Philippe: There’s a misconception that the war with Iran, properties are gonna go skyrocketing.
Maite: If I’m gonna listen to the market or the clients that I’m able to talk now, they would always say, “I want to take advantage of the time now because now they are really good offers” and they’ve been researching which is true. Kaya nga sabi ko ako eh “Had I been that liquid or kung mayaman ako?.
Ito yung time na mamimili talaga ako ng properties.” I’m Maite, I’m a property consultant handling all Ayala brands now focusing on spreading the good word and educating people on how it is to put their money or invest in real estate industry.
Philippe: Let’s have a real talk about what most real estate consultants or specialists wouldn’t tell their potential buyers. Give us a few examples.
Maite: I would always tell my clients “Matakot po kayo sa mga property consultants na hindi nagtatanong.” Another is sasabihin nila “ Ma’am bili ka sa akin, bigay ko sayo.”
Philippe: Let’s circle back to how you started. What made you want to become a property consultant?
Maite: Oh, funny. Actually, I did not wanna become a property consultant. So, way back, you know, after I graduated, I started as a call center agent. So, during that time around 2006, I think Converge was the first company here. And then I said, “Oh, when they said converge ano yan, pag dyan ka pumasok ibig sabihin magaling ka, you’re very articulate and all.
” Sabi ko “Sige.” Aside from the fact that I live nearby the office in Commonwealth. So I got into converges, stayed for less than a year because hindi ko kinaya na graveyard shift, you know. I was able to practice being articulate kasi siyempre English and all. And then I became a medical representative.
Maite: So that’s in sales which I really enjoyed doing because I stayed for about 13 years total. And then there came the pandemic,diba. I got covid I think three times and then sabi ko “I think this is no longer the industry for me cuz I had a kid then already my eldest.” So sabi ko I want to try a different industry.
So somebody said, “Oh Maite dati pa kita niyayaya mag real estate kasi sales ka naman, you’re very maboka and articulate. Sabi ko ayaw ko pero sige try ko. So I put up a Facebook page and then during the time it was so easy to put on Facebook ads, right?
Maite: Tapos sabi ko sige I’ll ask for a sign. If I’m able to close in 2 months, maybe this is for me. So I was able to close. So okay so it’s easy lang pala and then the client my first ever client who works as a general manager in tech type you know I thought at first you were budol that’s what his exact words were.
Kasi masyado kang madaling kausap and then he paid his reservation fee just through social media platform. We met a week after. So sabi you’re so very easy to talk to. You’ve explained everything that I need to know, not the usual property consultant or agents that I’m able to talk.
Maite: Sabi ko maybe I have the, you know, the knack for it. Maybe I can really do this. And then it started there. My first sale, I don’t even have a signed contract yet with Avida land. So during the time I was only handling Avida Land and then dire-diretso na yon so now I’ve been with Ayala for 6 years.
Philippe: Wow.
Maite: I focused on Avida, you know, the years back, but then sabi ko my client really grew like in a year I’m handling 90 to 100 clients. Aside from the fact that I really enjoy what I do because, you know, it fills my it fills my heart so much when I see them na parang may spark yung mata nila.
I didn’t know that I can do this, but thanks to you. So, so yun nakakataba ng puso and then sabi ko sige this is service. Since I think the past industries I’ve been with it’s really more of customer service than really selling and yun, I’ve learned that if I always put you know my clients interest at heart everything follows.
Maite: So yun until now I’m still here and I’m really enjoying everything that I’m doing not to mention we able to travel you know um to share um what we know and how we can guide them into starting to invest their money in the real estate here. Because Philippine real estate is really good especially for people working abroad.
Philippe: When you say people working abroad, are you targeting OFWs or foreigners?
Maite: That’s a good question. We are targeting all markets actually because Ayala caters to four brands from the entry level to the most luxurious one. Normally for OFWs we have Amaia, so condominiums there and house and lots starts from 3.5 million above and then there’s Avida land.
Avida caters to the mid-market to a little upscale. The way I position it would be those people who thinks like hindi ko pa alam yung gagawin ko eh but I want to invest because I have extra money either titirhan ko muna or eventually ipapa-rent ko or if there is a good price if the price is right pwede ko namang ibenta you know after x number of years and then there’s Alveo Land Corp.
Maite: Alveo is a little upscale and then Ayala Land Premier which is actually the luxurious brand of Ayala. So basically the price all the price points are there from entry level. We target both Filipinos and foreigners. Foreigners are actually allowed to own condominiums here in the Philippines.
Philippe: 100%?
Maite: Is it 100%?
Philippe: Or 60-40 as a standard?
Maite: 60-40, Yes, as long as you know the property that they’re buying mas marami pa rin yung Filipino owners. The only thing that they’re not allowed to own is a house and lot unless of course they have a Filipino wife or a Filipino partner
Philippe: When a foreigner would purchase and is single no wife no spouse no anything how can they who would be their partner in the 40% percentage?
Maite: For condominiums even if they’re single they’re allowed. They’re just there are just very strict parameters. For example, they should be able to pay the property in full before it gets turned over to them. They have to enroll you know one of the payment facilities which is an auto debit through their credit cards because you know in a company’s perspective it should also be safe for them.
You know Ayala Land is very very careful in taking care of the company as well as those who invests into their brands. But of course if it’s Filipino we have what we call now an early move in promo or offers for condominiums wherein before kasi we have to at least put in like a 20% down payment or equity payment before it gets turned over hand over to us.
