Google Pampanga Real Estate Guide, Trend and Review: 2007

Monday, December 31, 2007

A Merry Christmas 2007 and Happy New Year 2008

It has been a honor and a great privilege to be part of this industry. It was accident that I got involved and dabbled into real estate thanks to my mom. The year A.D. 2007 was a fruitful year for me and my family as we have gone through trials and tribulations and also the challenges we have faced concerning our clients, developers and others things that mattered to us in providing the best service we can provide with satisfaction to their needs and wants.

Thank you for your continued support on our company, as 2007 is drawing near to a close. We wish you all a Merry Christmas and a Prosperous New Year. We look forward to a newer and greater challenges in the years to come and we would like to hear from in the future as real estate in the Philippines is strongly progressing to the higher level in the years to come.

An Applause Well Deserved, CRB Corazon F. Baluyut!

It was an exciting day for CRB Corazon F. Baluyut as she bags the top awards with two top developers in the country. Achieving sales record in single project selling higher than the other brokers from Metro Manila. Mrs. Corazon F. Baluyut garnered the top sales broker for Community Innovations, Inc.'s project in Angeles City, Pampanga called the MARQUEE PLACE. Marquee Place 35 hectare residential community with contemporary style design subdivision is the latest project of Community Innovations, Inc north of Manila and the first in Pampanga. Located right beside the North Luzon Expressway and the soon to be finished Marquee Mall (Ayala Mall in Angeles City).

Again she set the record straight for achieving the highest sales for the last quarter of 2007 with Robinsons Homes Incorporated (A Division of Robinson Land Corporation) last November 2007. She bested other brokers with high sales in a single project at MIRADA DOS, located along McArthur Highway, Sindalan, City of San Fernando, Pampanga.

The awards she garnered made her who she is today, after years of working hard and persevering from the new challenges up ahead in the real estate industry and with her small and humble firm called C. F. Baluyut Realty which is based in her home province of Pampanga.

Tuesday, December 18, 2007

NEWS: Architect Nestor Mangio Cited as The Legend in Real Estate

I was awed with the big banners floating around McArthur Highway in City of San Fernando and Angeles City regarding the achievements of Architect Nestor S. Mangio courtesy of Sunstar Pampanga website, December 18, 2007. An issue of Biz News Asia proclaimed him the LEGEND OF REAL ESTATE, He is truly a legend with his expertise in building a grand master-planned community in Central Luzon - The Lakeshore Estates.

CITY OF SAN FERNANDO -- Top Filipino architect Nestor Mangio, owner and developer of The Lakeshore, a sprawling, upscale village in nearby Mexico town, has been named one of the legends and builders by Biz News Asia.

Mangio has been ranked along with other Philippine giants in business and real estate moguls, the likes of shopping mall magnate Henry Sy, Senate President Manuel Villar and even Vice President Noli de Castro.

Mangio, who is also the chairman of the Clark International Airport Corp. (CIAC), has been cited for pioneering in upscale lakeshore development in the Philippines, an idea he got from the United States, Canada and European cities where communities are built around lakes.

The Lakeshore, located along the North Luzon Expressway, is 250-hectare property in Mexico town. It features three lakes, all man-made and the largest of which is 10 hectares and built at a cost of P80 million.

According to Biz News Asia, the place will become attractive with the development of the Diosdado Macapagal International Airport in Clark as the Philippines' premier international airport and Luzon's main logistics hub.

"Mangio attributes his success to a number of things-working hard, being sincere in his dealing and honoring his word and commitments, being creative, and prayerful," the magazine said.

Mangio is the chairman of the Nestor Mangio Architects, president of the N.S. Mangio Construction and Development Corp., managing director of Nobleman Properties, owner of Hotel Gracelace here, chairman and chief executive officer of Central Country Estate and chairman and president of the Lakeshore Marketing Corp. and the Lakeshore Country Club. (JM)

Tuesday, December 11, 2007

Congratulations to Ramon B. Lim and Cathelyn Yabut, a newly passed Real Estate Brokers

A few days ago, I was informed by my mom regarding the release of the November 25, 2007 Real Estate Brokers Licensure Examination held in key cities in the Philippines. I felt astonished and excited upon learning that my colleague in the real estate industry, Mr. Ramon B. Lim, who has been working for our realty firm since 2005 has achieved a great feat in his life by successfully passing this challenging exam over many trials he endured in the past while Ms. Cathelyn Yabut joined the company this year.

