MARCH_AIRPORT_ISSUE2018R9

VOL 3 ISSUE 2 MARCH 2018 FILIPINO HOMES REAL ESTATE & TOURISM MAGAZINE Mactan Cebu International Airport: WORLD’S FRIENDLIEST AIRPOR T LAPU-LAPU CITY: CEBU’S GROWTH FRONTIER WWW.FILIPINOHOMES.COM 1

WHAT’S INSIDE 2 Look beyond Metro Cebu, developers advised If real estate players want to make big bucks this year, they should consider expanding to other cities to sustain their business. 3 Pag-IBIG cuts interest rates, equity cash-out The state-controlled Home Development Mutual Fund (HMDF) or Pag- IBIG Fund is reducing housing loan interest rates again, at the same time cutting further equity cash-out of members in purchasing resi- dential units. 4 4 Cebu’s growth frontier Bothered with the natural pains of urbanization, Lapu-Lapu City the capital city of Cebu’s growth frontier--Mactan Island is preparing itself to meet the avalanche of tourists and investments as it be- comes the outsiders’ center of attraction. 8 MCIA: World’s Friendliest Airport As the gates of the Terminal 2 of the Mactan Cebu International Airport (MCIA) opens by June 2018, Cebu will become the coun- 8 try’s new aviation hub, connecting the islands to many points across the globe. 14 10 Perfect Match Cebuano development firm Grand Land Inc., join the movement of making Cebu a world-class destination, following its successful part- nership with Thailand’s Dusit International. 15 VisMin is the new growth corridor With the country’s stellar economic performance, listed-property firm Cebu Landmasters Inc. (CLI) will be at the forefront of supporting this growth by providing Filipinos and expats the decent and high-quality 5 homes they deserve. 16 When possession is not enough Lands, as the people say is one if not the best investment in one’s life. History will tell us that people fought for their lands. Also, it has been known that the more landed a person is, the more rich or powerful he is in his community. 19 Cebu’s next big thing: Cebu-Mactan 3rd Bridge Early this year, the Mactan Cebu Bridge Management Board (MCBMB) presented the development of the next big thing to hap- pen in Cebu--the 3rd Cebu-Mactan Bridge. 24 20 A User-Friendly Guide Before Moving in to your New Apartment Up where she Moving in to a new apartment can be overwhelming. Where do you belongs even begin? There are a lot of things to consider but here at Rent.ph, Roselie Capol Labios we want to talk to you about the basics and from there, you can start figuring out the rest. 25 22 Affordable Luxury Developed by Sterling Land Residences and Development Inc., the Coming home to spanning Minglanilla Highlands project is one of the grandest residen- destiny tial developments down south of Cebu. Alexander Tarnates

PUBLISHERS MESSAGE Busy and booming days are ahead of Cebu. In three months time, our con- Mactan Island takes centerstage nectivity to the world will be widely on this issue. Carefully read how the opened as the Terminal 2 of the Mac- island is gearing up for the influx of tan-Cebu International Airport wel- investments and how are property comes more guests from the different players outsmart each other to grab a parts of the globe. share or more of the island’s non-stop It is my delight then to give you a growth flow. glimpse of Cebu’s progress as it con- I am also excited to present to you tinues to shine forth in trade and the star agents of this issue, and get tourism. motivated and be inspired of their sto- Much has been said of Cebu’s pristine ries. I am pretty sure that their tales beaches, green mountains and warm are worth your time and appreciation, community, in this issue of Filipino as well as inspirations on how to live Homes, allow us to take you through in balance between confidence and hu- how the authorities and sectors work mility. hand in hand to assure every guest The gates of Cebu through Mactan of a beautiful arrival in this abundant has been opened. province, one that still promises a good blend of a laid-back and a fast-paced Welcome home Anthony Gerard O. Leuterio Publisher lifestyle. ABOUT Filipino Homes is the largest comprehensive real estate solutions portal in the Philippines, providing one-stop-shop services for real estate buyers and sellers. STAFF This one-of-its-kind facility (available both online and offline) connects people to all related products and services in real estate business. It provides much needed market information, extensive EDITOR Chris Malazarte property listings, statistics, experts’ industry assessments, events and activities to assist clients make sound decision. WRITER Precy Jane Cabugao Headquartered in Cebu, this full service real estate portal is managed DESIGNERS Clint Bascon, Marvin Labial, Kim Tingson, Janrick Romales by a group of seasoned property professionals and capitalists. It en- visions to be the largest property portal that syndicates all property Mobile: (0977)-815-0888 Email: [email protected] listings in the Philippines. Powered by its growing 10,000 property agents, Filipino Homes provides a full range of services including property management, in tandem with affiliate Rent.ph; foreclosure listings; and real estate insurance and consultancy services. Deeply rooted in its commitment to uplift the quality of real estate services in the country, Filipino Homes has also set-up physical of- fices in major areas in the Philippines, to get closer to the market it serves. Follow us on Social Media With its extensive presence online including all social media plat- @FilipinoHomes forms, Filipino Homes can easily reach at least 10 million audience a day, making it the biggest marketing arm of property developers Mobile: (0977)-815-0888 to showcase their products worldwide. WWW.FILIPINOHOMES.COM 1

