I have been with Colliers Philippines for about a decade already, and what I’ve noticed is that for years, Philippine property conversations revolved around a familiar set of locations: Makati, Bonifacio Global City (BGC), Ortigas, and more recently, emerging central business districts (CBDs) in Cebu, Davao, Pampanga, Cavite, Laguna, and other regional centers. Yet some of the most compelling real estate opportunities today may lie not in the country’s most saturated markets, but in corridors that are quietly benefiting from infrastructure, connectivity, and shifting demographic trends.
The southern gateway of Metro Manila is one such example.
Enhancing connectivity
Interest in Southern Metro Manila, covering the cities of Las Piñas, Parañaque, and Muntinlupa, is being driven by infrastructure projects in the pipeline–reducing travel time from the above-mentioned Metro Manila cities to key urban areas in the Cavite-Laguna-Batangas (CALABA) corridor.
Among the infrastructure projects lined up for completion are the North-South Commuter Railway (NSCR), Cavite-Laguna Expressway (CALAX), LRT-1 Cavite Extension, Cavite Bus Rapid Transit, SLEX Toll Road 4, Ninoy Aquino International Airport (NAIA) Rehabilitation, Laguna Lakeshore Road Network, and the Bataan-Cavite Interlink Bridge. Complementing these developments are existing road networks such as the South Luzon Expressway (SLEX), Daang Hari, and Daang Reyna, which already provide improved connectivity across surrounding communities.
Growing CALABA lot-only market
Residential lot-only projects in Batangas and Laguna posted a 5 percent annual price growth from 2016 to 2025. Lot-only developments in Cavite, meanwhile, recorded a 6 percent annual price growth in the same period. It is this sustained price appreciation that has been enticing developers to launch more premium lot-only developments in Southern Luzon.
In Cavite, for instance, the most expensive lot-only projects have average sizes of between 126 square meters and 832 square meters, with average price per lot ranging from PHP30,000 to PHP66,000 per square meter. Premium lot-only units in Laguna are priced between PHP31,000 and PHP72,000 per square meter, with sizes ranging from 143 square meters to 1,100 square meters.
The strong preference for lot-only projects in Southern Luzon is starting to spill over, and this preference is seen even within Metro Manila. It is no longer surprising to see developers seizing opportunities to ride on this growing subsegment by also launching lot-only projects in the southern Metro Manila area, including parts of Las Piñas and Muntinlupa, particularly Susana Heights where Signature Series by SM Residences is planning to launch residential lot-only units.
Potential of lot-only in Metro Manila
As previously highlighted, the prospect of launching limited lots in Metro Manila, where demand appears to be brisk, will only excite prospective buyers. These attractive lot-only projects are set to redefine the Metro Manila residential landscape. This is an interesting property arena for national property players.
The strong preference for lot-only projects is starting to gain traction within Metro Manila. Given the limited supply and rising demand, we expect the prices of these lot-only units in the capital region to increase in the years to come. Interestingly, developers primarily focused on mid-income projects are now targeting the higher-priced residential segment with an emphasis on expansive horizontal communities.
SM Prime has launched the Signature Series by SM Residences, its luxury residential brand. The company allotted PHP25 billion for the brand’s first project in Susana Heights, Muntinlupa. The 284-hectare development called Susana Heights Village will offer lots of at least 500 square meters (5,400 square feet) with prices ranging between PHP40 and PHP100 million (USD680,400 to USD1.8 million). SM also plans to launch Signature projects in Parañaque, Pasay, Taguig, Makati, Cebu, Cavite, Tagaytay, Batangas, and Manila.
Greener and more open spaces, more premium amenities
Colliers Philippines believes in the importance of open, green spaces in residential enclaves. The pandemic changed the way people live, work, play, and shop, resulting in developers integrating new features in their projects to satisfy residents’ evolving preferences.
Our most recent Colliers poll showed that more than 90 percent of our respondents believe that having green and sustainable features is important in purchasing residential units.
Over the past few years, several developers ramped up the integration of healthy and sustainable amenities into their new projects. These include lot-only developments that have seen strong demand post-COVID.
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