CHAPTER II

REVIEW OF RELATATED LITERATETURE

II. 1 RESEARCH TOPICS

II.1.a Location of the proposed study
The location of the proposed study is Iloilo City, particularly at Mandurrio
District. The City of Iloilo is a highly urbanized city in the Philippines and the capital city
of the province of Iloilo. It is the regional center of the Western Visayas as well as the
center of the Iloilo-Guimaras Metropolitan Area. In the 2010 census, Iloilo City had a
population of 424,619 with a 1.8% population annual growth rate. Iloilo Province is
historically, one of the major agricultural centers of the Philippines for the past centuries,
exporting sugar, copra, bananas, mangoes and natural resources the Spanish and
American colonial periods.
The city has a total land area of 70.3 km and politically divided into 180
barangays which are grouped into seven geographical districts. These are Villa Arevalo
(13 barangays), City Proper (45 barangays), Jaro (42 barangays), La Paz (25 barangays),
Mandurriao (18 barangays), Molo (25 barangays), and Lapuz (12 barangays). All of the
geographical districts of Iloilo City were once individual towns, excluding Lapuz, which
was a sub-district of La Paz until 2008. They were incorporated into one city when Iloilo
gained cityhood status and was inaugurated as a charter city on August 25, 1937. All
districts have their own churches, which are subordinate to the Archdiocese of Jaro. The
districts of Jaro, Mandurriao and Molo are considered commercial areas, while Arevalo
4

CHAPTER II
and La Paz are residential areas. Molo was once a residential district, while Mandurriao is
home to the old Iloilo Airport (Mandurriao Airport) as well as the city's largest shopping
mall, SM City Iloilo. City Proper is also a commercial area and the political center of the
city and of Iloilo province. It is also home to the Iloilo's domestic seaport and river wharf.
The newly formed geographic district of Lapuz is primarily an industrial and residential
area, with shipping companies; oil depots and a milling factory are located.
II.1.b Site Selection
Location
Location is huge factor in site-selection. To breakdown the areas into quadrants or
sub areas (i.e. north shore, downtown, Southside). These areas are commonly referred to
and used by people in real estate and/or the community. Within that area/community,
there is a residential, commercial, and industrial base. It cannot be just an industrial area
without any real community tied to it. There should be commerce, a residential and an
employment component. The main reason for this is that the buyers are looking for
convenience near where the work and it can be part of their daily social activities.
It is important to note that all areas should be considered. Some may feel that only
want the sub areas that are well off are good places to look. That is not the case. As
long as there is a community, there are people/buyers with the means to purchase. The
very low income areas might be an exception. I have not ventured into those
communities. It is important to realize that these units are great value and people from all
socio economic groups are potential buyers. All areas should be considered for
locations.
Price

CHAPTER II
Understanding the importance of the sub areas/communities is the basis for
determining the price we should pay for land. As we know commercially zoned land
varies drastically around a city but it also varies within each sub area. The business/retail
areas are the most expensive, the commercial being the next most expensive, and then the
industrial/manufacturing.
A sub area has the 3 basic commercial zoning components and within each of the
components there is a price range. We generally target the industrial areas and sometimes
commercial areas which are the low end of the commercial property scale. There are two
things we look at very closely.
1. We buy land in a subarea at the very lower end of the price range for industrial
zoning.
2. The rent for the most comparable space or options has to be at or near what
it would cost to own a unit.
It is important to note that if you dont combine the lower land price with the most
economical building design you simple wont be the most economical choice and you
wont reach that very important price point that gets people to respond.
Zoning
Zoning is important in site-selection; however, you must be aware of a few things
as you are considering each property. Each property will have a zoning designation
specific to the municipality (town,city,village,or county). Those classifications tell you
exactly what you can and cannot do in those areas.

Site improvements

CHAPTER II
The most important thing to realize is that site improvements or what you have to
do to the property to get it ready to build on has a drastic impact on the site-selection. In
many instances the improvements cost more than the land itself and therefore must be
given due consideration. These improvements include but are not limited to:

Storm water control

Excavating/grading
Sewer and water extensions
Landscaping
Utilities and the fees
Paving/curb and gutter
Impact fees
These improvements are necessary on all projects however, the existing site

conditions of the property determine to what extent and at what cost.