MARKET UPDATE Pag-IBIG cuts interest rates, equity cash-out THE STATE-CONTROLLED Home Devel- mutual fund to opment Mutual Fund (HMDF) or attract more bor- Pag-IBIG Fund is reducing hous- rowers is driven ing loan interest rates again, at the by the fact that a same time cutting further equity huge percentage cash-out of members in purchasing of Filipinos are residential units. still renting. Pag-IBIG Fund Visayas department Under his lead- manager for business development ership, Pag-IBIG Rio R. Teves made the announcement commits to con- yesterday in time of the effectivity of vince more Filipi- the interest rates reduction from 6.5 nos to own houses percent per annum, to 6.3 percent for Pag-Ibig Fund CEO Acmad Rizaldy Moti (Pag-ibig.gov.ph/Arni rather than rent. the three-year fix rate option, effec- Aclao) “Unlike before, tive February 14, 2018. Loan terms is still set payable from home ownership For one year, lock interest rate is five to 30 years. is more affordable now. We encourage now down to 5.375 percent from 5.5 In an earlier interview with Pag- members to check [housing] projects percent. IBIG Fund chief executive officer Ac- [in their localities], even here in Cebu,” Equity cash-out is likewise made med Rizaldy P. Moti, he urged mem- he said adding that in this times of low affordable, from 10 percent of the total bers to take advantage of its credit interest rate regime, house renting property value, now borrower is only facilities, especially for residential cost is much higher than the cost of required to shell out five percent of ownership. monthly loan amortization. the total appraisal assessed value, for Of the 17.3 million members, 95 Teves explained that aside from those properties valued not more than percent to 96 members are pure sav- making home ownership more af- P1 million. ers, which means that these members fordable for Filipinos, to minimize the Properties that are priced more than are not availing of housing loans and country’s housing backlog, the agen- P1 million to P1.7 million, only 10 per- other facilities from the agency. cy is also trying to catch up with the cent will be asked from borrowers for This invitation to avail of the hous- agressive stance of the banking sector equity cash-out, from 15 percent in ing loans also includes not only the in offering housing loans to the work- the past. employee member contributors, but ing class. This means that Pag-IBIG will now also to member developers which re- provide up to 95 percent funding for quire additional capitalization for de- (Source: The Freeman) home loans, which is more conve- velopmental housing projects, Moti nient and affordable for members, said. said Teves. According to Moti, the hyper-ac- Equity cash-out reduction will take tive stance of the state-run home effect on February 18, 2018. 2 FILIPINO HOMES | MARCH 2018

MARKET UPDATE Look beyond Metro Cebu, developers advised IF REAL ESTATE PLAYERS want to make big bucks this year, they should consider expanding to other cities to sustain their business. “Metro Cebu is running short of land and if you want to sustain growth of your business, consider other emerging cities,” said Filipino Homes vice president Chris Malazarte during the second Cebu Property Summit. Davao, Iloilo, Cagayan de Oro, Bohol, Bacolod and Dum- aguete are among the ripe destinations for real estate ex- pansion in Visayas and Mindanao, according to Malazarte. Expanding to these areas will allow local real estate play- ers to maximize growth potential and cement their foothold in the industry, he said. OPPORTUNITIES AWAIT Malazarte disclosed that his group has been helping list- ed property company Cebu Landmasters Inc. (CLI) in scout- ing for potential locations in the Visayas and Mindanao and in selling their projects to local and international markets. The soon to rise 38 Park Avenue, IT Park (Cebu Landmasters) “There are still plenty of opportunities in Cebu but eye- ing for longer-term (growth), you have to expand your “You shouldn’t limit your growth to Cebu,” he said. horizons,” said the Filipino Homes official, adding that Expanding outside of Cebu will likewise put real estate these emerging cities already have thriving industries that players in the best position to capture opportunities from would translate to an increasing demand for residential government’s infrastructure program. Malazarte said ro- and office spaces. bust land banking activities are ongoing in Cordova, follow- ing confirmation of the construction of the 8.25-kilometer Cebu-Cordova bridge targeted for completion by 2021. OUTSIDE CAPITAL Colliers International Philippines research manager Joey RIPE DESTINATIONS Roi Bondoc, in the same summit, said that President Dute- FOR EXPANSION rte’s “golden age of infrastructure” would buoy demand for property. A push for decentralization as seen in projects for road networks, improved airports, better transportation system and new bridges, should unlock land values in areas out- side Metro Manila and stimulate business in the country- BACOLOD & ILOILO side, he said. BOHOL “We recommend that developers zero in on the thriv- DUMAGUETE ing opportunities outside of the country’s capital,” said CAGAYAN DE ORO Bondoc, quoting the Collier Philippines’ top 10 predic- tions for 2018. DAVAO Colliers also expects developers to continue venturing into residential projects in second-tier and third-tier cities, where demand primarily comes from end-user buyers. (Source: Sunstar Cebu) WWW.FILIPINOHOMES.COM 3

