Alder
Residences

Alder Residences is on Banyan Road inside Acacia Estates, Taguig City — DMCI's master-planned estate off the C-6 / Bicutan side of Taguig. SM Savemore Acacia Estates is 360 metres away inside the estate, Taguig City Hall 0.86 km, Puregold Taguig 0.94 km and Medical Center Taguig 1.12 km. SM Aura Premier is 3.18 km, Market! Market! 3.49 km, UP Bonifacio Global City 3.62 km, International School Manila 3.87 km, The British School Manila 4.07 km and St. Luke's Medical Center BGC 4.36 km. The nearest rail is MRT-3 Guadalupe at 5.68 km, and NAIA Terminal 3 is 5.94 km.

Yes. All four buildings are complete and handed over — the units still on DMCI's availability list carry a December 2025 turnover date, already past, and DMCI has publicly announced the project's completion. Because it is finished, Alder qualifies for DMCI's Home Advance rent-to-own scheme, which the pre-selling towers at neighbouring Mulberry Place do not.

Two- and three-bedrooms. DMCI's October 21, 2026 availability list has 18 units at Alder, 14 open and 4 marked On Hold, across all four buildings: 15 two-bedrooms (64.5 to 71.5 sqm where the list states the area, ₱9,772,000 to ₱10,790,000) and 3 three-bedrooms (₱12,626,000 to ₱15,569,000). The October 1 list had only 3 units, all on hold in Sylvan; reopened units have come back since. DMCI built 2BR, 3BR and 4BR here and its published full price range still runs to ₱21,178,000; no four-bedroom is on the list.

Two-bedrooms run from ₱9,772,000 to ₱10,790,000 and three-bedrooms from ₱12,626,000 to ₱15,569,000 on DMCI's October 21, 2026 availability list. On the two-bedrooms with a stated area that is ₱143,433 to ₱157,535 per square metre, with a median of ₱150,392. Alder's prices rose about 5% on October 1. Those are DMCI list prices before any promo discount; closing fees are exclusive and parking is transacted separately.

Sylvan 510 — 67 sqm at ₱9,772,000, or ₱145,851 per square metre. It is both the cheapest unit and the cheapest floor area you can reserve on DMCI's October 21, 2026 list. Only Sylvan 306 (70.5 sqm at ₱10,112,000, ₱143,433/sqm) is cheaper per metre, and it is marked On Hold — ask Belle whether it can be released.

Per square metre, yes. On DMCI's October 21, 2026 availability list Alder's two-bedrooms have a median of ₱150,392/sqm against Mulberry Place's ₱156,418/sqm — about 3.9% less, on the same Acacia Estates address. Unit for unit: Mulberry's cheapest two-bedroom is Paisley 602, 57.5 sqm at ₱8,797,000 (₱152,991/sqm); Alder's cheapest is Sylvan 510, 67 sqm at ₱9,772,000 (₱145,851/sqm). So ₱975,000 more at Alder buys 9.5 more square metres at a lower rate per metre, and keys now against the 2027–28 turnover of almost every Mulberry two-bedroom. What Mulberry has instead is choice: 416 two-bedrooms against Alder's 15.

Because the project is finished and mostly sold. Alder Residences has 18 units on DMCI's October 21, 2026 list — 15 two-bedrooms and 3 three-bedrooms, four of them On Hold — and no Studio, 1-Bedroom or 4-Bedroom. The project was completed and handed over between 2024 and 2025, so what is listed is reopened inventory, not a fresh release: units come back when an earlier sale falls through, and they go again quickly.

All three are finished DMCI communities on the same 12% downpayment terms. Alder's cheapest 2BR is Sylvan 510 — 67 sqm at ₱9,772,000, or ₱145,851/sqm. Allegra Garden Place's is Amina 403 — 54 sqm at ₱7,473,000, or ₱138,389/sqm. The Oriana North Tower's is North 405 — 54.5 sqm at ₱7,501,000, or ₱137,633/sqm. Alder's two-bedroom is the biggest of the three by about twelve and a half square metres, which is why it carries the highest price and the highest rate per metre. What it lacks is depth: 15 two-bedrooms, four of its units on hold, against 396 two-bedrooms at Allegra and 613 at The Oriana, both of which still offer studio-through-3BR selection.