Size
The size and shape of a property is very important in site-selection. The smaller
lots are becoming increasing more attractive and may be the only alternative in some sub
areas. Although the economy of scale is not as great with the smaller projects, there are
some substantial reasons they should be considered in the site-selection process.
Restrictions
Restrictions can make or break site-selection - at least we find out early in the
site-selection process. Make sure we are aware of all the zoning/use restrictions, deed
restrictions, building design requirements, and easements. As we become familiar with
the different industrial lands in a sub area you will be able to balance those against the
other site improvement costs, land cost, size/shape etc.
Special features /uniqueness

CHAPTER II
This portion of the site-selection process is more of the art of locating a site.
The best way to develop this art is to study the personas of the people who buy these
units and also to think like a buyer its common sense.
II.1.c Housing Tenure
Real estate encompasses a wide variety of definition. In its simplest form, real
estate is about the land along with improvements to the land, from building to houses as
well as fences. In the broad definition of real estate, the term housing tenure is usually
used in terms of residential real estate. So what is housing tenure?
In residential real estate, the legal arrangement for the right to occupy a dwelling
is most commonly known as the housing tenure. According to Real estate Philippines
professionals, there are several types of housing tenure in today's current trends. Some of
the most frequent types are owner occupancy and tenancy. While other types include
housing cooperative, condominiums, public housing, squatting, and cohousing.
Types of Housing Tenure
The most frequent types of housing tenure are tenancy and owner occupancy.
Tenancy typically involves a paid rent whereas owner occupancy is a person who lives in
a house that he or she owns, hence the term home ownership. The home of the owneroccupier can range from condominiums, apartments, to housing cooperatives.
Condominiums- ownership of an apartment or house is assigned to an individual,
but common areas such as hallways, heating system, elevators, exterior areas, and
recreational areas, are controlled by the homeowners' association. Fees are usually
charged to the condo owners for maintenance of the common areas.

CHAPTER II
Apartments- apartments are a self-contained housing unit that occupies only part
of a building. Apartments are usually similar with condominiums, particularly in terms of
the building and the units. The differences, however, lies with its ownership. The same
building developed as a condominium could actually be built someplace else as an
apartment building. The differences is that condominiums are sold to individual owners
whereas apartments are rented to individual tenants.
Housing Cooperatives- ownership of the entire building or complex is held in
common by a homeowners' association. Individuals have the right to occupy a particular
apartment by mutual agreement but do not hold exclusive ownership to it.
Other forms of Housing Tenure
Other than owner occupancy and tenancy, housing tenure may also involve:
Public housing- government-owned housing, whether provided for free or leased
at a subsidised rate.
Squatting- occupation by non-owner without permission by the owner, if any.
Timeshare- A modified form of cooperative, condominium, or leased house or
apartment, with short-term residency right agreements tailored for vacations.
Cohousing- a variant of a condominium or cooperative with a high degree of
interaction with neighbors in shared areas.

Two Basics of Categories of Condominiums

CHAPTER II
Leasehold Condominiums- is created on lands for which the declarant possesses
only a leasehold interest in title, and has consent of the holder of actual (fee simple)
title to develop the condominium on the lands.
The purpose for which the Leasehold Condominium concept was created was to
broaden the range of options for land use (and revenue making) for institutions, such as
hospitals and universities that cannot sell their lands.
In order to qualify as a Leasehold Condominium, the declarant must possess a
leasehold interest in land that covers the whole of the proposed condominium property,
and the term of the lease cannot be less than 40 years less a day nor more than 99 years.
(One condominium expert suggests that the purpose for these minimum and maximum
periods is, on the one hand, to ensure leases are neither unattractively short nor longer
than the reasonable lifespan of the property.)
Since the declarant possesses only a leasehold interest in the property, this is all
that can be conveyed to the purchasers. Thus, while they may refer to as unit owners
they really also possess only a leasehold interest in their units.
The lessor (owner) of the lands must sign the declaration as well as the declarant
(lessee), and the lessors consent will later be required if there are to be any changes
made to the declaration after registration.
The declaration must contain all the essential terms of the lease in a schedule. It
may be advisable that the entire lease be included. Any provisions of the lease not
included in the schedule to the declaration will not bind the resulting condominium
corporation or unit owners.