Maite: Now you know with the times to make it more possible for Filipinos to own properties. We call it an early movein offer wherein they can have the property rented or they can move in or they can use it even if they’re on their down payment stage. So that’s something that’s when we went to Dubai last February nagulat kami because they would always say my savings kami you know our lifestyle here is quite expensive maluho kami.
Kasi wala naman kaming nakaka-usap na nag-eexplain sa amin in detail paano kami mag sstart you know investing in real estate and then when we said do you know that for as low as 20,000 a month you can already own your own condominium which is located in you know universities so you can have it rented.
Maite: And then they said but diba kailangan namin mag labas ng like 500,000 ganon– Ah no, and then we saw how they were surprised because when they hear Ayala land according to them it’s expensive. Not really, expensive in a sense maybe because what you’re buying and what you’re paying for is the convenience that it gives you and the progress of the area.
Because even after the property gets turned over to a buyer or an investor, the vicinity, you know, the facilities, it’s continuously being improved. That’s how Ayala Land takes care of their investors.
Philippe: So, as a potential buyer, oh, let’s say a typical OFW, what is the first few things they have to consider before buying a property or investing in a property? Like, I think basic questions is what are the paperworks? What do I need? Do I need to be qualified? Is there an age range for for me to invest? What are the most typical questions you get?
Maite: You know how they say that, you know, a good agent or a good property consultant is really concerned with a proper buyer if that consultant keeps asking questions. That’s true. Actually, I did not believe in that before. But you know over the years as I do it the first important question is, is your purpose for personal use or for investment and for clients abroad.
And here they’re very straightforward already which we really appreciate cuz when they ask them are you able to share could you kindly share with us how much monthly budget are you willing to set aside for this and give us the top three locations of interest because in that manner we are able to really customize or recommend to them.
Maite: You know according to their needs kasi it’s like we profile them. There are plenty there I have money but they don’t really know what they want. Diba they don’t know what’s good in this location generally a Ayala Land would always be present in places where it’s walkable to the malls to the MRT LRT stations to the bus stations to the schools all the basic needs of a Filipino living there or a foreigner living there.
We have this campaign where within 15 minutes everything is in reach. Malls, banks, hospitals, groceries, things like that. Which most initially when I started as an investor too I would always just look at okay I want a low monthly amortization not realizing when I see the property oh my gosh it’s so far from the hospitals.
Maite: Kumbaga kung ano yung with the monthly, yun naman yung nababawian ako na ang laki din pala ng gagastusin ko going to the mall to the bank to the hospitals kasi malayo, yun siya. So that’s one we have to identify if their purpose is for personal use or investment.
Their budget is really important kasi as property consultants, we also wanted to make sure that in some circumstances even if their financial capacity somehow changes, they are still able to keep it. You know, because that’s the sense of putting your money in real estate.
Maite: It’s for you to continue. It is a long-term commitment. As much as possible, of course iiwasan natin yung they would cancel eventually, things like that. And then location is very important. With our experience, we really do not have a hard time selling Ayala especially in abroad when we offer are you Ayala Land because we only want Ayala.
So sabi ko it’s also one of the reasons that I really stayed here because as long as we are able to share to them who the brand is especially for those who are not yet familiar and then what it could offer them long-term capital appreciation how they can take advantage of going into rental business yun.
Maite: Kasi with Ayala Land’s track record seldom yun na nababakante ang mga units or properties or areas na pinapa-rent. That’s what’s so good about it. Paperworks very basic. Ayala land, you would normally say ang tedious ng documentations ninyo, but I think it’s really how the property consultants are guiding and assisting the clients.
For one, what we need would be of course their government valid government IDs, two of that that shows their birthday and then their signatures. If they are married of course same requirement from their spouses especially if they agree that they are both going to be in the title.
Maite: Because some would want na oh I’m married but I want it solely under my name for documentation purposes kasi kung dalawa sila sa title if the spouse is away or abroad it’ll be difficult for them for them to both sign and then income documents. What’s good about Ayala land is as early as when a client reserves we do have what we call a background check, a credit name or a due diligence.
Why do we do that? It protects the buyers from the to the time where when the loanable amount is due yung hindi sila ma dedecline sa banko. So, Ayala land is already checking on their credit, bakit? A client can really buy naman and reserve a property. That’s the normal kalakaran of the industry. But Ayala land wants to protect its investors.
Maite: So let’s say I buy a property right now and then I submit income documents and then the company sees oh your income is not yet enough. So after your down payment stage yung 80% balance mo kulang yung income mo ngayon at least I already know I have to improve my income.
So that time na kailangan ko ng bayaran yung 80% balance ma approve ako sa bangko, yun yun. Kaya maraming Filipinos abroad na nagugulat pag dating ng loanable amount let’s say your down payment stage is 5 years na dedecline sila sa bangko because they’re not being helped or assisted or aided checking their credit capacity kaya maraming property ang na cacancel. Maraming binili na pero binebenta ulit. Ganon sya.
Philippe: So, what do you do in those types of scenarios? You as a property consultant, how do you advise your buyers to improve their income or their status or their scores?
Maite: We tell them unang una, we ask them, okay, how much cuz they’re bound to declare it anyway. It’s part of the documentations, you know, they ask how much you’re earning annually. Ideally, if you pay a certain monthly amortization, your income should be at least times three or four of that.
That’s how you get parang the idea na okay kakayanin ko to. And then if not, they can add a co-borrower or a co-buyer. Usually naman for couples or married people, they submit both their income documents. Yeah. And then if they have work of course yung salary nila and then other savings account or other income documents yun sya. And then dito it’s really very important to take care of your credit.
