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  1. #1

    Question SMDC Sun Residences vs. NSJB Victoria Towers

    Hi all!

    This is the first time I am seriously considering to buy a condo unit. I have been reading forums and browsing a lot about it but I am currently torn between two projects. Both are not furnished and RFO is Dec 2012-June 2013. Which one is better? Please help me by analyzing floor area, price, terms, developer, etc.


    New San Jose Builders
    VICTORIA TOWERS D - Panay cor Timog Ave, QC
    Floor Area 39.97 sq.m

    Reservation Fee: Php. 25,000

    USP 2,107,128.32
    Less 5% Promo 105,356.42
    Net USP 2,001,771.90

    10% DP 200,177.19
    Add MF 25,000.00
    Less RF 25,000.00
    Net DP 200,177.19
    Payable in 36 Months 5,560.48
    Add: Govt Fee
    82,749.05 2,298.58

    36 Monthly Payments 7,859.06

    90% Balance 1,801,594.71
    In House Financing
    5 years at 16% pa 43,811.29
    7 years at 17% pa 36,817.03
    10 years at 18% pa 32,462.07


    SM Development Corp.
    SUN RESIDENCES - Espaņa Blvd cor Mayon St, Welcome Rotonda
    1BR Unit regular
    24.21 sqm

    Reservation Fee: Php. 25,000

    Total List Price: Php. 1,769,000 (Amenity View)
    5.5% Other Charges: Php 97,295
    Total List Price: Php. 1,866,295

    20% Initial Investment (payable in 24 months): Php. 373,259.00

    24 Monthly Payments: Php 14,510.79

    80% Balance: Php. 1,493,036
    Bank Financing: (BDO-indicative rate)
    10 years @ 10.5%: Php. 20,146,11
    15 years @ 10.5%: Php. 16,504.01


    To consider:
    traffic
    environment
    amenities/services
    future home for small family

    I need to decide soon before prices appreciate. I am planning to have a final pick by January so I can reserve and start paying.

    Thanks everyone!
    Last edited by vaneknokturtle; Dec 28, 2009 at 12:39 PM.

  2. #2
    Compare mo muna mga ginawa condo developers.

    Check mo kung may chipipay na sari-sari store sa loob.

  3. #3
    Princess Of The World Global Voyager's Avatar
    Join Date
    Oct 2007
    Location
    The Magic Kingdom
    Quote Originally Posted by vaneknokturtle View Post
    Hi all!

    This is the first time I am seriously considering to buy a condo unit. I have been reading forums and browsing a lot about it but I am currently torn between two projects. Both are not furnished and RFO is Dec 2012-June 2013. Which one is better? Please help me by analyzing floor area, price, terms, developer, etc.


    New San Jose Builders
    VICTORIA TOWERS D - Panay cor Timog Ave, QC
    Floor Area 39.97 sq.m

    Reservation Fee: Php. 25,000

    USP 2,107,128.32
    Less 5% Promo 105,356.42
    Net USP 2,001,771.90

    10% DP 200,177.19
    Add MF 25,000.00
    Less RF 25,000.00
    Net DP 200,177.19
    Payable in 36 Months 5,560.48
    Add: Govt Fee
    82,749.05 2,298.58

    36 Monthly Payments 7,859.06

    90% Balance 1,801,594.71
    In House Financing
    5 years at 16% pa 43,811.29
    7 years at 17% pa 36,817.03
    10 years at 18% pa 32,462.07


    SM Development Corp.
    SUN RESIDENCES - Espaņa Blvd cor Mayon St, Welcome Rotonda
    1BR Unit regular
    24.21 sqm

    Reservation Fee: Php. 25,000

    Total List Price: Php. 1,769,000 (Amenity View)
    5.5% Other Charges: Php 97,295
    Total List Price: Php. 1,866,295

    20% Initial Investment (payable in 24 months): Php. 373,259.00

    24 Monthly Payments: Php 14,510.79

    80% Balance: Php. 1,493,036
    Bank Financing: (BDO-indicative rate)
    10 years @ 10.5%: Php. 20,146,11
    15 years @ 10.5%: Php. 16,504.01


    To consider:
    traffic
    environment
    amenities/services
    future home for small family


    I need to decide soon before prices appreciate. I am planning to have a final pick by January so I can reserve and start paying.

