Direct From Owner 2 Units · 56 SQM Each✓ Parking & Transfer Fees IncludedTurned Over Since 2022
Prisma Residences · Astra Tower · Units 1612 & 2112 · Pasig City
Two Korean Cut 2BRs, Facing the Gardens.
A direct-from-owner resale of two 56 SQM Korean Cut two-bedroom units in Astra at Prisma Residences — both looking out over the Allegra Garden Place amenity deck, not a wall and not a road. ₱7,500,000 per unit, with one parking slot and the transfer fees already inside the price. Save ₱1,253,810 on Unit 1612 and ₱1,684,760 on Unit 2112.
Listing by Ina Cayabyab, DMCI Homes Property Consultant · Last updated September 18, 2026
Price Per Unit
₱7,500,000
Incl. 1 parking & transfer fees
You Save
Up to ₱1,684,760
₱2,938,570 if you take both
Unit Size
56 SQM
Korean Cut 2BR · ₱115,183/sqm
Status
Turned Over
Astra handed over April 2022
The Short Version
Two units are for sale at Prisma Residences, Astra tower, Pasig City: Unit 1612 on the 16th floor and Unit 2112 on the 21st.
Both are 56 sqm Korean Cut two-bedroom units facing the Allegra Garden Place amenity area. Each is priced at
₱7,500,000 for the unit plus one basement parking slot, with transfer fees included —
against a market value of ₱8,753,810 for Unit 1612 and ₱9,184,760 for Unit 2112.
That is a saving of ₱1,253,810 on Unit 1612 and
₱1,684,760 on Unit 2112. Buy both at ₱15,000,000 and the
saving is ₱2,938,570 — before the additional discount the
owner offers on a two-unit purchase. Astra is already turned over, so either unit can be inspected today and
occupied or let within weeks of transfer.
Why These Units
Six Reasons These Two Are Different
The View Is Protected
Both units face the Allegra Garden Place amenity deck — the neighbouring DMCI development's landscaped open area. An amenity easement is not something that gets built over later. In a three-tower development you are usually looking at another tower; here you are not.
Below DMCI's Own Best Price
Back the parking out at its market value and the unit works out to ₱115,183 per sqm. The median 2BR on DMCI's current Prisma list is ₱149,107/sqm; the single best-value 2BR on that list is ₱125,669/sqm. This is cheaper than the best unit DMCI itself is selling here.
Transfer Fees Are Inside the Price
₱7,500,000 covers the unit, one parking slot and the transfer fees. The government closing taxes — ₱732,060 on Unit 1612, ₱773,010 on Unit 2112, ₱99,750 on the parking — are already absorbed, not billed on top. That is where most resale buyers get caught.
Astra, Not a Plan
Astra is the first of Prisma's three towers and handed over in April 2022. Four years of lived-in common areas you can walk through before you commit — and no 2027–2029 turnover date to wait out.
A Parking Slot With Each
Each unit carries one basement parking slot, valued at ₱950,000 plus ₱99,750 in closing taxes. In Pasig Boulevard buildings, parking sold separately is the single most common gap in a resale listing. Not here.
Buy One, or Take Both
The two units belong to the same owner and are priced independently. Take both at ₱15,000,000 and an additional discount applies on top of the ₱2,938,570 you are already saving — the live-in-one, let-the-other play, executed in a single transaction.
Pricing Comparison
Market Value vs. Your Price
Each unit is priced at ₱7,500,000 including one parking slot and transfer fees. Below is what that same package is worth at current market value — unit, parking and the government closing taxes on both.
Unit 1612 — 16th Floor
Current Market Value
₱8,753,810.00
Unit and parking at market value, plus government closing taxes on both
Unit Market Value₱6,972,000.00
Unit Closing Fees (Govt Taxes)₱732,060.00
Parking Market Value₱950,000.00
Parking Closing Fees (Govt Taxes)₱99,750.00
Total Market Value₱8,753,810.00
Owner's Offer Price
₱7,500,000.00
Unit + 1 parking slot · transfer fees included
✓ You save ₱1,253,810.00 — 14.3%
Floor16th, Astra Tower
Floor Area56 SQM · Korean Cut 2BR
OutlookAllegra Garden Place amenities
Effective Unit ₱/SQM₱115,183
All-In Price₱7,500,000.00
Unit 2112 — 21st Floor
Current Market Value
₱9,184,760.00
Unit and parking at market value, plus government closing taxes on both
Unit Market Value₱7,362,000.00
Unit Closing Fees (Govt Taxes)₱773,010.00
Parking Market Value₱950,000.00
Parking Closing Fees (Govt Taxes)₱99,750.00
Total Market Value₱9,184,760.00
Owner's Offer Price
₱7,500,000.00
Unit + 1 parking slot · transfer fees included
✓ You save ₱1,684,760.00 — 18.3%
Floor21st, Astra Tower
Floor Area56 SQM · Korean Cut 2BR
OutlookAllegra Garden Place amenities
Effective Unit ₱/SQM₱115,183
All-In Price₱7,500,000.00
Why the same price on two different units? Unit 2112 sits five floors higher and carries a
market value ₱390,000 above Unit 1612 — higher floors price higher in the Astra stack. The owner has set one
figure across both, so the saving on Unit 2112 is ₱430,950 larger for the same money. If you are choosing
purely on value, that is the one.