Maite: Kasi kung meron kang say mga tinakbohan na card before or unpaid it gets seen in the system and then we would say could you provide us that any document that you’re really paying your existing loans in this institution kasi if you have an utang and then it reflects or it’s seen in the system Ayala land would ask you to settle that first.
It’s really because the company wants to protect your investment. Kasi sayang eh you’re paying monthly and then later on don mo nalang ma didiscover na hindi ka pala pwedeng mag loan kasi may utang ka pa na dati na tinakbuhan. So technically hindi mo matutuloy diba that’s something not most property consultants tell the client.
Philippe: So what happens pa na decline and then what happens to the ones that they paid for the past 5 years for their down payment?
Maite: Worst case scenario, they ask for a refund. Under the Philippine real estate naman, we have what we call the Maceda law. In any circumstances that a buyer will no longer be able to proceed with the property as long as they have paid for their property for more than 24 months, they are entitled to a 50% refund.
Philippe: Oh, so may bawas pa din?
Maite: Yes.
Philippe: At 50? Okay lang.
Maite: Because you know the company carries charges like when they file it into BIR when they put the title to their name or what we call facilitation of the legal documents the brand is also spending for that.
Philippe: Were there cases where you had potential buyers let’s say okay when they were young they weren’t they didn’t decide on a better way to fix their finances when they were young because you know they’re in their 20s and they were splurging around and they didn’t pay any credits
But let’s say right now let’s say in their more matured days they have a better situation in their life, better finances, they have new credit cards, new loans, and you could really tell that they’ve improved based on their business employment. So how do you go about that if they have a past record that they couldn’t u fix up?
Maite: You know, very common yan na I hear them say sana pala inayos ko sana alam ko na to dati pa. But most of them I had two clients before my first two years here in the developer wherein they said may utang ako sa ganitong bangko but it’s just a small amount so they because they really wanted to you know put their money And buy a property as you know or this as their first property they settled it. There was one wherein hindi nya kaya kasi quite malaki yung utang nya I think that was about 200,000, 6 years ago 200,000 is quite big already.
So they talked to the bank they agreed to a compromise agreement and then that bank gave us a copy of that compromise agreement so they were allowed naman but that’s very rare kasi I think people now are you know very smart in a way they know na kailangan nilang ingatan yung credit nila. Maraming ng ganon, ngayon at during this time.
Maite: Very rare na ako na may nakakasalamuha na client saying I owe an institution this and that ganon. But we tell them ako personally I tell them upront. Ma dedecline lang tayo sa bangko kapag ganito. I really take time to tell them because they need that. Kasi ayaw kong, iniiwasan ko rin yung time na hindi mo to inexplain sakin.
Kasi yun yung mga common na nababasa ko eh, you know when you research as a property consultant you always want to improve the kind of service that you give because what we do is really service right the money comes after that’s why we also want to remove that perception of people where sa real estate ka eh mag bibenta’t mag bibenta ka talaga and you wouldn’t disclose things that you know would be like less points for you..
Maite: No, now people are really smarter even people abroad because everything is accessible now in social media. I know AI is already there and we’re really bound to disclose because that’s what identifies property consultants from other property consultants.
It’s really the kind of service do you tell them not only the good things do you also tell them the bad things you know or ano yung mga bottleneck na pwede nilang ma experience along the way. Yun yung na realize ko that’s why I think it’s one of the reasons why I’m still here too.
Maite: You know, I still have plenty of clients. I get plenty of referrals because you tell them not only the good, you really disclose them. Okay, this is in the event kasi marami silang tanong, meron bang nangyayari na na dedelay yung turnover especially, you know, the effect of the pandemic.
Yes meron. But you know, Ayala land really takes care of their client. they would tell them beforehand and it’s always very transparent kasi marami naman na sasabihin nalang na delay kasi ganito ganito.
Maite: Ayala is always thinking ahead and it’s more really for the client than more for them but again at the end of the day it’s still business but you know just like any people like us we treat this as our business you know it’s where we get our income.
Dyan natin kinukuha yung pang tustos nating sa mga gusto nating gawin, so we really have to take care of our branding too of how we take care of a of our clients. So yun naman sya.
Philippe: So you did mention.
Maite: Halatang love na love ko yung Ayala no?
Philippe: Sobra.
Maite: Cuz I’ve been I’ve been you know referers for other brands sa totoo lang. When I have a good network eh. I started in the pharmaceutical industry but during that time syempre nandon ka lang sa industry na yon so very focused ka don hindi mo nakikita yung I can do this I can do that. Hanggang sa lumalawak na yung mundo mo.
You’re learning plenty of things from the people you know you come across with and then yeah oo nga no. Maite, may kilala ka bang Especially my doctor clients before. You know someone from ganito. So I tend to, “Oh yeah, I know someone.” So ibabato ko yan. Ganyan.
Maite: And then they would come to me for feedback. And then I would say, “Ah yeah, iba talaga yung Ayala.” You know I remember naalala ko lang ngayon—10–13 years ago, I said I will not, I will never go into real estate unless it’s Ayala. And then nagulat ako nung nasa Ayala na ako.
Parang oo nga no, andito na ako ngayon. Alam mo yun, parang okay, I was manifesting. Na totoo pala. I’m really really a fan myself of Ayala because as an investor naramdaman ko talaga how they take care of their clients. Me being one.
Philippe: You mentioned earlier that you don’t just open up to your clients about all the good stuff, but also the bad stuff. So, let’s talk about the bad stuff. Let’s have a real talk about what most real estate consultants or specialists wouldn’t tell their potential buyers.
