Casa San Miguel FAQ’s

Frequently Asked Questions

What is the exact address of Casa San Miguel?

The address is at Lot 2 Interior N. Cruz, Brgy San Miguel, Pasig City

Where can a buyer visit your model units?

A Model unit is displayed at the project site.

What are the Model Units offered?

There is only one Model Unit for a 1-BR mezzanine but should a buyer require an additional bedroom, the buyer has the option to request to make additional partition either at the lower level or at the mezzanine level. Another option is to get two (2) adjacent units.

What facilities/services can I expect at Casa San Miguel?

Condominium Features

Ample open space

6-meter road, avenue for jogging and biking

Water supply from Manila Waters

Secured perimeter fence

24-hour security post with roving guards

Amenities

Children’s Playground

Roof deck Multi-purpose open courts

Garden Pavilion

Condominium

An option to be fully finished/furnished unit

Individual water and electric meter

Provision for air-conditioning units

Provision for telephone, cable and internet

Overhead water tank and cistern

When is the completion of Casa San Miguel?

Building 1 is expected to be delivered June 2010

Building 2 is expected to be delivered Dec 2010

What finishing are included?

Painted concrete finish for ceiling, dining and bedroom

Painted interior walls

Vinyl flooring for living, dining and kitchen

Vinyl flooring for bedroom

Ceramic tile flooring in toilet and shower

Ceramic tile shower wall, 0.90 m high

Wash basin, water closet, shower head

Provision for 1 air-conditioning unit

Steel Casement window with clear glass

Kitchen counter with Stainless Steel Sink

(The building units could be delivered fully fitted and fully furnished as options to the buyer as follows)

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How much is the Reservation Fee?

P25,000.00 reservation fee, forms part of the Total Contract Price but is non-refundable.

What are other fees aside from the Purchase Price? When will this be paid?

Fees to be paid before turn-over of unit

Monthly and Annual Fees and Charges

Property management/association dues are at Php20.00/sq meter/month

Water dues at Php30-Php40 per cu. M.

What are the fees for loan application?

Fees to be paid for loan application

a. Pag-IBIG/Bank processing fee P3,000.00

b. Annotation Fee (1.5% of loan amount) P

c. Facilitation fee

For Bank

For Pag-IBIG (0.5% of loan amount)

d. Pag-IBIG 2-year contribution (depends on loan payment)

Monthly/Annual Fees to be paid while under installment/financing

a. Monthly MRI* P300-P600

b. Monthly Fire Insurance** P100-P200

c. Pag-IBIG upgraded monthly contribution P200-P500

How much is the total equity before moving in? How will this be paid?

You must pay your total equity of 30% of the total contract price before moving in.

Is there a discount if equity is fully paid on spot? How much?

Yes, we give discounts of up to 7% of total contract price. In addition, you receive priority in housing allocation

Is there a discount if the Purchase Price is fully paid on spot? How much?

Yes, we give discounts of up to 7% of total contract price. In addition, you receive priority in housing allocation

Do you offer in-house financing? At what rate? Maximum years?

Yes, but presently we only offer in-house financing  good up to one year. For anything over, we offer Pag-Ibig or bank financing.

How should payments be made?

Payments should be made directly through authorized representatives at Good Luck House offices.

What are the requirements?

General Requirements

Buyer’s Information Sheet

Reservation Agreement (Signed by Spouse if Married)

Reservation Fee

Photocopy of Company ID, Passport or Driver’s License with picture and signature

Photocopy of valid Passport with signature (including pages of arrival and departure)

Three months latest Proof of Billing Statement (i.e. credit cards/ mobile phone/ Meralco/ water/ telephone) with proof of payment

3 pcs 1×1 ID pictures. If married, include 2 pcs 1×1 ID picture of spouse

Marriage Certificate/Birth Certificate

PDCs for all payments including move-in fees and loan application fees

Requirements for Financing

Bank Statement with latest 6 months transaction

Latest Income Tax Returns (ITRs) with W-2 and Tax Receipts payment is required before loan application