Unit 1612 vs. Unit 2112
Which One Should You Take?
Same layout, same outlook, same price. The difference is height, and what that does to the value gap.
Unit 1612
Unit 2112
Both Together
Floor
16th
21st
16th & 21st
Floor area
56 SQM
56 SQM
112 SQM
Layout
Korean Cut 2BR
Korean Cut 2BR
2 × Korean Cut 2BR
Outlook
Allegra amenities
Allegra amenities
Allegra amenities
Parking included
1 slot
1 slot
2 slots
Unit market value
₱6,972,000
₱7,362,000
₱14,334,000
Closing fees absorbed
₱831,810
₱872,760
₱1,704,570
Total market value
₱8,753,810
₱9,184,760
₱17,938,570
Your price
₱7,500,000
₱7,500,000
₱15,000,000
You save
₱1,253,810
₱1,684,760
₱2,938,570
Saving as %
14.3%
18.3%
16.4% + bundle discount
The honest read: if you are buying one unit to live in, take
Unit 2112 — five floors higher, better outlook over the gardens, and ₱430,950 more value for
the identical ₱7,500,000. If you are buying to let, Unit 1612 rents for much the same money as
2112 in this building, so the lower market value matters less than the yield. If you can take both, the owner's
additional bundle discount sits on top of the ₱2,938,570 — ask Ina for that number before you decide.
The Per-Square-Metre Test
Cheaper Than DMCI's Own Best Unit
Price per square metre is the only honest way to compare condo units, and at Prisma it matters more than anywhere else on this site — the development is priced tower by tower and floor by floor across three buildings that turned over three years apart.
Unit
₱ per SQM
Difference
These resale units (1612 / 2112)
₱115,183
Baseline
Best-value 2BR on DMCI's current Prisma list
₱125,669
9.1% more expensive
Median 2BR on DMCI's current Prisma list
₱149,107
29.5% more expensive
Median 1BR on DMCI's current Prisma list
₱187,857
63.1% more expensive
The ₱115,183 figure is the ₱7,500,000 price with the parking slot backed out at its own market value of
₱1,049,750, divided by the 56 sqm floor area. DMCI list figures are from the current Prisma Residences
availability list — see the full breakdown on the Prisma Residences page.
Prices on that list are confirmed at reservation and move without notice.
Payment
How You Pay for It
This is a resale transfer between you and the unit owner, processed through DMCI PDI. There are three routes, and no agent fee is charged to the buyer on any of them.
Route 1
Spot Cash
Fastest transfer and the strongest position for negotiating the two-unit bundle discount.
Route 2
Bank Financing
The unit is turned over and titled, which is exactly what banks want to see — appraisal is straightforward here.
Route 3
DMCI In-House
Handled directly through DMCI PDI, with fewer documentary requirements than a bank.
The ₱7,500,000 is inclusive of transfer fees, so the government closing taxes on the unit and on the parking
slot are already absorbed into the price rather than invoiced separately at transfer. Ina handles the paperwork
with DMCI PDI and the owner. Exact payment schedule, reservation amount and
the two-unit bundle discount are confirmed in writing before anything is signed — message Ina for the computation for whichever unit you are looking at.
Unit Details
Units 1612 & 2112 — At a Glance
Project
Prisma Residences by DMCI Homes
Location
Pasig Boulevard, Brgy. Bagong Ilog, Pasig City
Building
Astra — 42 residential levels
Unit Numbers
1612 (16th Floor) & 2112 (21st Floor)
Unit Type
2 Bedroom — Korean Cut
Floor Area
56 SQM each
Parking
1 basement slot included with each unit
Outlook
Facing Allegra Garden Place amenities
Turnover Status
Already Turned Over — Astra, April 2022
Developer
DMCI Homes (DMCI PDI)
Price
₱7,500,000 per unit — transfer fees included
Bundle
₱15,000,000 for both + additional discount
What You Look At
Facing Allegra Garden Place
Allegra Garden Place is the neighbouring DMCI Homes development on the same Bagong Ilog stretch of Pasig Boulevard. Units 1612 and 2112 look out over its landscaped amenity area — the courtyard, the pool deck and the elevated garden — rather than onto a facade or the road. In a three-tower development, an outlook across an amenity easement is the difference between a window you open and a window you keep curtained.
Images are official DMCI Homes photography of Allegra Garden Place — the amenity area these units overlook.
Ina can send a photo taken from inside the actual unit window, and arrange a viewing at Astra so you can see
the outlook for yourself before you reserve. More on the neighbouring development on the
Allegra Garden Place page.
