dr. yap

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SCURP 2015: A Basic Course in Urban and Regional Planning (ABC in URP)
Estate Planning and
Development
Prof. David Leonides T. Yap
9 March 2016
SCURP 2016
A BASIC COURSE IN URBAN AND REGIONAL PLANNING (ABC in URP)
Training and Extension Services Division
3/F Cariño Hall, School of Urban and Regional Planning
University of the Philippines - Diliman, Quezon City
7-11 March 2016

DEVELOPMENT ISSUES AND CONCERNS
Unabated Land Conversion
“Between 1988 to 2000, Region IV-A ranked first in the country in terms
of the number of applications for land use conversion. There were 753
applications. Of these, 696 were approved, covering land area of 14,422
hectares. For the same period, the area withdrawn from agriculture
jumped by 617 percent from 1,682 ha (before Project CALABARZON) to
about 10,378 ha (during Project CALABARZON). “
“Agricultural lands converted to residential, industrial and commercial
use was relatively high in the provinces of Batangas, Laguna, Rizal and
Cavite. For a span of fifteen years from 1984 to 1999, more than 12,000
hectares of agricultural lands were converted mostly for residential
purposes indicating a quickening pace of growth in the region’s urban
and industrial centers.”
Source: Destacamento, Louie. Conversion of Agriculture Lands: The Case of CALABARZON. Term Paper. October 2010.

OVERVIEW OF THE
PHILIPPINE REAL ESTATE
INDUSTRY

IMPACT
The Real Estate Industry:
An Invaluable Player in the Economy
• Contributes 4%-5% to GDP
• Multiplies every P1 spent on housing by P16.61
• Generates jobs for 8.3 persons for three weeks for every
house built
• Created more than 800,000 jobs in 2008 by constructing
about 113,000 houses under the government shelter
program
Source: Lecture of Ms. Tetchie P. Bauista, VP-CREBA, from Presidential Management Staff (PMS, Malacañang)

OPPORTUNITIES
Source: 2014 Philippine Population by Age Structure from www.indexmundi.com
Philippine Population
According to Age Structure
66.5 million
Working
Population
107.6+ Million
Population
Growing at the rate
of 1.9% every year
-
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
0-14 15-64 65 and above
Male
Female
4.9 million
Senior Citizen
Population
36.2 million
Young
Population

POPULATION GROWTH RATE BY REGION, 2010
Region Population Growth Rate
NCR 11,855,975 2.02
CAR 1,616,867 1.73
Region I 4,748,372 1.46
Region II 3,229,163 1.62
Region III 10,137,737 2.37
Region IV-A 12,609,803 3.49
Region IV-B 2,744,671 2.20
Region V 5,420,411 1.65
Region VI 7,102,438 1.38
Region VII 6,800,180 1.98
Region VIII 4,101,322 1.48
Region IX 3,407,353 2.03
Region X 4,297,323 2.14
Region XI 4,468,563 2.12
Region XII 4,109,571 2.72
ARMM 3,256,140 2.20
CARAGA 2,429,224 1.61
TOTAL 92,335,113 2.12
www.census.gov.ph

THE HOUSING BACKLOG
3.9 Million
Housing Units
(as of May 2014)
OPPORTUNITIES

Historical OFW Remittances
Year
Cash Remittances
(in Million $)
% Growth
2009 17,348 5.6%
2010 18,763 8.2%
2011 20,117 7.2%
2012 21,391 6.3%
2013 22,760 6.4%
2014 26,930 6.2%
Source: www.bsp.gov.ph

Source: Lecture of Ms. Tetchie P. Bauista, VP-CREBA
The “BABY BOOMERS”
Baby boomers are those born during a period of increased birthrates, particularly
applied to the post-World War II period, which is characterized by economic
upswing for most countries recuperating from the war.
Boomers:
born between
1945 and 1957
Shadow
Boomers:
born between
1958 and 1964
TODAY, the Baby Boomers aged 50-70 or above, command a very big market for
real estate for various purposes, including retirement, worldwide.
OPPORTUNITIES

 Retirement, Vacation & Lifestyle
 Health and Wellness
 Medical Tourism
 Call Centers
 Business Process Outsourcing (BPO)
SUNRISE INDUSTRIES
OPPORTUNITIES