Signed loan documents is required before loan application

Additional Requirements for Financing

Employed

One (1) month latest Pay Slip

Certificate of Employment and Compensation (CEC) itemized to indicate length of service, position and annual salary duly certified by the employer

OFW

Proof of remittances/allotment with any local bank

Employment Contract or Certificate of Employment and Compensation duly certified by the employer

Special Power of Attorney (Notarized/Consularized)

Valid ID of Attorney-in-Fact with picture and signature. Valid Residence Certificate or Cedula of Attorney- in-Fact will be required before loan application

Self Employed

2 years Audited Financial Statement

Valid DTI/SEC Registration

Valid Mayor’s Permit/Business Permit

Pag-IBIG

Updated Employee Statement of Accumulated Value (ESAV) POP Passbook (at least 24 months)

Acknowledgement of MSVS Counseling/Approved MSVS

Can a buyer alter his/her unit?

Yes, after turn over. Units are expandable. Alterations will be subject to GLHI approval.

Can a buyer install an air conditioning unit? What are the requirements?

Yes, after securing clearance from the administration office.

Can a buyer purchase a unit with furniture and appliances?

Yes, the buyer has the option to choose the package.

Can a buyer purchase a unit and construct a connecting door?

Yes.

Upon move-in, is there a warranty for structure? How long?

15 years.

Is there a warranty for accessories? How long?

30 days upon turn-over.

(FOR HDMF/BANK FINANCING) In case that the equity has been fully paid and the loan is not yet taken out, is the buyer obliged to continue paying the monthly installment?

Yes, the buyer has to continue paying the monthly installment until such time that there is an actual loan takeout.

Will there be a grace period for the payment in case of default?

30 days

Residencia Isabel FAQ’s

Frequently Asked Questions
I. CONSTRUCTION MILESTONES

1. When was the groundbreaking of the building/condominium? When did you start construction?

Groundbreaking was on May 13, 2005. Construction will start immediately after groundbreaking.

Target Date of Completion is October 2009.

II. IMAGE/ IDENTITY

1. Who are the owners and developers of Residencia Isabel? Under what name do we issue checks?

JTB Dev. Co. Inc is the owner and developer of Residencia Isabel. Checks should be payable to JTB Development Co. Inc.
2. Who is JTBAI?

J.T. Beldia & Associates Inc. (JTBAI) – Architects, Engineers and Designers of Residencia Isabel. JTBAI is a medium-sized Filipino architectural firm founded in April 1978 by Arch. Jose Thomas Beldia. Its years of work experience features various projects, including a shopping mall in China, medium- and high-rise residential condominiums, industrial projects, golf courses, clubhouses and institutional projects. JTBAI’s dedication to research for technological ideas in the building industry has eventually led to the development of various building systems and methodologies that produce affordable development costs without compromising structural integrity and safety.
3. Who is JTB Dev. Co. Inc.?

JTB Development Co. Inc. is a corporation purposely set up by the people behind JTBAI to conduct research and development work on building technology. It shares JTBAI’s goal of streamlining costs while still accomplishing the architectural planning and design objectives of each project, and expressing a statement that is uniquely its own.
4. Who is RGV Real Estate Center, Inc?
RGV is our major marketing arm as of January 2009. We currently have real estate brokers and salespeople from other companies working on the project as well.
5. How is Residencia Isabel different from other condominium projects, especially ones located within the Pasig/Ortigas?