10

CHAPTER II
Freehold Condominiums- In the practice of real estate marketing and sales
professionals, the term freehold is often used to suggest some special kind of
condominium in which one owns more of the property than in another kind of
condominium. This use of the term is not how it is used in the Act, and is not strictly
accurate in any event.
A freehold condominium is simply one where the title held by the declarant, and
being conveyed to the unit owners, is not leasehold. The condominium is created on lands
for which the declarant holds title in fee simple and can convey the same to the
purchasers of units in the condominium. This means that the owner actually owns the unit
and does not merely have a leasehold interest in it. This term applies equally to high-rise,
low-rise and row condominiums, and regardless of whether the unit is limited to the
internal components of the building or includes the building exterior and/or yard areas.
As noted above, there are four sub-categories of freehold condominium. They are:
Standard, Phased, Common Elements and Vacant Land Condominiums.
a. Standard Condominium
The Act specifically defines Standard Condominiums as any condominium that is
neither a Leasehold Condominium nor one of the other (following) types of freehold
condominium. This is not a useful definition until the characteristics of the other kinds of
condominium are known. However, in brief, it can be explained that a Standard
Condominium is the traditional kind of condominium that was permitted under previous
legislation, the one with which most consumers are familiar and consider to be common.
This type of condominium generally consists of buildings that are subdivided into units
and common elements, with surrounding lands usually also being designated common

11

CHAPTER II
elements. Some parts of the common elements might be further designated for the
exclusive use of the owners of one or more of the units, but predominantly the common
elements are common usage areas or facilities, such as hallways, recreational facilities,
exterior lighting, walkways, driveways and visitor parking areas.
b. Phased condominium
A Phased Condominium is a condominium that is developed in stages. It is a
condominium that keeps increasing in size until the project is complete.
A Phased Condominium development commences with the registration of a declaration
and description plan creating the initial units and common elements of the condominium.
Thereafter, from time to time (over a period not to exceed 10 years) further units and/or
common elements are added to the condominium by the registration of amendments to
the declaration and description.
Each such registered set of amendments is referred to as a phase of the
condominium. Therefore, the initial components of the condominium are not a phase;
rather, phase one is actually the second stage of the condominium development,
consisting of the units and common elements brought into the condominium by
registration of the first set of amendments to the registered declaration and description.
A primary advantage of this style of condominium is that the developer and unit
owners do not have to wait until completion of a large or diverse condominium project
before sales of individual units can actually be completed. Once a unit is created by
registration of the declaration and description or a subsequent set of amendments, title to
the unit can be transferred. This benefits both the developer, in terms of cash flow, and
the purchaser in terms of reducing the amount of time in occupancy or awaiting title.

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CHAPTER II
For a developer who is uncertain about the future market for the project, the
Phased Condominium concept allows a reasonable amount of the proposed condominium
to be constructed and sold before funds are committed to development of the balance of
the lands.
Since a developer can abandon completion of a phased condominium (after
registration of any stage), or decide to alter the way future phases are designed and
constructed, it is essential that each stage registered be entirely self sufficient. That is, an
earlier stage of the condominium cannot be dependent in any way upon a later phase for
its operation and use. Therefore the developer must think the project through carefully in
advance and ensure that all necessary easements and services are in place when the first
stage is registered.
In principle, any type of condominium should be able to be phased; however, the
regulations under the Act restrict the right to phase to those condominiums that, if not
phased, would be Standard Condominiums.
Unless and until these provisions are amended, none of the other types of
condominium can be phased in this manner. They can, however, be phased in the
manner allowed under previous legislation, by registering multiple individual
condominiums. This requires cross easements and joint agreements covering the services
and facilities that the multiple developments will share. This is not as efficient or
effective as the Phased Condominium concept, but is a tested practice that can work
where it is needed.