LAPU-LAPU LEISURE MACTAN LAPU-LAPU CITY Cebu’s growth frontier BOTHERED WITH THE NATURAL specifically those identified as people of the tourism wealth ex- PAINS of urbanization, Lapu- tourism roads. plosion. Lapu City the capital city of Ce- The lady mayor mentioned that The culture of tourism and live- bu’s growth frontier--Mactan tbe road network along Punta En- lihood programs are actively mo- Island is preparing itself to meet gaño stretch, as the top priority, bilized in the remote barangays, the avalanche of tourists and in- as big resort projects, as well as including the islet communities vestments as it becomes the out- other tourism and leisure town- that are part of the City’s juris- siders’ center of attraction. ships will be opened in the next diction. Lapu-Lapu City Mayor Paz Ra- three years. Lately, Lapu-Lapu City has be- daza made a commitment that She said aside from the existing come the darling destination of the City is not taking the obvious branded resorts that are already high-heeled leisure tourists, va- problems for granted, especially operating in the City, more of this cationers, and active retirees to traffic, as the city and concerned kind of projects are expected to feast their whims in luxurious agencies in the government from start construction in the near term. beaches. Likewise, the enchant- the local government unit (LGU) to According to the Mayor, Lapu- ing Mactan Island is also the new the national level have been alert- Lapu City government is respon- playground of billionaire inves- ed and pressured on the prompt sive of the industry needs, es- tors from all over the world for resolution of infrastructure and pecially in tourism, which is the business expansion and invest- road concerns on the island. City’s economic bread-winner. ments. In an interview with Radaza, Aside from fixing the infra- Lapu-Lapu City’s landscape is she said that her office is putting structure, the City is also inten- expected to change over the short pressure to the DPWH for the im- sifying the implementation of its term as more commercial build- mediate implementation of road culture of tourism programs in ings, real estate projects, enter- widening program in the city, the communities, to prepare the tainment joints, retail and other 4 FILIPINO HOMES | MARCH 2018

ON THE RECORD: TOURISM developments have started to sprout in preperation for the opening of the new Mactan International Airport (Terminal 2) in the middle of 2018. MCIA’s second terminal, which is set to be operational by June 2018, is poised to bring the airport’s capacity from 4.5 million to 12.5 million. The City is also anticipating the completion of the US$ 341-million integrated resort and casino in Ba- rangay Punta Engaño. The Philippine Amusement and Gaming Corp. (Pagcor) recently granted Udenna Development Corp., the holding firm for companies en- gaged in petroleum, shipping, logis- tics and real estate, to undertake the project. According to Pagcor, this would be Udenna’s first-ever integrated resort ca- sino outside Luzon. To be called Lapu-Lapu Leisure Mactan, the project will rise on a 12.5-hectare prime beachfront located six kilometers away from the Mactan-Cebu International Airport, with views of the Hilutungan Channel to the south and Magellan Bay to the north. The master-planned property will feature modern buildings surrounded by greenery and infinity pools, a skydiving center on a pier, Lapu-Lapu City is known for its affordable beach destinations commercial retail complex, convention center, and delicious seafood. (Mayor Paz Radaza FB page) luxury hotels, condotels, villas and plush pri- vate residences. Lapu-Lapu Leisure Mactan is set to operate two bridges — the Marcelo Fernan Bridge and the Mac- in 2019 with projected completion in 2022. tan-Mandaue Bridge. Dennis Uy, Udenna president and chief ex- Aside from hosting several hotels and resorts, the ecutive announced that this particular project first-income class city is also a home to export process- will open up at least an initial of 800 job va- ing zones. cancies. While the City is doing its best to catch up with its Lapu-Lapu City has a total land area of 6,424 high speed growth in urbanization and modernization, hectares. it has managed to protect its nostalgic vibe as a historic The city government recently endorsed a city, where Portuguese explorer Ferdinand Magellan lost resolution to the Department of Public Works his battle by the warriors of Datu Lapu-Lapu, the sover- and Highways (DPWH) asking the agency to eign in the island. reconsider for funding a road-widening project Today, not only that this gliterring city island is in Lapu-Lapu City. known for its rich heritage and history, but it is also ac- Around P17 billion was estimated to be spent knowledged by growing number of travel buff around on the widening of local roads including the the world as an urban paradise. Punta Engaño Road, the Mactan aviation Road The presence of luxurious resort brands makes the and the section from Marigondon to Planta- Island a well-known sanctuary of even to high-brow tion Bay. tourists across the world. Lapu-Lapu City is located on Mactan Island, The Mayor said the best is yet to come for the rising where the town of Cordova is also located. The historic City of Cebu Province. Be there when it takes off city is also connected to Cebu mainland via and fly WWW.FILIPINOHOMES.COM 5

MACTAN NEWTOWN SHANGRI-LA RESORT MACTAN LAPU-LAPU MONUMENT & MAGELLAN’S MARKER NORTHEAST AERIAL VIEW OF MACTAN ISLAND, CEBU 6 FILIPINO HOMES | MARCH 2018

OLANGO ISLAND BIGFOOT STUDIOS WWW.FILIPINOHOMES.COM 7

BRIGHT SPOT MACT AN CEBU INTERNA TIONAL AIRPOR T : World’s Friendliest Airport THE CLOCK IS TICKING and in three months time, Cebu’s connection to the world will never be the same again. s the gates of the Terminal 2 of the Mactan Cebu In- Aternational Airport (MCIA) opens by June 2018, Cebu will become the coun- try’s new aviation hub, con- necting the islands to many points across the globe. PHOTO COURTESY OF MEGAWIDE.COM.PH 8 FILIPINO HOMES | MARCH 2018

