10/98: Pag-IBIG: We educate people on this alternative government financing.


Okay. The last testimony that I published was from August 26, 2018. Here is the link if you missed it:

Abba 98 Testimony 9/98

It was a hectic schedule during the last quarter of 2018, that I haven’t uploaded some new content on the site.

Since we are coming up with a small group presentation in the near future, I would like to highlight our dedication to create events for different companies.

One of our presentation that we had is from Pag-IBIG. Pag-IBIG is a government financing program that allows Filipino citizens to loan a property for up to 30 years.

We have requested the presence of Mr. Lagronio to present in behalf of Pag-IBIG Financing.



Comparing the rates today versus the banks, Pag-IBIG is slightly lower than the leading commercial banks. Here is a comparison between the two programs.




The program also allows for different types of loans. Construction and interior design services can also be loaned through the program.

How do you become a member?

First, you have to sign a set of forms, and submit it together with the minimum requirements.



Go to the nearest Pag-IBIG Office to submit the MDF form/s together the 2 valid government issued id’s and payment.

Second, you can do monthly payments or if you need to use a home loan, you can also pay the amount spot on. The staggered payments are about  P 200.00 or $ 4.00 a month.

If you have a target property in mind, I would advise that you pay the minimum amount of P4,800.00 or $91.00, spot on.

And there you go. You are ready to own a home.

If you want to check out this presentation, I would advise that you put it on loud or you can use your earphones/ headphones so you can also rewind on some important questions that we’re asked by our audience. Aside from that, Mr. Lagronio, has shared some information for some unique circumstances that may occur prior the approval of the loan.

Here is our video presentation.

These government programs has been an ideal option considering the slight increase in bank interest rates. Right now, we are promoting a new property in Pioneer – Edsa area.

I will let you know all the details about it.. Stay tuned!

For more details or questions, you may directly message us here.

Office No. 956-3284

Mobile Nos. (0915)567-7656

US Line: 001 562 443 8556








How do you furnish a Studio unit to a 1 bedroom layout?

One of our new units for lease, is ready for our long staying tenants. Ready by March 1, this cozy 1 bedroom unit is fitted with an all-white minimalist theme.

It opens up to a customized sliding door..

and to the left side is the toilet and bath..

The Toilet and Bath, was created with planks to hold the small things ( Shampoo, Conditioner, Gel, personal stuff, etc. ).


A cabinet is also present to provide for the cleaning items, towels, and various materials for cooking?


A cute Kitchen and sink was furnished by the owner..


Before moving towards the sliding door, there is a table that can function in 3 ways.

  1. Study Table ( For students )
  2. Working Table ( For Professionals )
  3. Table for their tv or laptop.


Inside the room, is a space suitable for a double bed. An enclosed cabinet is also constructed to provide for the clothing and wardrobe of the first homeowners this coming March.

Here is a walkthrough of the unit, included are the rental rates and property details:





Property Details:


1 Bedroom

Aria A Building

25.56 sqm

Fully Furnished

Monthly Rental – P25,000.00 per month


Inclusive Assoc Dues


Payment terms:


1 month advance

2 months security deposit

11 post dated checks



We are expanding our areas in Bicutan to accommodate tenants looking for a more affordable space in Bicutan- Paranaque area or near Makati City.


For inquiries.

Office No. 956-3284

Mobile Nos. (0915)567-7656

US Line: 001 562 443 8556










To furnish or not to furnish?

Our culture of making our clients happy, has allowed the addition of services that is not included in my job description. In the long run, this business is created to forge meaningful business relationships. Property acquisition is one of the biggest decisions in the life of our clients. They rely on us for advice.


Leasing their units involves one of the biggest questions as a landlord….. the question is…

To furnish or not to furnish?

Majority of our clients are investors. This just means that they bought the property, thinking that it would appreciate in value or will be profitable on their end. Rentals make it a passive investment. But sometimes, they are in a dilemma whether they would furnish the unit or not.

What is a furnished unit?

A furnished unit usually has a aircon, shower heater , bed, refrigerator, dining table, washing machine, induction and rangehood. These furnitures and equipments are the standard inclusions of a furnished unit. Adding some more furnitures to complement your prospective renter would give more value to the unit. But the next question is:

at what cost?


Cost vs. Profit

Since we try to provide our clients the best value for their money, we make sure that cost is minimized in ratio to the profit. We make sure that our investors get a healthy return on their investment. That’s why, before we rent out the unit, we give them a projection of their cost versus the revenues that they would receive.

Here is a comparison from one of our units in Makati.

In this photo, an unfurnished unit, rents out at P 18,000.00 / month.

In this one, is a furnished 1 bedroom unit. It rents out

at P 25,000.00 to P30,000.00 / month.