Business Process Outsourcing
(O/O: Off-shoring, Outsourcing)
0
20
40
60
80
100
120
140
160
2001 2002 2003 2004 2005 2006 2007
Year
Rent(USD/sqm/year)
 Rents
– Rents in the Philippines are among the cheapest in East Asia. They continue
to recover to pre-Asian Financial Crisis levels due to restricted supply and
strong demand.
Estimated
6-8%
annual
growth
rate
OPPORTUNITIES

Source: Lecture of Ms. Tetchie P. Bauista, VP-CREBA, from Business Processing Association Philippines (BPA/P)
Business Process Outsourcing
 Demand
– Given its low rents, Manila will continue to be an attractive location for
business outsourcing companies and multinationals.
Estimated
6.5 million
square
meters of
office
space
nationwide
OPPORTUNITIES

Source: Lecture of Ms. Tetchie P. Bauista, VP-CREBA, from Jones Lang La Salle - Leechiu
Bonifacio Global City
2.1%
Ortigas CBD
25.2%
Makati CBD
49.6%
Alabang CBD
8%
Eastwood City
8%
Mandaluyong
4.4%
Others
2.7%
Office Market Overview - Current State
 Emergence of the Philippines as an
outsourcing destination boosted demand
for office space.
 Tight supply, coupled with strong demand
will continue to push rents and vacancy
rates up.
 However, demand for other office rentals
outside of the BPO industry is not growing
as fast.
 Developers have therefore considered the
ff alternatives to serve the BPO industry:
 Build-to-suit projects: Ayala Land open
to building new stand alone buildings
(e.g. People Support Center and
Convergys in Makati CBD, HSBC in
Bonifacio Global City and InfoNXX in
Sta. Rosa)
 Relocation to alternative sites outside
Metro Manila, closer to manpower
source and where rental rates are
more affordable.
Distribution of Key Office Locations
in Metro Manila
OPPORTUNITIES

Hotspots for Expansion
Iloilo City
Bacolod City
Cagayan de Oro City
Lipa City, Batangas
Naga & Legaspi City
Tacloban City
Subic
Growth Corridors
“Next-wave Cities for BPOs”
OPPORTUNITIES
Current Geographical
Spread
 Metro Manila CBD (Makati,
Ortigas, Alabang, Libis)
 Cebu City
 Clark, Pampanga
 Baguio City
 Dumaguete City
 Davao City
 Other parts of Metro Manila
(Pasay City, Novaliches,
Malabon)

TRANSPORTATION Infrastructure
AIR
NAIA can accommodate only 30-40 maximum arrivals and
departures in an hour. This is an opportunity for other
international airports to have more direct flights (by-
passing Manila).
New Iloilo Airport completed in June 2007.
New Bacolod Airport (Silay) completed in July 2007.
Busuanga Airport Completed in July 2008.
Laguindingan Airport opened in June 2013 (replaced CDO
Airport)
OPPORTUNITIES
Source: Felicisimo Pangilinan, DOTC. RTD on Transportation Infrastructure for national Development,
Competitiveness and Resiliency.

AIR (Planned Projects)
Bicol International Airport (PhP 4.7 B)
Mactan-Cebu International Airport (PhP 17.52B)
Puerto Princessa International Airport (US$ 102M)
New Bohol (Panglao) Airport (JY 13.348)
Upgrading of NAIA Terminal 1 (PhP 1.6B)
Upgrading and Rehabilitation of NAIA Terminal 3 (PhP1.8B)
OPPORTUNITIES

MANILA
PASACAO
SAN PACUAL
CLAVERIA
AROROY
CAWAYAN
DAAN BANTAYAN
BOGO
CEBU
JAGNA
CAGAYAN DE ORO
BALINGOAN
MAMBAJAO
BENONI
TUBIGON
BATANGAS
CALAPAN
ROXAS
CATICLAN
ILOILO BACOLOD
DUMAGUETE
DAPITAN
BULAN
PILAR
MASBATE
MARIPIPI
NAVAL
SAN RICARDO
LIPATA
DINGALAN
LUCENA
CAWIT
REAL
SIBUNAG UBAY
LIMASAWA
DAVAO
GUINSILIBAN
SIQUIJOR
MAASIN
To date, PPA has invested a
total of P10.5 billion for
the construction of new ports,
additional ramps and
passenger terminal buildings
since 2003 for the
development of the system