13

CHAPTER II
c. Common Elements Condominium
This form of condominium is unique in so far as it is the only type of
condominium in which there are no units but only common elements. Whatever the
common elements are, the common interest in them is made appurtenant to a number of
parcels of land that are outside of the condominium lands and referred to as Parcels of
Tied Land (typically, POTLs).
POTLs need not be adjacent to the common elements and can be any parcel of
land that is capable of being separately conveyed. That is, there must be no Planning Act
or other restrictions that prohibit the separate conveyance of a POTL. However, the
common interest in the Common Elements Condominium, once the declaration and
description are registered, stays with title to the POTL (cannot be severed from it) when it
is conveyed.
The POTLs legal descriptions are set out in the declaration for the condominium
(along with the signed consent of the owners and mortgagees of the POTLs) and the
declaration and description are registered on title to each POTL.
POTL owners bear similar obligations toward the common elements of the
condominium as do owners of units in a Standard Condominium. The owners must pay
common expenses, and if they are unpaid the delinquent owners POTL will be subject to
a condominium lien. However, the condominium corporation does not have the same
authority to make and enforce rules relating to the use, occupancy, appearance, condition
or enjoyment of the POTLs as a Standard Condominium corporation has in relation to its
units.

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CHAPTER II
Typically, the Common Elements Condominium concept is used where the
owners of existing properties wish to create and share the use of and responsibility for a
facility or service (such as a group of retail/business owners wishing to construct and
share a parking facility, or a group of homeowners wanting to establish a community park
or recreation centre). It is also used in conjunction with the development of subdivisions
or small freehold townhome developments, where the streets, street lighting, community
entrance features or other such things are shared. There are also other imaginative uses of
the concept that are developing for uses in interval or fractional ownership
developments.
Floor Area Requirements
a. Single-Occupancy Unit
Single occupancy units shall have minimum floor area of 18 square meters, however, a
net floor area of 12 square meters may be allowed provided that:
a.1. These are intended for students/employees worker and provided further that
the condominium project to which these will be integrated is within highly
urbanized areas.
a.2.

The same shall be provided with common basic facilities such as

laundry/drying area and support amenities such as visitors lounge and dinning
area
a.3. Said facilities/support amenities including all other measure that will ensure
compliance with the intended use of the unit shall be explicitly indicated in the
master deed contact to sell.

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CHAPTER II
b. Family Dwelling Unit
The minimum floor area of family condominium units shall be 36 square meters and 22
square maters for open market and medium cost condominium project respectively.
II.1.d Building Integrated Agriculture (BIA)
Building Integrated Agriculture Methods

Figure 1; BIA Methods

Greens roof are layers of vegetation installed on the top of the buildings. They
also known as eco-roofs and they are divided into main types: a) extensive and b)
intensive. Both types consist of same basic build up series of layers and only differ in the
depth of the growing medium and thus in the type of vegetation that they support.
A commercial Green Roof consists of five layers which aim to create the suitable
environments for plants to grow, protecting at the same time the fabric of the building: 1.

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CHAPTER II

Figure 2; Green Roofing

The basic layer: a water and roof proof layer. 2. The drainage layer: the layer that
removes excess water from the roof. 3. The filter mat: a geotextile material placed
between the previous two layers to prevent substrate from compressing the drainag layer.
4. The growing medium: usually soil which needs to be lightweight. 5. The vegetation
layer: the layer that provides the living elements of the roof.
According to Macdonald (2008) the main requirements for green roof agriculture
are; A) Sufficient soil depth and good soil composition: the growing medium must be
high in organic matter and nutrients and lightweight at the same time, B) Sufficient Sun
exposure and wind protection of the roof and C) Sufficient Irrigation, because crops
are water demanding.
II.1.e Sustainable Technologies
Wind Turbine
A wind turbine is a device that converts kinetic energy from the wind, also called
wind energy, into mechanical energy in a process known as wind power. If the
mechanical energy is used to produce electricity, the device may be called a wind turbine
or wind power plant. If the mechanical energy is used to drive machinery, such as for

17

CHAPTER II
grinding grain or pumping water, the device is called a windmill or wind pump. Similarly,
it may be referred to as a wind charger when used for charging batteries.
The result of over a millennium of windmill development and modern engineering,
today's wind turbines are manufactured in a wide range of vertical and horizontal axis
types. The smallest turbines are used for applications such as battery charging or
auxiliary power on boats; while large grid-connected arrays of turbines are becoming an
increasingly important source of wind power-produced commercial electricity.
The three primary parts as follows:
Figure 3
Savonius wind turbines are a type of vertical-axis wind turbine
(VAWT), used for converting the force of the wind into torque on a
rotating shaft. The turbine consists of a number of aerofoils, usually
but not always vertically mounted on a rotating shaft or framework,
either ground stationed or tethered in airborne systems.