Here is the list of expenses for each furniture/ equipment.

lsit of applicances

All in all, the cost to furnish this unit is P159,000.00. For this price, a ballpark figure of 25 to 40% was added from the cost of rent compared to the unfurnished unit. It might be a small sum versus the cost to furnish it, but from our experience, the furnished unit rents out earlier than the unfurnished ones and haggling is minimized.

Here is an actual comparison of the rental income of a unfurnished versus the furnished unit.


So what is our conclusion?

The example that we presented is a part of a small sample size. A property located in Makati, and with the philosophy of getting furnitures that are practical. Notice the increase of rental income to 30% when we furnished the unit. In 2 years, our landlord will get their gross returns from the cost.

So for us, we think that getting the most affordable resources for equipments and furnitures are very important if you are going to use the unit for rental purposes. In this way, we do not get frustrated if our tenant breaks off some of the things ( which could probably happen ). In my experience, if the unit owner designs the unit and includes their choice of expensive furnitures in the unit, they always have a hard time of letting it go  because…

  1. It’s expensive.
  2. It’s sentimental

We usually advice our clients to detach their emotions if they are going to rent this out. Furnish your unit to your own liking if you are going to stay on it for the long term.

If you are having it rented out, we can give you some more of our best picks, ideal for rental properties.

Arah Dayao

TOP 10 furnitures and equipments furnished for condominium unit owners in Mall of Asia.

Majority of our clients, are also based abroad. Sometimes, they ask us to handle the selection for the furnishings. To round up the year 2018, here are some of the furnitures and equipments that we have added for them before renting their unit.

Refrigerator / Kelvinator – SM appliances / P12,199.00


Window Type Aircon / LG – SM Appliances / 1 HP – P16,456 / 1.5 HP – P21,955.00

Washing Machine/LG – SM Appliances/P11,290.00

Dining Table/Ansons– Cash and Carry / P12,595.00

Shower Heater/Ecotherm/P6,000.00 (installation included)

Induction/Asahi-SM Appliances/P2,950.00


                     Bedframe/Ansons – Cash and Carry / P11,495.00

Bedfoam/Ansons-Cash and Carry / P8,390.00


Microwave / Samsung-SM Appliances / P3,795.00


We do not provide interior services ( since we are not an interior design company ). But, in line with our goal to provide the best value for their money, we only include these select fixtures and equipments for our investors.

JANUARY LEASE PROMO! Condominium in Bicutan reduced to P 11,000.00 month!

We are giving a great opportunity for our clients. Our 1 bedroom unit, just got CHEAPER.

Are you working in the area of Bicutan, Makati, or Paranaque area?

We are looking for tenants to reserve a newly turned over condominium

In Amaia Steps Bicutan. Amaia Steps Bicutan is located at west Service Road, cor. Sunvalley Dr. Parañque.

location map

It is near SM Bicutan, a few minutes away in Resorts World Manila, and just 1 exit from Makati CBD.

Leasing out our units in Makati has been challenging. Most of our prospects are now considering the nearby areas to rent out. Not only that it is cheaper, but it also provides a different environment for them. It also has its own strip mall to provide the primary needs of the community.

Here are some photos of the unit.

It is  33.44 square meters.



The market rate for this unit is P 15,000 and P 17,000 for a unit with furnishings.


This offer is valid up to January 31, 2019 only.


Good luck !


Arah Dayao


For inquiries, just call

Office No. 956-3284

Mobile Nos. (0915)567-7656

US Line: 001 562 443 8556


Studio unit in El Jardin del Presidente.

Available and open this October 2018.
Studio and 2 bedroom unit near Abs Cbn Complex, Timog, and Morato commercial establishments.
We have 2 units available in the area of Abscbn Complex, Timog, and Morato commercial establishments.
One is a fully furnished studio unit and the other one is an Fully furnished 2 bedroom unit.
Here are some photos for the studio unit.


We also took a walkthrough video of the property. Here is the link:


For inquiries, just call

Office No. 956-3284

Mobile Nos. (0915)567-7656

US Line: 001 562 443 8556


Spacious 2 bedroom condominium unit near Abs Cbn, Timog, and Morato commercial establishments.

Every year that passes by, time and again, we can see the difference in increase in property values compared to the decrease in size. Developers has learned to adjust to this trend. They can either retain the size at the expense of staying at their current market price or they can cut their unit size to remain affordable to their prospective buyers.
Such is the case of this Quezon City condominium. In this era, where studio units are offered more than the bigger 2 bedroom units, this listings remains special from today until the years to come. The addition of businesses and the development of the Triangle Central Business District would only enhance the value of this unit.