MACTAN-CEBU AIRPORT’S SUCCESSFUL PPP MODEL HAS GAINED INTERNATIONAL AWARDS AND RECOGNITIONS: 2015 2016 Project Finance Deal of the Year Asia Pacific Regional Airport of the Year Best Transport Deal of the Year Asia Pacific PPP Deal of the Year Best Transit Category Best Transport Deal for Asia Pacific 14th Best Airport in Asia* *by The Guide to Sleeping in Airports Early this month, local and air- for everyone. Not only will the new Aside from this the airport will port officials as well as stakeholders terminal look distinctly Filipino, it also have spacious restrooms located in the tourism industry commenced will also be a complete experience of near arrival gates, efficient baggage the countdown of Terminal 2, oper- Filipino hospitality the moment you counters, and VIP lounges. Passen- ated under the public-private-part- set foot here,” said GMCAC president gers will also anticipate that bigger nership (PPP) scheme through the Louie Ferrer. screens which will project all the GMR-Megawide Cebu Airport Corp. Its wave-shaped, barrel-roofed flight schedules. Bangalore-based GMR Infrastruc- structure is created from arched MCIA logged 66,120 domes- ture Ltd. and its Philippine partner beams made of glulam woods, which tic flights and 21,440 international Megawide Construction Corp., won in were imported from Austria. The flights in 2017. Six new airlines made 2014 the PPP contract to build, oper- arched roof structure is said to unveil MCIA one of their homes—Air Juan, ate and maintain the new MCIA which the beauty of the ocean, enriching the Juneyao Airlines, OK Air, Sichuan Air- project cost is now at P17.52 billion. terminal’s interiors as a resort-in- lines, Lucky Air and Pan Pacific Air- MCIA envisions to become the spired gateway. lines. world’s friendliest airport gateway Floors at Terminal 2 are, like- Cebu is now connected to Korea, that demonstrates the warmth and wise, embedded with mother of China, Japan, Taiwan, Singapore, hospitality of the Cebuano people. pearls, showing off Cebu’s charm and Hong Kong, Malaysia, and Dubai (via Its resort-feel ambiance will sure- strength being surrounded by pristine Clark). GMCAC is now working to ly be felt the moment passengers set beaches and dive sites. connect Cebu to Europe, Middle East, foot on Mactan Island. Terminal 2’s The three-storey terminal will in- United States, Australia, and other architectural design is inspired by Ce- crease passenger capacity to 12.5 mil- countries in Asean. bu’s island heritage and rich culture. lion from 4.5 million. So, say goodbye “Linking MCIA to more interna- GMCAC tapped the design icon to congestion, walk freely and enjoy tional destinations brings significant Budji Layug, architect Royal Pineda the retail sightings ahead of you achievements for Cebu. It encourages and Cebu’s owned world renowned With a much bigger space, Ter- more trade exchange as well as pro- designer Kenneth Cobonpue to realize minal 2 will also offer exciting and vide travelers with more airline op- the resort-feel ambiance of the Ter- wide-ranging retail environment. tions,” said Ferrer. minal 2 which spans 65,500 square More local and international brands After Terminal 2’s completion, meters. will be up for display at the new ter- GMCAC will start renovation works of Terminal 2 will serve international minal giving passengers wider retail Terminal 1 as well as the construction flights with eight aerobridges. It will therapy options. of the Airport Village, a commercial also be connected to Terminal 1. “The new airport will be a des- strip beside Terminal 2. “We create the first and last im- tination of its own,” said Ferrer. He After all this, the surprises nev- pressions visitors make of Cebu and added, “This airport is more than a er ends... GMCAC continues to make the rest of the country and thus we transfer point. We are making it a vi- history and it starts from here! want to create a worthy impression tal part of the Cebu experience.”

2017 FLIGHT TRAFFIC 86,380* 65,310 21,070 *INBOUND & OUTBOUND SOURCE: MCIAA

2017 PASSENGER TRAFFIC 10,050,940* 6,904,978 3,145,962 *INBOUND & OUTBOUND

From only 7 international destinations in 2014, the Mactan Cebu Airport now has 22 interna- tional destinations in countries like Dubai, Hong Kong, Singapore, South Korea, Taiwan, Malaysia, Japan, China, and Thailand. From 23 destinations in 2014, Cebu is now connected to 33 domestic destinations, which include smaller islands in the Visayas as of Febru- ary 2018. TOURIST ARRIVALS 2,248,482 FOREIGN ARRIVALS 1,066,173 (JANUARY-JUNE 2017) TOP FIVE MARKETS OF CEBU Korea - 386,427 US - 87,693 China - 95,180 Japan - 177,664 Australia - 26,850 SOURCE: DOT-7 12 FILIPINO HOMES | MARCH 2018

