Frequently asked questions

Mabuhay Property is founder-run from the Netherlands: one accountable operation, no sales team, no call center. Every message is read and answered in writing. The company is accredited as a Marketing Partner of Ayala Land International Sales, Inc. (ALISI), the Ayala entity that works with marketing partners outside the Philippines. Trust here rests on work you can check: every guide names its sources and every number carries a date.

No. Mabuhay Property is an independent company and an accredited Marketing Partner of Ayala Land International Sales, Inc. (ALISI). We are not Ayala Land, Ayala Land Premier, ALVEO, AVIDA, Amaia, or any other Ayala group company. We refer interested buyers to ALISI, which runs the formal sales process.

We earn a commission when a buyer we refer closes a purchase with Ayala Land. The buyer pays the same price they would pay direct — our commission comes from the seller side. The full breakdown is on our transparency page.

Foreigners can own condominium units in the Philippines, subject to the long-standing rule that foreign ownership within any single condominium project is capped at 40 percent. Foreigners cannot directly own land. There are other routes people use to gain exposure to land — long-term leases, ownership through certain corporate or family structures — but each has legal and tax implications that need country-specific advice. Verify the current position before committing.

A condominium purchase is a unit within a multi-unit building, owned under the Philippine Condominium Act. Foreigners can own these directly, subject to the 40% per-project foreign-ownership cap. A land purchase (with or without a house) involves owning the underlying land — which foreigners cannot do directly. Most foreign-buyer activity therefore concentrates on condominiums. Each has different financing options, resale dynamics, and tax treatment; the right choice depends on intent (lifestyle, family use, yield, retirement) and is worth working through with a qualified adviser.

Four segment tiers within Ayala Land. Premier is luxury (prime urban and resort addresses). ALVEO is upscale (established neighbourhoods, often the CBDs). AVIDA is mid-income (master-planned communities with strong financing terms). Amaia is entry-level (house-and-lot packages and starter condos with OFW-friendly payment terms).

Indicative price ranges and target audience for each: Premier, ALVEO, AVIDA, Amaia.

Ayala offers in-house financing through Ayala-aligned channels, structured around the project's payment milestones (deposit, contract-to-sell, turnover). This is fundamentally different from a Dutch hypotheek — terms, currency exposure, and approval processes are PH-context. Dutch banks generally do not lend on Philippine residential property, so most foreign buyers either use in-house financing, pay cash, or arrange financing against assets in their home market separately. We can explain the mechanics; specific suitability is a conversation for your own financial adviser.

Most Dutch banks do not lend on Philippine residential property. Common routes for buyers based in the Netherlands are: (a) Ayala's in-house financing, denominated in PHP and tied to project milestones; (b) cash purchase; (c) refinancing or unlocking equity from Dutch-based assets and bringing the funds across. Each route has currency-risk, tax, and timing implications that should be reviewed with a qualified financial adviser before committing.

Typical entry deposits (reservation and down payment) on Ayala Land projects depend on the brand and the project — commonly between roughly 10% and 20% of the unit price, structured across several months. These are the figures typically requested in the developer's published terms, not a recommendation on what you should pay. Confirm the current schedule against the specific project and your own qualified adviser.

Yes. We work with overseas Filipino buyers across Ayala's range — from Amaia entry-level homes for family back home, to Premier purchases for retirement or return-home plans. We explain payment and documentation in plain language, communicate in Dutch and English, and connect serious enquiries to ALISI without the buyer needing to fly back. We do not provide tax or legal advice for your specific situation, but we can outline the standard mechanics so you walk into a financial-adviser conversation prepared.

Yes. We work with European investors and lifestyle buyers exploring Philippine real estate for diversification, retirement, or eventual relocation. We focus on the questions a Dutch buyer actually asks — foreign-ownership rules, currency risk, distance management, exit liquidity, and how a Philippine property sits alongside your existing portfolio. We do not provide investment advice; we explain the landscape so you can decide with your own advisers whether it fits your situation.

When the lead form ships, the flow is: we review your submission within one business day, confirm the basic qualification fits Ayala's process, and hand the qualified enquiry to Marc at ALISI. Marc reaches out to you directly to start the formal sales conversation; we step back at that point. We do not keep your details warm in our own pipeline and we do not follow up unless you ask us to. (Specific response-time SLA confirmed with Marc; updated here once finalised.)

The lead form is not yet shipped — until then, the same handoff principle applies via email.

Honest answer: no — and not because we do not want to talk, but because we built Mabuhay Property as a content-and-research operation rather than a sales pipeline. A handful of people answering ad-hoc phone calls is the model we wanted to avoid. It does not scale fairly, it tends to push buyers toward decisions before they are ready, and it favours whoever can argue best in real time rather than whoever has done the work to understand the market.

What we do instead: this FAQ covers most pre-qualification questions; our guides go deeper on financing, foreign ownership, brands, and the buying process; the journal is where the slower, more personal context lives (including Pa's research diary). If you have worked through that and still have specific questions, email us at info@mabuhayproperty.com — we read every message and respond. If you are ready to act, the lead form starts the formal process with ALISI; Marc at ALISI takes phone conversations from that point onwards.

We respect that not every buyer wants to work this way, and that some prefer a phone-first relationship — that is a legitimate preference, and Ayala's local channels (the London office for English-speaking enquiries, ALISI Manila directly for everyone else) operate that way. We are a different model for a different kind of buyer.