Alabang-this is the rich area of Manila, the capital of the Philippines

Alabang is located in the southernmost area of Metro Manila. It has beautiful scenery and clear air. It is a wealthy area of Manila. Many Filipino celebrities and government officials live here.

Alabang is part of the second district of Muntinlupa. It experienced huge growth in the development boom of the late 2090 s. The development of high-end large-scale commercial real estate projects and the Filinvest of real estate developers changed the landscape of the Alabang. It was once a vast dairy cattle ranch until the late 2080 s and entered a new area with new residential, commercial, industrial and commercial facilities.

The center of the Alabang is located in the circle shown on the map about a ten-minute drive from the airport to the south through skyway. It was Filinvest built by local real estate companies more than a decade ago.

May hear alabang this place, everyone is not so familiar with, the main reason is that 0 down payment of real estate here is very few (all concentrated in the north makati,ortigas,pasay), even the new real estate here are counted. Because the characteristic here is "low density", otherwise it is a rich villa area. Low density does not mean that the urbanization process here is slow. In fact, the Alabang commercial center is also a hundred flowers blooming in all walks of life. In addition, the spinach industry has taken root here rapidly in recent years. The supporting facilities of 30 office buildings: 7 apartments, this CBD is no longer satisfied with the current supply. Therefore, around the periphery of the circle, visionary developers have gradually begun to develop their own reserved land.

Next, let's talk about the characteristics of the Alabang.

"Location and transportation 』

Taking the airport as the boundary, the north is the representative of high density, and the south is indeed synonymous with low density. The alabang is located at the first stop after getting on the high speed at the airport, 10 kilometers away from Manila International Airport. The first exit is the alabang CBD. The high speed reaches the center within 10 minutes. This is also the reason why spinach company likes this area. One of the locations of spinach company is transportation, and the other is "hope that there is nothing around, so that employees can go to work except work", because the density here is low, compared with other areas in Manila, it is not so chaotic, so this is their ideal location.

From all business districts (MAKATI,BGC,ORTIGAS), there is a direct bus rapid transit to Makati CBD for 25 minutes. For a city with a population of 2400, 25 minutes is a very convenient commuting time.

"Industrial aspect 』

Due to the dense population of CBD in the north, the rent is very high. In recent years, some local enterprises have also moved here. On the one hand, due to the support of policies, BPO industry, manufacturing industry, finance and Internet companies are all gathered here, but more are IT companies. Therefore, you can understand Alabang this area as a science and technology town, although it is not comparable with Beijing, in order to better help understand, this is equivalent to the low-density Wangjing (next to Shunyi, villa areas are clustered, next to the airport highway, convenient transportation, and many office buildings. The IT industry is developing rapidly).

(Companies here include Fluor Corporation, SCA Hygiene Philippines, Henkel Philippines, ECOLAB, Maynilad Water, Filinvest Development Corporation, RDB Talents & Events Management Inc, BEATalent Development & Marketing Inc, My Fame & Fortune Talent Agency Inc, Verizon Wireless, Convergys Philippines, Genpact Philippines, Integra Philippines, HSBC Data Processing Service, TeamAsia, E Telecare, Firstsource Solutions Limited, The Hershey Company Philippines, Petit Monde Apparel Corp, Unilever Philippines, Filinvest Alabang Inc & Shell Philippines B .V. the Asian Hospital and Medical Center and so on)

The spinach industry needs to take it out and say that where there is spinach, there is a high rent-to-sale ratio. The Bay Area, where the highest rent-to-sale ratio is in Manila, now benefits from the rental of the staff dormitory of the spinach company.

Although Alabang is about 50,000 pesos cheaper than Makati, the unit price in the Bay Area is about pesos cheaper, but if calculated according to the rent-to-sale ratio, based on the Avida real estate of the Alabang South Park project, a second-hand uncompleted building and a 290-peso Studio, the rent may be 23K per month, which is properly close to the rent-to-sale ratio of 10%.

"City Supporting 』

When it comes to matching, it is not very different from other traditional CBD. There are all of them. But there are three things worth saying:

First, there are 30 office buildings, but only 7 apartments. There is a joke called "Developers Filinvest forgot to build apartments when they first built this CBD". The supply of apartment units is in short supply, which is also one of the reasons for the high rent level in this area. Five years later, only a handful of buildings have been delivered, and this area is still developing......

Second, school resources. International School, a well-known international school in Manila, has MIT International School -MIT International School; Brent International School-Brent International School; There are also MuntinlupaBusiness High School Senior high school, APEC School, MasvilleElementary School Primary School, etc. near CBD. There are also institutions of higher learning such as St. Beida College and De La Salle Santiago Zobel.

Third, shopping malls. The presence of many large enterprises has led the Philippine population to move to the new area. At the same time, the presence of domestic and even international large-scale businesses has also led the Philippine mid-to-high-end consumer groups to flock to the new area, continuously increasing the popularity and consumption power of the region. Therefore, this shopping mall is also unusually complete. For example, Festival Mall in the core area is recognized as the first theme shopping center in the Philippines. The entire Festival Mall complex covers an area of 20 hectares. It is the largest shopping center in the south of Metro Manila, with the largest number of tenants, and one of the largest shopping centers in the Philippines.

There are SM Southall ,Starmall Alabang,Linnas Alabang and Alabang Town Center around this area.

"Apartment 』

As for apartments, as mentioned before, the high rent-to-sale ratio is a characteristic of apartments in this area, because only 7 apartments have been delivered for use.

There must be humanities. "In this case, why don't all the speculators come here to speculate?"

I don't bother to explain it again. The Philippines is a capitalist country, which is very different from China. In China, there is a master plan first, involving related plans such as industry, population, land use attributes, etc. In this step, the land use attributes are divided in advance; then a regulatory detailed plan is made to refine the specific control indicators of each land use, then each piece of land must follow the plan of the previous step. The Philippines is different. After the privatization of land, how each land develops is its own business. Moreover, the land reserve in the Philippines has its own owner decades or even hundreds of years ago. In China, it is planned and then every piece of land is publicized to developers for bidding. Unfortunately, the newly opened buildings here in the past two years are all owned by Ayala, the best developer in the Philippines. Ayala's offer is characterized by "not welcoming speculators". There is no down payment and low leverage, which is just not suitable for speculators. Naturally, the artificial propaganda power of beating drums and spreading flowers and buyers and sellers is weaker. So from this perspective, it is normal that Alabang there are not several other areas that are hot.

Looking at it from another angle, the rich area is not a villa for everyone. Such a small supply of apartments will indeed lead to a shortage of supply. The unit price here is on average lower than about 50,000 pesos per square meter in other areas. In the long run, apartments here are still very suitable for long-term holding and worth investing.

"Future Development 』

Manila's development model is different from that of domestic cities. Manila is a multi-center satellite city development model, rather than a spreading development model like Beijing. The central Alabang of Manting Lupa in the south of Manila is bound to rise slowly, forming the same scale as several other CBDs.

For the really rich, living in Manila's low-density rich area is definitely the first choice. Alabang and BGC are the same. They are safe, top-level medical facilities, top-level school resources and shopping resources, convenient transportation, and are not as noisy and densely populated as several other areas in Manila. They are very livable.

Coupled with the rise of the gaming industry, the rental source of houses is also guaranteed, so it has a huge advantage whether it is rented or sold later.

In addition, the number of apartments here and the house price per square meter are still low, and the potential of Alabang will certainly continue to be released.