Ramon has been a companion during our review back in October 2005 at the Metro Angeles Realtor Board (MAREB) - PAREB Comprehensive Real Estate Seminar and Review in Angeles City together with some colleagues whom we have kept in touch with in the past years and exchange some listings from time to time eventhough we are from different groups, I from Real Estate Brokers Association of The Philippines (REBAP) while they are from Philippine Association of Realtors Board (PAREB).

I have checked on this article at written last November 30, 2007 upon its release to view for myself and give him a round of applause.

The Department of Trade and Industry (DTI), Bureau of Trade Regulation and Consumer Protection under Dir. Victorio Mario A. Dimagiba announces that 717 out of 1,272 equivalent to 56.4% passed the Real Estate Brokers Licensure Examination given by the Board of Examiners for Real Estate Brokers in Manila, Baguio, Cagayan de Oro, Cebu, Davao, Iloilo and Lucena on November 25, 2007.

The members of the Board of Examiners for Real Estate Brokers who gave the licensure examination are REB Buenaventura V. Fulgencio, REB Elizabeth P. Villareal and REB Luis Melchor V. Serquiña. Successful examinees should personally register and secure their license from the Department of Trade and Industry (DTI). The oathtaking ceremony of the successful examinees in the said examination as well as the previous ones who have not taken their Oath of Professional will be announced by the Bureau of Trade Regulation and Consumer Protection.

You can view the entire list on this link: Real Estate Brokers Licensure Examination Results Released (Friday, November 30, 2007).

"Congratulations to Ramon may you be successful and be bless with more sales on your future career in the real estate industry".

Wednesday, December 5, 2007

Field Trip: A Glimpse of American Architecture at Avida Residences San Fernando

"SURE AND SECURE" as how Avida implies to all its project in the archipelago.

On our recent visit to Avida Residences San Fernando, there were lots of changes happening especially as the overall development is almost complete and everything is taking shape from its previous disposition as a raw land to an almost complete upper middle class development with Ayala standard of living. So comes the house and lot packages that have scenic American comtemporary setting which can only be found in the Avida Residence San Fernando, City of San Fernando, Pampanga.

Avida Land Corp, A subsidiary of Ayala Land Co. (formerly known as Laguna Property Holdings, Inc.) have a acquired a 13.5 hectare land in the boundary of Baranggay Sindalan and Malpitic. This is a joint venture between Avida Land Corp and Superior Land Holdings, Inc. They chose City of San Fernando as the location of this development because of its importance as the seat of provincial goverment in Pampanga, center for Kapampangan culture and as a epicenter of most businesses in Central Luzon with its close proximity to Metro Manila and with progressive outlook for the future as a first-class city as envisioned.

Avida is very close to the McArthur Highway and other road networks which serves as the main artery of traffic to those going up north to Baguio City and also to other point of destination like Clark and Subic Bay Freeports Zone.

Inside Avida Residences San Fernando

Photos taken last September 22, 2006 on its opening and launching.

Mayor Oscar Rodriguez on an ocular inspection of the model homes at Avida Residences San Fernando (At Right), Left, during the presentation of the key to the city to Mr. Herbert Maglanoc, Vice President of Avida Sale Corp.. Below, during the ceremonial opening with officials from Avida Land Corp, Ayala Land Company and Superior Land Holdings, Inc. Extreme right, the courtyard in the middle of the model house block.

Features & Amenities:


* Contemporary “shingle style” American architecture, finished in complementary tones
* Distinctive floor plans. Each house is designed to promote relaxed living
* Open flow living and dining space for easy entertaining
* Spacious master bedrooms
* Quality finishes and specifications

Community Amenities

* Clubhouse with breathtaking views of Mount Arayat
* Adult and kiddie pools
* Basketball court
* Expertly landscaped private courtyards

Further news and updates and photos of the model and actual unit will be posted in this blog.

