DMCI’s reopened-unit list dated 5 October 2026 released nine residential units plus one parking slot at Alder Residences. Every accredited agent received the same list at the same minute. The dressed, viewable units historically go first.
Four days ago, Alder Residences had three units on DMCI’s availability list — all of them 2-Bedrooms in Sylvan, and all three marked On Hold. For a township project that normally moves quietly, that is as close to sold out as it gets.
This morning that changed. DMCI’s reopened list put nine units back into inventory across all four buildings — Andea, Manzuria, Oregon and Sylvan — including the first 3-Bedroom to surface at Alder in months, and the first atrium-level units I have seen available here all year.
I am Ina Cayabyab, DMCI Homes Property Consultant. I pulled every one of these nine units against DMCI’s own unit pricelist to get the exact floor areas, layout codes and atrium levels — not the rounded numbers in the summary sheet. Then I ranked them.
Here is the whole batch, and the four I would take first.
The Four Standouts
Nine units is a lot to think about at once, so start here. These four are the ones where the unit itself — not just the price — is doing something the others are not.
Oregon Building · Unit 1412 · 3BR
The 107.5 sqm Atrium 3BR — And the Cheapest Square Metre in the Batch
This is the one I would reserve if I were buying for a family rather than for yield. It is the largest unit released, the only 3-Bedroom in the batch, it sits on an Atrium Level, it faces the amenity deck — and at ₱144,828 per square metre it is the cheapest of all nine units, undercutting every 2-Bedroom on the list by ₱1,023 to ₱12,707 per sqm.
C- Oregon 1412Why this one
- Biggest unit, lowest unit cost. The eight 2-Bedrooms run ₱145,851–₱157,535 per sqm. This 3BR comes in at ₱144,828. You are buying 107.5 sqm — 36 sqm more than the next largest unit — at a lower rate per square metre than any of them.
- 14th Floor, Atrium Level. DMCI’s pricelist labels this floor an Atrium Level — one of the two-storey Lumiventt cut-throughs. You get cross-ventilation and daylight that a sealed corridor floor cannot give you, plus a landscaped garden outlook on the inner side.
- Amenity-facing. Your primary outlook is the amenity core — the lap pool, leisure pool and landscaped deck — not a neighbouring wall. On a mid-rise estate that view does not get built out later.
- 92.5 sqm interior + a 15 sqm balcony. That balcony is the largest in the batch. Three bedrooms, and genuine outdoor space to go with them.
- The trade-off, stated plainly: this unit is for rehab. You cannot view it yet, and turnover is roughly 90 days after your account clears. DMCI does the rehab — not you. If you can wait a quarter, this is the best asset on the list.
Manzuria Building · Unit 705 · 2BR
The View Unit — BGC, Laguna Lake and the Sierra Madre From One Balcony
A rear-stack unit on Manzuria’s 7th Floor Atrium Level, high enough to clear the low-rise around Acacia Estates and get the view that almost no unit at this price point in Taguig can offer: the BGC skyline on one side, Laguna de Bay and the Sierra Madre on the other. It is also dressed, viewable right now, and turns over in 30 days.
C- Manzuria 705Why this one
- A genuinely rare outlook. Most units in this price band look at another building. This one looks at the BGC and Makati skylines, then across Laguna de Bay to the mountains. Acacia Estates is surrounded by low-rise, which is what makes a 7th floor enough.
- Atrium Level again. DMCI’s pricelist marks the 7th as an Atrium Level in Manzuria — so you get the Lumiventt cross-draft on top of the view. Light on both sides.
- Move in within 30 days. Dressed unit, viewable this week, turnover approximately 30 days after clearance. Of the four picks, this is the fastest to live in.
- Lowest cash-out of the four picks. At ₱10,161,000 it is the cheapest of my four, with the 12% downpayment working out to roughly ₱37,166 a month over 32 months.
- The honest note: at 64.5 sqm it is the most compact 2-Bedroom in the batch — ₱157,535 per sqm, the highest rate on the list. You are paying for the view and the speed, and if the view is the reason you are buying, it is worth it. If you want floor area, take Oregon 419.
Oregon Building · Unit 419 · 2BR
The Best Balance on the List — Amenity View, 71.5 sqm, Ready in 30 Days
If I had to recommend one unit to a first-time buyer with no appetite for waiting, this is it. 71.5 sqm — the joint-largest 2-Bedroom in the batch — facing the amenity deck, on a low 4th floor, dressed and viewable now, with 30-day turnover and the second-lowest per-square-metre cost of any 2-Bedroom here at ₱150,392.
C- Oregon 419Why this one
- Space and value together. 71.5 sqm at ₱150,392 per sqm. Among the five dressed, move-in-ready units, nothing else gives you this much floor area at this rate.