The difference lies mainly in the following:
5.1 Maximum use of space – Even the smallest of spaces is planned and organized efficiently so that nothing is wasted. Condo-dwellers get the most from a design that utilizes every inch of space available. The higher ceiling height achieves a sense of openness lacking in most condominiums, and allows for the addition of bed-lofts. Both horizontal and vertical space is maximized.
5.2 The energy-efficient planning setup creates very low heat gain rate on its walls, and thereby increasing the air-conditioning cooling efficiency during the summer months.
5.3 Natural light and ventilation are maximized in the planning and design layout.
5.4 The innovative electro-mechanical systems layout results in maximum usage and low maintenance cost.
5.5 The plumbing system is leak-resistant, and there is easy maintenance access to all electro-mechanical works.
5.6 The use of composite poured-in-place reinforced concrete thin-wall system makes the exterior walls resistant to leak and moisture and the interior walls acoustically efficient.
5.7 The low-density condo-set of a maximum of 66 units maintains a more peaceful environment within the already secure subdivision of Kapitolyo.
5.8 Residencia Isabel’s medium-rise plan of a maximum of ten storeys provides utmost safety and allows for a high comfort zone during seismic activity or tremor where most high rise buildings have an average sway coefficient of 12” wide.
5.9 The offered price includes interior work finishes (such as floor, walls, ceiling, cabinetries, closets and toilet fixtures).
5.10 Buyers have the option of having their units furnished (including furniture, lighting fixtures and air-conditioning system) at a price much lower compared to current market prices.
6. What is the density of Residencia Isabel?

6.1 Residencia Isabel has a building floor area (excluding penthouse units & JTB offices) of 3,519.83 square meters, and a total developed floor area of the project is 5,000 square meters.
6.2 The project occupies a 308 square meter lot.
6.3 The entire development will approximately have a floor area ratio (FAR) of 16.
III. BUILDING AND UNIT DETAILS (Finishes, Materials, etc.)

1. What items in each of the units will be included upon turnover? (*based on the perspectives shown/scaled model displayed or model units –if there are any) Which ones are not included/ were just added for presentation purposes?

The following is a list of the items included in the units:
§ PVC pressed tile floor finish
§ Complete toilet and bath (T&B) fixtures and accessories
§ Ceiling and cornice/trimmings
§ Doors and door jamb casing
§ Window jamb casing
§ Completely dressed up bed-loft stairs, closets and cabinets
§ Bed-loft frames, floor finishes and accessories
§ Kitchen tiled counter w/ stainless steel sink, counter cabinet and overhead cabinet
§ Aluminum sliding windows/doors
§ Balcony railing and drying lines
§ Shower hanger/enclosure
§ Electrical wiring devices and accessories like switches, convenience outlets, etc. (all by National or equivalent)
§ Vertical exhaust shaft for kitchen and toilet exhaust duct system
§ Telephone lines/outlets and cable TV/internet cabling systems
§ Guest intercom/ annunciator
§ Individual metering for electricity
§ Sub-metering for water
§ Power provision for washer/dryer
§ Built-in piping for hot water lines for kitchen and T&B with power outlet provision for an electric water heater
§ Aluminum insect screens on all windows and doors facing balcony side
§ All balconies shall be provided with foldable/removable wooden floor decking system
2. What are the differences between the 1- and 2-Bedroom units?

The basic differences are unit sizes (floor areas), number of T&B and bedrooms.

The floor area of studio units ranges from 20.00 square meters to 23.24 square meters; one-bedroom units from 38.08 square meters to 41.39 square meters; and two-bedroom are all 58.69 square meters.
3. How many floors?

Six (6) residential floors initially and up to eight (8) residential floors including the two-level penthouse when fully completed.
4. How many units per floor?

2F to 4F level = 14 Studio units per floor
5F to 7F level = 4 One-Bedroom units & 2 Two-Bedroom units per floor
5. What is the ceiling height?

Floor to floor height = 3.60 meters
Floor to loft height = 1.90 meters
Loft to ceiling height = 1.50 meters
Clear ceiling height for all units = 3.40 meters
6. What is the hallway width?

Hallway clear width = 1.20 meters
IV. PARKING

1. Where will our guests park or get dropped off and how will they locate/ access my unit?

· Guests may be dropped off in front of the two off-street parking areas at the ground floor, with access to the ground floor plaza.
· Reception/entrance lobby and concierge are also located at the ground floor plaza adjacent to the elevator lobby and the main stairs.
· Guests may park in the slots allocated for visitors on each parking level.
· Aside from the digitized/card-access security door system on all elevator lobbies, CCTV monitors provide added security in all floor levels.
2. Did you allocate enough parking slots for all units?