LAND
Railways
LRT Line-1 Extension to Cavite
LRT Line-2 Extension from Santolan to Masinag in
Antipolo
MRT Line-3 Capacity Expansion
MRT Line-7 San Jose del Monte to MRT-3 North Avenue.
Cebu Bus Rapid Transit System
Airport Express Rail Link (MNL-Clark)
Manila Bus Rapid Transit System
OPPORTUNITIES

Source: Lecture of Ms. Tetchie P. Bauista, VP-CREBA, from Dr. Ramon M. Quesada, Univ. of Asia and the Pacific,
May 2008
LAND
Highways
 Daang Hari or the Las Pinas-Muntinlupa-Laguna-Cavite
Link Road (LPMLC Road)
 TPLEx – Tarlac-Pangasinan-La Union Expressway
 STAR – Southern Tagalog Arterial Road
 Bulacan-Rizal-Manila-Cavite (C-6)
 Laguna Lakeshore Expressway Dike
OPPORTUNITIES

OPPORTUNITIES OUTSIDE
METRO MANILA
Traditional Regional Centers
1 Metro Manila
2 Cebu City
3 Davao City
4 Legazpi City
5 Bacolod City
6 Iloilo City
7 Cagayan de Oro City
OPPORTUNITIES

Source: Lecture of Ms. Tetchie P. Bauista, VP-CREBA, from CONCEP Inc.
Emerging Metro Areas
Fastest Growing Metro Areas (Top 16)
1. Metro Vigan
2. Metro Angeles
3. Metro Cabanatuan
4. Metro San Jose
5. Metro Central Bulacan
6. Metro East Bulacan
7. Metro Malolos
8. Metro Rizal
9. Cavite Central
10. Laguna West Metro
11. Metro Cebu
12. Metro Dumaguete
13. Metro General Santos
14. Metro Zamboanga
15. Malaybalay-Valencia Growth Area
16. Metro Davao
OPPORTUNITIES

OPPORTUNITIES IN TOURISM
Visitor arrivals to the Philippines 2006-2010
 Visitor arrivals in 2010
increased by 16.7% vis-a-vis
2009 level:
- East Asia = 44.4% ( 1.2 M)
- Europe = 10%
- ASEAN = 8.4%
OPPORTUNITIES

Top investors/markets, 2009-2010
 Korea rebounded as the country’s
top source market in 2010 with hefty
48.7% growth in visitor volume
 Japan posted a remarkable 10.3%
increase in arrivals after
experiencing a decline in the past
three years
 China and Hongkong registered
positive growth of 20% and 8.9%
respectively despite the impact of
August incident
 Taiwan and Australia continued to
show robust growth in visitors at
39% and 11%, respectively
 New growth markets: India and
Russia registered 5% and 33%
increases in arrivals
OPPORTUNITIES

OPPORTUNITIES IN TOURISM
Domestic Tourism Market
 25.7 M Filipino
Travelers in 2012
 Top Destinations are:
Metro Manila, Camarines Sur,
Cebu, Davao City, Cagayan
Valley, Baguio, Boracay,
Zambales, P.Princesa, Bohol,
Negros Or., Camiguin, Ilocos
Norte
32.1 M Filipinos travelers expected in 2016
OPPORTUNITIES

OPPORTUNITIES

EXAMPLES OF ESTATES

TOURISM ESTATES
R.A. 9593 – National Tourism Act of 2009
 Created the Tourism Infrastructure and Enterprise Zone
Authority (TIEZA).
 The TIEZA shall ensure that TEZs will not proliferate in a
manner that diminishes their strategic economic and
developmental value to the national economy.
 TIEZA shall encourage the dispersal of economic
activities in the countryside, particularly in the least
developed areas identified in the annual Investment
Priorities Plan (IPP).
Source: GUIDELINES FOR THE DESIGNATION AND SUPERVISION OF TOURISM ENTERPRISE ZONES AND THE ADMINSITRATIN
OF INCENTIVES UNDER R.A. 9593