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The listing is available for rent or for sale. It has versatile purposes for the new buyer. He can either rent it out long term, or he can stay in the master’s bedroom unit, and rent out the 2nd room. Take note that the 2nd room also includes a double deck.
Short term rentals in this area is consistent with most of the clients renting are usually doctors in nearby hospitals such as The East Avenue Medical Center and The Philippine Childrens Medical Center. Contractual artists and short term gigs in the entertainment industry is also common for short-term rent in this area. In this way, a bachelor’s pad who doesn’t mind sharing his living area to other lessees will make a profitable return while enjoying the prime location of this property not only today, but for the years to come.
Here is a short video walkthrough of our unit.
For more details or if you have any inquiries, contact us through the following numbers.

Office No. 956-3284

Mobile Nos. (0915)567-7656

US Line: 001 562 443 8556

Managers Report: From Jose Mari Chan.. to the importance of representing our clients.

The start of September, marks the month that most companies pick up. This is the time that people line up in malls to enjoy it’s airconditioned environs while listening to the music of “ Jose Mari Chan “.



The cars multiply as they contribute to the slow drive to EDSA. 



All of these, are just a reminder that Christmas is around the corner.

In the real estate industry, the people in the sales division make their way to climb the top ranking to meet their targets while most employees under the developer, is beginning to slow down as more holiday related activities are being put to improve employee retention.

I do not blame the developer for allowing them to do this since they have a different employment structure.  These employees does not feel the need to put in the effort since they will get the same amount every pay check. But in a bigger scale, it puts their customers and clients in a bad situation. I’ve seen a lot of mistakes due to miscommunication from different departments of a company. And, the clients, are the one who are taking the hit. We have 3 different accounts for instance, where they accidentally re-opened the units for another buyer even though it is still paid and is still under the name of the current buyer.

Luckily, we have a team who has kept records of the transaction that is vital for defending the rights of these clients.


Most of our buyers are based abroad. Their absence in the Philippines while striving to pay their mortgage puts them in a hostile situation.



Our goal, is to make it more convenient for them, and to look after the interests of the buyers by representing their rights. Without our intervention, most of these transactions will just go in favor of the developer every single time.

Isn’t it right to protect the buyers who has been putting the money in the companies’ operations? Don’t we have to be grateful for clients’ who are pouring in one of the major strains in their budget to achieve their goal of getting a property in the Philippines?

Sometimes.. all we need is a little bit of empathy and compassion not towards the projects and the attractive payment terms that we’re offered by these developers but rather the clients, who strive to work so they can get their dream home.

Arah Dayao


9/98: “ When she was asked how is our service – listen on how we found a way to close the lease contract ”


One of the old tenants in this San Antonio Village condominium has decided to transfer to another unit after the expiry of their previous contract. She liked the new unit, and she was willing to sign to the terms of the agreement.

 However, there is one problem.

The tenant doesn’t have any cheques which the landlord has required.

Post Dated Cheques are usually issued by the tenant in advance to show their commitment of paying their monthly rent on time.

Check out this interview with one of our tenants to find out that extra mile to close the deal.

It was just a subtle remark by our tenant on our rep’s last question. But there is a story behind every deal. For this tenant, we tried to complete her requirements by checking on some of our networks in the bank. Luckily, we have a tenant who is also a bank manager. We applied a checking account for our client through our tenant bank manager and there she was approved by the landlord and got the unit that she wanted.

These might be considered as small things that we do for our clients. But if you break it down, these small problems are the reason why deals do not go through. A passion to solve these concerns would not only yield in more closed deals but also a long term relationship that could be helpful in any future situation.

LIMITED Airbnb quality: Fully furnished 1 bedroom unit in Manhattan Parkview Cubao Quezon City

In our industry of managing properties, we call “ Airbnb quality ” as being top of the line in terms of design and amenities. This 1 bedroom unit was just vacated a month ago. It was used to be a short term rentals for days up to a week. Unfortunately, it was turned over in a bad condition.

There was an awful cigarette smell, some of the things are damaged, and the payments rendered to the owner we’re incomplete.

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Luckily, we are given a chance to manage this property. The owner is based in US, and we hope to show him how we can be of service in embracing the concerns that should be the responsibility of the property manager.

Here are some photos of the unit.


Opening the door, here is the view of the unit..


Here on the sofa taking a photo of the open wood cabinets.


The bedroom area with sheets of blue and white.


Included in the lease of the unit is swimming pool, billiard, pool, gym and basketball court.

Check out the 1 bedroom unit walkthrough below.

The 1 bedroom unit is unique and priced reasonably  considering the furnishings included.


P25,000.00 per month inclusive assoc dues

2 Months Advance

2 Months Security Deposit

10 Post Dated checks

For inquiries, please call:

Office No. 956-3284

Mobile No. (0915)567-7656 |  (0922)813-2658

US Line: 001 562 443 8556