Figure 4

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CHAPTER II
Horizontal-axis wind turbines (HAWT) have the main rotor shaft
and electrical generator at the top of a tower, and must be pointed
into the wind. Small turbines are pointed by a simple wind vane,
while large turbines generally use a wind sensor coupled with a
servo motor. Most have a gearbox, which turns the slow rotation of
the blades into a quicker rotation that is more suitable to drive an electrical generator.
Since a tower produces turbulence behind it, the turbine is usually positioned upwind of
its supporting tower. Turbine blades are made stiff to prevent the blades from being
pushed into the tower by high winds. Additionally, the blades are placed a considerable
distance in front of the tower and are sometimes tilted forward into the wind a small
amount.
Figure 5
The Darrieus wind turbine (VAWT) is a type of vertical axis wind
turbine used to generate electricity from the energy carried in the
wind. The turbine consists of a number of curved aerofoil blades
mounted on a vertical rotating shaft or framework. The curvature of
the blades allows the blade to be stressed only in tension at high
rotating speeds. There are several closely related wind turbines that
use straight blades. This design of wind turbine was patented by Georges Jean Marie
Darrieus, a French aeronautical engineer in 1931. There are major difficulties in
protecting the Darrieus turbine from extreme wind conditions and in making it selfstarting.
Solar power

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CHAPTER II
Solar power is the conversion of sunlight into electricity, either directly using
photovoltaics (PV), or indirectly using concentrated solar power (CSP). Concentrated
solar power systems use lenses or mirrors and tracking systems to focus a large area of
sunlight into a small beam. Photovoltaics convert light into electric current using the
photoelectric effect.

Figure 6

Figure 7

Rainwater harvesting
Rainwater harvesting is the accumulation and deposition of rainwater for reuse
before it reaches the aquifer. Uses include water for garden, water for livestock, water for
irrigation, etc. In many places the water collected is just redirected to a deep pit with
percolation. The harvested water can be used as drinking water as well as for storage and
other purpose like irrigation.
Rainwater harvesting provides an independent water supply during regional water
restrictions and in developed countries is often used to supplement the main supply. It
provides water when there is a drought, prevents flooding of low-lying areas, replenishes
the ground water table, and enables dug wells and bore wells to yield in a sustained
manner. It also helps in the availability of clean water by reducing the salinity and the
presence of iron salts.

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CHAPTER II
Makes use of a natural resource and reduces flooding, storm water runoff,
erosion, and contamination of surface water with pesticides, sediment, metals, and
fertilizers.
Excellent source of water for landscape irrigation, with no chemicals such as
fluoride and chlorine, and no dissolved salts and minerals from the soil.
Home systems can be relatively simple to install and operate and it may reduce
your water bill.
Promotes both water and energy conservation.
No filtration system required for landscape irrigation.
II.1.f Factors that need to be considered in putting up a vertical garden
Plant Choices
Plants are chosen based on the location and purpose of the project. Example:
Plants destined for use in an air-conditioned space should be able to withstand dry air
environments. Plants for use near air-ducts, aside from being able to withstand dry air
should survive the strong wind velocities. For this purpose, the cacti and succulents will
be your best bet for the project. Open wall gardens with strong sun exposures may need
full-sun landscaping plants while vertical gardens in between tall buildings should use
indoor plants because of lower light intensities. Within the same vertical garden even, the
lower areas get more water than the top (water tends to settle in the lower section of the
substrate), i.e. top areas get dry-tolerant plants while the lower areas may need wettolerant plants like Selaginellas, Tradescantias, Episcias and Begonias. Color-based
designs will require variegata, flava, reds, browns and purples. All-green designs need a
variety of leaf sizes, leaf shapes, textures and hues to affect a strong visual impact.

