Abstract

The case study investigates the Urban Deca Homes Manila, focusing on its

implementation and compliance pertinent to the standards of BP 220 or otherwise

known as the “Subdivision and Condominium Buyers’ Protective Decree”. The study

aims to analyze the affordability of the condominium units which shall accommodate

low- to middle-income residents and families while examining the financing scheme to

homebuyers and ease of accessing housing, understanding how the policy affects the

anthropometric planning of each unit and the overall site design of the housing project.

By examining the site development and facilities, the study shall highlight the housing

project’s sustainability goals and accessibility to amenities contributing to the

socio-economic enhancement of the marginalized population, in alignment with the

compliance of BP 220. The study shall also consider the unit specification to determine

the benefits to the convenience of the residents and the proximity which displays the

accessible transportations and public facilities nearby. The analysis of each field in the

case study shall identify the comparison of the existing condominium housing project

and the BP 220 whether it supports the standard of the policy or if it is non-compliant.

Introduction

Tondo being one of the oldest districts in the City of Manila has been existing as a

residential settlement for pre-colonial Filipinos since the 10th century. Tondo is also one

of the most densely populated districts in the entire Metro Manila due to its strategic

location near the waters of Manila Bay facing the rapid development of sprawling

commercial and industrial establishment and compacted residential district.

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The provision of Urban Deca Homes Manila construction was completed April 30, 2024,

represents the rapid urbanization for affordable housing solutions in Manila as a

demand for quality housing for low to middle-income families, surging its capacity

aiming to address the needs of residential communities by providing housing projects

with affordability. The land developer of 8990 Holdings Inc., led by billionaires Luis Yu Jr.

and Mariano Martinez was founded in the early 2000 to construct mass production of

low-cost housing for the Filipinos, strategically selecting locations nearby the city proper

to cater accessibility to transportation and commercial areas.

The existing condominium of Urban Deca Homes Tondo Manila is a 13-building,

mid-rise residential condominium project with a full service two-story mall called the

DECA Mall located along Vitas Street and Velasquez Street in Tondo, Manila. This

condominium project has 13 floors each building with a total of 13,212 condo units

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strategically distributed through the 7.4 hectare land development while 1km stationed

from the shore of the Manila Bay directly to the west of the site.

The Urban Deca Homes Tondo Manila is affordable to resident targets such as those

who work within the vicinity of Divisoria, Port Area, and students enrolled in nearby

universities or colleges in particular to the University Belt which includes University of

Santo Tomas, Far Eastern University, San Beda College, etc. The housing project is

accessible to various hospitals and healthcare providers including the Tondo General

Hospital, Metropolitan Hospital, Gat Andres Bonifacio Hospital, Ospital ng Tondo,

Amisola Maternity Hospital, etc.

Site Planning and Layout Analysis

The site of Urban Deca Homes Tondo Manila covers an approximately 84,731.95sqm of

significant land area while having a 381,268sqm of saleable area. The housing project

consists of 13 total buildings adjacently arranged to each other and 9 out of the 13

structures are condominium buildings.

The site is slightly oriented due to

North-West and resides adjacent to the

Estero de Vitas Rivulet. There are two

road hierarchies used within the site, the

Vitas Street at the center of the site is 10

meters in width while the minor roads

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connecting each building are 8 meters in width. In addition, there are a total of 12,540

condominium units and 1,858 parking slots within the site.

Within the neighborhood of the condominium project, modified landscapes are provided

as scattered throughout the area to create a natural vibrance and environment-friendly

development. The availability of public spaces including the multipurpose hall,

community mall, leisure parks such as basketball courts, pocket parks and children’s

playground are also present near to the residents of the condominium to foster

community participation and interaction. Safety and management facilities such as the

administration building located on the southern entrance of the site. A mandated 24/7

security from the entrance gate with guardhouse and perimeter fence complete the

needs of the residential community of Urban Deca Homes Tondo Manila.