For more details and inquiries on AVIDA RESIDENCES SAN FERNANDO, you can call us at 0917-510-0734 (CRB Benedict F. Baluyut) ; 0928-504-6781 /0918-358-0288 - CRB Corazon F. Baluyut, Licensed Real Estate Brokers. You can email us at

Sunday, December 2, 2007

Builder's Corner: Sysco Dream Homes at the Lakeshore Estates

Sysco Development Company is proud to announce its major affiliation with the number developer in Pampanga, Central Country Estates Inc. on its house and lot package inside The Lakeshore Residential and Leisure Estates. Sysco will deliver exclusively designed three (3) model homes at the Lakeshore in order to meet the demand of housing among our fellow kababayans from abroad.

Sysco Development Company has been the real estate development for the past fifteen (15) years around the Philippines. Established in 1994 by an entrepreneur from the manufacturing industry, SYSCO Development Corporation is recognized in the real estate development sector as a Community Developer.

Armed with a track-record in building residential subdivisions, and combined with competent experience in architectural designs and engineering innovations, SYSCO has consistently delivered quality communities that exceed buyer's expectations and elevated industry benchmarks in terms of development features and home designs.

Believing CONSISTENT QUALITY is best achieved in a controlled environment, SYSCO invested on a Pre-Fabricated Concrete Building System manufacturing facility to produce the component walls, floors, and beams used in construction of its houses. The building system ensures a short construction period and prevents sub-standard construction of houses.

SYSCO has utilized this system in building all its houses. From single to multiple storey houses, from common-wall row-house and townhouse clusters, and from floor area sizes ranging from 24-30 square meters to as high as 150-200 square meters, SYSCO houses are distinguished for its durability and elegant designs.

To date, SYSCO has provided more than 2000 homes to satisfied families who own houses they value, improve on, and live in. It is not surprising to find multiple homes in SYSCO communites owned by the same family or extended family members.

Through SYSCO Dream Homes* , the technological benefits of SYSCO houses is now made available not only to company developed communities, but to the wider public of lot owners who desire to build a quality home for their family.

In building houses and communites, SYSCO is helping the FILIPINO fulfill his DREAM of owning a HOME .

* SYSCO Dream Homes is a wholly-owned subsidiary of SYSCO Development Corporation.

The three model homes are Eva, Frederique and Harumi which are intended for use only at Parklane however CCEI decided to use the Sysco model homes in order for the buyer to have a choice in having his home built within the confines of the estate.
The building system Sysco used is of affordable and quality made pre-fabricated walls, supports and construction material which have rigorously passed in its standard. Nowadays, pre-fabricated building are commonly used in mass housing project in order to built fast, strong and reliable to be delivery of the construction and services to the unit owner.

Attached are the artist's rendition of the homes which are currently being in Woodbridge and Northern Hills Villages at the Lakeshore.

Further news and updates and photos of the model and actual unit will be posted in this blog.

For more details and inquiries on Sysco Dream Homes at the Lakeshore, you can call us at 0917-510-0734 (CRB Benedict F. Baluyut) ; 0928-504-6781 /0918-358-0288 - CRB Corazon F. Baluyut, Licensed Real Estate Brokers. You can email us at

Friday, November 30, 2007

The Realty Installment Buyer Protection Laws

The Realty Installment Buyer Protection Act or Republic Act 6552 is also known as the Maceda Law. This law provides protection to installment buyers against onerous and oppressive conditions. In case of non-payment of installment, the contract will not be outrightly cancelled but the buyer will be given a grace period equivalent to one month per year of installment payment made, without additional interest. If the buyer cannot pay within the grace period and the contract is cancelled, the buyer does not lose everything as he is entitled to a refund of 50 percent of the total payments made.

The buyer should not forget his responsibilities, however. He should keep in mind that he is duty-bound to examine the property he is purchasing and that he assumes the conditions which are clear, apparent and readily ascertainable on the page of the title.

Senator Rodolfo B. Biazon authored this bill called Senate Bill No. 185 - REALTY INSTALLMENT BUYER PROTECTION ACT in the 14th Congress filed last 23rd of July 2007 wherein its legislative status is still on pending process. The scope and nature of this senate bill is national and provide additional protection of property buyers which needed amendments in order to adapt to current times and on plug the loopholes of Republic Act 6552 once this bill is passed in support of R.A. 6552. The latter was enacted and authored back in 26th of August 1972 by former Senator Ernesto Maceda.