- Amenity view on a low floor. Fourth floor means you still see the pool deck and landscaped grounds, but you are two flights from the lobby and you are not elevator-dependent. For families with small children or older parents, that matters more than height.
- 61 sqm interior + 10.5 sqm balcony. The 2-Bedroom A layout — the wider of Alder’s two-bedroom cuts, with a usable balcony rather than a token one.
- Viewable before you commit. Dressed unit. I can walk you through it this week, and you will know exactly what you are reserving. Turnover roughly 30 days after clearance.
- About ₱39,386 a month during the 32-month downpayment period on the standard 12% terms, after the ₱30,000 reservation fee.
Sylvan Building · Unit 320 · 2BR
Pool-Deck Living on the 3rd Floor
The lowest-floor amenity-view unit in the batch. Third floor in Sylvan, facing the amenity core — close enough that the pool deck and the landscaped grounds are your view, and close enough to the ground that you will genuinely use them.
C- Sylvan 320Why this one
- Third floor, amenity view. High enough for privacy and a clear line to the deck, low enough that you walk down rather than wait for a lift. People who buy amenity-view units on high floors look at the pool; people who buy them on the 3rd floor swim in it.
- 67 sqm — 58.5 interior + 8.5 balcony. The 2-Bedroom D layout, Alder’s most common two-bedroom cut, at ₱153,388 per sqm.
- Sylvan is the newest of the four buildings — the most recently launched tower in the estate, and the building that held the only three units DMCI listed as available on 1 October.
- Roughly ₱37,601 a month over 32 months on the standard 12% downpayment terms.
- The trade-off: for rehab, so not viewable yet and about 90 days to turnover. If you want the same low-floor amenity position but need to move sooner, Manzuria 105 on the Ground Floor Atrium Level is dressed and viewable — see the full list below.
What “Atrium Level” Actually Means — And Why Three of These Units Have It
This is the part most listings skip, and it is the single biggest reason I ranked Oregon 1412 and Manzuria 705 where I did.
Alder Residences is built on DMCI’s Lumiventt design. Instead of a sealed corridor running the length of each floor, the building is cut through with two-storey openings — the Sky Patio and the landscaped atriums — at set levels. Air crosses the floor plate instead of stopping dead at the hallway, and daylight reaches the inner units.
DMCI’s own unit pricelist labels these floors explicitly. In this batch, three units sit on one:
- Oregon 1412 — 14th Floor, Atrium Level ★
- Manzuria 705 — 7th Floor, Atrium Level ★
- Manzuria 105 — Ground Floor, Atrium Level
What you get for it: cross-ventilation you can feel, lower reliance on air conditioning through the year, more natural light into the inner rooms, and a landscaped garden outlook on the corridor side rather than a painted wall. In a Metro Manila mid-rise, that is the difference between a unit that breathes and a unit that does not.
It is also not something you can retrofit. You either bought the floor or you did not.
Atrium-level units rarely reach the reopened list. Across the nine units released here, three of them are atrium-level — and two of those three are among my top picks. That is not a coincidence I engineered; it is why this particular batch is worth moving on.
All Nine Units — The Complete List
Every unit DMCI reopened at Alder Residences, ranked by list price. Floor areas and layout codes come from DMCI’s unit pricelist; prices and unit condition come from the reopened list dated 5 October 2026. Starred rows are my four picks.
| Unit & layout | Type | Sqm | List price | Per sqm | ≈ Monthly | Condition |
|---|---|---|---|---|---|---|
| Oregon 1412 ★ 3-Bedroom A (Inner) | 3BR | 107.5 | ₱15,569,000 | ₱144,828 | ₱57,446 | Rehab · 90d |
| Manzuria 105 2-Bedroom C (Inner) | 2BR | 70.5 | ₱10,790,000 | ₱153,050 | ₱39,525 | Viewable · 30d |
| Oregon 419 ★ 2-Bedroom A (Inner) | 2BR | 71.5 | ₱10,753,000 | ₱150,392 | ₱39,386 | Viewable · 30d |
| Sylvan 1207 2-Bedroom B (Inner) | 2BR | 71.5 | ₱10,647,000 | ₱148,909 | ₱38,989 | Rehab · 90d |
| Sylvan 320 ★ 2-Bedroom D (Inner) | 2BR | 67 | ₱10,277,000 | ₱153,388 | ₱37,601 | Rehab · 90d |
| Manzuria 705 ★ 2-Bedroom E (Inner) | 2BR | 64.5 | ₱10,161,000 | ₱157,535 | ₱37,166 | Viewable · 30d |
| Andea 404 2-Bedroom D (Inner) | 2BR | 67 | ₱10,107,000 | ₱150,851 | ₱36,964 | Rehab · 90d |
| Sylvan 509 2-Bedroom D (Inner) | 2BR | 67 | ₱9,817,000 | ₱146,522 | ₱35,876 | Viewable · 30d |
| Sylvan 510 2-Bedroom D (Inner) | 2BR | 67 | ₱9,772,000 | ₱145,851 | ₱35,708 | Viewable · 30d |
| Sylvan 1515 Parking slot | PS | — | ₱1,015,000 | — | — | — |
≈ Monthly = indicative downpayment instalment on the standard terms: 12% downpayment spread over 32 months, less the ₱30,000 reservation fee, computed on list price before promotional discounts. The 88% balance is payable through bank or DMCI in-house financing. I prepare the official computation per unit before reservation — your actual figure will be at or below this.