Four high-rise buildings — Andea at 17 residential levels, and Manzuria, Oregon and Sylvan at 18 each, all over two levels of basement parking — set on a 28,607 sqm estate. DMCI's October 21, 2026 list has units in all four: Sylvan 8 (3 on hold), Manzuria 5, Oregon 3 and Andea 2 (1 on hold). DMCI's building features include Sky Patio (Lumiventt Technology), the two-storey cut-throughs that let air cross the floor plate.

A lap pool, leisure pool and kiddie pool with water slides, a pool deck and shower area, an amenity core, a play court, children's play area, picnic area, tree court, landscaped gardens, jogging and biking path, grill pits, gazebo and cabana, plus a fitness gym, game room, entertainment room, open lounge, snack bar, co-working space, reception lobby and a Sky Promenade, Sky Lounge and Sky Patio at the upper levels. There is also a convenience store, laundry station, water station, 24-hour security with CCTV, a standby generator and a van shuttle service from the estate.

Yes. Alder Residences qualifies for DMCI Homes' 5% downpayment promo (memo PD-26-05-028), valid for reservations from June 1 to November 30, 2026: pay just 5% down over 12 months with a 2% discount, and finance the 95% balance through Chinabank or BPI bank financing. DMCI's selected buildings list (Cypress Towers, Illumina Residences, Royal Palm Residences, Tivoli Garden Residences, Willow Park Homes) carries a higher 4% discount under the same terms.

Through January 15, 2027, Alder Residences qualifies for the DMCI Homes Year-End Deals (memo PD-26-10-032): a 12% downpayment spread over 32 months with a 1% discount (plus a further 1% for November reservations under DMCI's Christmas Countdown, memo PD-26-09-031 — the two run in sequence, about 1.99% all-in) on the unit, with the 88% balance payable via bank or in-house financing. On the ₱9,817,000 entry unit that works out at about ₱35,508 a month at the standard 1% after a ₱30,000 reservation fee. The special discount applies to units only and cannot be combined with regular discounts.

Yes. Alder Residences qualifies for DMCI Homes' Home Advance (Rent-to-Own) program, so you can move in now and pay your balance later instead of waiting for full bank financing. Monthly HomeAdvance lease starts at PHP 15,500 for a 2-Bedroom. To pre-qualify you complete 4 months of downpayment, either paid in advance or monthly (qualifying after the 4th payment). Promo validity October 1 to December 31, 2026, per DMCI memo PD-26-09-012. Note that this is only possible because Alder is finished — the pre-selling towers at Mulberry Place cannot offer it.

At Alder Residences the monthly HomeAdvance lease rate for a 2-Bedroom — the only unit type currently listed — is from PHP 15,500/month, with a one-time move-in cash-out of PHP 59,000. That cash-out is 1 month advance rental plus 2 months security deposit plus a PHP 12,500 utility deposit; PMO turnover fees (joining fee and water service deposit) are free under the promo. Minimum lease is 6 months.

A reopened unit is previously sold inventory returned to the availability list after a sale falls through — a buyer withdraws, or financing is not approved. They are usually reinstated at their original contract price, which is why they can price below newer stock that has been adjusted upward since launch. They appear and disappear without notice and there is normally only one of any given layout, so if a reopened unit suits you it is worth acting on the same week. Ask Belle for the current reopened list rather than relying on any page, including this one.

You are the buyer from Day 1. Home Advance at Alder Residences is not a rent-first arrangement — you reserve and sign a Contract to Sell on that specific unit before any occupancy begins, and every peso of your downpayment is equity in that purchase. The unit leaves the market the day you reserve and your price is locked at your contract price. There is no later conversion step and no separate approval needed to make you an owner, because you already are one; the only approval remaining is the bank loan on the balance, which every buyer on every payment term goes through. The Home Advance lease covers occupancy of a unit you have already bought while the balance is processed for bank drawdown, and that lease payment is not credited to the purchase — your ownership runs on the downpayment, in parallel.

On a 67 sqm 2BR listed at ₱9,817,000 (Sylvan 504, on hold on the October 21 list): the 12% spot downpayment asks ₱1,178,040 in one payment and leaves a bank loan of ₱8,638,960. The 5% low spot downpayment needs ₱67,586 to start and ₱37,586 a month for 12 months, but leaves a bank loan of ₱9,139,627. Home Advance needs ₱65,508 to start and ₱35,508 a month for 32 months, and leaves the smallest bank loan of the three at ₱8,552,570 — about ₱5,095 a month less than the 5% route at an indicative 8.5% over 20 years. Figures use the standard 1% discount; November reservations add a further 1% on top of it. Final figures are confirmed at reservation.