Maite: Yeah.
Philippe: Give us a few examples.
Maite: Okay. For example, a client would come to us and said, “Okay, I want to put my money into real estate, but only for the purpose of investment.” Okay, I want to look for a location where it’s nearby schools cuz I want to get it rented diba like a passive income.
Pagka ipaparenta a tenant would pay me and then that amount pays for what I amortized to the developer or kung sa bank. Ganyan. Sa totoo lang, kaya maganda yung mga early move-in offers is because when you are in the downpayment stage, it gives you the self liquidation as they call it. May tenant—yun yung binabayaran niya.
Maite: Technically, siya yung nagbabayad nung binabayaran mo sa developer. But gusto kong ipa-rent. Maraming magsasabi dyan, tutulungan namin kayong i-offer yung unit nyo pa-rent. Madali lang po yung ipa-rent. Ganyan. It takes time, you know.
But Ayala Land offers what we call leasing services wherein, especially for clients abroad, diba when they buy a property, they register it na “Oh, I want to have my unit leased or rented,” and then the company helps them with that. Kami as property consultants, it’s one of our goodwill to the clients.
Maite: Kasi ngayon ano eh nakikita ko yung mga buyer talaga, yung first time nag-invest with Ayala Land. Baka naman katulad kayo ng ganito—sinabi lang nung ahente ganito pero nawala. Ganyan. Kaya pag may kailangan kami, wala na siya sa developer so hindi na namin alam yung gagawin.
Ayala Land gives the clients a direct line to them. So it’s two-way. Ayala Land has a direct line to the client in the event that your property consultants are no longer affiliated with a company and vice versa. Ganon siya. So kahit wala na yung property consultant mo, when a client purchased a property, they get an email saying you can get in touch with us—this, this, and this.
Maite: Ganyan. So that’s one of those—not really a bad stuff—but they have to understand, buyers need to also understand that it takes time too. Kaya very important yung you really choose a good location. With Ayala Land, it’s really not a problem because their properties are always, always in good locations.
Philippe: Let me just clarify this. So Ayala Land also offers property management for Filipinos abroad?
Maite: Yes, and foreign too.
Philippe: And foreign too? Even let’s say that one consultant left, they’ll just take over and still give that same service?
Maite: Yeah, proper channels are readily available for the clients. Let’s say in the likes of Avida Towers Makati South Point—that’s the new project of Avida along Chino Roces—wherein when a buyer purchases their property and it’s passed through the reservation stage and all the stages that it has to go through, they will be getting an email with a QR code stating if you want to lease out your property, just register through this QR code.
And then when they register, someone from the property management or the leasing services would get in touch with them. So that’s actually a direct line to them already. Of course, the role of the property consultant is very important.
Maite: There are plenty of property consultants that even if they’re not affiliated with a brand would really take time to still give that after-sales service. Kaya importante din talaga sa mga client that, nararamdaman nila yun eh—if a property consultant is sincere, na talagang nandun yung puso niya sa ginagawa niya
I would always tell my clients, matakot po kayo sa mga property consultants na hindi nagtatanong. It means wala silang concern. it’s really important for the work we do that we ask, because that’s a way of us to really extend good service—to really recommend what they really need or what fits their requirement.
Maite: So kung ang ahente mo ay hindi nagtatanong, bakit hindi ka nagtatanong parang yes or no ka lang. Yes or no ka lang.
Philippe: Red flag na yun?
Maite: Yes.
Philippe: Give us a couple more red flags to protect our buyers from bogus consultants.
Maite: Okay. When a property consultant would always kaya kung gawan ng paraan yan—for me, that’s a red flag because kase it sounds like I’m going to bend my integrity just to get this sale. Another is sasabihin nila oh ma’am bili ka sakin bigay ko sayo commission ko.
I had one client last week, I got her from a Facebook ad—and then she said, “Meron kasi akong nakausap I went to your project in Amaia Steps Sukat.” That’s one of the most affordable projects in Sukat. And then he said pag sa kanya ako bumili hati kami sa commission nya.
Maite: You know I don’t know really personally, I wouldn’t do that. Why? This is service, diba. When you agree to that or when property consultant agree to that, it feels like as if you’re not putting value to the work that you put out. Service cannot be bought because it’s something very personal. It’s you.
Service is very innate. Marami kang makikita dyan na nasa sales—they do not, hindi sila nag thrive because what they’re in it for is only, binibilang muna nila yung kikitain nila. I’ve always shared this to the new people in the real estate industry.
Maite: Na parang lahat ng client na hard sell ang naging trato ko, lagi akong may bulilyaso some way along the way, pero yung mga client na talagang I really had my heart guiding them, asking their questions. Kasi mostly ng clients ang oras nyan gabi na. You know pag natutulog na sila or pag nagtr-travel sila.
Yan yung mga tipong nandiyan sila lahat nag iinquire, sunod-sunod. So you’re like working in a call center, attending to their concerns. Pero yung alam mong na eexplain mo sa kanila ng maayos tapos nasabi mo na lahat eh. That’s the time that they really feel confident.
Maite: Oh sige Maite I’m ready. Kadalasan ng na experience ko It would take 3 to 6 months before they say they’re really ready ganon. Kaya natatakot ako sa mga client na parang, unless of course alam na ng mga client yung Oh Maite I want this because I’ve researched.
There are clients like that too. They come up to me and they said I know what I want. I just need guidance on your process. What do I need to submit and the paperworks? Ang lagi nilang tanong would be “Magkano yung babayaran ko upon turnover?” Actually sir wala na po kayong babayaran dito.