Thursday, November 15, 2007

NEWS: BIR issues new rules concerning one-time real estate transaction

I have read on this article published last 26th November 2007 which was written by Ms. Iris Gonzales of the Philippine Star Revenue Memorandum Circular No. 76-2007 issued by Bureau of Internal Revenue last 25th of October 2007.

Fraudulent Tax evaders of real estate transactions days are numbered. The Bureau of Internal Revenue sharpening its teeth in collecting the revenues on the real estate industry which is on the upswing on current times.

BIR has set additional required documents which are mandatory for one-time real estate transaction. The needed documents include photocopy of official receipts issued by the seller, for purpose of determining whether of real property is on cash basis, a deferred payment sale or installment. Also acknowlegement receipt or proof of payment must be presented if the seller is not engage in business.

While the Contract to Sell and official receipts of payments are among the documents required for installment sales in Annex A2 of Revenue Memorandum Order No. 15-2003, the taxpayer presents only the Deed of Absolute Sale which is, oftentimes, executed upon full payment. The purpose of requiring the submission of a photocopy of the official receipts is for the Revenue District Office to have a means of validating if the transaction is on cash basis, deferred payment or installment plan. BIR Chief Lilian Hefti issued this memoranda in order to ensure transparent dealings and that taxes are appropiately paid and remitted to the government.

It seems that real estate transactions before do not have transparency in making deals with the Bureau of Internal Revenue. Awkwardly saying that there are some cases when taxes are filed incorrectly and some unscrupoulous individuals (sellers, buyers, etc.) engage in this type sale issued by the previous owner/seller to the buyer.

Here is the link for more information and better understanding of this subject. Revenue Memorandum Circular No. 76-2007

Friday, November 2, 2007

Field Trip: A visit at the CELADON MANILA

Last 24th of October 2007, Real Estate Brokers from Pampanga all coming from two different real estate organizations in the province namely Real Estate Brokers Association of the Philippines - Pampanga Chapter, Inc. (REBAP-Pampanga Chapter), Philippine Association of Realtors Board - Metro Angeles Realtors Board (PAREB-MAREB) were in invited on a one day field tripping with Ayala Land Inc's mid to high end type of residential living offering from COMMUNITY INNOVATIONS, INC.

Community Innovations, Inc is under the umbrella corporation of Ayala Land Inc. The largest and most experienced real estate developer in the Philippines is dedicated to providing you with your "ideal home". Community Innovations, targets the young urban professionals who thrive in vibrant communities that appeal to their active lifestyles.

Celadon Manila is an Ayala Land, Ayala Malls and Community Innovations Integrated Development. In the City of Manila lies the 11 hectare prime property which was the former site of the Manila Jockey Club and San Lazaro Hippodrome where Celadon Manila now sits. These developments comprised of Celadon Residences (Townhouses) , Celadon Park San Lazaro (high rise condominiums) and the soon to rise Business Processing Outsource (BPO) building for Ayala Land group of companies in uptown Manila and a Ayala Mall in Manila.

Scale models of the Celadon Park San Lazaro and the Ayala BPO building in Celadon Manila

Townhouse Living at its best, complete with amenities for unit owners exclusive use at Celadon Residences

CELADON MANILA's unique location is highly accessible to University Belt, SM San Lazaro Mall, LRT Line 1 and other conveniences you can enjoy relax and unwind in a community with a refreshing and vibrant lifestyle. It is the only and last of its kind to built in the densely populated uptown Manila.

Inside Celadon Model Unit with me seating at the living area couch at left and my mom posing beside the Celadon Park Sales Office.

For more details and inquiries on CELADON MANILA, you can call us at 0917-510-0734 (CRB Benedict F. Baluyut) ; 0928-504-6781 /0918-358-0288 - CRB Corazon F. Baluyut, Licensed Real Estate Brokers. You can email us at

Buying a House or a Condo 101

It is every man's dream of finding a place to live, a shelter to provide for his growing family or a place of serenity and comfort in the confines of his very own space and even want to sustain the lifestyle that he wants. It has become diverse from its needs and wants not just the typical aspect of living in a house as home but somehow it has become a need of the few to live in high-rise condominiums or in beach house facing the sun and the sea with the cool breeze where you can taste the salt in the air.

