House and Lots for sale in Alabang, Muntinlupa
High-end Living in Metro Manila’s Idyllic South
When one mentions Alabang, one may think of that busy business area in Muntinlupa that commuters pass by on their way to Laguna. This bustling area south of Makati is in fact composed of several business districts, the most prominent of which is Filinvest City, a 244-hectare mixed-use development of Filinvest Development Corp. and is now home shopping and leisure centers, office buildings, hotels, and plenty of condo towers. Another mixed-use development close to Filinvest City is South Park District, a development of Ayala Land subsidiary Avida Land, which sits on the former Nestlé factory along the National Highway. This 6.6-hectare real estate project features two condo towers, a community mall, and an office building. The west of Filinvest City is Alabang Town Center and Madrigal Business Park, commercial areas also developed by Ayala Land.
However, many people are not aware that there are actually two “Alabangs” among Muntinlupa’s nine barangays: one is Brgy. Alabang, an 8.064-square-kilometer area that holds jurisdiction over Filinvest City, Northgate Cyberzone, South Park District, and parts of the city east of the South Luzon Expressway (SLEX) and along the shores of Laguna de Bay. This Alabang is what most people are familiar with, as it lies mostly along the path of SLEX.
The second and more secluded “Alabang” is Brgy. Ayala Alabang, which holds jurisdiction over Ayala Alabang Village itself, in addition to Alabang Town Center, Madrigal Business Park, and Alabang Golf and Country Club. This barangay retained “Alabang” in its name as it used to be part of Brgy. Alabang before it was separated from the latter to become an independent barangay in 1982. It was called Brgy. New Alabang then before it was changed to its present name in 2003.
These two barangays are the second and third largest barangays of Muntinlupa, and together have a combined land area of 15.013 square kilometers. Brgy. Ayala Alabang is also home to Ayala Alabang Village (AAV), one of the most exclusive addresses in Metro Manila. This village was developed in the 1970s by Ayala Land in partnership with the Madrigal family, and boasts a land area of approximately 700 hectares, bigger than all of Makati’s primary subdivisions put together. The village, being one of the most highly sought-after addresses in the south, also boasts plenty of high-end properties for sale and is well known to be home politicians, entertainers, businessmen, and other public figures. And because of Ayala Alabang’s popularity among homebuyers, a number of subdivisions and gated communities around the area also bear the name “Alabang”—namely, Hillsborough Alabang Village, Alabang Hills, Alabang 400 Village, and Alabang West—despite the fact that these developments are technically outside either Brgy. Ayala Alabang or Brgy. Alabang (Hillsborough, Alabang 400, and Alabang Hills are within Brgy. Cupang, while Alabang West is in neighboring Las Piñas City).
Finding the Perfect House for Sale in Alabang
There are many reasons why homebuyers choose Alabang. The area, especially AAV, is idyllic, leafy, and secluded, which is perfect for families. At the same time, this exclusive subdivision is also conveniently located close to Filinvest City, Alabang Town Center, and Madrigal Business Park, which makes urban comforts and convenience just a quick drive away. But aside from AAV, there are also a number of areas and subdivisions in Brgy. Alabang that offer houses for sale, particularly the areas west of SLEX. Although these neighborhoods are somewhat crowded and highly urbanized, they are located conveniently close to highways, public markets, schools, and shopping malls, which is favored by some homebuyers.
For AAV, there are many houses for sale listed on listings portal such as Hoppler. One example is a four-bedroom, four-bathroom house, which is listed for Php85 million. This two-story house sits on a 700-square-meter lot and features a garden, a swimming pool, a maids’ room, a den, and a four-car garage. Another AAV property listed on the platform is this seven-bedroom, seven-bathroom contemporary-style two-story house listed for Php95 million. It sits on a 660-square-meter lot and features a swimming pool, a function room, a maids’ room, and a five-car garage. It is also pet-friendly and all its bedrooms are equipped with working air-conditioning units.
Finding Houses in Areas Outside Brgy. Alabang
It is also worth visiting subdivisions in Muntinlupa that although they do not technically belong to either Brgy. Ayala Alabang or Alabang, still offer plenty of high-quality property inventories for homebuyers and investors. One of these subdivisions is Hillsborough Alabang Village, which is a development located in neighboring Brgy. Cupang. One particular Hillsborough property listed on Hoppler is a four-bedroom, four-bathroom house for sale listed for Php35 million. It has a garden, a maids’ room, and a two-car garage.
In Alabang 400 Village is a two-story, five-bedroom house which is listed for Php24 million. This property sits on a 302-square-meter lot and features a garden, a maids’ room, a lanai, a swimming pool, and a one-car garage. Over at Alabang Hills, a four-bedroom, three-bathroom property is listed for Php19.5 million. This property sits on a 280-square-meter lot, and features a maids’ room, working air-conditioning units in all its bedrooms, and a two-car garage.
Over the next few years, Megaworld Corp.’s Alabang West will be completed and is expected to increase property inventories in the area and more affordable options to buyers who find properties in AAV, Hillsborough, or Alabang Hills prohibitively expensive. This 62-hectare development offers approximately 788 residential lots, ranging in size from 250 to 800 square meters.
- The average selling price of house and lots in Ayala Alabang Village is Php82.4 million, based on Hoppler’s 2017 data.
- Although Alabang and Ayala Alabang are Muntinlupa’s second and third largest barangays, respectively, they are not as populous as the city’s other barangays. Alabang has a population of 56,752 while that of Ayala Alabang is 20,349 based on the 2010 Census.
- These two barangays are home to a number of malls and shopping complexes, most notably Festival Supermall, Ayala Malls South Park, Starmall Alabang, Alabang Town Center, and Commercenter Alabang.
- There are two major hospitals within Alabang; namely, the Asian Hospital and Medical Center and Ospital ng Muntinlupa. In addition, government facility Research Institute for Tropical Medicine is also located in Alabang.
- Both Ayala Alabang and Alabang are home to a number of schools, most notably De La Salle Santiago Zobel School, PAREF Woodrose School, and San Beda Alabang.
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