Yes. 50 car slots* on a 66-unit residential condominium exceed the minimum number of residential condominium parking slots required by the law.
*For appurtenant parking allocation, see parking slot allocation directory
3. Can I buy additional parking slots? How much per slot?

Additional parking slots may be bought only after parking allocations of each residential unit are served.
4. Where exactly will my parking slot/s be located?

Refer to parking slot allocation directory. The parking layout can be shown to clients who wish to know the exact location of their parking slot/s.
V. ACCESS/ LOCATION

1. Considering that East Capitol Drive is a main road, will there be traffic going to and from the Condominium?

No. The main roads of Kapitolyo are generally low-traffic zones. Instances of heavy traffic will already depend on traffic situations on the streets outside of Kapitolyo. Also, Barangay Kapitolyo has recently just implemented identification checking at the main gates to monitor all vehicles entering and exiting the subdivision. Public utility vehicles without stickers are no longer free to pass through the main roads, limiting the use of these roads for mostly residents.
2. Is there public transportation within Kapitolyo?

Yes. There are tricycles going to and from Shaw Boulevard and Edsa Central (Pioneer/Unilab). Commuters can reach the MRT station at Shangri-La within minutes from Shaw Boulevard.
3. What about the noise and pollution from tricycles/vehicles passing by East Capitol Drive and nearby roads? Will we hear the noise from our units? Did you take measures to reduce the noise?

Noise pollution will be reduced to almost 0 decibel through the use of sound buffers on all light/vent wells and balconies. The ground level plaza’s open plan will allow the sound accumulation at ground level to be diffused rapidly.
4. How far is Residencia Isabel from Ortigas center? From nearby malls, such as Robinson’s Galleria, Shangri-La, Megamall/Podium.

Residencia Isabel is just 1,250 meters away from Shangri-La Mall and 1,500 meters from Megamall. Residents will find that this is fairly just walking distance. Robinson’s Galleria is 2,000 meters away from Residencia Isabel.
5. Where exactly is Residencia Isabel?

Residencia Isabel is located at 61 East Capitol Drive, Brgy. Kapitolyo, Pasig City. Kapitolyo is a subdivision surrounded by the Ortigas Business Center on the east, Fort Bonifacio CBD on the west, Mandaluyong on the North, and Pasig City Proper on the South. Major landmarks include the Pioneer Supermarket at the corner of East Capitol drive and Pioneer Street, and the Pasig Capitol Building in front of the main gate and Rotunda along Shaw Boulevard. The Main gate sits between a Petron gas station and BPI.
6. How do I access C-5? EDSA? The MRT?

Access in and out of Kapitolyo is through the following gates:
§ West Capitol Drive Gate (main gate)
§ Pioneer Gate
§ Sta. Monica/Pioneer Gate
§ Sta. Lucia Gate to Pineda – out to C-5
§ San Ignacio to Capitol 8 – also to C-5
Access to EDSA is either through the Pioneer Gate straight out to Edsa Central through United Street or through the main gate at West Capitol Drive through Shaw Boulevard. The nearest MRT station is the Shaw Boulevard Station at the corner of the Shangri-La Mall.
VI. VIEWS

1. What are the developments (existing and future) across and surrounding Residencia Isabel? Will there be noise/pollution? Are/will they be unsightly?

At present, Barangay Kapitolyo is mostly made up of residential areas. It is generally quiet. Air pollution from vehicles passing by is extremely minimal and non-hazardous. As for future developments, the area has a potential to become the next hub of the Ortigas CBD should sustainable developments be allowed and maintained. Residencia Isabel is located along a loop formed by main roads East and West Capitol Drive, adding to a potential future building landscape comparable to Eastwood City development.
2. What are the views that I will see from my unit? Which units will have the best views?