Neighborhood Context

● Deca Mall - 550m ● Divisoria - 3.1km

● Vitas Aquatic Sports Complex - 400m ● SM City San Lazaro - 3.1km

● Vitas Skatepark - 350m ● Binondo - 4.5km

● North Harbor - 1.4km ● Intramuros - 5.1km

● Puregold Tayman - 1.5km ● Rizal Park - 5.9km

● Tayuman LRT Station - 2.8km ● NLEX Harbor Link

Zoning Level

The Low Zone indicates the levels starting from 2nd to 5th floor. The Mid Zone

continues from the 6th up to the 9th floor. Lastly, the High Zone from 10th to 13th floor.

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Services and Utilities

Implementation of services ensures the sufficient convenience of the residents because

each building has its own high-speed elevators due to the number of floors in a

condominium and standby electrical generator sets. An efficient water distribution

system that guarantees everyone to acquire accessible water supply, while installed fire

alarm and smoke detection system secures the safety of the residents during the times

of unexpected fire accidents or protection from combustible hazards which will be

extinguished by its automated sprinkler system. With the land coverage of the existing

site, the condominium development caters enough capacity of parking slots of more

than 1850 slots for residents and families.

Unit Specifications

● Painted Walls and Drywall Partitions ● Kitchen Cabinet and Granite Countertop

● Provision for Exhaust Fans ● Tiled Floors including CR Wall Tiles

● 0.75 HP Air Conditioner per Room ● Window Blinds

Sizes of Condominium Units

There are 3 types of housing units available inside the condominium, each with different

floor areas and numbers of bedrooms which can affect the affordability per unit.

● Typical size Studio-type: 22.95sqm

● Typical size 1 Bedroom Unit: 27.42sqm

● Typical size 2 Bedroom Unit: 30.60sqm to 45.90sqm

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Affordability of Housing Unit Prices

The prices per condominium units may vary according to the type of unit, the location of

the unit within the floor whether it is on the inner or outer location and to the floor level.

Condominium Units Low Zone Mid Zone High Zone

Studio 22.95sqm (I) 1,309,000 1,332,000 1,355,000

Studio 22.95sqm (O) 1,332,000 1,355,000 1,377,000

1 BR 27.42sqm (I) 1,536,000 1,563,000 1,591,000

2 BR 30.6sqm (I) 1,745,000 1,775,000 1,806,000

2 BR 30.6sqm (O) 1,775,000 1,899,000 1,931,000

2 BR 32.17sqm (R) 1,867,000 1,899,000 1,931,000

2 BR 32.17sqm (C) 1,899,000 1,931,000 1,963,000

by a resident in Urban Deca Home. This includes the following:

● Utilities connection fee: P15,000

● Construction bond: P20,000

● Association dues: P50-60/sqm estimated

Financing Scheme

The Urban Deco Home Tondo Manila accepts payment in various financing terms in

order to acquire a condominium unit. The following below are the financing schemes:

● Spot Cash, with 3% discount

● Deferred Cash )12 equal installments after reservation with zero interest)

● Inhouse financing with options to Migrate

○ 10% equity payable in 3 months

○ 90% balance up to 25 years at 10.5% interest per annum

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 ○ Bank Financing (6% interest promo rate)

○ HDMF Financing (6.375% interest)

Notes: Reservation fee of P10,000 (Studio) and P10,000 and P15,000 (2 Bedroom Unit)

Typical Floor Plan (Condominium Bldg. 9 and 3)

RESIDENTIAL BREAKDOWN (per floor)

Studio Type 40 units

1 Bedroom 4 units

2 Bedroom - A 8 units

2 Bedroom - B 36 units

Total Units per floor 88 units

Unit Layout

Studio Type Unit

Inclusions:

● Living Area

● Dining Area

● Kitchen Area

● Toilet and Bath

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1 Bedroom Unit

Inclusions:

● 1 Bedroom

● Living Area

● Dining Area

● Kitchen Area

● Toilet and Bath

2 Bedroom Unit A

Inclusions:

● 2 Bedrooms

● Living Area

● Dining Area

● Kitchen Area

● Toilet and Batch

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2 Bedroom Unit B

Inclusions:

● 2 Bedrooms

● Living Area

● Dining Area

● Kitchen Area

● Toilet and Bath

Perspectives of Urban Deca Homes Manila

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 Compliance to BP 220

Saleable vs Non-saleable Areas

- There is no fixed ratio between the saleable and non-saleable, therefore the

Urban Deca Homes Manila distributed the units, circulation system and public

facilities according to their site planning and design to the needs of the project.

