Housing

Preferred Expat Housing Locations –

Metro Manila

How close are Expat neighborhoods to one another

In Metropolitan Manila, the main reference point is Makati City where the financial district and most international corporations are located. From Makati City it is a 15 to 30 minutes’ drive to all locations. Makati City to Pasig City could be about 20 minutes’ drive and to Muntinlupa (Ayala Alabang) – approximately forty-five (45) minutes. Of course, all these times will depend on the traffic and the time of day.
Preferred housing are considered to be the most upscale neighborhood in Metropolitan Manila.

Safety/security issues

There are different types of condominium complex and single-detached houses available in the market given the assignees housing budget. Majority of condominiums from studios to 1 – 3 bedrooms are fully-furnished or semi-furnished with air conditioning systems and white-goods.
Typically, single-detached homes are unfurnished and depending on the age of the property, owners will sometimes provide air-conditioning systems and white-goods eg. stove with range, washer and dryer, and refrigerator.
In the event the assignee choose to move into a semi or furnished home, some homeowners will give assignees the choice to choose furnishings or are willing to accommodate them based on the taste and preferences.
Furniture Rental is available through CORT Global Network Partner – Manila Home Furniture Rental Ltd. Area of availability: Metro Manila.

Permanent housing may either be :

Tenancy Contract :

Personal Lease – under your name, not subject to tax, payment acknowledged with an Acknowledgement Receipt;
Corporate Lease – under the company’s name, subject to tax (12% VAT and 5% WHT), acknowledged with an Official Receipt.

Terms and Conditions:

Guaranteed lease / lock-in period
Notice period – sixty (60) days prior expiry of lease for renewal / extension or termination
Security Deposit – usually equivalent to two (2) months rent
Advance Rental –
Usually one (1) year advance is required in mid to high-end properties.
Otherwise, negotiable to less than a year and subject to lessor’s approval
Additional payments
Maintenance dues
Association dues for villages and condominium dues for condominium properties
Pre-termination / Diplomatic Clauses
Repairs and Maintenance
Pest Control

Challenges or ease of including a diplomatic clause:

A diplomatic clause provides lease contract verbiage that alerts a landlord to the possibility of a lease interruption/early termination and establishes equitable terms up front.
Most Filipino landlords want a guaranteed lease of one (1) year so that investments introduced to the property (i.e. repairs, renovations, upgrading of furniture and fixtures) will be recovered within the year. If the lease is more than a year, normally landlords are more receptive in including a diplomatic clause provided the first year lease is guaranteed.
A diplomatic clause will normally say:
“… Landlord agrees that in the event Tenant is transferred by his or her employer, Tenant may terminate this lease upon (60/90) day’s written notice without incurring a penalty hereunder.”
However, a landlord can always accept other offers if the security deposit has not been paid.

Availability

Risk & Pitfalls

Temporary Housing – for short term assignments – 3 to 6 months. Availability is limited depending on location and type of accommodation.

◦Serviced-apartment is very expensive and limited
◦Fully-furnished regular apartments that are individually owned will normally increase monthly rental around 30% to 40% to include all utility cost.