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Media
Choice of media or substrate is very critical for a successful vertical garden
project. It is the media that will hold the water needed by the plants for survival and
growth. For modular systems, the usual media used are: peat moss, rockwool chips,
coconut husk chunks, cocopeat, charcoal, pumice, vermiculite, happu, fermented tree
bark, sphagmum moss, rubberized foam, floral foam, Styrofoam balls and peanuts,
treefern roots and paslak (Asplenium or Platycerium roots).
The choice of substrate or media mix is dependent on the choice of plants. Bigrooted plants like Anthuriums, Philodendrons and epiphytic orchids need very chunky
substrate while fine-rooted plants like Selaginella, Pilea, Hedera, etc. need finer, more
absorbent media mix. There is not one singular mix that will satisfy all plants. Watering,
whether it is overhead, drip, spaghetti tube fed, turbo-emitted or hand-watered will
depend on the media and plant used. Substrates initially are wet to saturation before
plants are installed. As the media dry up, a film of microorganisms develops. As the
surface of the media materials dry up, the microbial film becomes hydrophobic, meaning
water will bounce off the surface of the material instead of it being absorbed by the
substrate. Water applied to the modules will channel its way down the box without
wetting much the media. Plants will be deprived of the needed moisture and root tips will
eventually dry up causing shedding of lower leaves.
Maintenance of Vertical Gardens
Water management is the core of Vertical Garden Maintenance. Since media
desiccation is the main problem, application of ethoxide surfactants (re-wetting agent)
should be done at least monthly. Surfactants will help redistribute moisture within the

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module. Drippings from the surfactant-treated media should collect in a system separate
from live fishes. Surfactants will kill the fishes and other aquatic creatures. Pests should
be dealt with as early as they appear. Soap solution may be used to manage insect and
mite populations. Fungal problems are caused by water in the wrong places at the wrong
times. Generally water should go to the root zone not on the leaves. Only healthy plants
should be used in vertical garden set-ups. Chlorotic, nutrient deficient plants will stick
out like sore thumb on the vertical gardens. Fertilizers with chelated trace elements
should be applied regularly as foliar spray because most modules do not have nutrients in
them. Calcium may be applied monthly as foliar spray or media drench as Calcium
nitrate solution. Plants may not grow at the same rate. Some varieties may grow faster
than others and will need more frequent trimming to maintain the overall form of the
vertical garden.
Planting Systems
Modular systems have been around for more than 3 decades. These are usually
boxes either in plastic or welded wire casing lined with nonwoven polyester fibers or
geotextiles and filled with media mix inside. Some modules may be stacked on each
other with water line built into the design. Most may be hanged on the wall while others
are free forms. The most common workable system for tropical conditions was developed
in Thailand using Carpetbacking as substrate, mat-base and plant pockets. The system
may be hanged on any wall. This maintenance-friendly design is easy to repair and plant
re-placement is just a matter of pulling out damaged plant and sticking the new plant into
the vacated pocket.

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CHAPTER II
Whatever the design and system chosen for the vertical garden, it will ultimately be the
gardeners skill that will determine the success or failure of the vertical garden project.

II.2 Case studies

II.2.a Garden Towers Ayala Center Makati Condo

Figure 8; Garden Towers Ayala Center Makati Condo

Garden Towers presents a sublime statement on living naturally at the heart of
Ayala Center. Master planned as a 9,010 sqm two-tower residential address, Garden
Towers elevates a ground-level garden experience to high above the city: beginning with
a seamless integration into Palm Promenade, Gloriettas landscaped concourse; an
astonishing green lobby core welcoming residents home; and, throughout the towers, lush
areas for convergence at two-floor intervals until the highest residential floor.
Residents are greatly advantaged by a strategic location at the corner of East
Street and Ayala Centers main road, Palm Drive. The citys vibrant pulse is syncopated

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CHAPTER II
by lifes natural rhythms. Aloft the mixed-use lifestyle super hub anchoring a dynamic
city.
VERTICAL GARDEN LIVING AT THE HEART OF AYALA CENTER
City and nature fluidly converge into new lifestyles at Garden Towers.
AYALA CENTER PRIME, COMPLETE, INTEGRATED