Dressed or For Rehab — What You Are Actually Choosing
Every reopened unit carries a condition code, and it decides two things: whether you can see the unit before you commit, and how long until you get the keys. Five of these nine are dressed; four are for rehab.
✓ Dressed unit · viewable · T.O. 30 days
Finished and presentable. You can walk it before you reserve, and DMCI turns it over about 30 days after your account clears.
- Manzuria 705 ★ — the view unit
- Oregon 419 ★ — best balance
- Manzuria 105 — Ground Floor Atrium Level
- Sylvan 509 — ₱9,817,000
- Sylvan 510 — ₱9,772,000, lowest entry on the list
⟳ For rehab · not viewable · T.O. 90 days
Handed back and awaiting repair work. DMCI performs the rehab before turnover — it is not work you inherit. You cannot view it yet, and turnover runs about 90 days after clearance.
- Oregon 1412 ★ — the 107.5 sqm 3BR
- Sylvan 320 ★ — 3rd floor amenity view
- Sylvan 1207 — 71.5 sqm, 12th floor
- Andea 404 — 67 sqm, 4th floor
Neither code is a warning. A rehab unit is not a damaged unit you are being quietly handed — it is a unit DMCI will restore before release. The only real question is whether you need keys in 30 days or can wait 90. If you can wait, the rehab list is where the two most interesting units in this batch are sitting.
The Part Nobody Shows You: What These Same Units Cost in 2022
I have DMCI’s Alder Residences pricelist dated 15 August 2022. Every one of these nine units is on it, by unit number. So we can do something most condo marketing cannot: compare the price you are being asked today against the developer’s own price for the identical unit, four years ago.
| Unit | Sqm | Aug 2022 list | Oct 2026 list | Increase | % |
|---|---|---|---|---|---|
| Oregon 1412 | 107.5 | ₱12,427,000 | ₱15,569,000 | +₱3,142,000 | +25.3% |
| Manzuria 105 | 70.5 | ₱8,612,000 | ₱10,790,000 | +₱2,178,000 | +25.3% |
| Oregon 419 | 71.5 | ₱8,582,000 | ₱10,753,000 | +₱2,171,000 | +25.3% |
| Sylvan 1207 | 71.5 | ₱8,498,000 | ₱10,647,000 | +₱2,149,000 | +25.3% |
| Sylvan 320 | 67 | ₱8,202,000 | ₱10,277,000 | +₱2,075,000 | +25.3% |
| Manzuria 705 | 64.5 | ₱8,110,000 | ₱10,161,000 | +₱2,051,000 | +25.3% |
| Andea 404 | 67 | ₱8,067,000 | ₱10,107,000 | +₱2,040,000 | +25.3% |
| Sylvan 509 | 67 | ₱7,836,000 | ₱9,817,000 | +₱1,981,000 | +25.3% |
| Sylvan 510 | 67 | ₱7,800,000 | ₱9,772,000 | +₱1,972,000 | +25.3% |
Every unit, same answer: +25.3%. Across the nine units that is ₱19,759,000 of list-price appreciation in four years — ₱78,134,000 in August 2022 against ₱97,893,000 today — on DMCI’s own published numbers, not an estimate and not a projection.
A buyer who reserved Oregon 1412 in 2022 paid ₱12,427,000. The same unit, same floor, same 107.5 sqm, is ₱15,569,000 this morning. That is ₱3,142,000 the developer added to the price while the building simply stood there and got finished.
Two things follow from that, and I want to be straight about both.
The first is the obvious one: Alder has appreciated steadily and predictably, and the project is now Ready for Occupancy — so you are buying a finished asset with a four-year track record, not a promise with a completion date. There is no construction risk left to carry.
The second is the one agents skip: past appreciation is not a guarantee of future appreciation. A 25.3% four-year increase on a developer’s list price is a real, documented fact about the last four years. It tells you DMCI has priced this project with confidence and the market has absorbed it. It does not promise you the next four years look the same. Buy this because the unit works for how you will actually live or rent — and treat the track record as reassurance, not as the reason.
How You Pay For It
These are Ready-for-Occupancy units, so the terms are simpler than pre-selling. Three routes, and I will tell you which one fits once I see your situation.