Maite: “Huh sure ka? Kasi bumili ako ng ganito pinag bayad ako ng 10% bago yun ma turn-over sakin hindi yun inexplain sakin.” Dito with Ayala land as early as the onset that when you buy a property and you get that official payment schedule, sheet as we call it where you see the dates that you are to pay, kailan due yung loanable amount mo everything is already there.
Your turnover fees filing in BIR of course we have to file it in BIR because you’re buying a property in the Philippines all the facilitation of the legal documents are already there the transfer of the title eventually in your name pag fully paid na.
Lahat yun kasama na the only thing that’s not included there of course is the association dues if it’s a condo and also if it’s house or not of course, it’s shouldered by the owner kasi nagbabago yan eh and yung mga utility bills kung tinatawag natinyun naman sya.
Maite: So nagugulat sila Oh so yun pala yung pinag kaibahan nyo. Baka naman pagawin nyo kami ng length work kami pa rin papuntahin ninyo sa BIR magpa update ng marital status nila which is really a common concern when you buy a property.
Magugulat sila sasabihin “Sir kailangan niyo e-update yung satus nyo.” No, here in Ayala land we have a third party that takes care of that. They do the status updating. We just need the TIN numbers their marriage certificate.
Maite: Special cases yung if in BIR your status is a single proprietorship and then you’re single and then naging married ka more often than not yung BIR they want a personal appearance from that you so it’s really at case to case basis but simply put the brand or the company Ayala Land really takes care of their client.
Yun naman yung kinagandahan ng service talaga niya which identifies us among all the others out there. Yan yung mga hindi common na sinasabi rin ng mga agents or ng mga property consultants sa mga nakakausap nila.
Maite: And I’ve really noticed when we explain that to them, they really get surprised. Kasi iba yung normal na alam nila eh. So dun talaga kami na sige I’m ready. I think I have already know everything that I need to know.
Philippe: What is the most exciting project right now that Ayala is giving out there within Metro Manila and outside Metro Manila?
Maite: I would say my personal favorite really is New Valley. They say now that New Valley is priced a little bit higher, but you know if you see the area of Laguna, right, it’s really very raw. Kumbaga sa bata baby pa because it still has so much to improve to develop, diba.
Now lots there would be priced at 42 to 60,000 per square meter depends on what the brand is kasi branding yan eh. Let’s say if it’s the Ayala Premiere which is the most luxurious one siyempre yung mga lote nila don malalaki din versus to say Avida.
Maite: Avida would the lots there would range from 125 to 200 square meter and then the luxurious one would start from at least 800 square meter. So in that area present there would be house and lots and then condominiums. In that area now is actually what we offer there is a pet friendly condominium property wherein it’s available to be marketed or positioned as accepting short-term lease airBNB as we call it.
Philippe: I see and this I believe Nuvali is in that area where Cavite is that the expressway CAVITEX is that correct? going up to Tagaytay and.
Maite: Yeah there is now an access from Nuvali going to Cavite kaya ang ganda ganda and then away going to Batangas as well so it’s really right in the center of you know your access going through the south. So sobrang ganda nya it’s an exclusive estate project of Ayala land.
When we say estate in Ayala it means everything is inside malls, commercial establishments, retail, schools. Would you believe in that area there is Xavier and Miriam? Right. So I have plenty of young couples who’s actually moving from Metro Manila to Nuvali.
Philippe: So would you say Nuvali is a very I wouldn’t say lucrative but a very smart investments?
Maite: Yes. Kasi ngayon ano eh they most people would miss out on, lagi nilang sinasabi tsaka nalang ako bibili pag kaya ko na. They don’t realize that I really refuse to say this before yung sinasabi nila that the best time to buy is really now.
Totoo yun. It’s really true because now if you think you can afford it, you just need to make little adjustments with the unnecessary expenses. You know, way back when 2015, I started putting my money in real estate in BGC.
Maite: So during that time, a one-bedroom balcony is 5.5 million. When I got on boarded with Ayala land 2020, a one bedroom there is 9.5. Imagine that. Pero ako negosyante na ako nung bata ako. 2 years ko lang binayaran yun tapos binenta ko na. You know, with some circumstances, I had to liquidate assets.
So yun yung tinatawag nilang flipping. But flipping kasi is it’s not instant. It really takes time like you have to allot 1 year to 2 years. Some nga hindi pa nabibenta agad eh, yung ganon.
Maite: So yun it’s really the best time to buy now especially now in reality because you know how developers are coping with the ongoing issues around us now globally, right? They offer good they have good offers. Dati kasi hindi uso yung early move in. Kailangan fully paid mo yung property bago mo ma parentahan or tirhan, ngayon hindi na.
Philippe: So there’s a misconception where during now at this conversation the war with Iran there’s a misconception that properties are going to go skyrocketing. So you’re telling me they’re going down?
Maite: I don’t think so because you know if I’m going to listen to the market or the clients that I’m able to talk now. Let’s say for example in the likes of New Zealand right the past two weeks our ads in Facebook usually gets clients from Australia and New Zealand.
They would always say I want to take advantage of the time now because now there are really good offers and they’ve been researching which is true. You know depends on the area, the discounts are very shocking in a good way.
Maite: It’s really also one of the platforms where the brand would still want to make it possible for Filipinos or any nationality the possibility for them to own a property. Kaya nga sabi ko ako eh had I been that liquid or kung mayaman ako you know ito yung time na mamimili talaga ako ng properties kasi you know how when everything’s back to normal.