Multi faceted Ayala Center offers a wide selection of dining and shopping options.
Underground and aboveground connection to Ayala Center; everything you need

is conveniently at hand.
Constantly evolving an ideal investment.
Everything that the busy lifestyle requires is within reach.
City life with parks and green spaces.
Access to alfresco dining and shopping
A priceless jewel

GARDEN LIVING at Ayala Land Garden Towers

Seamless integration with Palm Promenade

Exclusive sky gardens on select floors
Green wall at the drop-off
Relaxing transition from urban to green

LIVING CONVENIENCE at Ayala Garden Towers

Proximity to the workplace and easy access to lifestyle needs, simplifies the

approach to integrated living

Efficient and practical layout of fixtures, cabinets, and appliances
No compromise on fundamentals security, ceiling heights, ventilation and
comfort.

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CHAPTER II

Figure

9;

Location and Vicinity of Ayala Garden Towers

MOVING IN THE RIGHT CIRCLES
Residents are served by diversified options for transit and access, including the
Ayala MRT Station, major thoroughfares Ayala Avenue, Arnaiz Avenue, and EDSA.
A RADICALLY NEW FORM OF LIFE
Nature welcomes each resident home, enlivening every experience from the
ground up.
LINKS TO PALM PROMENADE

Access to Glorietta and Arnaiz Avenue is uninterrupted via landscaped

connections uniting the Garden Lobby, garden amenities, and Palm Promenade.
The new gateway to Ayala Center, Palm Promenade is a lush sweep of green
looping Garden Towers and neighboring communities at Park Terraces.
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CHAPTER II

Vertical Garden Living Experience of Garden Towers.

GARDEN LOBBY

A seamless indoor-outdoor experience welcomes residents home every day;

within a voluminous glass lobby an indoor garden and full-height green wall is an

astonishing visuial link to the garden amenities and Palm Promenade just beyond.
Main entrance to the towers beginning with a lush green wall drop-off
Indoor garden with high-ceilings
Access to the outdoor garden amenities just beyond the Garden Lobby
Casual seating areas evoking a veranda/lanai feel
Separate concierge and ground floor elevator lobbies for each tower

SKY GARDEN
Elevating the green experience4 from the Garden Lobby to the sky: lush pockets
embroider every two floors, alternating between the west and east corners. Within each
alcove: 20 sqm (215 sq ft) of natural light and generous garden spaces accessible on
select floors.
SUN ROOM
Select residences feature a distinctive new concept in flexible indoor-outdoor
spaces. Floor-to-ceiling windows bathe a wooden deck area in light, sky, and seamless
city views. Sliding doors open up homes to a private, all-weather expanse of sky.
II.2.b Tivoli Garden Residences

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CHAPTER II

Figure 10; Tivoli Garden Residences

Tivoli Garden Residences is a modern oasis at the heart of the metro providing
young urban families with a more natural and comfortable home setting. Here, families
can enjoy the many perks of community condo living while taking advantage of larger
living spaces and beautifully landscaped common areas. The expert planning of
engineering masters, DMCI Homes, makes the perfect balance of the organic and
contemporary a refreshing reality.
Tivoli Garden Residences is situated in an ideal location that's close to your
needs. Found along Coronado St., near the Makati-Mandaluyong Bridge, its minutes
away from the Makati, Mandaluyong, and Ortigas Business districts, saving you time
traveling to and from work.

Figure 11; Location and Vicinity Map

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CHAPTER II

Whether you're looking to relax or feeling energetic, there's always plenty of

things to do and a wide range of country club-like amenities that the whole family can
enjoy.

