drive to Makati Avenue and Mandaluyong City proper, overlooks the elegant Rockwell Towers and the Makati skyline.

Its Iris Tower houses studio units with approximate floor areas of 25 sqm and 2-Bedroom Units at 50sqm. The Hibiscus Tower has 1-bedroom units at 38 sqm balcony and 2-bedroom units at 65 sqm that are both featured with balconies.


Studio units are priced at Php2.1M while 2- to 3-bedroom units with balconies range from Php2.7M to Php5.3M. Another size is that they call as the tandem unit priced at Php7.2M.

A distinct feature of the kitchen area is its design that is meant to be hidden in the dining area. Resident also feel they have 2 balconies (a drying area for the laundry and a balcony for relaxation). You can also feel the sense of exclusivity as it only houses 12 units per floor, less denser than other condo projects. And like the Flair Towers, the building has atriums on every five floors giving an illusion and feel that the unit is not located on a high floor.

Another likeable thing about Tivoli Gardens is the overall feeling of its resort-like amenities that include a multi-purpose function hall, meeting rooms, lounge areas, children’s center, pools, and other activity rooms.

Tivoli Garden Residences is a great quick escape from the heat and pollution of the Metro.

2) SM Jazz Residences (by SMDC)

SM is a Filipino home brand name well known for its stores, malls, hotels, and leisure facilities. Now with SMDC, the group launches its SM Jazz Residences in the musical and cultural avenues of Reposo, Metropolitan, and Jupiter in Bel-Air, Makati City. Its towers are interestingly named as Violin, Cello, Piano, and Clarinet.

Strategically located in nearby schools (Mapua Makati and Ateneo Professional School), hospitals (Makati Medical, Ospital ng Makati), police stations, churches, and bars, SM Jazz poses to be the coolest vertical village to rise in the heart of baranggay Bel-Air.

SM Jazz

SM Jazz Residences have furnished and semi-furnished 1-bedroom and 2-bedroom units with balconies. Its floor areas range from 27sqm up to 46.72 sqm that are priced from Php2M to Php5.6M. They are actually offering a Php70k discount from the total contract price if a client avails a unit before the end of December this year.

Tower A has already been (almost) fully-booked while Tower B is starting to accept orders and bookings from SMDC clients. Tower C and D are yet to be turned over in the next 2 years or so.

SM Jazz also features a mall that houses mostly food stores, restaurants, and the hypermarket and was launched sometime in October this year. Residents can just order their water and food from “downstairs” and have them on their doorsteps in no time. Banks and remittance centers are also available at the ground floor.

Getting one these units can be a good source of passive income in the future through renting out to students and young professionals alike.

3) SM Light Residences (by SMDC)

Another SMDC project that is set to compete with Ayala, Consunji, and Gokongwei properties in the Pioneer District (Madison Street) of Mandaluyong. A few steps away from EDSA Boni MRT station, it will also feature a mall (called the Light Mall), cinemas, a supermarket, and retail shops similar to what SM Jazz in Makati has to offer to residents.

Tower 1 which fronts EDSA has been turned over sometime in November this year while Tower 1 (overlooking Ortigas) and 2 (overlooking Makati and BGC skylines) will be turned over in the next couple of years.

sm light

Its 20 sqm studio units are priced from Php1.9M to 2.6M. The 1- to 2-bedroom units with floor areas of 23 sqm to 32 sqm have prices ranging from Php2.4M to Php4M. Its biggest unit is the 2-bedroom with balcony with an area of 43.6 sqm and priced between Php4.5M to Php4.9M.

Again, the location is very strategic but one has to consider the cons we mentioned in our earlier reviews of vertical villages located in the Pioneer district of Mandaluyong.

4) Circuit Makati (by Alveo)

We visited the old and closed Sta. Ana Park and met a couple of Ayala security guards and their supervisor right in front of a bare land. They wouldn’t allow us to take photos of THE bare land but they courteously told us to just consult an Alveo agent stationed in different Ayala Malls. However, we were still able to sneak in and stole some shots from our car.

alveo circuit

Heeding the advise of Ayala’s courteous security guards, I approached an Alveo property agent named Kenneth at the Glorietta and inquired about The Circuit Makati Solstice Tower which is opening its first tower for sale, offering both 32-square meter studio units and various one-bedroom, two-bedroom and three-bedroom units.

Studio units sized at 32-sqm are being sold from Php3.1M to Php4.2M while the 52-62sqm 1-bedroom units are sold from Php5.7M to Php6M. The 2-bedroom 75 sqm units are priced from Php9M to Php11M and the 3-bedroom 90 to 117 sqm units are sold from a whopping Php11M to Php16M range.

Why is Solstice priced at such ridiculous figures? Well, the developer Alveo envision the Circuit Makati to be one of the entertainment centers in Makati, which will feature a Broadway-style of entertainment and will offer a variety of venues for big events such as concert and theater performances and more intimate gatherings like recitals, parties and workshops.

I also heard that a world-class football pitch is in the works but this one we’ve yet to confirm in the future. Who knows, the Circuit Makati will someday sponsor at least an exhibition match between the best soccer teams from Europe? In any case, we’ll always have the Azkals to entertain the growing Filipino football fans.

Meanwhile, we’re excited to see more of Circuit Makati in the near future.

I hope this personal review and survey of eight of the most promising projects around the Mandaluyong and Makati areas have helped you get some ideas if you are deciding to acquire a property for your personal use or for investment purposes.

Among the eight properties we reviewed, the DMCI properties Flair and Tivoli are our best choices followed by Centera of Avida because of their pleasurable, homey-feeling designs that are perfect for young OFW families who wish to settle down in a modern urban community.

Invest in a happy and prosperous 2014!