Ry Zuniga - Real Estate Broker, Makati (2025)

15/08/2025

Metro Manila South Real Estate: Price Trends & Market Dynamics

✅️ Residential Price Growth
In Q1 2025, residential property prices in the National Capital Region (NCR) climbed 13.9% year-on-year, far exceeding the 3.0% increase outside the NCR.

Within NCR, condominiums rose by 10.6%, while houses increased by 4.5%.

Condo prices in Metro Manila have demonstrated substantial long-term growth—over 300% increase in the last decade, with mid-range units appreciating 6–8% annually over the past five years.

✅️ Oversupply Challenges & Price Pressures
Unsold condo inventory in Metro Manila has grown to 34 months’ worth, a significant glut that clouds price momentum.

Land values across Metro Manila are projected to decline 2–5% in 2025, driven by oversupply, elevated construction costs, and subdued demand.

Mid-range condo prices may need to correct downward to move unsold units, especially those in the ₱3M–₱7M segment.

✅️ Diverging Asset Types & Buyer Shifts
Townhouse prices in Metro Manila dropped 3.4% in 2024, while single-detached homes fared better, supporting overall national residential growth of 6.7%.

Buyers are now gravitating toward suburban areas (e.g., Cavite, Bulacan) and horizontal developments offering more space and affordability, especially amid new infrastructure projects.

✅️ Infrastructure & Strategic Developments
Major transport infrastructure like the Metro Manila Subway (Phase 1) and the North–South Commuter Railway are underway, with partial operations expected mid-to-late decade—a boon for southern suburbs.

Mixed-use, master-planned townships and eco-friendly developments are shaping new demand in places like Alabang, Bridgetowne, and Bay City—responding to preferences for walkability, green features, and smart-home capabilities.

✅️ Looking Ahead: Balanced Growth Amid Challenges
Metro Manila residential prices are forecast to grow 4–6% in 2025, outpacing inflation and offering moderate investment returns.

The shift toward end-user buyers—young professionals and OFW families looking to occupy rather than speculate—adds stability to the market.

However, continued high vacancy rates (over 23–24%) and persistent mid-end inventory oversupply remain risks to watch.

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✔️ For end-users: Consider suburban options like Cavite or Alabang for better price-to-space value and long-term livability.

✔️ For condo investors: Focus on premium, well-located developments—mid-range mid-end segments may face prolonged sluggishness.

✔️ Watch infrastructure timelines: Accessibility improvements from subway and railway openings can drive future value.

✔️ Be cautious of oversupply: Negotiate favorable pricing or incentives, especially in saturated mid-tier segments.

05/08/2025

So inspiring....

04/08/2025

Understanding Encumbrances in Real Estate: What Every Buyer Should Know

When buying or selling real estate, one of the most important—but often overlooked—concepts is encumbrance. An encumbrance is any legal claim, liability, or restriction on a property that may affect its value, transferability, or use. Simply put, it’s anything that limits the full ownership rights of the property.

There are several types of encumbrances:
1. Liens – These are financial claims against the property, such as unpaid mortgages, real estate taxes, or loans. If a property has a lien, it cannot be sold until the debt is cleared.

2. Easements – These give a third party the right to use a portion of the property for a specific purpose, such as a utility company accessing power lines.

3. Deed Restrictions – These are conditions placed by previous owners or developers limiting how the property can be used (e.g., no commercial buildings in a residential area).

4. Encroachments – This happens when a structure, like a neighbor’s fence or building, crosses into your property line without permission.

5. Annotations or Notices – In the Philippines, the Transfer Certificate of Title (TCT) or Original Certificate of Title (OCT) may contain annotations such as court cases, lis pendens (pending litigation), or adverse claims.

Before purchasing any property, it is crucial to examine the title and check for any encumbrances. These are usually listed at the back of the title or in the Encumbrances section. If a title is “clean,” it means it has no existing liens or legal burdens.

Buying a property with unresolved encumbrances can lead to legal disputes, financial losses, or delays in registration. That’s why due diligence, proper legal advice, and title verification with the Registry of Deeds are essential steps in any real estate transaction.

Understanding encumbrances helps you make informed decisions and protects your investment in the long run.

14/07/2025

Understanding Reconstitution and Legal Remedies for Property Owners

Losing your Transfer Certificate of Title (TCT) is a serious matter—this document is your legal proof of land ownership. Without it, you may face complications in selling, mortgaging, or transferring the property. Fortunately, Philippine law provides a legal process known as reconstitution of title, which allows property owners to recover a lost or destroyed title.

🔍 What is Reconstitution of Title?
Reconstitution refers to the process of restoring the original certificate of title that has been lost or destroyed, either from the Registry of Deeds or from the owner’s possession. It is governed by Republic Act No. 26 and other related laws.

Steps to Take If You Lost Your TCT
1. Execute an Affidavit of Loss
Prepare a notarized affidavit stating the circumstances of the loss—when, where, and how the title was lost. This is your formal declaration and is required by both courts and the Registry of Deeds.