Figure 12; Kiddie Pool

Figure 13; Leisure Pool

Figure 14; Basketball Court / Playcourt

Figure 12-15; Amenities
Amenities

Figure 15; Badminton Court

Landscaped Atriums

Clubhouse Amenities

Lumiventt Technology

Clubhouse

Arrival court
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CHAPTER II

Entertainment room

Game room

Children's Recreation Space

Lounge area

The Observatory / Sky Park

Jogging / Biking path

Gazebo/Cabana

Pool deck

Indoor Amenities

Fitness gym

Function Hall

Function rooms

Business Center

Shower Area

Outdoor Amenities

Pocket Gardens

Olympic sized pool

Kiddie pool

Leisure pool

Interactive water play

Sky Lounge

Podium Amenities

Basketball Court/Playcourt

Badminton Court

Esplanade

Open Lawn/Picnic Grove

Facilities

24-hour security

Main Entrance Gate

Perimeter fence

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CHAPTER II
Tivoli Garden Residences is a master-planned urban oasis, nestled on 2.7-hectares
of prime land located in Mandaluyong.
Tivoli Garden Residences is composed of 5 high-rise residential towers (Bauhinia,
Eugenia, Heliconia, Iris and Hibiscus). The first and second tower, Bauhinia and Eugenia
respectively, is now home to many families and young urban couples alike.

Figure 16; Site Development

Unit Features and Plan

Typical Studio Unit

approx. 25.00 sqm PhP 1.48M - PhP 2.5M

Figure 17;
Figure 18; Typical Studio Unit with Balcony
approx. 29.50 sqm PhP 1.48M - PhP 2.5M

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CHAPTER II

19; Typical 1 Bedroom Unit with Balcony

approx. 40.50 sqm PhP 2.62M to PhP P3.63M

Figure
Figure 20; Typical 2 Bedroom Unit
approx. 50.00 sqm PhP 2.7M to PhP 4.38M

Figure 17-20; Floor plans

Figure 21; Typical 2 Bedroom Unit with Balcony

approx. 59.00 sqm PhP 2.7M to PhP 4.38M

Figure 23; Typical 3 Bedroom Unit with Balcony

approx. 77.00 sqm PhP 4.11M to PhP 5.43M

Figure 22; Typical 3 Bedroom Unit

approx. 66.00 sqm PhP 4.11M to PhP 5.43M

Figure 24; Typical 3 Bedroom Tandem Unit

approx. 100.00 sqm PhP 5.9M to PhP 8.48M

Figure 21-24; Floor Plans

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CHAPTER II
Tivoli Garden Residences offer a mix of studio, 2-bedroom, 3-bedroom, and
tandem units. At prices that range from P1.49M to P8.49, various home-seekers can find
a suitable home.
Unit Features

Provision

for

individually

metered electricity and water

Provision

for

Cable

TV

connection

Provision

for

Telephone

connection

Provision for rangehood

T&B exhaust system

Smoke detectors

Sprinkler

500kw

back-up

power

(one

outlet)

Laundry/drying cage at the roof

Provision for washer connection

deck for some units
(depending on unit type)

Kitchen exhaust fan

Provision for A/C for Master's

Bedroom and Bedroom 2

Bedroom closet

Balcony in most units

Kitchen cabinets with provision

for stand-alone range and singlebowl sink

33

Figure 25; Hibiscus Tower

Figure 26; Irish Tower

Iris is the fourth tower of the bustling Tivoli Garden Residences, which

features the Lumiventt advantage. Standing at 42 storeys, it is the perfect addition to a

neighborhood of lush tropical greens, sky gardens, multi-level amenities, and
breathtaking views.

The Lumiventt design technology is the combination of DMCIs signature

single loaded corridors, three-storey high openings at the front and back of the towering
buildings called Sky Patios, and breezeways located on the left and right wing of every
floor. This allows maximum natural light and airflow into every unit.

GENERAL FEATURES

Overhead water cistern in every building

42 residential floors including a 6-level podium parking
Single loaded corridor, an average of only 20 units per floor
Emergency back-up power supply for hallways and elevators
Automatic fire sprinklers are provided for each unit

Ample podium parking spaces

IRIS TOWER

42 residential floors including a 6-level podium parking

Single-loaded corridor, with an average of only 20 units per floor
Most units come with either a balcony or a ledge with a garden view
Landscaped sky patios every 5 floors
Six high-speed elevators
Ample podium parking spaces
Automatic fire sprinklers for each unit
Emergency back-up power supply for hallways and elevators
Overhead water cistern in every building
Water refilling station
Laundry pick-up service