Direct From Owner 3BR Corner · 84.5 SQM✓ Parking B2532 IncludedAlready Turned Over
Alder Residences · Sylvan Building · 4th Floor · Unit 412 · Taguig City
A Corner Unit On the Amenity Side.
A direct-from-owner resale of a 84.5 SQM, 3-Bedroom C.1 (End / Corner Unit) at Alder Residences, Sylvan 4th Floor, with basement parking slot B2532 included. Already turned over and ready to inspect. All-in at ₱12,500,000, closing fees and transfer taxes included — ₱1,207,525 below today's market value of ₱13,707,525.
Listing by Ina Cayabyab, DMCI Homes Property Consultant · Last updated September 18, 2026
All-In Price
₱12,500,000
Unit + parking B2532 · fees included
You Save
₱1,207,525
8.8% off ₱13,707,525 market value
Floor Area
84.5 SQM
₱135,244/sqm with parking backed out
Status
Turned Over
December 2025 · inspect it today
The Short Version
Unit 412 at Alder Residences, Sylvan Building, 4th Floor, Acacia Estates, Taguig City is for sale direct from its owner at ₱12,500,000 all-in.
It is a 3-Bedroom C.1 (End / Corner Unit) of 84.5 sqm gross floor area — 70 sqm of unit plus 14.5 sqm of balcony — with three bedrooms, two toilet and bath, and basement parking slot B2532 included. That ₱12,500,000 covers everything: the balance to the owner, the assumed DMCI amortisation, ₱1,015,829 of closing fees and the ₱8,309,812 loanable balance at transfer.
Current market value of the same package is ₱13,707,525 — ₱11,435,000 for the unit and ₱970,000 for the slot, each plus 10.5% in closing fees. The saving is ₱1,207,525, or 8.8%. With the parking backed out at its own market value, the unit works out at ₱135,244 per square metre — below the ₱138,910 best rate on DMCI's own current Alder list. Sylvan turned over in December 2025, and DMCI has no three-bedroom left at Alder Residences, so resale is the only way in.
Why This Unit
Six Reasons It Is Worth The Look
A true end unit — two exposures, a 10 sqm balcony, on the amenity side. Every claim below is a number you can check against DMCI's own price list.
₱1,207,525 Below Market
Market value of the unit and slot together, closing fees included, is ₱13,707,525. The owner is asking ₱12,500,000 all-in — a real saving of ₱1,207,525, or 8.8%.
₱135,244 per Square Metre
Back the parking out at its own value and the unit costs ₱135,244/sqm. DMCI's best rate on its current Alder list is ₱138,910/sqm, and the Sylvan median is ₱145,015. This is cheaper than anything DMCI is selling here.
DMCI Has No 3BR Left
Every unit on DMCI's current Alder availability list is a two-bedroom. No three-bedroom, no four-bedroom, and the project is finished so none are coming. Resale is the only route into a 3BR here.
Parking B2532 Included
A 13.00 sqm Type A slot on Basement 02, 2.6 by 5.0 metres, included in the price at its ₱970,000 market value plus ₱101,850 in closing fees. Not an add-on, not a rental.
✓
Already Turned Over
Sylvan handed over in December 2025. This is a finished home you can walk through before you commit — no construction risk, no turnover date to wait for.
Closing Fees Absorbed
₱1,015,829 of closing fees and transfer taxes on the unit and slot sit inside the ₱12,500,000, not on top of it. Compare like for like — a lot of resale listings quote the price without them.
Market Value vs. Your Price
What It Is Worth, and What You Pay
Market value here is the full package — unit and parking slot, each with its 10.5% closing fees — because that is what a buyer actually parts with. Quoting a price that includes transfer fees against a market value that excludes them would overstate the saving.