SAVE THE DATE! June 6, 2018 Inauguration of Terminal 2 of Mactan-Cebu International Airport MAJOR HOTEL BRANDS NOW IN CEBU WWW.FILIPINOHOMES.COM 13

FEATURED DEVELOPER “Perfect Match” CEBUANO DEVELOPMENT FIRM Grand Land Inc., join the movement of making Cebu a world-class des- tination, following its successful partnership with Thailand’s Dusit International. This perfect match will bring another interna- tional brand to Cebu the 295-room Dusit Princess, and the 165 units Dusit D2 serviced-apartment. DusitD2 is Dusit International’s “next genera- tion” hotel brand, catering to the needs and de- sires of today’s new generation traveler, seeking cutting-edge design, high-tech connectivity and efficient convenience, the company said in a press statement. As the first branded serviced residences in Cebu City, guests and residents can expect to enjoy Dusit’s signature Thai hospitality with a modern touch. “We believe this vibrant brand is well suited to the exciting growth of the area and that Dusit’s signature gracious hospitality will enliven the ex- perience of both guests and residents of the dusitD2 Residence Cebu City,” Rustom Vickers, Dusit’s vice president of development was quoted in a report. The DusitD2 Residences will be situated with- in GLI’s five-tower condominium development, Grand Residences Cebu. This 3.2-hectare project, the company said, will be “all about convenience—living in the center of the city and, at the same time, having all the re- sort amenities for relaxation and family bonding.” A separate entrance and lobby will lead guests to the 160-unit serviced apartments, which will in- clude an all-day dining restaurant, a gym, swim- Grand Land is the residential property development arm of ming pool, and meeting rooms. the Gaisano Grand Group founded Benito Sy Gaisano, of the D2 is Dusit’s “next generation” hotel brand, Gaisano Grand Group. combining contemporary design and connectivity. Since 2012 Grand Land has been developing projects mostly Dusit currently operates D2 hotels in Thailand, in Cebu, these are, the Grand Residences Cebu East Tower A & China, Kenya and the US, and is planning a major B; Grand Residences Cebu North Tower A; Amani Grand-Mac- roll-out of the brand to countries including India, tan; City Homes in Mactan, Mandaue and Minglanilla, as well Myanmar, Bhutan, Qatar and the UAE. as City Homes Premiere in Mandaue City. 14 FILIPINO HOMES | MARCH 2018

FEATURED DEVELOPER VizMin is the new growth corridor WITH THE COUNTRY’S STELLAR economic performance, list- ed-property firm Cebu Landmasters Inc. (CLI) will be at the forefront of supporting this growth by providing Filipinos and expats the decent and high-quality homes they deserve. “We’re set to roll out a total of 16 projects this year,” Jose Soberano III, CLI president and chief executive officer. “With more agreements now under negotiation. It is definitely the right time to further develop real estate in VisMin where there is real demand,” he added. Recently, the company unveiled to the public two res- idential projects that will offer a combined 1,615 housing units in two key areas of Negros island targeted towards mid-income and economic housing buyers. CLI will build a 1,072 residential condominium named MesaVirre Garden Residences in Bacolod City with unit sizes ranging from 22 square meters (sq.m) to 40 sq.m. The Cebu-based property developer will also erect Casa Mira Coast in Sibulan, Negros Occidental with 543 eco- nomic townhouse units from 38 sq.m to 58 sq.m. “We’re seeing a lot of economic growth in the South and where there is growth, demand for housing follows espe- cially among the emerging middle class. We are now repli- cating our housing successes in Cebu in other cities in the In 2016, MiVesa Garden Residences was Cebu’s fastest Visayas with relative ease given our strong relationships selling residential condominium development, according in the area and keen understanding of the market,” said to a CBRE study. Soberano. With the addition of MesaVirre Garden Residences in A recent study by leading real estate services firm Bacolod City, CLI’s garden series brand will now have a Leechiu Property Consultants indicates that the IT-BPM total of 4,474 units. The brand is also present in Cebu City, industry appears to be expanding from Metro Manila to Cagayan de Oro and Davao City. Cebu, and its neighboring capitals in the Visayas led by Casa Mira is CLI’s successful economic housing brand Bacolod and other parts of the country. that offers more space and more amenities for the Filipino The study shows that a significant 11 percent or 644,000 family. This sought-after affordably priced housing devel- sq.m of the 2018 to 2023 Philippine office supply pipeline opment is in different locations in Cebu in Naga, Talisay, aimed largely towards the IT-BPM industry will be con- Guadalupe and Labangon. centrated in Cebu and the rest of the Visayas. Currently, The Casa Mira Coast in Sibulan, Negros Oriental will the share of Cebu and the rest of the Visayas is less than bring the brand’s total inventory to 5,300 units. five percent. CLI traces its roots to housing projects in Cebu’s indus- CLI, now a fully-integrated real estate firm, has devel- trializing locations. oped housing brands to match the needs of its growing Today, it offers a range of residential developments – base of clients throughout VisMin. Its mid-market “Gar- from top-end residential condominiums, to mid-market, den series” that offers residential condominiums with economic and socialized housing. The company has also generous amenities and open spaces appeals to employees diversified from residentials to mixed-use development and other urban dwellers. and hotels. WWW.FILIPINOHOMES.COM 15

