There is a saying that dreams do come true, and in these subdivisions, hundreds of millions of pesos is what makes dream homes a reality
Note: Updated May 29, 2019.
The general thinking is that properties in gated communities cost more than the usual residential real estate, and this is often the case given the security, comfort, and convenience common to these very exclusive enclaves. Along with this is the capital appreciation of properties in these locations, which is driven mainly by the scarcity of supply and enviable location, which is always a major consideration for property buyers or investors.
Based on the average prices of over 70,000 property listings on Lamudi for the entire 2016, we rounded up which subdivisions in Metro Manila can be considered the crème de la crème: those that are almost synonymous with the word “expensive” given the lofty prices of the properties they offer.
Average price: Php875 million
Current inventory: 265
Forbes Park is often referred to as the “Beverly Hills of Manila,” given how it is the chosen residence of some of the country’s wealthiest. Among them are luminaries such as business tycoon Antonio “Tony Boy” Cojuangco and his partner, actress Gretchen Barretto; Bench clothing empire founder Ben Chan; and Filipino boxing icon and now-senator Manny Pacquiao. Behind the Forbes gates are establishments like the Manila Polo Club and the Manila Golf and Country Club.
Average price: Php390 million
Current inventory: 122
Another one of Makati’s exclusive enclaves, Urdaneta Village is the subdivision closest to the city’s central business district. A very private subdivision, the village is one of the smallest in Makati, and strictly prohibits the operation of commercial institutions in its neighborhoods. Across its Makati Avenue gate is the Ayala Triangle Park, while the entire length of Apartment Ridge on its northwestern and southwestern sides is lined by high-rise condos, including the newly completed Discovery Primea, and by the Peninsula Manila Hotel.
Average price: Php530 million
Current inventory: 503
Popularly known as “Dasma,” Dasmariñas Village is another high-profile subdivision and is particularly known for its tight security and well-maintained, tree-lined streets. It features two parks—Campanilla Park and Mahogany Park—and is also the location of the Colegio de San Agustin. Considered a prime location, Dasma is surrounded by EDSA to the northwest, Ecology Village and the South Luzon Expressway to the southwest, and McKinley Road and Forbes Park to the northeast.
Average price: Php217 million
Current inventory: 4
Corinthian Gardens’ properties boast huge sizes, along with topnotch amenities and an enviable address. These are some of the reasons why this subdivision has some of the priciest properties in Metro Manila, as evidenced by the small but costly inventory currently available on Lamudi. The subdivision is within convenient reach of Ortigas Center, Eastwood City, and Greenhills Shopping Center, furthering its place as a preferred address for wealthy residents and homebuyers who frequent the northern parts of the metropolis.
Average price: Php222 million
Current inventory: 259
Alternatively referred to as “San Lo,” Brgy. San Lorenzo, which has jurisdiction over San Lorenzo Village and Legaspi Village, is one of the richest barangays in the Philippines and home to one of the largest private leisure parks in Metro Manila. The subdivision has a total land area of 63 hectares and counts Assumption College as one of the well-known places within its premises. High demand keeps leaving the village with little available properties, but as evidenced by the handful of listings on Lamudi, all are quite pricy.
Average price: Php240 million
Current inventory: 216
Bel-Air Village is a 171.21-hectare subdivision located on the northern side of the Makati central business district. It comprises three phases (with Makati Avenue separating Phase II from Phases I and III), which is made up of 32 streets and 950 lots. Occupying part of the former Neilson Airport, the country’s only airport during the American period, Bel-Air’s first residents were members of the Philippine Airlines Pilots Union, who wanted to have the word “Air” in their enclave.
Average price: Php131.33 million
Current inventory: 42
The only subdivision in Pasig that can be considered upscale and exclusive, Valle Varde is comprised of six mini-villages, all of which sit very close to Ortigas Center, Capitol Commons, and Eastwood City. Amenities commonly seen in Valle Verde include a clubhouse and tennis, squash, badminton, and basketball courts. A number of prominent personalities in the Philippines reside in Valle Verde, including celebrities and professional athletes, as well as some of the country’s wealthiest business people.
Average price: Php117.5 million
Current inventory: 341
At approximately 700 hectares, Ayala Alabang Village is larger than all of Makati’s primary subdivisions combined. Truly self-contained, this upscale community is divided into seven districts and features as many as 13 parks and children’s playgrounds. The subdivision’s sports facilities include swimming pools, basketball courts, tennis courts, and football fields. It is most known for being the location of Alabang Town Center and Madrigal Business Park, a retail and lifestyle facility owned and operated by Ayala Corporation.
Average price: Php123.75 million
Current inventory: 100
One of the most well-known high-end gated communities in Metro Manila, Barangay White Plains has some of the costliest homes in Quezon City. One of the first subdivisions established in the city, it is the residence of many celebrities, politicians, and other prominent personalities in the Philippines. They include Gutierrez patriarch Eddie Gutierrez and wife Annabelle Rama, and actress Helen Gamboa and her senator-husband Vicente Sotto III.
Average price: Php77.5 million
Current inventory: 55
While McKinley Hill is most recognized for being a mixed-use development with a number of notable commercial and lifestyle facilities, it also features a gated village that boasts some of priciest homes in Metro Manila. This exclusive subdivision is called McKinley Hill Village, which is a 10-hectare community with 459 residential lots, and features amenities like a private clubhouse, kiddie and adult swimming pools, and children’s playground, among others.
Average price: Php118.2 million
Current inventory: 97
While smaller compared to other major subdivisions, Magallanes Village arguably still offers some of the priciest real estates in Makati. It has a land area of 119.95 hectares and is home to about 6,000 residents, many of which are expatriates. One perk to living in Magallanes is access to the village’s town center, Paseo de Magallanes, which provides residents and visitors a good selection of restaurants and services at a most convenient location. It is also highly accessible from the Mall of Asia Complex and Entertainment City via EDSA and to the Ninoy Aquino International Airport (NAIA) via Skyway and the newly opened NAIA Expressway.
Average price: Php363.23 million
Current inventory: 66
Often associated with the shopping complex bearing the same name, Greenhills Village is also commonly regarded as the most upscale place to live in the city of San Juan (and is home to a sizeable Chinese-Filipino community). It is known to have been the long-time residence of former president and now-Manila mayor Joseph Estrada, and the location of Club Filipino, where democracy leader Corazon C. Aquino was sworn in as the country’s new leader in 1986 after the People Power Revolution.
Average price: Php135.96 million
Current inventory: 36
Technically not a single gated community or subdivision, Loyola Heights is situated on the borders of Quezon City and Marikina and is one of the most enviable residential locations in Metro Manila. Considered a laid-back location, it sits close to good schools, such as Ateneo de Manila University and the University of the Philippines Diliman, important government offices, and some of Quezon City’s business districts. Some of the most well-known—and expensive—villages in Loyola Heights include Loyola Grand Villas, Xavierville, and Varsity Hills Subdivision.
This post is by no means complete. As Lamudi generates more listings from licensed real estate brokers and private sellers, more subdivisions and gated villages will be included, such as Alabang Hills, Hillsborough, Ayala Heights, Philam Village, Merville Park, Multinational Village, and more.
Main image via Deposit Photos