TOURISM ESTATES
Source: National Tourism Development Plan

TOURISM ESTATES
Source: GUIDELINES FOR THE DESIGNATION AND SUPERVISION OF TOURISM ENTERPRISE ZONES AND THE ADMINSITRATION
Tourism Enterprise Zones (TEZs)
Cultural Heritage Tourism Zone – areas that will allow the tourist to
experience the places, artifacts and activities that authentically represent
the stories of the people living in the area, past or present.
 Cultural landscapes;
 Historic sites, areas and precincts;
 Ruins, archaeological and maritime sites;
 Sites associated with industrial, scientific and agricultural heritage;
 Collections that house or collectively promote objects of heritage
significance;
 Historic places and areas, including villages, small towns, cities and parts
of larger urban areas with significant cultural and heritage assets;
 Museums, Art Galleries, Cultural Centers, Arts & Crafts Shops, and
Antique Shops, and Cultural Sites.

TOURISM ESTATES
Health and Wellness Tourism Zone – areas that will allow visitors to avail
of quality but affordable mainstream, traditional, or alternative
healthcare services for treatment of illnesses and health problems in
order to maintain one’s health and well-being.
 Medical and Allied Services;
 Spas;
 Health Farms;
 Counselling and Rehabilitation Services; and
 Traditional Filipino Touch Therapy

TOURISM ESTATES
Eco-Tourism Zone - areas that will allow visitors to experience a form of
sustainable tourism within a given natural and/or cultural area where
community participation, conservation and management of biodiversity,
respect for culture and indigenous knowledge systems and practices,
environmental education and ethics as well as economic benefits are
fostered and pursued for the enrichment of host communities and
satisfaction of visitors.
 Sites of scenic natural or rural beauty;
 Areas for observing wildlife;
 Areas for low impact activities such as camping, trekking, climbing,
spelunking, diving, surfing, and other similar activities; and
 Sites for observing and interacting with traditional or indigenous
practices in relation to the environment

TOURISM ESTATES
General Leisure Tourism Zone – areas that may offer recreational
facilities that will have high visitor density.
 Golf Parks/Resorts
 Theme Parks and Amusement Centers
 Convention and Meeting Centers
 Sports Complexes/Resorts
 Event Centers/Resorts
 Department Stores/Restaurants/Shops
 Zoos

TOURISM ESTATES
Mixed Use Tourism Zone – areas that will allow a combination of some
or all of the features of the aforementioned zones within one area.
Retirement communities and facilities duly accredited by the Philippine
Retirement Authority may be located in General Leisure Tourism Zones,
Health and Wellness Tourism Zones and Mixed-used Tourism Zones.

ECONOMIC ZONES
R.A. 7916 – Special Economic Zone Act of 1995
Source: Philippine Economic Zone Authority Website
SEC. 2. Declaration of Policy
… The government shall actively encourage, promote, induce and
accelerate a sound and balanced industrial, economic and social
development of the country in order to provide jobs to the
people specially those in the rural areas, increase their
productivity and their individual and family income, and thereby
improve the level and quality of their living condition through
the establishment, among others, of special economic zones in
suitable and strategic locations in the country and through
measures that shall effectively attract legitimate and productive
foreign investments.

INDUSTRIAL ESTATES
68
216
21
19
(as of March 31, 2015)Legend (as of May 31, 2015):
Manufacturing Economic Zones 68
Information Technology Parks/Centers 216
Agro-Industrial Economic Zones 21
Tourism Economic Zones 19
Medical Tourism Zone 2
326 OPERATING ECONOMIC ZONES

ECONOMIC ZONES
Export Manufacturing - manufacturing, assembly or processing
activity resulting in the exportation of at least 70% of
production. (“Manufacturing / Processing” shall mean the
process by which raw materials or semi-finished materials are
converted into a new product through a change in their physical,
mechanical or electro-magnetic characteristics and/or chemical
properties. “Assembly” shall mean the process by which semi-
finished parts or materials are put together or combined to form
a distinct product without substantially changing its physical or
mechanical characteristics or electro-magnetic and/or chemical
properties.) Eligible firms shall qualify for registration as
“Economic Zone Export Manufacturing Enterprise.”