    Thanks everyone!

    hi vaneknokturtle!

    i'm also scouting for a possible unit to own and maybe, for investment purposes na rin. just like you, i've been reading in some other forums (PEX & SSC) to help me decide which unit to take. so far, i'm quite impressed with SMDC projects. my impression is, based on the bits of information that i gathered, the developer has a good track record in the real estate business. they make sure that their amenities are at par with those big-time developers considering that you're paying it at a much lesser price plus, the end product is of good quality. 'yung Sun Residences na pinag-iisipan mong kunin is where The Grand Inihaw formerly stands right.

    but then again, based on your other considerations, malaki rin ang bentahe ng Victoria Towers. the place is near government, academic and banking institutions. hell, there's even quite a number of hospitals in every direction plus mas malapit pa sa lahat ng forms of entertainment (Trinoma & SM malls, fine dining establishments in Timog & the two giant networks)! and it's even closer to the MRT Quezon Avenue Station. it really is perfect for a small family to think na mas mura ang presyo n'ya per square meter!

    but let me remind you also na since mas affordable ang mga units d'yan, you also have to consider your neighborhood. i do hope that they are as civilized as you are. syempre, malaking halaga ang involved dito kaya importante na gusto mo talaga 'yung unit na gusto mo. na you'll be proud to say that you live in that structure. now, as far as NSJB is concerned, i don't know anything about that developer yet. do some more research para malaman mo rin if they also do come out with quality outputs.

    the best of luck sa 'yong condo hunting!
    Last edited by Global Voyager; Dec 28, 2009 at 05:11 PM.

  4. #4
    Princess Of The World Global Voyager's Avatar
    Join Date
    Oct 2007
    Location
    The Magic Kingdom
    hey! what do you know? i even managed to search this one out for you!

    just click on the link to give you more insights...

    http://www.skyscrapercity.com/showthread.php?t=411625

    hope that helps!

  5. #5
    thanks a lot global voyager!
    i have read that thread already and i got more confused, hence my inquiry. hehe.

    i posted this same thread in skyscrapercity too.
    mukang mas maraming discussions about condo doon.

  6. #6
    Quote Originally Posted by Global Voyager View Post

    ...'yung Sun Residences na pinag-iisipan mong kunin is where The Grand Inihaw formerly stands right.
    correct.

    From what I have read, NSJB's former projects were low-cost but they are trying to target middle-high class with their victoria projects (Victoria de Manila, Victoria Station, Victoria Towers, Fort Victoria). I have also read some good and bad reviews of their management after turn-over.

    From SMDC's management, I have not read any reviews because they are still new and turn-overs are yet to come.

  7. #7
    Quote Originally Posted by latundan View Post
    Compare mo muna mga ginawa condo developers.

    Check mo kung may chipipay na sari-sari store sa loob.
    what do you mean, latundan?

    May Robinsons Supermarket, BDO, Starbucks, salon, etc sa Victoria Towers ngayon.
    sa Sun naman magkakaron daw ng Save More and other shops.

  8. #8
    Princess Of The World Global Voyager's Avatar
    Join Date
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    Location
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    Quote Originally Posted by vaneknokturtle View Post
    correct.

    From what I have read, NSJB's former projects were low-cost but they are trying to target middle-high class with their victoria projects (Victoria de Manila, Victoria Station, Victoria Towers, Fort Victoria). I have also read some good and bad reviews of their management after turn-over.

    From SMDC's management, I have not read any reviews because they are still new and turn-overs are yet to come.

    there's actually one in Sta. Mesa, The Mezza Residences.

    Towers I & II have already been turned-over to the unit owners. there's issues with structural plumbing and security but from the looks of it, the management is on top of it naman daw. as for the rest, everybody seems to be happy with their acquisition.

    check this link again from SSC Forum for you to decide...

    http://www.skyscrapercity.com/showthread.php?t=987923

  9. #9
    Princess Of The World Global Voyager's Avatar
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    Quote Originally Posted by vaneknokturtle View Post
    what do you mean, latundan?

    May Robinsons Supermarket, BDO, Starbucks, salon, etc sa Victoria Towers ngayon.
    sa Sun naman magkakaron daw ng Save More and other shops.

    http://towers.victoriagroup.com.ph/images/shop1.jpg

    BakeShop

    http://towers.victoriagroup.com.ph/images/shop5.jpg

    StarBucks Coffee

    http://towers.victoriagroup.com.ph/images/shop4.jpg

    Robinsons SuperMarket

    http://towers.victoriagroup.com.ph/images/shop6.jpg

    Mini Stop

    http://towers.victoriagroup.com.ph/images/shop2.jpg

    Banco de Oro


    definitely walang tsipipay na sari-sari store sa Victoria Towers!

  10. #10
    Quote Originally Posted by vaneknokturtle View Post
    what do you mean, latundan?

    May Robinsons Supermarket, BDO, Starbucks, salon, etc sa Victoria Towers ngayon.
    sa Sun naman magkakaron daw ng Save More and other shops.
    Yung mga condo na pagpasok mo tabi tabi sari sari store sa loob. Cityland alam ko ganun.