LAWYER’S CORNER WHEN POSSESSION IS NOT ENOUGH By: Atty. Joyce T. Villanueva, REB ands, as the people say is one if not the best by right of accession or accretion under investment in one’s life. History will tell us the existing laws. Lthat people fought for their lands. Also, it has been known that the more landed a person is, (4) Those who have acquired ownership the more rich or powerful he is in his community. of land in any other manner provided for Economics will tell us that the more demand there by law. is for one product, the higher the price of that spe- cific product. The more supply this product has, Where the land is owned in common, all the less price there is to pay. This Law of Supply the co-owners shall file the application and Demand can easily be applied in owning lands. jointly. You see, lands cannot be manufactured, so, the supply will always go down and the demand will Hard to understand? Let me make it a little more always rise. Hence, the price of a land will always challenging for us. increase, holding all other things constant. Matching with P.D. 1529 is the Civil Code re- In order to protect our lands, we need a land ti- quirement on Possession. According to this title tle. So how do we apply for a land title? in the Civil Code, one way of acquiring ownership “Section 14(1), Presidential Decree No. 1529 or over a real property is through prescription. Article the Property Registration Decree (“P.D. 1529”) 1137 of the Civil Code provides that: provides as follows: “Art. 1137. Ownership and other real Section 14. Who may apply. The follow- rights over immovables also prescribe ing persons may file in the proper Court through uninterrupted adverse posses- of First Instance an application for reg- sion thereof for thirty years, without istration of title to land, whether per- need of title or of good faith.” (1959a) sonally or through their duly authorized representatives: Now here is the fun part. Supposing that A is a possessor of an agricul- (1) Those who by themselves or through tural land on a claim of open, continuous, exclu- their predecessors-in-interest have been sive and notorious possession under a bona fide in open, continuous, exclusive and no- claim of ownership since June 12, 1945. However, torious possession and occupation of the land that A possesses has only been declared to alienable and disposable lands of the be alienable and disposable last February 14, 2015. public domain under a bona fide claim of Can A acquire ownership and apply title over the ownership since June 12, 1945, or earlier. land or not? Under P.D. 1529, the possession and occupation (2) Those who have acquired ownership of alienable and disposable lands of the public do- of private lands by prescription under the main under a bona fide claim of ownership must provision of existing laws. be dated since June 12, 1945, or earlier. However, there is also a Civil Code requirement of possession (3) Those who have acquired ownership of thirty (30) years to acquire ownership through of private lands or abandoned river beds prescriptive possession. 16 FILIPINO HOMES | MARCH 2018

LAWYER’S CORNER “The land is the only thing in the world worth working for, worth fighting for, worth dying for, because it’s the only thing that lasts”. -Gerald O’Hara, Gone With The Wind The question now is: sion under a bona fide claim of ownership long before that date. Should we count the thirty (30) years prescrip- “Moreover, the Naguit interpretation tive period of possession from June 12, 1945 or only allows more possessors under a bona from February 14, 2015, when the agricultural land fide claim of ownership to avail of judi- was declared alienable and disposable? cial confirmation of their imperfect titles The Supreme Court had two conflicting decisions than what would be feasible under Her- on this matter. bieto. This balancing fact is significant, One is in Republic v. Naguit [409 Phil. 405] where especially considering our forthcoming the Supreme Court clarified that Section 14(1) of discussion on the scope and reach of Sec- the P.D. 1529 should be interpreted to include pos- tion 14(2) of the Property Registration session before the declaration of the land’s alien- Decree. ability as long as at the time of the application for registration, the land has already been declared xxx xxx xxx part of the alienable and disposable agricultural public lands. “Therefore, what is important in com- And the second one is Republic v. Herbieto [498 puting the period of possession is that Phil. 227] where the Supreme Court ruled that the the land has already been declared alien- period of possession before the declaration that able and disposable at the time of the land is alienable and disposable cannot be includ- application for registration. Upon sat- ed in the computation of the period of possession. isfaction of this requirement, the com- This court said: Section 48(b), as amended, now putation of the period may include the requires adverse possession of the land since 12 period of adverse possession prior to the June 1945 or earlier. declaration that land is alienable and disposable. (Emphasis supplied) NOW HERE IS THE ANSWER. “Although adverse, open, continuous, Finally, the Honorable Supreme Court has clar- and notorious possession in the concept ified the proper interpretation of Sec. 14(1) of P.D. of an owner is a conclusion of law to be 1529. In the case of Republic vs. Cecilia Grace L. determined by courts, it has more to do Roasa, [G.R. No. 176022 (February 2, 2015)], the with a person’s belief in good faith that Supreme Court finally settled the conflicting deci- he or she has just title to the property sions in this issue, to wit: that he or she is occupying. It is unrelat- ed to the declaration that land is alienable “The Court declares that the correct in- or disposable. A possessor or occupant of terpretation of Section 14(1) is that which property may, therefore, be a possessor was adopted in Naguit. The contrary pro- in the concept of an owner prior to the nouncement in Herbieto, as pointed out determination that the property is alien- in Naguit, absurdly limits the application able and disposable agricultural land.” of the provision to the point of virtual in- utility since it would only cover lands ac- And so my friends, my bosses, this is now the tually declared alienable and disposable prevailing ruling on the application for registration prior to 12 June 1945, even if the current of title to land. I hope you have learned something possessor is able to establish open, con- from this month’s Lawyer’s Corner. See you again tinuous, exclusive and notorious posses- on our next issue and may God bless us all! WWW.FILIPINOHOMES.COM 17