ECONOMIC ZONES
IT (Information Technology) Service Export - IT service activities,
of which 70% of total revenues is derived from clients
abroad. (“IT Service Activities” are activities which involve the
use of any IT software and/or system for value addition). Among
the IT Service activities eligible for incentives are: IT-enabled
services such as business process outsourcing, call centers, data
encoding, transcribing and processing, etc.; software
development and application, including programming and
adaptation of system software and middleware; for business,
media, e-commerce, education, entertainment, etc.; content
development for multi-media or internet purposes; and others.
Eligible firms shall qualify for registration as “IT Enterprise.”

ECONOMIC ZONES
Tourism – establishment and operation within PEZA Tourism
Special Economic Zones of sports and recreation centers,
accommodation, convention, and cultural facilities and their
special interest attraction activities / establishments, with
foreign tourists as primary clientele. Eligible firms shall qualify
for registration as “Tourism Economic Zone Locator Enterprise.”

ECONOMIC ZONES
Medical Tourism – medical health services, endorsed by the
Department of Health, with foreign patients as primary
clientele. Eligible firms shall qualify for registration as “Medical
Tourism Enterprise” in a Medical Tourism Special Economic Zone
Park or Center.

ECONOMIC ZONES
Agro-industrial Export Manufacturing – processing and or
manufacturing of agricultural products resulting in the
exportation of its production. (“Processing” shall mean the
conversion of any agricultural and marine products from its raw
state into intermediate or final product which undergo physical
and/or chemical change through mechanical and/or chemical
process.) Eligible firms shall qualify for registration as “Agro-
Industrial Economic Zone Export Enterprise.”

ECONOMIC ZONES
Agro-industrial Bio-Fuel Manufacturing – specialized
manufacturing of agricultural crops and eventual commercial
processing which shall result in the production of clean energy
such as bio-fuels and the like. Eligible firms shall qualify for
registration as “Agro-Industrial Economic Zone Enterprise.”

HOUSING ESTATES
 Post WWII housing programs by the National Government,
e.g. Projects 1-8 in Quezon City (c. 1950-1960). SD and
duplexes.
 Housing program under Pres. Marcos (1960-1970), SD (3-BR
& 2-BR), BLISS (Walk-up Apartments), Tenement Housing.
 Planned Unit Development (PUDs) (1975-present),
Townhouses,
 Late-1980s – Residential Resorts (Tagaytay Highlands,
Punta del Fuego)
 1990s – MXDs, Fort Bonifacio, Office Condominiums,
Residential Condominiums, Rowhouses.
 2000s – Master planned communities that mix business,
leisure and residential development emphasizing
“closeness to nature” or green development parameters.
DEVELOPMENT TRENDS

HOUSING ESTATES
SOCIALIZED HOUSING
 Section 18 of RA 7279 or the Urban Development and
Housing Act (UDHA) requires developers to develop a 20%
socialized housing component per project
– Alternative Modes of Compliance by HLURB
– Tax Holidays and Other Incentives

TAXATION ON REAL ESTATE
 BIR Revenue Regulation 16-2011
increases the amount of threshold
amounts for VAT-exempt transactions
due to inflationary pressures and the
continued price increases of
construction materials
 The limits are now up to Php1,915,500
for lots only and up to Php3,199,200
for houses and lots.
 Former threshold was at Php1.5M for
lots only and Php2.5M for houses and
lots.
 Effective January 1, 2012.
HOUSING ESTATES

Funding
 Pag-ibig continues to be the lead funder of housing
programs, with the mandatory membership recently
implemented to extend coverage & benefits. This will also
increase the funds to housing.
 SSS & GSIS are also being encouraged to extend housing
loans thru the Pag-ibig fund.
 The banking & other financial institutions are awash with
cash & have shown renewed interest in participating in
housing by extending attractive loan packages with low
interest rates.
HOUSING ESTATES

Opportunities in End-user Financing thru
Pag-IBIG Fund
Pagtutulungan
para sa kinabukasan…
Ikaw,
Bangko,
Industriya at
Gobyerno
Loan Package
Interest
Rate
Up to P400T 6%
Over P400T – P750T 7%
Over P750T – P1.0M 8.5%
Over P1.0M – P1.250M 9.5%
Over P1.250M – P2.0M 10.5%
Over P2.0M – P3.0M 11.5%
HOUSING ESTATES

GOVERNMENT INITIATIVES
AND ACTION AREAS

INITIATIVES
INITIATIVES
 The basic infrastructure of the national shelter
program is being reviewed and updated by the
present administration in collaboration with the
private sector to make housing production
attractive to investors and developers; and
acceptable and affordable to the end-users.

