There is no other city in Metro Manila that best embodies the south than Muntinlupa. The city, which has an official population of 504,509 based on the 2015 Census, is classified as highly urbanized, but it has retained much of its laid-back and relaxed ambiance the south is very much renowned for. It also considered Metro Manila’s gateway to Southern Luzon, being the first city in the National Capital Region (NCR) one encounters while traveling from Laguna via the South Luzon Expressway (SLEX). However, the city is already a real estate hotspot, as homes in its exclusive gated villages and subdivisions are some of the most highly sought-after (and priciest) in Metro Manila.
Muntinlupa is also a burgeoning business district, being home to Filinvest City, a 244-hectare prime property in the city’s Brgy. Alabang developed by Gotianun-owned Filinvest Development Corporation. Launched in the mid-1990s, this self-contained, mixed-use development is now home to malls and leisure centers, hotels, a tertiary hospital, office skyscrapers, and plenty of residential condo high-rises, most notably the developer’s flagship projects Botanika Nature Residences, West Parc, La Vie Flats, and Aspen Towers, among others.
Beside Filinvest City is Madrigal Business Park, which is part of Ayala Land’s development footprint in Muntinlupa. This former mango orchard sits beside Alabang Town Center and Ayala Alabang Village, which together form a premier suburban community comprising residential, leisure, and commercial real estate. Another Ayala-owned project in Muntinlupa is South Park District, a 6.6-hectare mixed-use development on the former Nestlé factory along the National Road, which is now home to the two-tower Avida Towers Altura, the 47,000-square-meter South Park Mall, and a soon-to-open office building. Avida’s condo project here is the developer’s second development n Muntinlupa, the first being Avida Towers Alabang in Madrigal Business Park.
However, despite these new developments, Muntinlupa remains highly coveted because of its gated villages and subdivisions. The city is, in fact, home to three large-scale horizontal developments, which are popular among homebuyers and property investors. These three developments are Ayala Alabang Village, Hillsborough, and Alabang Hills.
Ayala Alabang Village
Boasting an area of approximately 700 hectares, Ayala Alabang Village (AAV), which is part of Muntinlupa’s Brgy. Ayala Alabang, is larger than Makati’s exclusive villages put together. Long considered the “it” address in the south, AAV is home to De La Salle Santiago Zobel School, which was named after the son of Enrique Zobel, the village’s first barangay chairman.
Highly coveted and very prime, AAV boasts some of Metro Manila priciest pieces of real estate. Properties listed on website Hoppler show that house and lots for sale in AAV range in price from Php70 million (four bedroom, 720 square meters) to Php322.95 million (six bedrooms, 2,153 square meters). This village also boasts some famous residents, including former president Fidel V. Ramos and National Artist for Architecture Francisco Mañosa.
Hillsborough Alabang Village
Located in Brgy. Cupang, Hillsborough Alabang Village is another high-end gated subdivision in Muntinlupa that boasts expensive house and lots for sale. Accessible via SLEX’s West Service Road, prices of property here range from Php35 million (four bedrooms, 100 square meters) to Php80 million (six bedrooms, 1,060 square meters).
Also situated in Brgy. Cupang, Alabang Hills is a gated subdivision in Muntinlupa accessible via both the West Service Road of SLEX and Alabang-Zapote Road (its entrance located beside Madrigal Business Park). Similar to AAV and Hillsborough Alabang Village, Alabang Hills is a highly coveted address in the south, but prices here are considered more affordable. Prices of house and lots for sale listed on Hoppler range from Php19.5 million (four bedrooms, 280 square meters) to Php28 million (four bedrooms, 535 square meters).
Why Muntinlupa Properties Are a Smart Real Estate Investment
As Metro Manila becomes more highly developed and congested, locations outside the traditional business districts (and even outside the metro itself) are fast becoming highly sought-after. Couple this with the government’s ambitious “Build, Build, Build” program, which aims to improve transport infrastructure around the country. Muntinlupa is set benefit from this program with two high-profile infrastructure projects in the pipeline: the Cavite–Laguna Expressway (CALAX) and the Southeast Metro Manila Expressway (C6) project.
In addition, Muntinlupa’s direct access to SLEX and the Metro Manila Skyway renders it highly accessible to both the Makati central business district and Bonifacio Global City, which makes the daily commute of the city’s residents to these two areas quick and easy. Travel to the Ninoy Aquino International Airport (NAIA) is also seamless, as the Skyway is directly connected to the NAIA Expressway, which has exit and entrance ramps to the airport’s three passenger terminals.
Furthermore, travel to CALABARZON is also seamless, because the South Luzon Tollway extends to Sto. Tomas, Batangas, which is then connected to the South Luzon Arterial Road (STAR Tollway). This means that the previous three-hour drive to Batangas City has been reduced to approximately one hour and 25 minutes. An extension project is now ongoing, which will extend the South Luzon Tollway to Lucena in Quezon Province.
Muntinlupa is indeed one of the locations prospective homebuyers and property investors should watch out for. It is fast becoming one of Metro Manila’s primary real estate markets, with transport infrastructure already in the pipeline to ease up connection with the rest of Metro Manila and the south, a number of high-profile real estate projects pushing up prices in the city’s high-end villages, and the city’s good old southern charm.