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WHAT’S NEW Cebu’s next big thing: Cebu-Mactan 3rd Bridge EARLY THIS YEAR, the Mactan Cebu Bridge Management Board (MCBMB) presented the development of the next big thing to happen in Cebu--the 3rd Cebu-Mactan Bridge. The MCBMB board presented the project’s update to Cebu Province Governor Hilario P. Davide III. The upcoming 3rd bridge will link mainland Cebu and Mactan Island. The Board is also starting parallel project to construct an un- derpass along UN Avenue. Engr. Roman Rañeses of the Metro Pacific Tollways Development Corp (MPTDC) report- ed that detailed engineering design (DED) for the 3rd bridge project has already started and it is set to finish by May this year. The MPTDC will be operating the bridge through its subsidiary, the Cebu-Cordova Ex- press Link (CCLEX) Corp. Rañeses said that by June, they will start the ground and sea works along the channel as MPTDC will start preparing for the construc- tion of the bridge’s columns and pylons. Target date for completion of the bridge is on 2021. The construction of the Cebu-Cordova Link Expressway (CCLEX) project, also known as the 3rd bridge connecting mainland Cebu to Mactan Island, is expected to begin by the second quarter of 2018; and once completed, the bridge might even be named after Cebu’s patron, Sto. Niño. Following the awarding of the P22.6-billion design and build contract to the Cebu Link Joint Venture (CLJV), a final detailed design will be made for the project. (Information source: Cebu Province website) WWW.FILIPINOHOMES.COM 19

FH BLOG A User-Friendly Guide Before Moving in to your New Apartment oving in to a new apartment can be over- line sources that can help you in formulating a whelming. Where do you even begin? checklist. With checklists, you can see the amount MThere are a lot of things to consider but of work you need to do before moving in. For any- here at Rent.ph, we want to talk to you about the one who struggles with organizing, checklists are basics and from there, you can start figuring out the best way to kick-start the organization pro- the rest. Moving in is all about patience and orga- cess. Make sure to list down all the things you need nizing, and if you’re someone who struggles with to check in the apartment you’re about to move in both of these things, we’re glad to help you with a and keep track of what you need to do with your user-friendly guide on what to do before moving in! belongings upon moving in. 1. STOP, LOOK, AND LISTEN 4. CLEANLINESS IS NEXT TO GODLINESS Before you even seal the deal, make sure you’ve If you’re moving in to an apartment that has checked the apartment and that it suits your liking. been leased before, make sure to change the toilet You wouldn’t want to blindly pay for an apartment seats and disinfect the fridge (if the rental came without doing a thorough ocular inspection of the with a fridge). People have used these amenities place. The guys at apartmenttherapy.com encour- before you and the best way to make it feel like age you to check all the cabinets found in the rent- new is to change the necessities. Also, check if the al. “So many people are too intimidated (or simply place has any bugs that need pest control, so al- forget) to open kitchen cabinets during their ini- ways consider hiring an exterminator if needed. tial tour,” they said. Also, it helps to check all the Bottom line is, make sure you’re cleaning out your faucets, flushes, lights, plumbing and etc. before place before actually moving in. moving in just to make sure you’re not overlooking any serious problems. Take that into consideration 5. TAKE PHOTOS and consult with your realtor should you find any problems. Before you move in to a new apartment, make sure to document everything. Take pictures of how 2. DEVELOP A GOOD RELATIONSHIP WITH YOUR the place was before you move in so you can make LANDLORD sure that when you move out, you have a basis of how it originally looked like. This is a great tip of You’re going to have to be in contact with this ensuring you get back your security deposit since person for the entire duration of your stay. Make some landlords tend to take advantage of this pay- sure you gauge out how you feel about your land- ment (which brings us back to why developing a lord so that you know what to expect from them. good relationship with your landlord is import- Avoid settling deals with landlords that aren’t quite ant). Make sure you know what has already been transparent with their terms and try your best to damaged and keep tabs before moving in. This will find a landlord that suits you. In the long run, it’s surely help you in the long run. all about making sure you’re completely comfort- able with your new apartment. These are only a few of many ways of keeping track on what you need to do before moving in. 3. CHECKLISTS ARE YOUR NEW BEST FRIEND. It’s a stressful process but once you settle in to your new apartment it will be worth it! Take your This is by far the easiest start to organizing. Cre- time and prepare as best as you can so as to avoid ating a checklist makes it easier for you to keep stressing out. tabs of what you need to do. There are a lot of on- 20 FILIPINO HOMES | MARCH 2018