Current Market Value
₱13,707,525
Unit and parking slot at today's DMCI pricing, closing fees included
Unit 412 market value₱11,435,000.00
Closing fees on unit (10.5%)₱1,200,675.00
Parking B2532 market value₱970,000.00
Closing fees on parking (10.5%)₱101,850.00
Total Market Value₱13,707,525.00
Owner's All-In Price
₱12,500,000
Direct from owner · unit, parking, closing fees and loanable balance, all in
✓ You save ₱1,207,525 (8.8%)
Earnest money (to owner)₱100,000.00
Balance to owner (~30 days)₱2,998,224.33
Assumed amortisation (3 × ₱25,378.29)₱76,134.87
Closing fees + loanable balance₱9,325,640.80
Cash needed before transfer₱3,174,359.20
The Per-Square-Metre Test
Cheaper Than DMCI's Own Best Unit
Price per square metre is the only honest way to compare two condo units. Here it is measured against DMCI's live Alder Residences availability list for September 2026 — the same list the Alder Residences page is built from.
Unit
₱ per SQM
Difference
Unit 412 — this resale
₱135,244
Baseline
Unit PH02 — the other Sylvan 3BR on offer
₱129,369
4.3% cheaper
Best rate on DMCI's current Alder list — Sylvan 510, 67 sqm 2BR
₱138,910
2.7% more expensive
Cheapest unit on that list — Sylvan 804, 64.5 sqm 2BR
₱144,093
6.5% more expensive
Median 2BR in Sylvan on that list
₱145,015
7.2% more expensive
Dearest on that list — Manzuria 2BR, 67 sqm
₱151,791
12.2% more expensive
The ₱135,244 figure is the ₱12,500,000 all-in price with parking slot B2532 backed out at its own market value of ₱1,071,850 (slot plus its closing fees), divided by the 84.5 sqm gross floor area. DMCI's figures come from the September 2026 Alder Residences availability list and are confirmed again at reservation. Note that every unit on that list is a two-bedroom — there is no three-bedroom benchmark to quote, because DMCI has none left to sell.
Unit 412 vs. Unit PH02
Two Sylvan 3BRs. Which One Fits You?
Both are three-bedroom resales in the same building, from the same September 2026 listing. They are not the same home, and the right answer depends on what you are buying for.
Unit 412 (this page)
Unit PH02
Floor
4th Floor
Penthouse Floor
Layout
3-Bedroom C.1 (End / Corner Unit)
3-Bedroom B (Inner Unit)
Gross floor area
84.5 SQM
98 SQM
Balconies
14.5 SQM
12.5 SQM
Parking slot
B2532
B2531
Unit market value
₱11,435,000
₱13,559,000
Parking market value
₱970,000
₱970,000
Closing fees at 10.5% on both
₱1,302,525
₱1,525,545
Total market value
₱13,707,525
₱16,054,545
All-in price
₱12,500,000
₱13,750,000
You save
₱1,207,525
₱2,304,545
Saving as %
8.8%
14.4%
₱ per sqm (parking out)
₱135,244
₱129,369
Cash before transfer
₱3,174,359
₱2,852,983
The honest read: 412 is ₱1,250,000 cheaper all in, and as an end unit it has windows on two sides where PH02 has one. Its 10.00 sqm main balcony is the largest in the Alder 3-Bedroom range. Note it actually asks ₱321,376 more cash before transfer than PH02 — the owner's equity is larger here — so the cheaper unit is not the lighter one to start. What you give up is size — 84.5 sqm against 98 — and the saving is smaller, ₱1,207,525 against ₱2,304,545. If you want the most home and the biggest discount and the budget stretches, PH02 is the better buy; if you want the corner, the balcony and the lower entry price, this is it.
Full numbers on the other unit are on the Unit PH02 page.
Payment
How You Pay for It
This is a resale transfer between you and the unit owner, processed through DMCI PDI. The balance at transfer can be settled three ways, and no agent fee is charged to the buyer on any of them.
Route 1
Spot Cash
Fastest transfer, fewest documents, and the strongest position if you want to talk the owner down.