2. Secure a Certified True Copy
Visit the Registry of Deeds where the property is registered and request a certified true copy of the title. This will serve as evidence that the title exists and that you are the rightful owner.

3. Judicial Petition for Reconstitution
If the owner’s duplicate copy of the title is lost but the original copy at the Registry is intact, you may file a Petition for Issuance of a New Owner’s Duplicate Title under Section 109 of the Property Registration Decree (PD 1529).

However, if both the owner’s copy and the Registry’s original copy are lost or destroyed, you will need to file a Petition for Judicial Reconstitution of Title with the Regional Trial Court.

This process includes:
● Publishing the petition in a newspaper of general circulation
● Attending court hearings
● Presenting documents such as tax declarations, tax receipts, and certified copies of the title

4. Issuance of Reconstituted Title
Upon favorable judgment, the court will direct the Register of Deeds to issue a reconstituted title—which legally replaces the lost original title. This new title has the same legal weight as the original.

⚠️ Why It’s Important
Delays in title reconstitution can lead to ownership disputes, missed investment opportunities, and even exposure to land fraud. Acting quickly and correctly is crucial.

✅ Tips for Property Owners
✔️ Secure your original title in a fireproof, waterproof, and theft-resistant location.
✔️ Make certified true copies for reference and keep digital scans.
✔️ Consult a real estate lawyer or licensed broker to assist with the legal process.
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Losing your TCT is not the end of your ownership rights. Through reconstitution of title, the law protects property owners and provides a legal remedy to restore your land documents. Just be ready to comply with documentary and court requirements—and never delay taking action.

09/07/2025

Why Buying a Flood-Free House Matters: A Smart Move for Every Homebuyer

When buying a home, one of the most critical yet often overlooked factors is whether the property is in a flood-free area. In the Philippines—where heavy rains, typhoons, and unpredictable weather are common—flooding is a real risk that can cause significant damage to both property and personal belongings.

Here’s why choosing a flood-free house is a wise investment:

1. Protect Your Investment
Flooding can drastically reduce a property’s value and lead to costly repairs. A flood-free home ensures your investment remains secure and appreciates in value over time.

2. Lower Maintenance and Insurance Costs
Flood-prone areas often mean higher insurance premiums and frequent repairs. Choosing a flood-free location helps reduce these expenses, giving you peace of mind and long-term savings.

3. Safety and Comfort
Flood-free homes offer a safer, more comfortable living environment. You won’t have to worry about evacuation during heavy rains, water-damaged appliances, or health issues caused by stagnant water.

4. Better Resale Value
When it’s time to sell, homes in flood-free zones are more attractive to buyers. They are easier to market and typically sell faster at better prices.

When house hunting, always check the property's flood history, elevation, and drainage systems. A beautiful home loses its charm if it sits in a high-risk area. Remember: flood-free is worry-free.

07/07/2025

TOP 5 TIPS WHEN MOVING INTO A NEW HOUSE

1. Schedule Your Move During Good Weather ☀️
The Philippines has a rainy season. Plan your move during dry months or always check the weather forecast to avoid delays and damage.

2. Hire Trusted Movers or Seek Help from Trusted People 🚚
Choose reliable moving services or ask family and friends for help. Make sure to secure barangay permits if needed, especially in gated subdivisions.

3. Clean & Inspect Before Moving In 🧹
Deep-clean the house and check for leaks, pests, or electrical and plumbing issues. It’s easier to fix things before your belongings arrive.

4. Set Up Utilities & Internet Early 🔌📶
Coordinate with Meralco, Maynilad/Manila Water, and your preferred internet provider at least 1–2 weeks in advance to ensure your home is livable on move-in day.

5. Update Your Address & Inform the Barangay 🪪🏘️
Update your address with banks, delivery apps, government IDs, and inform your barangay or homeowners' association. This helps ensure a smooth transition and added security.

01/07/2025

Hello July! A brand new month means brand new chances to find your dream home. Let’s PRO𝗣𝗘𝗟 your 𝗣𝗥𝗢PERTY journey forward with confidence and clarity through 𝗣𝗥𝗢𝗣𝗘𝗟𝗟𝗢.

Deal with the 𝗣𝗥𝗢. Deal with 𝗣𝗿𝗼𝗽𝗲𝗹𝗹𝗼. ↗️

30/06/2025

💯

30/06/2025

Can Former Filipinos Own Property in the Philippines?

Yes, former natural-born Filipinos can legally own property in the Philippines—even after acquiring foreign citizenship. Philippine laws recognize the deep ties of former citizens to their homeland and allow them to buy land, with certain limitations.

Under Batas Pambansa 185 and RA 8179, a former Filipino can purchase:

● Up to 1,000 sqm of urban residential land or 1 hectare of rural residential land
● Up to 5,000 sqm of urban commercial land or 3 hectares of rural commercial land

They can also own condominium units, provided the total foreign ownership in the building does not exceed 40%.

For those who want full property rights, the best option is to reacquire Filipino citizenship under RA 9225 (Dual Citizenship Law). Once dual citizenship is obtained, the individual is treated as a Filipino citizen again—with no area limits on land ownership.

