This post went to Palawan July 26, 27, 28 with Mr. Joemar Aquino President of Zonal Marketing and Realty hosted by Ms. Mary Jane Zabalo, VP of RCBC.
A. Objectives:
1. To determine the feasibility of a property in Quezon Palawan to be a memorial park (149 km south of Puerto Princesa)
2. To explore possibility of Memorial Park in Puerto Princesa and Roxas, 127 km north of Puerto Princesa.
3. Possible other real estate venture in Puerto Princesa.
B. Itinerary:
1. Day 1 Puerto Princesa
2. Day 2 Quezon, Palawan
3. Day 3 Roxas Palawan
C. Chronology of events and Narration
Plane departure
1. Left at 5:00 am. Arrived at Domestic, Terminal 4, 9:20. Closed na gate mabuti napakiusapan ang customer service, wala pa raw formal na last call. Kaunti nang maiwan at mag rebook at great expense... Blame it on traffic at Highway 2000 (No alibis) So naicheck in din ako nasa plane ng 9:30
2. Checked with Mr. Joemar; was seated at 22D, I was at 3C. (First to disembark but first to bump just in case.
3. Landed at PP International Airport at 11:10 and met by the husband of Jane, Shule at about 11:20. Passed by Jane, and looked for place to lunch and meet with her developer/contractor. Unfortunately he was unable to come because of rescue operation for a troubled heavy equipment.... Sobra inorder.
4. Places surveyed:
1. Loyola memorial park - a reclaimed area daw going north....Mga 3.0 hectare. Development so so. Mukhang sold out.
2. Puerto Princesa Memorial Park.... Mga 8 hectares well developed. Now has its own
crematorium
3. Villa Isabel. Now with PDIC. Price for 4 hectare is P1,500/sm. But access road is Macadam road. Puwede.
4. The Zabalo property about 10 km from city proper, then 7 km papasok. Malapit sa proposed new city cemetery, at sa Sir Baham Sta Lourdes Subdivsion. More puwede sa residential. Kailangang tabihan ang city cemeter... Mga 1,200 daw per square meter.... Dapat 50% less....
5. The rolling hills property near Mitra and Gosengfiao property Good for development as say South Forbes.....
6. Mga properties near the Miren project of Data Land. Mga indicative prices at P4,000 to 5,000 sm. Puwede ba JV. Ano highest and best use? Mixed use residential and commercial but the PTM - tourist arrival market is shrinking (for the less affluent travellers who cant afford the hotesl) due to airports at Coron, El nido and San Vicente.... (1/3 na lang arrivals at PP. - 1/2 puno lang ang plane ng parating at paalis) doubtful
7. Properties na katabi ng pension house nina Jane Tiniguiban... 10,000 indicative price P4,000... JV PTM hospital personnel, medical, pharmacy, diagnostics. housing, rental for
for hospital staff..
10,000 x.40% = 4,000 x .80%/60 sm = 50 units x 2.5 million = 125.000,000
less 10% ME 12,500,000
112,500,000
less dev costs:
off sites say 10,000,000
house 50 sm x 18,000 x 50 = 45.000,000 55,000,000
60,000,000
50% sharing 30,000,000
800 sm remaining commercial units 800,000 x 12 9,600,000
Rental at P1,000/sm/month
800 x 15000 /sm= 12,000,000 bawe sa first year
Sharing
year 1 (3,000,000) ---
year 2 3,000,000 3,000,000
year 3 4,500,000 4,500,000
2. Quezon
1. We inspected the 3.7 hectare property which is the subject of a bp study being done
by this post, however certain info were not clear and disclosed well to the planner:
1. The site is 5.7 km from church, until the intersection.... Still another 700 meters to
the property which are dirt roads...
Talo
2. The munisipyo has a new site from the current cemetery about 5 km, going south,
and the rental is only P1.000 every five years. which makes the Zabalo property
talo... Furthermore the supposed officer of the project is not interested because
she has her own bakery business
3. The alternative sites are:
1. 2 hectares Palawan bank site at back of cemetery probably indicative price
of only P800 php Alfonso XIII Paragua site.
2.000 x 55 = /2.5 11.000 /2.5 = 4,400 x 30 = 132,000,000
less 50% 61,000,000
less cost of land 20,000 16,000,000
less dev cost 10,000,000
26,000,000 35,000,000
30% 10,000,000
70% 25,000,000
2. Foreclosed property 2.6 hectare in front of resort near Trogillo car wash aong Quezon Puna baja road, less than 1 km from cemetery. concern baka daw mag object ang resort.
26,000 x 55%/2.5 14,300/2.5 5,720. plots
x 30,000 171,600,000
less 50% 85,000,000
less cost of land: 2.6 x 300 7,800,000
less cost of dev 26,000,000 35,800,.000
50,000,000
30% 15,000,000
70% 35,000,000
3. Roxas it is a first class municipality, about 125 km north of Puerto Princesa... Next town is San Vicente which has its own airport now. Roxas has a port going to Cuyo.. It is a first class municipality with Mun Annual Income at 200 m +++ Its cemetery is full.... There is a new one at San Nicolas.... However it is about 6 km from the Marine detachment... There is an advantage of having a much nearer burial ground at the highway or much near area.... Concern is politics...
1. Ms. Zabalo showed a property 15 hectares daw na owned by Palawan bank before
and may be indicative price of P800 - P1,500. beach front property formerly
nililigawan ng group from US wanting to make it a retirement haven for doctors
and foreigners at ibebenta ng $200.00 per sm at cut of 1,000 each say $20,000 x 52
= P1,400,000 per lot...
Mukhang talo. Puwede raw land to raw land. Cut lang parang farm lots....
1. Farm lots BE
150,000,000/105,000,000 = 1,428/sm
150,000 x 70% = 105,000,000
Cost of land..150,000 x 1,000 = 150,000,000
2. BE with dev and Marketing expense:
Lot - 150,000,000
Dev cost 100,000,000
Total cost 250,000,000/105,000 238.000 /.70 = j 3,400.00? Hindi kaya ng
mercado...
++ Katabi ng Astoria at Water World
Jorge U. Saguinsin
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