    Iwas ka din sa condo na pinapayagan ang studio room apat na tao nakatira.

    Yung victoria towers di ba may katabi condo yan. Bakit pala konti mga nakatira jan sa mga condo na yan eh tagal ng tapos?

  11. #11
    I think both SM and New San Jose won't allow sari sari stores inside the building naman.

    I haven't visited Victoria Towers yet. Hindi ko alam yung katabing building. I'll try to research more & visit the site next year.

    Ty!

  12. #12
    Tama mas maganda visit mo. Tapos ask mo kung bakit operational na konti pa rin nakatira.

  13. #13
    ^ i think kaya konti ang nakatira sa ngayon sa victoria dahil all their units were turned over as bare, meaning di pa finish ang walls, floors at cieling, wala pang paint, tiles etc so hindi talaga sya livable and you have to spend at least 300k siguro para matapos sya...

    that also explain why mas mura sya compared sa ibang condo developments

  14. #14
    Princess Of The World Global Voyager's Avatar
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    Quote Originally Posted by bogitto View Post
    ^ i think kaya konti ang nakatira sa ngayon sa victoria dahil all their units were turned over as bare, meaning di pa finish ang walls, floors at cieling, wala pang paint, tiles etc so hindi talaga sya livable and you have to spend at least 300k siguro para matapos sya...

    that also explain why mas mura sya compared sa ibang condo developments

    ahhh. kaya naman pala. malaki-laki ring gastusan 'yun dahil AFAIK, bi-level daw per unit di ba?

  15. #15
    pwede ngang yun ang reason.

    yes, bi-level per unit, averaging 40 sqm.

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  17. #16
    Try to visit their sites. And look for their amenities so that you can decide whether SMDC or Victoria Towers.

  18. #17
    I have visited their sites. Of course each would say theirs are the best, that's why I am fishing for buyers' opinions.

  19. #18
    Hi, newbie here. I have a unit in Victoria Tower B. What made me decide to get a unit here was the location; malapit sa lahat--schools, gov't agencies, malls, hospital, and church. Also, commercial establishments sa baba lang na condo--robinsons supermarket, starbucks, dunkin donuts, ministop, BDO, etc. Marami ring resto and banks nearby. Accessible rin sa public transportations like MRT. Kung magimik ka, napakalapit rin sa T. Morato. Pwede rin sa comedy bars like Punchline and Laffline.

    +1 ako kay bogitto--I think the reason why there are still a number of unoccupied units is because they're all delivered bare and if you're going to hire NSJB's in-house contractor, One Draft Design, you have to spend 350k for a high-end interior fitting. Mabigat dahil you have to pay 50% before they start the renovation, 25% after a month, and the other 25% upon completion. If you're gonna hire your contractor outside, madami sila requirements and you have to pay a bond of 50K. My unit is still bare and I'm planning to hire One Draft Design para less hassle kaso ipon muna ng pangbayad. Hehe. Sana masimulan na 2nd quarter of this year. I'll try to post some pictures of the unit.

    Hope this helps.

  20. #19
    Here are the photos of the actual unit:

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt1.jpg

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt2.jpg

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt3.jpg

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt4.jpg

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt5.jpg

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt6.jpg

    http://i820.photobucket.com/albums/zz130/bart_aceron/vt7.jpg

  21. #20
    there are a lot of things to consider when buying a condo.
    but the number one consideration MUST BE THE DEVELOPER.
    you should TRUST your developer.

    having narrowed down your choices to two: SM and San Jose,
    for me its a no brainer, i would go for SMDC.

    watch out for these developers: San Jose Builders, Empire East (now Suntrust), Cityland. not sure with others
    but these developers would definitely not ruin their names: SM, Ayala Land, Robinsons and Filinvest
    the problem with some developers is they sub-con and the sub-con would further sub-con and so on and so on... equals problem in control and end product.

    according to a SM property specialist, mezza is their first project in high rise condo. they ADMITTED (which others would not) that they had problems with its design but they were corrected and has now been addressed in their succeeding projects. this is definitely obvious in their princeton residences (a fully furnished project, it looks like a 5 star hotel, with chambermaid). as we all know we always learn during our FIRSTs in whatever we do.

    now that said, the choice is yours.
    visit their model unit.
    whether or not you'll be staying there
    you or your lessee must be able to sleep tight
    knowing that the unit is working properly.

    by the way i bought a unit in Sun Residences.
    i would prefer ayala but then its scheme is so out of my budget.
    now with robinsons, hmmm, i prefer SM's lobby than theirs.

    happy condo shopping

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