Route 2
Bank Financing
The unit is turned over and titled, which is exactly what a bank wants to see — appraisal here is straightforward.
Route 3
DMCI In-House
Handled directly through DMCI PDI, with fewer documentary requirements than a bank loan.
How to read this: the first two rows are the owner's equity — what the seller has already put in, which you buy out. You then step into the seller's shoes on the DMCI schedule at ₱25,378.29 a month for 3 months. At transfer, the closing fees of ₱1,015,829 and the loanable balance of ₱8,309,812 are settled in one go, by spot cash, bank financing or DMCI in-house financing. Those four stages add to exactly ₱12,500,000 — nothing sits outside this table. Dates on the owner's schedule are set when you reserve; ask Ina for the current calendar before you commit.
The Layout
Unit 412 — Room by Room
84.5 sqm gross floor area: 70 sqm of unit plus 14.5 sqm of balcony. Areas are DMCI's own, from the 3-Bedroom C.1 (End / Corner Unit) layout sheet.
Area
Size
Living & Dining
23.30 sqm
Kitchen
8.60 sqm
Bedroom 1
11.35 sqm
Bedroom 2
10.15 sqm
Bedroom 3
7.00 sqm
Toilet & Bath 1
6.00 sqm
Toilet & Bath 2
4.10 sqm
Balcony 1
10.00 sqm
Balcony 2
4.50 sqm
Gross floor area
84.5 sqm
Position in the Building
Two Exposures, Ten-Square-Metre Balcony
412 is an end unit at the eastern corner of Sylvan's lower wing. Being on the end means windows on two sides instead of one: the long face looks over the Alder amenity area to the south, the short face towards Cedar Crest to the east. The main balcony is 10.00 sqm — the largest balcony in the 3-Bedroom range — with a second 4.50 sqm balcony off the living area.
Unit Details
Unit 412 — At a Glance
Project
Alder Residences by DMCI Homes
Location
Acacia Estates, Taguig City
Building
Sylvan — 18 residential levels
Unit Number
412 · 4th Floor
Unit Type
3-Bedroom C.1 (End / Corner Unit)
Floor Area
84.5 SQM gross (70 + 14.5 balcony)
Bedrooms / Baths
3 bedrooms · 2 toilet & bath
Balconies
Two balconies — 10.00 sqm and 4.50 sqm
Parking
B2532 — Basement 02, Type A, 13.00 sqm
Turnover Status
Already turned over — December 2025
All-In Price
₱12,500,000 · fees included
Developer
DMCI Homes (DMCI PDI)
About the Community
Life at Alder Residences
Set on a 28,607 sqm estate in the master-planned Acacia Estates, Alder Residences is DMCI Homes' Modern Artisanal community — four buildings, Andea at 17 residential levels and Manzuria, Oregon and Sylvan at 18 each, over two levels of basement parking, wrapped around landscaped gardens, a resort pool with water slides and a dedicated co-working space. DMCI's Lumiventt Sky Patios — two-storey cut-throughs that let air cross the floor plate — run up every building. Minutes from Bonifacio Global City, SM Aura and Market! Market!.
Pool with Water SlidesFitness GymCo-Working SpaceGame RoomEntertainment RoomPool DeckLandscaped GardensJogging / Biking PathGrill PitsGazebo & CabanaTree CourtConvenience StoreLaundry StationVan Shuttle Service24-Hour Security & CCTVStandby Generator
Alder Residences Community
See the Community
Official DMCI Homes photography of Alder Residences' Modern Artisanal architecture and amenities. Ina can arrange a walkthrough of Unit 412 itself at Acacia Estates.
Common Questions
Everything You Need to Know
The all-in price is ₱12,500,000 for the unit together with basement parking slot B2532. Current market value of the same package is ₱13,707,525 — ₱11,435,000 for the unit plus ₱1,200,675 in closing fees at 10.5%, and ₱970,000 for the parking slot plus ₱101,850 in closing fees. That is a saving of ₱1,207,525, or 8.8%.
