JPatag Real Estate

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JPatag Real Estate 🇵🇭 Real Estate Broker and Story Teller 🤓
RE/MAX Capital Co-Founder
Independent Real Estate Advisory

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🌐 jpatag.com

Your property has 3 different values. RPVARA wants to make it 1. 🏠Here’s what the new law means for your amilyar/RPT, an...
13/10/2026

Your property has 3 different values. RPVARA wants to make it 1. 🏠

Here’s what the new law means for your amilyar/RPT, and why it’s now on pause. Swipe →

Save this and share it with a fellow property owner.

We’re officially registered with the BIR. Scan the QR code on our Registration Seal Badge to verify through the BIR’s of...
13/10/2026

We’re officially registered with the BIR. Scan the QR code on our Registration Seal Badge to verify through the BIR’s official site.

13/10/2026

PRICE REDUCED | Php 5.50M
📍 Cedar Crest, Acacia Estates, Taguig

Enjoy more space and everyday comfort in this thoughtfully converted 1-bedroom residence at Cedar Crest.

Now offered at Php 5.50M, previously Php 6.00M.

✨ Property Highlights

* 52 sqm Floor Area
* Originally 2BR, Converted to 1BR
* 1 Full Bathroom
* Semi-Furnished
* Balcony | West-Facing
* 1 Parking Slot
* Pet-Friendly | Clean Title

Selling Price: Php 5,500,000

For inquiries and viewing appointments:
📞 +63 917 888 5753
✉️ [email protected]

13/10/2026

Once upon a time, a seller was in the final stages of selling their house. Everything went smoothly until they requested a certified copy of the tax declaration.

When agents of the seller tried to procure a certified tax declaration, the city assessor said they would send an appraiser to check on the improvements of the house.

And so, the appraiser dropped by and started measuring. He discovered that the improvement stated in the original tax declaration was understated by roughly 800 sqm. Thus, the City Assessor imposed real property tax and penalties of over three million pesos for the undeclared extension. This amount included an arbitrary number of years for which the RPT wasn't paid.

See, when owners expand their homes (even if it were just to cement a portion of the garden), they would have to consequently update the tax declaration of the improvement to include the area of expansion. The city would then impose real property tax on the extension.

"How can that be??" the seller complained. "I never constructed anything from the time I acquired the property!"

As it turned out, the previous owner constructed the extension. That owner never updated the tax declaration, and the seller was the one left holding the bag.

Could the seller go after the previous owner? Not likely, since the previous owner passed away years ago.

End of story.

Lessons:

To owners: Update your property's tax declaration whenever you renovate or expand. Most owners leave this to their contractors, but some contractors do it and some don't. So check.

To brokers: When handling a property, estimate the actual floor area and compare it with the floor area on the tax declaration. If they don't match, warn the owner or buyer before closing. Catching it early keeps the deal from stalling at the assessor's office.

To buyers: Make sure the Contract to Sell or Deed of Absolute Sale says that all back taxes, including those from previous owners, are for the account of the seller.

11/10/2026

How did land prices in Ayala Alabang Village move as the village filled up?

We mapped every lot using satellite images from 2010 to 2025.
🟢 Green = empty lot ⚪ Grey = house

2010: ~93% built · 324 empty lots · ₱37k/sqm
2015: ~95% built · 245 empty lots · ₱65k/sqm
2020: ~95% built · 224 empty lots · ₱120k/sqm
2025: ~95.5% built · 202 empty lots · ₱237k/sqm

Along the way: the Skyway reached Alabang (2011), MCX opened (2015), the pandemic hit (2020), and the Skyway extension opened (2022).

Not shown on the map: old houses sold at lot value only. They’re another source of land supply, even if they look “built” from above.

What do you think drove the price: better access (Skyway, MCX), the shrinking supply of lots, or both?

FOR LEASE: 3 Bed Duplex House in Makati, Makati📍 Hercules Street, Makati✨ 250 sqm | 3 floors | 3 Bedrooms + 1 Den | 3 T&...
09/10/2026

FOR LEASE: 3 Bed Duplex House in Makati, Makati

📍 Hercules Street, Makati
✨ 250 sqm | 3 floors | 3 Bedrooms + 1 Den | 3 T&B | 2 parking slots
Php 180,000/month

For more details, please contact:
Karen Crizza Umoquit
Listing Administrator – JPatag Real Estate
📞 +63 917 888 5753
📧 [email protected]

09/10/2026

Do stocks and real estate move together? 📈🏡

We plotted the PSEi against Forbes Park land prices (₱/sqm) from 1980 to today, with each president’s term shaded.