Allocation of Area for Parks and Playgrounds

- The Urban Deca Homes Manila concluded a total of 12,540 units inside the 8.4

hectares. Therefore, the density in No. of Dwelling Units per Hectare is above

225 and the allocation percent of gross area for Parks and Playground is 9%.

Allocation for Community Facilities

- The Urban Deca Homes Manila has 12,540 dwelling units. Therefore, a

mandatory provision of Neighborhood Multi-Purpose Center, Convenience or

Retail Center and a Transport Terminal is required.

Hierarchy of Roads

- The Urban Deca Homes Manila project size range is 8.4 hectares and has its

own Hierarchy of Roads through Major, Minor and Collector Road within the site.

Road Right-Of-Way

- With the 8.4 hectare land of the condominium project, it is compliant to the

minimum requirements of road width. The Major Road inside the site is 10

meters in width, the Collector Road is 8 meters in width, and finally the Minor

Road is 6.5 meters in width.

Floor Area

- The condominium units are compliant with the minimum floor area of 22sqm.

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Planting Strips and Sidewalk

- There is no existing planting strip along the pedestrian lanes of Urban Deca

Homes. However, the width of the sidewalk within the site is 1.2 meters.

Length of Block

- The maximum block length is 400 meters. However, one block per condominium

building inside the Urban Deca Homes is approximately 75 meters.

Utilities

- Each building has its own water supply system serving the residents within the

building provided by the local water district.

- Each building has its own electrical power supply with a standby emergency

power generator set.

Conclusion

The Urban Deca Homes Manila is a significant housing project in Tondo, Manila that

has the capacity to accommodate a large number of low-income residents. The

selection of the site is strategically located to be accessible to nearby commercial mall

establishments and medical institutions within Tondo, Manila. The sustainability goals of

the housing project is also maximized through the availability of public spaces for

community engagement and recreational activities. The essential services for residential

security are also present through the implementation of guard houses and security

systems around the perimeter gate. The affordability of each housing unit is aligned with

the financial capabilities of low- and middle-income families or residents with a good

financing scheme for property transfer and payment. Through the analysis of identifying

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the constructed units with its spaces and features, each variety of the housing units are

compliant to the minimum requirements of BP 220.

The weakness of the housing unit lies in the absence of green spaces in allocation of

public parks since the site is mostly cemented for walkable areas, the lack of pervious

pavements and areas disintegrates the site’s permeability might cause flooding

problems during hard climate. Another noticeable weakness might be the significant

value of saleable area, although it can boost the economical side of the housing project,

the consideration for non-saleable area should be still focused to provide the residents

an open area to explore that fosters community and cultural interaction without feeling

densely populated with the percentage of the project’s saleable units.

REFERENCES

Urban Deca Homes Tondo Manila. (n.d.). Urban Deca Homes Tondo Manila.

https://decahomestondo.buydecahomes.com/

Buen, R. (2017, January 3). Urban deca homes manila [Slide show]. SlideShare.

https://www.slideshare.net/slideshow/urban-deca-homes-manila/70637420

Urban Deca Homes Manila. (n.d.). Deca Homes - Price, Quality, Service | Deca Clark

Resort Residences, Savannah Green Plains, Bella Vista.

https://www.decahomes.com.ph/urban-deca-homes-manila.html

Features & Amenities of DECA Homes Urban Deca Homes Tondo Manila Condo. (n.d.).

https://decahomestondo.buydecahomes.com/urban-deca-homes-tondo-manila-a

menities

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