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FEATURED DEVELOPER STERLING LAND Painting Painting homes “green”“green” homes Affordable Luxury DEVELOPED BY STERLING LAND RESIDENCES AND DEVELOP- MENT INC., the spanning Minglanilla Highlands project is one of the grandest residential developments down south of Cebu. Formally introduced in December 2017, the posh project is a 25-hectare uphill township project located in Tubod, Minglanilla, Cebu. This is the company’s debut development for the higher-end residential segment. Minglanilla Highlands Cebu is the new brand of what makes “Affordable Luxury” a reality. It boasts of a spectacular view of the sea and the city nestled at the top of the most beautiful scenic spot, which landscape and architectural designs are carefully articulated by world-class urban planner, Architect Jun Palafox. Palafox is commissioned by SterlingLand for the project’s conceptual master plan with modern inter- national house designs that suits the discriminating taste of the sophisticated Filipinos. Led by its President and Chief Executive Officer (CEO) Marilou E. Padilla, SterlingLand moves on to be one of the most pro-active developers, quick to respond to the actual market needs. 22 FILIPINO HOMES | MARCH 2018

A Affordable ffordable Luxury Residences WWW.FILIPINOHOMES.COM 23

REAL ESTATE SUPERSTAR Up where she belongs “ALL I KNOW is the She found out that real estate albeit its capa- way I feel. When bility to offer high level incomes, is one of the it’s real, I keep it very few industries that do not discriminate. alive,” so goes a Which means, regardless of educational back- hit popular song ground, anyone with a sincere and pure desire which also relects of this craft can succeed. the story of Ro- Here, Rosalie discovered that everyone salie Capil Labi- is welcomed and given equal opportunity to os in her quest thrive, a place where everyone feels home and to find her place, belong. where everything Before long, Rosalie found herself on dif- is well. ferent stage and awarding platforms, reaping Just like many the fruits and rewards after several lows and women out there, disappointments in career search. Rosalie bumped Rosalie is one of the consistent top sellers into different and licensed real estate brokers under the FIli- Roselie Capol Labios roads and jump- pino Homes network. off points in search for the right career and For Rosalie, one can easily detect when the professional identity that will lead her to con- right time, place and career has finally come, tentment and settlement. Every attempt in the when everything goes up and well and belong- past only gave her pains, disappointments and ingness is not a question. struggles, until she decided to challenge her- “Real Estate gets me excited to wake and go self in the real estate business. to work everyday. I belong here,” she said with “I used to work in an office for 13 years. I convincing tone. stopped working after giving birth to my sec- ond child and started to venture into lending business,” recalls Rosalie, whose journey to find her right place in this life was never easy, yet it never dawned into her to stop searching. She thought the business in lending could fi- nally bring her family to comfortable life with good business prospects showing ahead, but the power of conscience haunt her like an in- visible monster and she left lending for good. Rosalie tried several other small ventures like garments or RTW (ready-to-wear) and buy-and-sell businesses but one thing she cannot understand is everything she entered into, does not last long and failed to make her feel settled either. While on the brink of giving up to everything, and stop trying, Rosalie thought of trying trade in real estate, after-all she only had to learn the tricks without spending a dime. “Real estate afforded me the ability to be the kind of woman, the kind of mother I really wanted to become,” she said. 24 FILIPINO HOMES | MARCH 2018

REAL ESTATE SUPERSTAR Coming home to destiny NO ONE CAN OUT-RUN job assignments, from being a waiter, a hotel DESTINY, for some it staff trainee, an in-house real estate agent, takes a lifetime of a hollow-block maker, and a jeepney driver, wandering, looking among other small money making ventures in for it, but for others between. it only means a quick His humility and inspiring spirit to succeed turn and coming brought him to greater opportunities, or may- home to where his be his home destiny as he finally found satis- heart belongs. faction in real estate trade. This is the story of Alex’s journey to his home destiny start- Alexander Tarmate, ed when he stumbled into different inspiring that before arriving personalities in the real estate marketing. One to his home destiny, that inspired him most is the inspiring story of he had to take chal- Filipino Homes founder Anthony Leuterio. lenging and even Thus, without much convincing words, Alex disappointing jour- decided to join the growing network of Filipino Alexander Tarnates neys but learned a Homes agents, whose stories and success warm great deal of strength his heart and makes him want to do the same. and perseverance along the way. Alex is now one of the top sellers of Leuterio Alex is one of the many inspiring stories in Realty and Filipino Homes. the real estate marketing professions which we He knew that he is now living in his destined can easily relate with. place, as his success is no longer achieved in Raised in the province, Alex is a typical hard- struggling attempts, but everything seem to working, ambitious and motivated man who work at its right place and direction. would do anything just to attain a comfortable “It is indeed in real estate job that money life, a fine life portrayed in movies. is not an issue. The more busy I am, the more After college, Alex entered into several jobs money flows,” Alex humbly shared. in order to survive living in a city where every- It is in this stage of his life that he is show- thing and every move costs him money. ered with unbelievable experiences and many Alex sharpened his survival spirit and abil- firsts, “first to ride an airplane, first to travel ity to be a versatile worker by trying diverse abroad, first to own a car, first to buy my own lot property, condominium and townhouses investments.” Surely, Alex’s list of many firsts will not end there. Now that he is coming home to his true destiny, only time can tell when this world-class “probin- syano” stop to count his many firsts. Probably it takes a life- time and even beyond. WWW.FILIPINOHOMES.COM 25

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