INCOME GENERATING 4-STORY BUILDING & APARTMENT BESIDE ST LUKES BGC

🏘️ REAL ESTATE OVERVIEW
📐 Lot Area: 249 sqm
🏗️ Floor Area: Approx. 800 sqm (gross, including old structures)
💼 Current Monthly Income: ₱129,000
📜 Zoning Classification: LDRDZ (Low-Density Residential Development Zone) – per Taguig City Zoning
📏 Lot Orientation: East-facing – ideal for cooler evenings and natural morning sunlight
🔲 Lot Shape: Irregular – requires creative, customized building plans
🧱 Property Status: With old/dilapidated structures, being sold as lot only

🧭 Property Highlights
✅ Prime location in Brgy. Pitogo, just a short 520-meter walk to BGC’s Grand Hyatt and Uptown Mall
✅ Located within a quiet but emerging residential-commercial enclave\
✅ Current rental income of ₱129,000/month, ideal for investors seeking holding income while planning redevelopment
✅ Surrounded by mid-rise buildings, commercial establishments, and transient accommodations
✅ East-facing frontage offers a naturally lit environment and optimal morning ventilation
✅ Irregular-shaped lot requires architectural flexibility, but allows for unique and optimized development

​Additional Property Highlights:
✅ 3-Storey Building with Roof Deck
Each level has 3 bedrooms and 1 toilet & bath
Designed for bedspace, dormitory, or co-living setup
Expandable to a 4th floor or additional deck-level rooms
Ideal for maximizing vertical development within LDRDZ zoning
✅ 3-Door, 2-Storey Apartment Units
Each unit features 2 bedrooms, 1 toilet & bath, and 1 car garage
Current monthly rental potential: ₱25,000/unit
Structure supports vertical expansion to 3 stories or additional rooms/bathrooms
✅ Proposed Monthly Income Potential:
₱219,000/month based on apartment + bedspace model
₱2.6 million/year gross income projection

🏗️ Ideal for Redevelopment Projects
With its proximity to Bonifacio Global City (BGC) and its LDRDZ zoning, this property is best suited for:
🏨 Mini-hotel or transient lodge for BGC employees and tourists
🏘️ Dormitory-type development with ground-floor retail for daily essentials
🛍️ Hostel with commercial stalls catering to high foot traffic and commuters
🏢 Low-rise mixed-use building for co-living or rental yield model

📍 Nearby Landmarks
BGC Grand Hyatt / Uptown Mall – ~520 meters
Kalayaan Ave. / JP Rizal – walking distance
Kalayaan BGC-Taguig Flyover Access
Public transport and tricycles readily available
Close to schools, churches, groceries, and Makati border​

🗺️ Vicinity & Location Highlights
Negros Street corner Romblon Street, Barangay Pitogo, Taguig City
📍 Strategic Inner-City Location
Located in Brgy. Pitogo, a well-established residential enclave situated between Bonifacio Global City (BGC) and JP Rizal/Kalayaan Avenue
Positioned on a corner lot, offering two-street frontage and excellent accessibility
Just 500-600 meters away from BGC’s Grand Hyatt Hotel and Uptown Mall – an easy 5 to 7-minute walk

🚆 Accessibility & Connectivity
Accessible via Kalayaan Avenue, JP Rizal, and Kalayaan-BGC Flyover
Proximity to major transport links:
🚉 Guadalupe MRT Station – 7 mins drive
🛣️ EDSA and C5 Road – accessible within 5–10 minutes
🚘 Near Estrella-Pantaleon Bridge (Makati-Mandaluyong)
🚉 Kalayaan Ave. Subway Station (soon) – 5 mins drive via Tricycle
Served by public transport: tricycles, jeepneys, ride-hailing services
Short drive to Makati CBD, Rockwell Center, and Ortigas

🏬 Nearby Establishments & Landmarks
Commercial - Uptown Mall, Grand Hyatt, Guadalupe Commercial Complex
Government - Makati City Hall, Taguig Hall Annex, Barangay Pitogo Hall
Health- St. Luke’s BGC, Makati Medical Center (short drive)
Schools - Pitogo Elementary & High School, UST Angelicum, international preschools
Places of Worship- Churches and chapels within walking distance

​🏗️ Neighborhood Character
Quiet yet highly accessible residential-commercial mix
Surrounded by:
Mid-rise residential apartments
Local sari-sari stores and small businesses
Redeveloped dormitory-type housing for BGC workers
Close to ongoing vertical developments in BGC and JP Rizal zone
📈 Location Advantage for Investors
Key Walking distance to BGC​

💰 Proposed Apartment & Bedspace Income Breakdown:
🏠 Apartment Units (2BR & 1TB w/ Garage)
Unit A: ₱25,000
Unit B: ₱25,000
Unit C: ₱25,000
➡️ Subtotal: ₱75,000/month

🛏️ Bedspace Setup (at ₱4,000/person) Each unit or room has 4 bedspaces x ₱4,000/person = ₱16,000 per unit
🔹 Ground Level
Unit 1: ₱16,000
Unit 2: ₱16,000
Unit 3: ₱16,000
➡️ Subtotal: ₱48,000/month
🔹 2nd Level
Unit 1: ₱16,000
Unit 2: ₱16,000
Unit 3: ₱16,000
➡️ Subtotal: ₱48,000/month
🔹 3rd Level
Unit 1: ₱16,000
Unit 2: ₱16,000
Unit 3: ₱16,000
➡️ Subtotal: ₱48,000/month

🧮 TOTAL PROPOSED MONTHLY INCOME₱75,000 (apartments) + ₱48,000 + ₱48,000 + ₱48,000 = ₱219,000/month

📈 Annual Gross Income Projection₱219,000 x 12 months = ₱2,628,000/year

✅ Investment Highlights
Rental yield optimization through bedspacing and apartment mix
Ideal for a BGC-adjacent rental market – targeting workers, students, and transient professionals
Flexible setup