Route 1 — Standard: 12% down over 32 months
₱30,000 reservation fee, then 12% of the price spread across 32 months. The remaining 88% balance is payable through bank financing or DMCI’s own in-house financing. This is the route most buyers take, and it is the one the monthly figures in the table above are based on.
Route 2 — 5% down over 12 months, with a 2% discount
A lower, shorter downpayment — 5% across 12 months — and it carries a 2% discount off the price, with 95% financed through the bank. Heavier monthly during the first year, cheaper overall.
Route 3 — Spot cash
The largest discount available. If you are paying outright, say so at the start — the computation is materially different and I will not waste your time on instalment maths.
| My four picks | List price | 12% DP | ×32 months | 5% DP | ×12 months | 2% discount |
|---|---|---|---|---|---|---|
| Oregon 1412 3BR · 107.5 sqm | ₱15,569,000 | ₱1,868,280 | ₱57,446 | ₱778,450 | ₱62,371 | −₱311,380 |
| Manzuria 705 2BR · 64.5 sqm | ₱10,161,000 | ₱1,219,320 | ₱37,166 | ₱508,050 | ₱39,838 | −₱203,220 |
| Oregon 419 2BR · 71.5 sqm | ₱10,753,000 | ₱1,290,360 | ₱39,386 | ₱537,650 | ₱42,304 | −₱215,060 |
| Sylvan 320 2BR · 67 sqm | ₱10,277,000 | ₱1,233,240 | ₱37,601 | ₱513,850 | ₱40,321 | −₱205,540 |
Indicative figures computed on list price, net of the ₱30,000 reservation fee, before promotional discounts. Current quarter deals and the Christmas Countdown memo run in sequence and reduce the net price further — ask me for the sealed computation on the specific unit you want.
Alder Residences qualifies for DMCI’s Home Advance programme — move in now and pay the balance later, instead of waiting until you have cleared full bank financing. The monthly Home Advance lease starts at ₱15,500 for a 2-Bedroom. To pre-qualify you complete four months of downpayment, paid in advance or monthly. If your money is currently going to a landlord, this is the conversation to have.
Where You Would Be Living
Alder Residences sits inside Acacia Estates, Taguig City — a DMCI township off Napindan, on the Laguna de Bay side of Taguig. Four mid-rise buildings: Andea, Manzuria, Oregon and Sylvan, arranged around a shared amenity core rather than stacked along a road.
The amenity list is genuinely complete rather than decorative: a lap pool, leisure pool and kiddie pool with water slides, pool deck and shower area, the amenity core itself, a play court, children’s play area, picnic area, tree court, landscaped gardens, and jogging and biking paths. Indoors there is an entertainment room, game room, open lounge, snack bar, co-working space, reception lobby, and a Sky Promenade, Sky Lounge and Sky Patio on the upper levels. Day to day: convenience store, laundry station, water station, 24-hour security.
The co-working space deserves a mention, because the commute is this estate’s honest weak point. Acacia Estates is quiet, green and low-density — which is exactly why a 7th floor gets you a skyline view — but it is not a five-minute ride to BGC. If you work hybrid or remote, that trade reads very differently than if you are in an office five days a week. Be honest with yourself about which one you are.
Alder Residences, Acacia Estates — the Laguna de Bay outlook that Manzuria 705’s rear stack faces
Which One Is Yours
Short version, because this is the question you actually came with.
- Family of four or five, can wait a quarter → Oregon 1412. 107.5 sqm, three bedrooms, atrium level, amenity-facing, and the cheapest square metre in the batch. Nothing else on this list competes.
- You want a view and you want it now → Manzuria 705. Atrium level, BGC and Laguna Lake from the balcony, dressed and viewable, keys in roughly 30 days.
- First-time buyer, no appetite for waiting → Oregon 419. The joint-largest 2BR, amenity view, low floor, viewable this week, strong per-sqm value.
- You will actually use the pool → Sylvan 320. Third floor, amenity-facing, in the newest building on the estate.
- Tightest budget on the list → Sylvan 510 at ₱9,772,000, 67 sqm, dressed and viewable, about ₱35,708 a month. The lowest entry point of the nine.
- Buying to rent out → Sylvan 509 or 510. Lowest acquisition cost, lowest per-sqm, dressed and viewable, and 30-day turnover means you can have a tenant in before the quarter ends.
Reopened inventory is not a promotion with an end date — it is a finite list that was published to every DMCI agent at 9:00 AM on 6 October. There is no “reserving it next week at the same price” if someone else reserves it on Thursday. If one of these four is the unit you want, the move is to tell me today which one and let me check it is still open before you commit to anything.
Questions I Get Asked About Reopened Units
Tell me which unit and I will check if it is still open
I will confirm availability against DMCI’s live list, send you the sealed computation with the current discounts applied, and set a viewing on the dressed units — usually within the hour.
