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Why You Should Live in Mandaluyong City
Mandaluyong, located east of Manila, is the sixth smallest city in the Philippines with an area of 4.27 square miles, and a population of just below 400,000. The city has a very rich history dating back to pre-Hispanic times, becoming more culturally diverse by the time the Spanish arrived in the 16th century, and the Americans in the early 20th century. Originally part of the province of Rizal, it became a city in 1994, and currently has 27 barangays.
The city has been dubbed “The Tiger City of the Philippines” in 2003 due to its swift progress. These days, it is a hotspot for commercial and industrial activities with countless shopping and entertainment destinations as well as business and manufacturing areas. Its major commercial strips are found along Boni Avenue, Shaw Boulevard, the western side of Ortigas Center, and the Libertad-Sierra Madre area, while industrial activities are largely concentrated within the Shaw Boulevard-Pioneer area and along the Pasig River.
With this growth, residential apartments and hotels line the city’s busiest roads and joints. Multiple ownership and leasing options are available for future residents and guests of the city. One popular choice in Mandaluyong, especially for those not keen in owning a property, is an apartment for rent.
The Legal Aspects of Renting Apartments
Rental policies in the Philippines are covered by Republic Act No. 9161 or the Rental Reform Act of 2002 and the Republic Act No. 9653 or the Rent Control Act of 2009. Typically, the fundamental rules for renting an apartment are far simpler than other residential options, which may include additional lessor-lessee arrangements.
RA 9161 stipulates that rent “shall be paid in advance within the first five (5) days of every current month or the beginning of the lease agreement unless the contract of lease provides for a later date of payment.” The lessor is not allowed to ask for more than one month advance rental and two months’ deposit. The Act prohibits the assignment of lease or subleasing of the whole or any portion of the residential unit. Acceptance of boarders or bedspacers without the written consent of the owner/lessor is prohibited.
With RA 9653, the rent and requirement deposit clause extends to failure to pay other agreed-upon fees. The Act states that “any and all interest that shall accrue therein shall be returned to the lessee at the expiration of the lease contract.” In case the “lessee fails to settle rent, electric, telephone, water or such other utility bills or destroys any house components and accessories, the deposits and interests therein shall be forfeited in favor of the latter in the amount commensurate to the pecuniary damage done by the former.”
When it comes to limits on rental increase, according to RA 9653, annual increase of the rent after December 31, 2013, should be not more than 7 percent of the rent, “as long as the unit is occupied by the same lessee.” Furthermore, when the residential unit becomes vacant, the lessor has the opportunity to set the initial rent for the next lessee.
Typical Apartment for Rent in Mandaluyong: 5K Price Range
In terms of price, Mandaluyong sits next in line with the highly extravagant residential communities of Makati and Taguig. While the latter cities may have rental rates that could go beyond half a million pesos, Mandaluyong offers those costing a little less. Typically, PHP 25,000 to PHP 60,000 is the most typical rate in the city. Due to these still prohibitive rates, apartment owners are finding ways to attract lessees who are looking for value and not bent on investing for future use. By offering bedrooms for bed-spacers or whole apartments for several individuals (i.e., flat sharing), the hefty prices are significantly reduced and can reach from PHP 5,000 and even lower. These arrangements continue to become more common as an increasing number of young professionals who are not yet able to earn enough for more expensive housing options move to the city for work.
An example of an apartment for rent in Mandaluyong with a limited number of rooms that can be shared is a 30 square meter two-bedroom unit in a residential tower along Boni Avenue. The unit can house up to four people with each individual paying about PHP 6,000 per head per month. The unit is fully furnished with two double-deck beds, a television, a fridge, a three- to four-seater sofa, a dining table with chairs, an electric stove, a range hood, and air conditioning. Utilities are equally shared between the tenants.
Like in most modern flats, tenants can also use the available amenities and facilities. These include indoor features like an intercom, air conditioning, a lounge, smoke detectors, shower rooms, a reception area, elevators, a lobby, fire exits, a multi-purpose hall, and an indoor pool. Outdoor features, on the other hand, include a garage, open car spaces, a swimming pool, a jogging path, a basketball court, a parking lot, a garden, a playground, 24-hour security, and retail shops on the ground floor. Other facilities are a water tank, a greywater system, standby power generators, an underground water cistern, a garbage room, and stand-by power generators.
This particular example has a shopping mall on the ground floor. It is also connected to the Boni Station of the MRT-3 and is walkable to and from the Robinsons Forum, SM Megamall, and the foodie haven, Barangay Kapitolyo. The lease contract for the unit is at a minimum of six months. A three-month deposit must be paid with it being refundable when the contract ends. It must be noted that the three-month deposit includes the one-month advance payment to abide by existing rental laws.
Another type of a flat sharing arrangement that is affordable is via a bed space policy, wherein bed spaces are taken in individually (as opposed to the above-mentioned arrangement where the unit is rented out as one whole space). This type of arrangement, however, still works the same as a whole group renting a unit.
One example is an apartment in Libertad Street, just a block away from Shaw Boulevard. At PHP 5,500 per person per month, this two-bedroom unit is fully furnished including foams and beds, pillows and beddings, lockers, air-conditioning, water, Wi-Fi, cable TV, and a refrigerator. Tenants have free use of the swimming pool, get a bi-weekly cleaning of the unit, and the property is secure 24/7. The unit is located near the elevator on the first floor, near the exit/entrance gate.
Indoor features include an alarm system, broadband Internet, air conditioning, Wi-Fi, smoke detectors, shower rooms, elevators, fitness center, a lobby, and fire exits. Outdoor features include open car spaces, secure parking, a swimming pool, a parking lot, a garden, shower rooms, an outdoor spa, a clubhouse, 24-hour security, and a function area. Other features include a convenience store on the ground floor, a laundry station, housekeeping services, standby power generators, restaurants and coffee shops nearby, a garbage chute system and a dedicated garbage room, and standby power generators.
The location of this apartment is very convenient as main thoroughfares are nearby (EDSA, Shaw Boulevard, and Boni Avenue), as well as shopping malls and commercial centers (SM Megamall, Shangri-La Plaza, and Robinsons Forum). The lease contract is for the unit is one year, with a required one-month advanced payment, and a one-month deposit.