Yes. The ₱12,500,000 is everything: the balance paid to the current owner, the DMCI amortisation you assume, the closing fees of ₱1,015,829 on the unit and parking slot, and the loanable balance of ₱8,309,812 settled at transfer. There is no separate bill on top, and no agent fee to the buyer.
A 3-Bedroom C.1 (End / Corner Unit) at Alder Residences, Sylvan Building, 4th Floor — 84.5 sqm gross floor area, made up of 70 sqm of unit area and 14.5 sqm of balcony. Three bedrooms, two toilet and bath, and two balconies — 10.00 sqm and 4.50 sqm. One basement parking slot, B2532, on Basement 02, is included — a 13.00 sqm Type A slot measuring 2.6 by 5.0 metres.
Yes. Sylvan turned over in December 2025. Alder Residences was completed and handed over between 2024 and 2025, so this is an existing, finished home rather than a pre-selling promise. You can inspect it before you commit and move in once the transfer is processed.
Four stages. First, ₱3,098,224 goes to the current owner — ₱100,000 as earnest money on reservation and ₱2,998,224.33 about thirty days later. Second, you assume the seller's monthly amortisation with DMCI PDI at ₱25,378.29 a month (₱23,351.86 for the unit and ₱2,026.43 for the parking slot) for 3 months, or ₱76,134.87 in total. Third, closing fees of ₱1,015,829 at transfer. Fourth, the loanable balance of ₱8,309,812, settled through spot cash, bank financing or DMCI in-house financing. Those four add to exactly ₱12,500,000.
Backing the parking slot out at its own market value of ₱1,071,850 leaves ₱11,428,150 for the unit itself, or ₱135,244 per square metre across 84.5 sqm. The best rate on DMCI's current Alder Residences list is ₱138,910 per square metre (Sylvan 510, a 67 sqm two-bedroom at ₱9,307,000), and the median two-bedroom in Sylvan is ₱145,015. This unit comes in below the best rate DMCI itself is selling in the development.
No. Every unit on DMCI's current Alder Residences availability list is a two-bedroom, spread across the Manzuria, Oregon and Sylvan buildings. No studio, one-bedroom, three-bedroom or four-bedroom is on that list, and the Andea building has nothing on it at all. The project is finished, so no new inventory is coming. A resale like this one is the only route into a three-bedroom at Alder.
The unit was reserved at an earlier DMCI contract price of ₱8,851,360. DMCI's pricing for equivalent units at Alder has since risen to ₱11,435,000. Because this is a direct-from-owner resale rather than a developer sale, the buyer captures part of that appreciation — ₱1,207,525 against today's total market value.
One Unit, One Owner
There Is No Second 412.
₱1,207,525 below market value, closing fees absorbed, parking B2532 included, and cheaper per square metre than anything DMCI still has at Alder. Ina will walk you through every figure on this page, arrange the site visit, and process the transfer — at zero agent fee to you.
How does Unit 412 compare with Unit PH02, the other Sylvan 3BR on offer?
Unit 412 is 84.5 sqm at ₱12,500,000 all-in (₱135,244 per square metre with the parking backed out), and Unit PH02 is 98 sqm at ₱13,750,000 (₱129,369 per square metre). Unit PH02 is the larger home on the top floor; Unit 412 is the end unit with two exposures and the bigger balcony, and the lower entry price. Full detail on Unit PH02 is on its own page.
What are the financing options?
Three: spot cash, bank financing, or DMCI in-house financing through DMCI PDI. That list is complete. Because the unit is already turned over and titled, a bank appraisal is straightforward. Ina charges the buyer no agent fee on any route.
Are there other DMCI resale units in Acacia Estates?
No. Ina is a DMCI Homes Property Consultant and is compensated by the developer side of the transaction. The buyer pays no agent fee on a spot cash, bank-financed or DMCI in-house purchase.