You know back to normal din yang mga yan smaller discounts and let’s say a property is on its pre-selling stage. So let’s say oh magagawa pa to in 3 to 4 years. The time, the down payment stage become shorter pag palapit na palapit na na tatayo yung tower umiikli na yung downpayment stage mo.
Maite: Yun yung hindi nila nakikita, they would always say let’s say kaya ko yang bilhin mga 1 year pa mag antay ako. So kung ngayon ka bibili let’s say your down payment stage is 5 years versus sa next year ka bibili next year ang down payment stage mo hindi na 5 years that’s going to be just 3 years.
So kung umiikli yung down payment stage mo lumalaki din yung monthly na binabayaran mo. That’s what they fail to see, akala nila laging iniisip yun, siyempre aahentehin mo ako, diba, yun.
Philippe: So is it always smarter to buy because that was the traditional pre-selling meaning hindi pa na develop, is it still the smarter move?
Maite: It actually depends if let’s say talking in one area. There’s a ready for occupancy and a pre-selling one in one area. Ako I would go for ready for occupancy kasi you’ll experience it already.
You’ll be able to live on it or you’ll be able to have it rented already. Pero kung hindi naman ako nagmamadali you know, and I just really want to have my own investment, then I go for pre-selling.
Maite: Kasi ngayon yung mga ready for occupancy usually mandatory na yan that they shell out a 10% down payment as they call it. So it’s like kung 5 million yung property para magamit mo agad mag shell out ka na ng 500,000. And then after that we can process your move in.
Compared when it’s pre-selling bibilhin mo sya say next year pa yung turnover because we have projects that are ready for occupancy next year. But what’s good about it is you don’t have to shell out a big amount of money.
Maite: You can pay your down payment let’s say 20% down payment in 3 years or four years so with the projects of Avida Towers Verge in Mandaluyong that’s less than 25,000 a month for 4 years with the current offers.
So that’s a very affordable sya kaya syang bilhin kasi lagi nalang sinasabi parang 25,000 mahal na yan but if you really visit the location you research on the behavior of the tenants there, the accessibility to the needs like transportation, malls, groceries, hospitals, that’s very justifiable.
Maite: Not to mention, aside from the brand, again diba it’s a very reputable brand. Hindi, kumbaga tama yun, tama yung presyo na yun. Yun so pagka ganon Okay yun, you just need to wait one year kasi kung hindi ka nagmamadali. That’s pre-selling really are kadalasan ng na eexperience ko na buyers yung mga abroad kasi di naman sila nagmamadali.
They just want their money to grow, you know, and para hindi nila nagagalaw at least they have something of their own or ipapamana nila sa mga kids nila or kasi yung anak ko dyan mag-aaral malapit, yung ganon.
Philippe: Any areas up north because down south Nuvali is a smart investment. What about up north?
Maite: Up north. Now, a good project that I would say would be what we call we market it as Nuvali of the North. It’s actually in Alviera Porac Pampanga. It’s a very good area there because just like the valley, there’s Miriam which is already operational I think by this year and then very raw yung area but it’s also an Ayala project developer. So brands from Avida to the upscale, they’re all there.
Philippe: So is this near San Fernando or is this after Clark or where exactly is Porac?
Maite: It has its own exit Porac Pampanga. It’s in Barangay Dolores.
Philippe: Ah.
Maite: Right. So maganda sya kasi you know how the trail station there would be developed right in the next 5 to 10 years. So magiging malapit na sya sa airport. Yun yung mga kailangan tinitingnan ng buyers eh. Kaya ako naniniwala ako na ano eh kung bibili ako, dun muna ako sa area na hilaw na hilaw.
Philippe: Hindi pa develop fully developed yung Porac no?
Maite: No, not yet.
Philippe: So, it’s a really let’s say if we buy investment, are we able to buy invest or buy properties there right now?
Maite: Yes, there are current offers there already. We have lots and house and lots with Ayala land house and lots mostly are outside Metro Manila. And then within Metro Manila would be condominium, residential condominium properties.
Philippe: So this one up north is more house and lot?
Maite: And lots. Yes. So if ako gusto ko lang mag land banking as we call it yung tipong okay lang matulog yung money ko, you know, in the next 10 years, I’d recommend a lot.
Philippe: Okay.
Maite: Right. But yung tipong I want a retirement home ganyan. A house and lot would be there, yun. So it’s really important to identify the purpose, yun sya. Pero sobrang galing non cuz now the price there would range from 27,000 per square meter above depends on the size of the lot.
So now at as early as now for 125 square meter property or lot you can buy it for less than 4 million and below. And again, you don’t have to fully pay it just for you to be able to buy an investment. There’s a down payment stage. So, it prepares you for the lumpsum amount that’s due in the x number of years depends on what it offers, yun sya. At least you’re able to have one, diba.
Philippe: So, what are the properties now that you offered to because you said next you’re going to be stationed in Singapore?
Maite: Yes.
Philippe: So, what are the properties you’re selling there?
Maite: So now we are actually marketing Avida of course because napansin namin there’s plenty of inquiries for Makati for that’s Avida Towers Makati South Point because properties there for a 22 to 24.4 square meter property which is a studio unit it’s 7 million below.
Again, there’s a down payment stage which is very very flexible payment scheme. And then the other is Solaris Stories in Nuvali. That’s a pet friendly condominium at 26.5 studio unit with balconies ranging from 6 million and below.
Maite: So the price point is very affordable which fits the market of you know the working class in Singapore. Other for the more premium market will be Alveo land, Lattice and Parklinks along C5 after Eastwood is really a very good property now because 50% of the space are greeneries. So imagine it’s like a Nuvalil stationed in Quezon City.