AREAS FOR CONSIDERATION
Key Areas to Consider
 Governance – Need for the Dept. of Housing &
Urban Development (DHUD)
 Land Access & Titling – National Land Use Act
and Land Registration Authority
 Standards & Regulations – HLURB & LGU
 Incentives & Taxation - BIR
 Funding – Pag-ibig, Banking & Financing
Institutions

The Need for the Dept. of Housing
 At present, the housing sector is being managed by
HUDCC which is a mere coordinating agency under
the Office of the President. The key Shelter
agencies under it are independently operating and
are governed by their own by-laws.
 The industry is pursuing the passage of the Dept of
Housing & Urban Devt. (DHUD) to give the sector its
needed and rightly place in national governance.

Land Access
 Land Access: The National Land Use Act will define the best use of
land to address the multi-faceted demand for food, shelter, eco-
balance, commerce & industry, etc.
 Land Titling System: There is urgent need for the Philippines to
modernize our land titling system in order to provide title security
and encourage development. LRA has recently launched its initial
title computerization program that allows access to title
processing tracking updates through the internet. Simplified forms
of the TCT will soon be introduced to lessen typographical/ human
errors on the preparation of titles as well as in providing the
necessary control and security to address issues on fake &
defective titles. The new forms will also provide information on
land characteristics like topography, earthquake, erosion, etc.

LU PLANNING & LAND REGISTRATION
 Land use planning must
operate in conjunction with a
proper land registration
system, since it involves
measures that create new
subdivisions of land and new
patterns of land use. Failure to
identify existing patterns and
rights of ownership frequently
leads to delays or even failure
in development programmes,
especially in urban areas.
Source: Spatial Planning: Key Instrument for Development and Effective Governance with Special Reference to Countries in
Transition. Economic Commission for Europe. United Nations, New York and Geneva, 2008.

Land Value
Valuation, Taxation,
Fiscal means
Collateral and Tax Basis
Financial Services & Public
Services
CADASTRAL
SYSTEMS
Land Use
Planning Control
Environmental Means
Land Development
Resource Management
Environmental
Sustainability
Social Stability, Economic
Growth, Efficient Land
Markets, Security of
Tenure and Investments
Land Tenure
Land Rights & Legal
Means
Cadastral
System
Source: Adlington, Gavin, et.al. Land Administration and Management Projects (LAMP) in the Europe and Central Asia
Regions (ECA). Experiences, Lessons Learnt and the Future Agenda. February 2009.

LRA Land Titling Computerization Project
 Enhancing the integrity of the
Torrens System with information
technology as a strategy
 A query on the status of a land
title can be made anywhere,
anytime from any of the various
Registries of Deeds nationwide
 To shift from largely paper-based
to a largely paperless system
thereby securing tighter control
over land titles
 To hasten the turn around time in
the generation and issuance of
land titles

BALANCING LAND USES
 The often conflicting issues of food
security, environmental protection,
agrarian reform, urban land reform,
agricultural development, industrial
development, and the like – have
already been addressed by the
legislature under various existing laws.
 There is no dearth of laws to regulate
and optimize land use. All that is
necessary is simply the proper
application and implementation of
these existing laws.

FOREIGN OWNERSHIP OF LAND IN THE PHILIPPINES
 The Constitution provides 100% land ownership to Filipinos and
allows only 40% to foreigners.
 Foreigners can own condominium units in the Philippines
provided that the land where the condo is located belongs to a
corporation with 60% Filipino ownership
 Foreigners may lease lands in the Philippines for a maximum
period of 50 years, renewable for another 25 years provided
that land is used for industrial purposes such as manufacturing
plants, industrial and I.T. parks, tourism projects, and agro-
industrial enterprises.
 Under RA 9225 of 2003, Dual Citizens are allowed to acquire a
maximum of 5,000 square meters of urban land or 3 hectares of
agricultural land anywhere in the Philippines

There is a global trend to allow
land ownership by foreigners under well
defined conditions.
There are proponents of this law in the belief
that such progressive direction will bring in
investments and hasten development.
Land, after all, can not be taken away
from the Philippines,
but its use and development
will benefit the economy.