Buying is very difficult and requires tedious and meticulous task, investigation and lot of legwork just to find the right the place for you and your family. Here are just a few steps to considered in finding the right home for you.


1.) LOCATION - This is the most top priority of first-time home buyers. Your future home must be the convenient for you and your family. It may be a stone throw or few minutes away from supermarket, churches, schools and other important place that you do on your daily grind. Accessibility from point A to B must be at ease in doing so. Taken to consideration the jeepney rides to and from or vice versa or your gas mileage you can save for your car on your way to work. It is also important to ask around or survey if the neighborhood is peaceful, any flooding there during rainy season so that it won't be a hassle for you.

2.) BUDGET - finding the best deal for money is not easy. Just ask this question, Can I afford to buy this house or this property? You must learn first your income capabilities and other assets you can use as mortgage especially with banks. You must try pick the right house at the right time which will not strain you of your hard-earned cash in getting that perfect home. Budgeting is planning the expenses and revenues to be used just to acquire your dream home. Do not forget to ask the financing schemes choices available for buyers which will be convenient and applicable to you as a buyer. Most houses in the Philippines are available through Cash payment, Deferred Cash, Bank Financing ( banks are becoming competitive and have lowered interest rates to get new applicant for Home Loan for up to 20 years or more) and In-house Financing (higher at most starting at 16% to 24% interest per annum).

Currently, Home Development Mutual Fund (home loan from a government agency) or PAG-IBIG Fund has lowered from six (6%) percent interest rate starting at one (1) year to 30 years at twelve (12%) percent interest rates.

For Bank Rates, different banks are offering very low rates so don't forget to shop around and ask which bank offers the lowest interest rates fixed in how many years. So far, 8.5% interest p.a. is the lowest that China Bank (China Commercial Banking Corporation) and Bank of the Philippines Islands Family Bank at the time of this writing.

3.) SIZE AND TYPE - a house, condo or any structure to be used as home must be ample for you and your family. It meets the standards and quality that will last in a very long time and at the same time be a legacy to your children. As a home buyer, you should have foresight on what you will need and want to do with your home if you have children or expanding your home just to accommodate your growing family. House can be bungalow (ranch style), loft-type to 2-storey house in the suburbs or even within a studio to three bedroom condominium in a mid to high-rise building within the bustling city.

4.) HISTORY /BACKGROUND CHECK - Do not forget to investigate who you are dealing with (either the owner or from a land developer if it is a housing project) and property you are looking for. Beware of fraud, con artist with fake titles and be vigilant in falling prey with these criminal elements. There are times when the property you are buying is not what it seems to be and definitely has encumbrances or likewise not for sale at all. It needs to verified and checked at the Register of Deeds and also the Bureau of Internal Revenue (B.I.R.). All you need are photocopies of a Transfer Certificate of Title (TCT) or Condominium Certificate of Title, Tax Declaration, Location Map/Plan. If you have no time going to these places you can hire the service of a licensed real estate broker. A Licensed Real Estate Broker should be reliable and knowledgeable in detecting fake titles and determining the authenticity of the title of the property in question wherein he/she can give you transparent report on that particular property you want. Check first for the broker or agent if he/she is registered with Housing and Land Use Regulatory Board (HLURB).

If the property is mortgaged , it should have a Clearance to Mortgage from the HLURB.
For project developments, you can ask for the License to Sell from Housing and Land Use Regulatory Board (HLURB). You should also ask the date of completion of the projects.

5.) OCULAR INSPECTION - it is wise to conduct a site visit on the property, walk around it once in a while or make a drive by around the neighborhood and survey it. If you are inside the house, be meticulous in looking for flaws which need minor repairs and maintenance at the same time. You may not know that this particular unit is falling apart especially homes built more than 10 years or more (depends on the quality of materials used) so that when you move-in, you would have peace of mind and no worries at all.