Philippe: Is this the one with the big statue?
Maite: That’s actually from the other developer. But you know Arcovia, right?
Philippe: Yeah. Yeah.
Maite: And then Eastwood is here. In the middle of that is Ayala Land. So it’s a partnership with Eton Properties.
Philippe: Oh, okay.
Maite: So imagine mo yun diba sobrang green it’s pet friendly. Your access is literally a walk to the mall that’s going to be put up there by Ayala. And would you believe the down payment stage is 5 years, 60 months to 72 months.
Philippe: So how much? Give us a example computation of a 5year down payment stage. How much are they shelling out? Is this up to 20,000 pesos?
Maite: for a studio unit the size is 30 to 33 square meters. So price range would be about 8 million to 11 million. But then again it’s a little upscale brand. So usually it requires a 10% spot down payment. So ranging from 900, you know, to let’s say 1.1 million, which by the way, Ayala land accepts credit card payments.
That’s so good about it. So if you’re not that liquid, but you have a high credit limit in your credit card, you can pay it through credit card. All payments with by the um buyers here are being transacted directly to the developer amount. Never that it goes through the property consultants.
Maite: So that’s one way also of identifying now this is very safe you know as an investor they look at that. Kasi merong mga agents Sir ako na po gagawa sa inyo sa akin nyo na idaan I’ll just send you the OR. No, don’t ever allow that because there are plenty of payment facilities made available to investors.
So yun, so going back to that property it ranges from 8 million to 11 million and then your down payment stage could be just below 30,000 a month and it gets handed over next year. See, that’s how flexible payment schemes of Ayala land is.
Maite: That’s what we really want to share, you know, to people out there. You are able to own or have your own property under Ayala Land because we cater to all price points.
Philippe: Such a great insight. I think one important question that people been asking around or been watching in the news is that there’s a surplus of condominiums currently at not sure I doubt the exact amount 40,000 condominiums. I think condominiums specifically, so how do you explain that to potential buyers?
Maite: Okay, surplus of condominiums I think it’s really there you know taking factors into consideration like people who bought during the pre-selling stage or prior pandemic and then their credit got affected come time that they need to apply for a bank loan they get denied.
So ideally they would just opt to get a refund. Those units or properties that hasn’t been turned over has to be put back to the inventory which really happens in the case of Ayala brand I’m so proud, joke lang. We’re not really included in that over supply. The demand is always greater than what we could offer. You know how they say scarcity has a price?
Philippe: Yeah.
Maite: That’s with Ayala Land. Kasi may naghahanap.
Philippe: Not even a small percentage is part of.
Maite: Merong mga you know newly reopened units you know cuz some would want to opt to okay house and lot nalang ganyan. There is really that if I’m going to be honest na meron din talaga naman na decline or they opt to cancel.
So of course it has to be put back into its selling stage to move out inventory yun naman sya. Pero so far ang kadalasan kasi na hinahanap na mga RFO We don’t have that anymore. Meron mga pa isa-isa pa lima-lima.
Maite: You know that’s being put back on the inventory. Kaya when a property consultant would say time is of the essence, that’s really true because imagine na I’m one. Let’s say there’s 3,500 other property consultants out there is that’s selling the same project and the offers doesn’t remain the same.
If let’s say your offer now is or your down payment stage is 60 months, it doesn’t necessarily mean that next month it’s still the same. So it’s really at the risk of the buyer now, sige we presented everything to you, the things you have to know. So for us, it’s for you to decide. And experience-wise, they always come back, nakakatuwa yun yung nakakatuwa.
Philippe: So you’re not worried at all of the surplus?
Maite: Not really.
Philippe: Very confident about it?
Maite: Yes.
Philippe: It’s good to know.
Maite: Let’s say if you review or you do the research in the specific area of Mandaluyong which is Avida Towers Verge walang unit don na nababakante ng 6 months. Why? Pioneer now has a link from Pioneer going to BGC literally paglabas mo there’s Landers.
If you’re gonna put it in a way back for you to travel to BGC it takes you have you have to take EDSA which takes about 30 to 40 minutes you know in just what less than 4 km now it takes you 10 minutes going from Mandaloyong to BGC and Kalayaan Makati.
Maite: So those who cannot afford in BGC would normally yun yung tinatawag namin na may spill over ka from those who want to rent in that area kasi it’s more affordable to rent in Mandaluyong than in BGC.
Philippe: Maiba naman tayo because you mentioned about renters, what is the ratio between people buying properties and renters? We have more renters?
Maite: Marami talagang nag rerent especially if you know people from the provinces are working here in Metro Manila which is yun naman talaga diba. Maraming from the province nag wowork sila dito. Sila yung mga tipong they could not psych if di ko kasi alam kung saan ako magsstay but I think you know behavior-wise of those the market that I’ve handled.
Mag rerent ka let’s say 15 to 20,000 a month with that amount of money you can already own one imagine that. So kahit naman na ganon if you think I’m not going to live in this place naman longer I don’t see myself living here then there’s always your option that when you leave that area you can have it rented.
Maite: Iba pa rin yung you’re paying that same amount but you know it’s your own, diba. Unlike when you’re renting pwera nalang syempre kung ang rent mo is 5,000 tapos yung property na bibilhin mo is 20,000 then it’s diba wiser to rent kasi ang layo ng difference.
But if you’re paying a monthly rent which is close already to the amount of owning one then just own one.
Philippe: Interesting. Interesting insight.