INITIATIVES
Standards & Regulations
 HLURB has been holding consultation meetings to
update & upgrade standards on mass housing. In-
city MRB’s are being looked into in response to
traffic, quality of life & environmental concerns.
 New modes of compliance to Section 18 of UDHA
will be introduced to ensure actual delivery of new
units for socialized housing. The active role of the
LGU is being emphasized to ensure compliance.

INITIATIVES
Incentives & Taxation
 Existing incentives are being reviewed to further
encourage participation in the shelter program and
to lower cost.
 Real Estate & Housing continue to be included in
the Investment Priority Programs (IPP) of BOI, PEZA
& TIEZA.
 Socialized housing enjoys tax exemption by BIR.

DEVELOPMENT ISSUES
AND CONCERNS

TOTAL LAND
PUBLIC DOMAIN
RESERVED FOR
GOV’T./PUBLIC USE
UNAPPROPRIATED
LANDS
NON-DISPOSABLE
& NON-ALIENABLE
NATIONAL PARKS MINERAL LANDS FOREST LANDS
DISPOSABLE &
ALIENABLE
AGRICULTURAL
LANDS
AGRICULTURE INSTITUTIONAL RESIDENTIAL EDUCATIONAL COMMERCIAL TOWN SITE INDUSTRIAL
PRIVATE LANDS
PRIVATELY OWNED,
BUT SUBJECT TO
EMINENT DOMAIN
HELD BY STATE AS
PRIVATE ENTITY
1987 LAND
CLASSIFICATION
SYSTEM

Land reclassification shall be limited to a maximum of the
percentage of the total agricultural land of a city or
municipality at the time of the passage of the ordinance
as follows:
(1) For highly urbanized and independent component
cities, fifteen percent (15%);
(2) For component cities and first to third class
municipalities, ten percent (10%); and
(3) For fourth to sixth class municipalities, five percent
(5%).

 Conversion of Agricultural Lands – Food Security
 Encroachment into Protected Forests
 Urban sprawl
 Occupation of danger zones
 In urban centers, uncontrolled estate development may
lead to gentrification, proliferation of informal
settlements, etc.
 Climate Change and exposure to Disasters.
 Limited/declining resources such as water and electricity.
 Worsening traffic and lack of transportation
infrastructure.
 Areas where carrying capacity will be or has been
exceeded.
 Decreasing supply of buildable land.

Source: Marife Magno-Ballesteros. Land Use
Planning in Metro Manila and the Urban Fringe:
Implications on the Land and Real Estate Market,
PIDS Discussion Paper Series 2000-20 in Real Estate
Monitor, Econotec, Inc. 1990.
Metro Manila Growth Pattern

Greater Capital Region
(GCR): NCR or Metro
Manila, Region III and
Region IV-A.
Mega Manila: Metro
Manila, Bulacan, Rizal,
Cavite and Laguna.
Metro Manila: 16 cities and
1 municipality.
Source: Roadmap for Transport Infrastructure Development for Metro Manila and its Surrounding Areas. Draft Final
Report., January 2014. ALMEC Corporation.

Source: Roadmap for Transport Infrastructure Development for Metro Manila and its Surrounding Areas. Draft Final
Report., January 2014. ALMEC Corporation.

CORRUPTION AND THE INEFFICIENCY OF
GOVT BUREAUCRACY
 Corruption increases cost of production by as much as 30%
which is then passed on to the buyers, resulting in higher
prices and affecting affordability.
 Most LGUs and regulatory agencies are not properly
oriented and trained to implement real estate and other
development programs.
 Interpretation of laws & regulations vary depending on
"arrangements" and "understandings", which become the
basis of approval and how fast such processing will be
done.

END OF PRESENTATION
THANK YOU

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