South-West – Fort and Makati Skyline
North-West – Makati and Mandaluyong
North-East – Ortigas and Mandaluyong
South-West – Ortigas and Fort

Different units offer many pleasant views, and it depends on which part of the city you’d like to see from your unit. Sunsets over the Makati area are always a lovely sight, while sunrise over the Mandaluyong area offers a refreshing and energizing view as well.
VII. CONDOMINIUM RULES/ ASSOCIATION

1. Are there association dues? How much will you charge for association dues?

Yes. To be determined.
2. Are there restrictions on the unit? How about the use of amenities?

2.1 Strictly residential use of units from 2F to Penthouse
2.2 Residents may use the following amenities:
§ Roof Deck Garden
§ Chapel
§ As residents of Barangay Kapitolyo, condominium owners are entitled to use the Kapitolyo Clubhouse. The clubhouse is only 250 meters away from the condominium.
3. Who will maintain the building? (Can we be assured of clean/well-maintained areas/ surroundings?)

There will be a building management and maintenance department to take care of daily operations and maintenance of the condominium. Residents are guaranteed clean facilities and surroundings.
4. Can we bring in pets?

Yes, friendly pets limited to dogs are allowed in the condominium.
5. Are we allowed to make use of the penthouse floor? (For parties/functions, etc.)

No. The condominium emphasizes its desire for a peaceful and quiet environment, therefore parties and loud events of any sort shall not be allowed in the penthouse/garden deck. This area will strictly be for lounging and meditation purposes.
VIII. UTILITIES/ SERVICES

1. What are the available utilities when we move in – phone, cable, electricity, water, etc.?

· Electricity (110/ 220)
· Water
· Phone lines (with provision for cable tv and internet service – cabling)
· Hot/cold water source
2. What services will be offered to residents (24-hour security, laundry, housekeeping, etc.)

· 24-hour security
· Laundry/housekeeping (chambermaid services) may be offered in the future.*
*To be determined.
IX. AMENITIES/ BUILDING FACILITIES

1. Are there restrictions on the use of amenities? What amenities can we use?

See section VII item 2.2
2. Are there enough elevators? Where are the entry points?

Yes. The condominium has one (1) 13-passenger elevator which will efficiently serve all floors of the condominium. Parking levels will also have one (1) 6-passenger elevator. There is one main lobby entrance/exit (allowing for better security) located in front of the building, and two staircases (1 main staircase, 1 fire stairs).
X. SECURITY/ SAFETY

1. How will the building be secured?

· CCTV
· Roaming security guards (24-hours)
· Guest entry/exit controlled in one single area which is the main lobby
2. Does the public have access to the residential areas?

No. The public does not have access to either the residential units or the parking levels.
3. Did you provide sufficient emergency exits? How far is the fire escape from my unit?

Yes. Hallways are serviced by stairs on both ends. Farthest distance from a unit to the fire escape is only a very short distance of 13.00 meters.
4. What happens if there is a fire? Is the area easily accessible to fire trucks? How far is the nearest fire station?

Each unit is secured by individual fire extinguishers and fire sprinklers. Being along a major road (East Capitol Drive), the building is very easily accessible to fire trucks, especially since the street is very wide. The nearest Fire department is only 250 meters away from the condominium.
5. Is the building strong enough to withstand earthquakes?

Yes. The building is structurally sound for intensity 8 to 9.
XI. OTHERS

1. Do we get special privileges from any commercial establishments in the building? (if there are any)

To be determined.
2. How much is the present rental rate of studio, 1BR, 2BR units of existing condos within the area? Can I expect the value of my unit to appreciate after a number of years?

At present, average rental rates around the area are as follows:
· Studio – Php 10,500.00/mo. minimum
· 1BR – Php 13,000.00/ mo. minimum
· 2BR – Php 20,000.00/ mo. minimum
The only guarantee we can make on value of the units is that they will appreciate by Php100,000.00 min. after project turnover. Further increase on its value over the years will already depend on market demand and supply.
3. Who are your interior designers/ architects?

Architects and Interior Designers all come from J.T. Beldia & Associates, Inc.
Chief architect/designer/planner is Arch. Jose Thomas D. Beldia.