About the Community
Life at Prisma Residences
Prisma Residences sits on a 20,380 sqm site on Pasig Boulevard in Barangay Bagong Ilog — three high-rise towers, not two: Astra at 42 residential levels, Celeste at 41 and Kiran at 45, each over six basement parking levels. All three are complete: Astra handed over in April 2022, Celeste in April 2023, and Kiran through 2024 into April 2025. The amenity photographs below are of the built development, with residents already living there. The location puts you between Ortigas Center and the C5 corridor, with BGC and Makati both reachable without crossing the worst of EDSA.
Lap PoolKiddie PoolLounge PoolSky PatioSky LoungeFitness GymGame RoomFunction HallBasketball CourtJogging PathChildren's Play AreaPicnic AreaOpen LawnRoof Deck24-Hour Security & CCTVStandby Generator
Common Questions
Everything You Need to Know
Each unit is ₱7,500,000 for the unit plus one basement parking slot, inclusive of transfer fees. Unit 1612 carries a total market value of ₱8,753,810, so the saving is ₱1,253,810. Unit 2112 carries a total market value of ₱9,184,760, so the saving is ₱1,684,760. Taking both units together costs ₱15,000,000 against a combined market value of ₱17,938,570 — a ₱2,938,570 saving before the additional bundle discount the owner offers.
Korean Cut is the name used in the market for this 56 sqm two-bedroom layout line in Astra at Prisma Residences. The verified specifications are 56 square metres of floor area, two bedrooms, on the 16th and 21st floors of the Astra tower, both facing the Allegra Garden Place amenity area. Ina can send the actual floor plan for either unit on request.
Allegra Garden Place is the neighbouring DMCI Homes development in Barangay Bagong Ilog, Pasig. Units 1612 and 2112 look out over its landscaped amenity deck rather than onto a building wall or a road. That outlook is fixed by the amenity easement below, which is the practical reason these two units were picked out of the Astra stack.
Yes. Astra is the first of Prisma Residences' three towers and handed over in April 2022, so the building has been lived in for over four years. You can inspect the actual unit, see the view from its own window, and move in or start letting within weeks of transfer — there is no construction or turnover wait.
Yes. The ₱7,500,000 covers the unit, one basement parking slot and the transfer fees. Government closing taxes on the unit (₱732,060 for 1612, ₱773,010 for 2112) and on the parking slot (₱99,750) are already inside that figure rather than billed on top, which is where most resale buyers get surprised.
Backing the parking out at its own market value of ₱1,049,750 leaves ₱6,450,250 for the unit, or ₱115,183 per square metre. The median two-bedroom on DMCI's current Prisma list is ₱149,107 per square metre and the single best-value two-bedroom on that list is ₱125,669 per square metre. These resale units come in below the best-value unit DMCI itself is selling in the development.
Yes. Unit 1612 and Unit 2112 are each priced independently at ₱7,500,000 with a parking slot, and either can be bought on its own. The owner offers an additional discount for a buyer taking both, which is worth asking about if you are buying one to live in and one to let out.
Resale transfers here are settled in spot cash, through bank financing, or through DMCI in-house financing. Ina arranges the transfer paperwork with DMCI PDI and the owner directly, and there is no agent fee charged to the buyer.
Prisma Residences is on Pasig Boulevard in Barangay Bagong Ilog, Pasig City, on a 20,380 sqm site between the Ortigas Center business district and the C5 corridor. It is three towers — Astra at 42 residential levels, Celeste at 41 and Kiran at 45 — each over six basement parking levels.
Direct From Owner — Two Units Only
Ask for the Computation.
Tell Ina which unit you are looking at — 1612 or 2112, or both — and Ina will send the full computation, the floor plan, and a photo of the actual view from the window. No agent fee to you, on either unit.
Why are two units in the same building being sold at once?
Both units belong to the same owner, who bought into Astra early and is now releasing the pair together. That is why a bundle discount exists at all — a single seller, a single transfer process, and one negotiation rather than two. Each unit can still be bought separately at ₱7,500,000.
What is the difference between Prisma Residences and Allegra Garden Place?
Both are DMCI Homes developments in Barangay Bagong Ilog, Pasig, close enough that these Astra units look across at Allegra's amenity deck. Prisma Residences is complete and turned over across all three towers. Allegra Garden Place is the newer neighbouring community. If you are weighing the two as an investment, the Allegra Garden Place page and the Prisma Residences page carry the current numbers on each.
Is a 56 sqm two-bedroom a good size for Pasig?
56 sqm is the entry two-bedroom footprint at Prisma — the type runs from 56 to 66.5 sqm across the three towers. For a couple, a small family, or a two-bedroom let aimed at the Ortigas and C5 working market, 56 sqm with a parking slot is the configuration that moves fastest in this corridor. It is also the reason the ₱/sqm comparison matters: you are paying below the best-value two-bedroom on DMCI's own list for it.
What happens after I express interest?
Ina sends you the full computation for the unit you want, the floor plan, and the current transfer timeline. If the numbers work, Ina arranges a viewing at Astra. Nothing is reserved and no money moves until you have seen the actual unit and the written computation. There is no agent fee to the buyer.