What the data suggests:

✅ Over 5-year periods, the two moved in the same direction about 7 times out of 10.

✅ In the big confidence shocks (the 1984 debt crisis, the 1997 Asian crisis, 2008), both fell.

⚠️ Year to year, it’s close to a coin flip. Stock prices react daily, while land prices barely move in an ordinary bad year.

My take: secondary-market prices aren’t transparent here. Owners can’t see a falling market the way investors see the PSEi drop, so there’s little pressure to sell or cut prices. Land prices stay sticky until a real crisis forces them down.

So treat this as a hypothesis, not a rule. 🧐 Our Forbes Park figures before 2015 were compiled from sources JPRE considers reliable, such as studies by reputable firms. They aren’t official transaction records, so read the real estate line as indicative.

On returns: Forbes Park is up 1,444× since 1980 and the PSEi 22×. That doesn’t mean “real estate beats stocks by 65 times.”

It isn’t a reason to put all your money in property instead of stocks. It’s also not proof that you should buy a condo now. Forbes Park is scarce land. A condo is mostly a building, which ages, and new supply keeps coming.

Some other limits:

Forbes Park is the country’s most prime village, not the whole property market.

At the very least, our data suggests prime land has outperformed the stock market over the long run. 🏆

So if the data isn’t perfect, why bother?

Because the long-run link makes sense. When the economy grows, companies earn more and stocks rise. People earn more too, and eventually they buy property. The stock market usually reacts first, and real estate follows more slowly.

That gives us one clue to the question everyone’s asking: when will real estate recover?

The PSEi is still near multi-year lows, and I don’t see a clear catalyst yet. A sustained PSEi recovery would be one sign that confidence is coming back. It’s a CLUE to watch, not a guarantee. 📊

Source: JPRE Research

How to read our price guidesThe secondary-market figures we've been posting are asking prices: what sellers are asking r...
07/10/2026

How to read our price guides

The secondary-market figures we've been posting are asking prices: what sellers are asking right now, not what properties actually sold for. Here's how to read them.

1. Upgrades don't pay back in full.

As my dad used to tell me, a Honda Civic is still a Honda Civic, even if you upgrade every part. Volk mags, a B18C5 engine, a Focal sound system. There might be a buyer for a P1.5M Civic, likely an enthusiast, but that pool of buyers is very small.

Houses work the same way. If you're adding top-notch features like narra flooring, an elevator or Italian marble, treat the upper end of the published range as the realistic ceiling for your village or building.

2. The neighborhood sets the ceiling.

The same goes for build-and-sell. A P150M house in a village where most homes ask around P50M is a hard sell. Buyers with P150M usually shop in villages where P150M is normal.

3. These are "asking" prices, not "done" prices.

Asking prices are sellers' hopes. Based on our own records of recent resales, condos typically closed at about 80–95% of today's asking prices, and houses and lots at about 70–93%. Nine in ten condo deals closed below the asking price.

4. The listings still online are on the high side.

Well-priced properties sell quickly and drop off the market. Overpriced ones stay up for months. If a listing has been up for a year, that price is probably too high, not proof of what the market will pay.

5. Your property sits somewhere in the range.

The figure we show is the median, the middle listing, not the average, so a few extreme prices don't skew it. Corner lot, view, floor level, lot shape, condition and title can all move your property up or down from there.

07/10/2026

PRICE REDUCED: from Php 146M, now Php 130M

Wake up where the air is cooler and life slows down. This log home in Tagaytay Highlands sits among the pines, with total privacy and a wraparound deck made for slow mornings.

📍 Pine Circle, Woodlands, Tagaytay Highlands, Calabuso, Tagaytay
✨ 292.14 sqm | 3 Bedrooms | 3 Full Baths + Powder Room
With balcony | Semi-furnished
With maid’s room & T&B

For more details, please contact:
📞 +63 917 888 5753
✉️ [email protected]

Starting a family?A 2-bedroom condo in Metro Manila can cost ₱5.6M. It can also cost ₱110M.Same two bedrooms. 20 times t...
06/10/2026

Starting a family?

A 2-bedroom condo in Metro Manila can cost ₱5.6M. It can also cost ₱110M.

Same two bedrooms. 20 times the price.

We ranked 69 buildings by what a typical 2BR is listed for right now. Swipe to find where your budget lands… and stay until the end, because the price isn't the hardest part.

Address

5th Floor Phinma Plaza, Plaza Drive, Rockwell Center
Makati
1210

Telephone

+639175205826

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