Maite: Yeah. So it’s really like there’s really plenty of options. It’s a matter of how you the questions you ask with your property consultant and how your property consultant would really make that wakeup call of the plenty opportunities and possibilities that’s available for you when you invest your money in real estate in general.
Philippe: When are you going to be in Singapore?
Maite: We will be in Singapore starting April 13th. We’re gonna be staying there until the 27th. You know we have an event on September 18th in Orchard somewhere in Orchard. And if they have you know colleagues or friends we are open for referrals who wants to attend the event because it’s an RSVP event your name has to be registered for you to be able to attend.
Philippe: Okay, so you could that’s your plugin.
Maite: Yes, so you know not it’s really an eye opener attending those events. Akala kasi ng marami if you attend, you need to buy right there and there. No, but it really helps to attend events like that. Especially for those who have been staying, let’s say for Singapore, right.
Yung mga nandon na more than 10, 20 years talaga namang hindi sila updated with how Philippines is currently performing or kumusta na ba yung investment portfolios. So yun yung mga purpose ng events it’s to really give an update you know an insight to what’s going on now.
Maite: And if you check, you know, if you do the research online, Google, AI, Philippines still is a very good country to put their money when it comes to real estate. I’ve been talking, making meetings in Zoom with clients who are New Zealanders, Indians, Singaporeans who are really now exploring putting their money in the Philippine real estate.
But what they’re looking for, I’m surprised, not surprised really, are premium brands. Oo nga naman because the value of their money diba when you put here like for Singapore now what it’s 1 peso versus 47. Yeah.
Philippe: And they’re not worried about the current situation with corruption, gas prices.
Maite: You know their answer would always be same thing. I’m here I’m spending I’m spending on my luho like that you know a lavish lifestyle. Then at least why not put my money in something that where it can grow.
Parang for them it’s already accepted eh, diba. But the track record or their reputation of the brand that really played a vital role to their choosing it’s really oh yeah I’m familiar with Ayala Land I have plenty of colleagues who’ve invested.
Maite: I have clients who owns you know who own properties from other developers and then started purchasing from Ayala Land and they did not stop at one. Tumatatlo yan, ganyan. Tapos I think I’m going to sell, ay hindi na pala cuz I saw this is the future of this area ganun sila.
Philippe: How do we contact you if we have potential buyers?
Maite: We have our Facebook page of course we have our Instagram and our own contact numbers which I’d be providing you you know if you want to put it out there.
But yeah, we can be we’re really working remotely, you know, but if we’re here, of course, we will we are the ones assisting the clients personally, doing the site visits, ganyan.
Discussing one-on-one meetings. Sometimes we are actually invited conducting small group presentations. Parang ano eh–oh Maite meron kaming badminton group. So, can you come and then let’s have coffee later because they’re curious about, you know, what current offerings are there or made available to us.
Philippe: What do they search in your socials? Is it your name? Is it Ayala itself? How do they contact you directly?
Maite: They can search my name, Mighty Leasing. It’s Ayala Land um experts Mighty Leasing. And then if you want to contact me, my number is 0917634555. Just send me a message through WhatsApp, Botim, Viber, call or text.
Philippe: Okay, there we have it. Hindi naman personal number mo yan?
Maite: You know, I keep one because when I had my work phone, ganon din eh. They know my personal number and that’s been my number ever since.
Philippe: Okay.
Maite: So, okay na din. At least they know that I’m legitimate. You know, I don’t keep a separate number. But to keep balance, some would keep a separate work number.
It’s hard to manage two.
Philippe: I agree.
Maite: So there’s just a work hours where I keep so pagka 9PM naka sleep mode na yan. Yeah. But I would always have my contact details on auto reply naman in my email. And we normally, you know, get back to them if we’re very busy. Let’s say we normally get back to them within 24 hours.
Kaya kami rin as consultants, we are able to profile the client. Say we we’ve met them in ads, we ask, can you leave us your email address and your contact number? But if you’re not comfortable sharing your contact number, that’s fine. Leave your email address.
Maite: And we know we get aware that this inquiry is really seriously considering it because they give out their email address. They share their requirement. Now, oh Maite I want this for personal use. And then this is my monthly budget. These are the top three locations I’m looking at. So dun namin nalalaman na this is serious hindi ito yung inquiries na mema lang na napindot, ganyan.
Philippe: Good to know.
Maite: Yeah. And it’s really fun answering. You know, we as property consultants really appreciate queries na very upfront because diba they think what we do is easy because it has good money. No, this is more of service. Sa umpisa talaga the money we reap after.
Philippe: One final question for people who want to invest in the Philippines. What is a give us like a tip on the next upcoming location or property that you think on a personal side is the next great investment.
Maite: Okay, next great investment. If you are, you know, very liquid, check out Lattice Parklinks. That’s along C5 Quezon City. Very flexible payment scheme, very nice future, the progress of the area, not to mention it is a prime location. The accessibility going to Makati, BGC, Pasig, Marikina, it’s there. The progress of it, of course, because that’s what we pay for when we put our money in real estate.
We’re not only buying the value now, not only the brand, but the future of it, the convenience of what it will give you, you know, along the way. And then other than that would be of course if you want it to be in a middle scale you for a very safe investment go for Avida Towers Verge that’s located in Reliance Street, Mandaluyong.
Maite: So price point there would be 7 million and below depends on the size. So that one is because of the proximity to BGC and to Kalayaan Makati. Not to mention it’s a very calm community. If it’s for investment, tenants there are really eyeing on that property as well because the property management there is very good as well and it has really good offers as of the moment