This legal framework is designed to make it easier for former Filipinos to invest, retire, or build a home back in the Philippines—while honoring their roots.

29/06/2025

Understanding the Real Estate Service Act of the Philippines (RA 9646)

The Real Estate Service Act of the Philippines, also known as Republic Act No. 9646, was signed into law in June 2009. Its primary goal is to regulate and professionalize the real estate service industry in the country. Before this law, real estate practice in the Philippines was largely unregulated, leading to issues such as fraud, misinformation, and the presence of unqualified individuals in the industry.

RA 9646 addresses these problems by setting clear standards for who can practice real estate service and by requiring licensing, education, and professional ethics for all real estate practitioners.
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Who Is Covered by the Law?
RA 9646 applies to the following real estate professionals:
1. Real Estate Brokers – individuals who act as intermediaries between buyers and sellers for a fee or commission.
2. Real Estate Appraisers – professionals who determine the value of properties.
3. Real Estate Consultants – experts who advise clients on real estate investment strategies.
4. Real Estate Assessors – usually government employees who evaluate property values for taxation purposes.
5. Real Estate Salespersons – individuals who assist licensed brokers in marketing and selling properties.
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Key Features of RA 9646
✅ Licensing and Accreditation
All brokers, appraisers, consultants, and assessors must pass the Real Estate Service Licensure Examination administered by the Professional Regulation Commission (PRC) and be registered.

Salespersons are not required to take the board exam, but they must be accredited by the PRC and work under the direct supervision of a licensed broker.

✅ Educational Requirements
A Bachelor’s Degree in Real Estate Management (BS REM) is required to take the board exam.

Continuous professional development is mandatory through CPD (Continuing Professional Development) training.

✅ Ethical and Professional Standards
All real estate practitioners must follow a strict Code of Ethics and Responsibilities that promotes honesty, transparency, fairness, and professionalism in dealings with clients.

✅ Penalties for Violations
Practicing real estate without a license is punishable by law and may lead to fines or imprisonment.

Brokers are not allowed to hire unaccredited or unlicensed salespersons.
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Why RA 9646 Matters
This law benefits both consumers and professionals:

Consumers are protected from fraud, scams, and misinformation.

Professionals gain credibility, career growth opportunities, and legal protection in their practice.

The entire real estate industry becomes more trusted, secure, and competitive, aligning with international standards.
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The Real Estate Service Act (RA 9646) is a landmark law that raised the standards of real estate practice in the Philippines. Whether you're buying, selling, investing, or practicing real estate, it's important to work with licensed professionals who are trained, ethical, and legally accredited.

Before engaging in any real estate transaction, always verify if your broker or agent is PRC-licensed or accredited—it’s your right as a client, and it’s the law.

25/06/2025

Why Homebuyers are Flocking to Parañaque & Las Piñas

1. Strategic Location & Infrastructure Boom
Parañaque now benefits from projects like the Pasig River Expressway (PAREx) and C–5 Southlink, significantly improving connectivity to central Metro Manila and Cavite. This makes commuting much smoother while still offering waterfront living options .

Las Piñas sits at the southern terminus of C–5, giving residents direct access to key highways and expressways—which is a big draw for professionals commuting from the south .

2. Affordable but Upscale Residential Choices
In BF Homes Parañaque, land values average around ₱45,000 per sqm, while Portofino Heights in Las Piñas reaches ₱100,000 per sqm and new single-detached house-and-lots in BF Resort top around ₱65,000 per sqm .

This mix of gated communities, spacious lot sizes, and mid- to upper-middle-class price points offers real space and value—something that’s harder to come by in the congested central districts.

3. Community & Quality of Life
Las Piñas prides itself on quieter, family-friendly neighborhoods like Molino and the BF Resort area, with parks, schools, and malls nearby—all with a calmer, coastal vibe .

Parañaque residents, especially in BF Homes, enjoy vibrant community life, abundant retail options, and easy access to entertainment hubs like Entertainment City and Ayala Malls Manila Bay .

4. Healthy Real Estate Trends
Suburban areas outside metro-core are seeing stronger price growth. In Q4 2024, AONCR (Areas Outside NCR) posted price growth of 9.3% YoY, while NCR inched up 0.4%, indicating capital is flowing southwards .

Metro Manila housing prices are projected to rise 2–7% annually through 2025, especially in high-demand areas like Parañaque and Las Piñas .

5. Overcoming Condo Oversupply Issues
Central areas like Bay Area and Makati face high condo vacancy—Las Piñas and Parañaque, in contrast, lean heavily on house-and-lot options, avoiding the oversupply trap .
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If you're looking for a home that offers space, community, great connectivity, and strong future appreciation, Parañaque and Las Piñas tick all the boxes. They're ideal suburban alternatives: still Metro Manila, but with breathing room and modern convenience.

📷 Listing #: RR-0202-PPA

Ry Zuniga - Real Estate Broker

15/08/2025

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