6.) DOCUMENTATION - this process is very tedious and requires a lot of attention and emphasis on legal matters. You should read thoroughly on all the contents of the Contract to Sell especially the terms and conditions in fine print. Do not sign any blank form of the Contract to Sell. Always secure a copy of the Contract to Sell and all the documents you need to sign and make sure that the Contract to Sell would be registered by the owner/developer to the Register of Deeds. On payments, please pay directly to the owner/developer o the marketing agent authorized by the owner or developer. Do not forget to ask them to issue you official receipts and keep your receipts on file.

I hope this information blog could help you in finding that home in honest, clean and in a legal process that would achieve your dream home. Good Luck.

Thursday, November 1, 2007

Future Real Estate Outlook in Pampanga, Philippines

It is a typical for every Filipinos to dream of owning their very own house and lot especially for those who intend to build a family or any young urban professionals or "yuppies" who wish to be independent and settle on his own house or condo unit.

After the Asian Financial Crisis of 1997, real estate is steadily recovering and has been foreseen that growth from foreign investments especially for our balikbayan brethren who are looking for a property to live during their transition to life (retirement), as an investment opportunity or other leisure purposes it may serve. Different developers from major companies are looking ways to cater not just with ordinary people but also share the vision to our overseas Filipinos of dreaming their owning their home or a piece of the Philippines.

Outlook in the Philippine economy has been on a steady rebound due to major infrastructures development through the efforts of the government from irrigation of farm lands, road link of commodities to market, bridges, airport expansion and even seaport hub building. Also there are 11 identified or designated economic zone in the Philippines and Clark Special Economic Zone is now considered a Clark Freeport. Major malls such as SM Mall and Robinsons owned respectively by Taipans like Henry Sy and John Gokongwei are seeing potential growth and have venture also into property development same as with the Ayala clan of Ayala Land Inc. have seen Pampanga as the potential gateway of the world in the near future.

Likewise, Pampanga real estate is on the upswing since 2000 when major developers like the locally owned Central Country Estates, Inc and St. Catherine Realty and Development Corporation have began developing raw lands or agricultural lands to residential subdivision for the middle and upscale class of the Pampanga populace in the middle of nowhere as what they have envisioned in order to meet the demand. Also sharing the piece of the pie in the real estate development are low-cost home builders and low-cost subdivision developers who have made affiliations with Home Development Mutual Funds in providing homes for those who are seeking affordable homes through Home Development Mutual Funds or PAG-IBIG payment schemes.

Currently there are developments here that have sprouted sporadically from a small one hectare (2.5 acres) to whopping 400 hectares of residential leisure estates (900 acres) has been steadily undergoing construction. To add other development going on in Pampanga infrastructure development and rehabilitation of existing road networks, bridges and others will suffice the growth of these areas once they are readily available. An example of this is the on-going construction of the Subic - Clark - Tarlac Expressway (SCTEX) will be completed by the end of this year with addition of exits and interchange going to towns where this road links to Subic Bay Freeport's Tipo Road connection.

The top developers such as Ayala Land Inc (ALI), Robinsons Land Corporation (RLC), Filinvest Land and Fil-Estate have been viewing this region as the new growth corridor for development and have already invested in real estate development of residential subdivisions, malls, factories and production plants of consumable goods and others.

As Pampanga arose from the ashes brought about by Mt. Pinatubo eruption in 1991. The Kapampangan envisioned their homeland as a progressive as ever even if we have experienced the difficulties and trials in the past as we move on to the future.

Wednesday, October 24, 2007

Welcome to the Pampanga Real Estate Guide and Trends!

Hi Guys!

I am CRB Benedict F. Baluyut, a licensed real estate broker / accredited agent with major real estate developers in the Philippines with three years of experience in real estate brokerage and project selling which is my current specialization.

In this blog I can help you get the best deal from the local to major real estate developers in the country within Pampanga and other adjacent places nearby Metro Manila. Provide with advise on latest real estate tax transaction and other up to date information regarding real estate trend in Pampanga.

There have been major developments in PAMPANGA or the past 6 years after the end of perilous fate from Mt. Pinatubo wherein local and foreign investors have been keep their sights and their radar in the Philippines. Major infrastructure have been developed from roads and public transport and telecommunications for the past few years.

I hope this thread would be of use to you in finding the right place for you here in Philippines especially in our home province of Pampanga.

Malaus co pu queng ce caming balen (Welcome to our home)!