Five DMCI Homes promos expire on November 30, 2026: the Christmas Countdown’s extra 1% on the 12% downpayment term, the Legacy Projects 20% off, the 5% downpayment RFO Move-In, The Valeron Tower Grand Holideals and the Kalea Heights promo.
On Alder Residences Oregon 1412, a 107.5 sqm three-bedroom, reserving in November instead of December saves ₱154,133. On a Cypress Towers two-bedroom the Legacy 20% is worth ₱1,406,600. A ₱30,000 reservation locks either one.
Three more run to December 31 (the ₱10,000 Pag-IBIG discount, Home Advance rent-to-own, Mulberry Taffeta & Zephyr), and the Year-End Deals run to January 15, 2027. Jump to the computations →
Deadline: Monday, November 30, 2026, 11:59 PM Manila time
Every month I get the same message from someone who waited: “Is the discount still there?” In December, for five of this month’s promos, my answer will be no.
I am Belle Aldea, DMCI Homes Property Consultant. This is the November 2026 promo calendar in one page — what ends when, what each promo is worth in pesos on a real unit, and what the same unit costs on December’s terms. Every figure is computed from DMCI’s own price list and the memo numbers are listed so you can check them.
The November–January Promo Calendar
- Christmas Countdown — extra 1% on 12% down
- Legacy Projects — 20% off
- 5% downpayment RFO Move-In
- The Valeron Tower — Grand Holideals
- Kalea Heights — 15% DP + 3.5% off
- ₱10,000 off for every Pag-IBIG buyer
- Home Advance rent-to-own
- Mulberry Place — Taffeta & Zephyr, up to 5%
- Year-End Deals — 12% over 32 or 36 months
- One Delta Terraces — 2% special
- The Valeron Tower — spot-term promo
- Sonora Garden — promo renewal
Memos: PD-26-09-031 (Christmas Countdown), PD-26-05-026 (Legacy), PD-26-05-028 (5% Move-In), DMPVI-26-09-003 (Valeron Grand Holideals), PD-26-09-007 (Kalea Heights), PD-26-10-024 (Pag-IBIG), PD-26-09-012 (Home Advance), PD-26-10-038 (Mulberry), PD-26-10-032 (Year-End Deals), DMC EDVI-26-10-003 (One Delta), DMPVI-26-10-004 (Valeron spot term), RDPVI-26-10-001 (Sonora).
1. The Christmas Countdown: an Extra 1%, November Only
On the standard 12% downpayment over 32 months, DMCI already gives 1% off. For reservations from November 1 to 30, the Christmas Countdown takes a further 1% off what is left. It is applied in sequence — 1% off the list price, then 1% off the balance — so the total is 1.99%. On a ₱10,000,000 unit that is ₱199,000 off instead of ₱100,000.
It runs at 27 projects with units, including Alder Residences, Allegra Garden Place, Mulberry Place and The Erin Heights. It does not apply to Anissa Heights, Fortis Residences, Kalea Heights, One Delta Terraces, The Oriana, One South Drive, Solmera Coast or The Valeron Tower, which run their own promos, and the Legacy projects keep their 20% instead. The 30/40/50% downpayment terms keep their regular 4/5/6%.
What reserving in December costs instead
On December 1 the further 1% is gone. Same unit, same term, higher price:
Net price on the 12% downpayment term: November (1% then a further 1%) against December (1% only), DMCI’s current price list (October 2026 availability list). The December figure assumes no new promo replaces the Countdown.
The Computations, Unit by Unit
- List price
- ₱9,762,000
- November discount (1.99%)
- −₱194,264
- Net price
- ₱9,567,736
- 12% downpayment
- ₱1,148,128
- Monthly downpayment
- ₱34,942 × 32
- 88% balance · bank, indicative
- ₱67,828/mo
- Same unit in December
- +₱96,644
After the ₱30,000 reservation fee. Bank figure at an indicative 7.5% over 20 years. Alder also qualifies for Home Advance rent-to-own to December 31.
- List price
- ₱15,569,000
- November discount (1.99%)
- −₱309,823
- Net price
- ₱15,259,177
- Price per sqm
- ₱141,946
- Monthly downpayment
- ₱56,284 × 32
- 88% balance · bank, indicative
- ₱108,176/mo
- Same unit in December
- +₱154,133
Per sqm, this three-bedroom nets below Manzuria 1005’s ₱148,337 — the bigger unit is the cheaper square metre.
- List price
- ₱7,473,000
- Bank route · 1.99% off
- ₱7,324,287 net
- Bank route downpayment
- ₱26,529 × 32
- Pag-IBIG route · 1% + ₱10,000 off
- ₱7,388,270 net
- Pag-IBIG route downpayment
- ₱47,588 × 18
- Pag-IBIG loan · 5.75%, 30 yrs
- ₱37,942/mo
- Same unit in December (bank route)
- +₱73,983
Pag-IBIG route on DMCI’s Pag-IBIG terms (memo PD-26-10-024): 12% over 18 months, Christmas Countdown only, ₱10,000 off to December 31. Bank route loan, indicative: ₱51,923/mo.
- List price
- ₱7,434,000
- November discount (1.99%)
- −₱147,937
- Net price
- ₱7,286,063
- Monthly downpayment
- ₱26,385 × 32
- 88% balance · bank, indicative
- ₱51,653/mo
- Same unit in December
- +₱73,597
Turnover October 2027. The Erin Heights also takes Pag-IBIG for the balance, with the downpayment over up to 32 months.
2. Legacy Projects 20% Off: The Biggest Number on the Board
The single largest markdown at DMCI right now is 20% off select finished Legacy communities, under memo PD-26-05-026 — valid until November 30, 2026. DMCI has not announced an extension. Qualifying: Alea Residences, Cypress Towers, Illumina Residences, Ivory Wood, Mirea Residences, Rhapsody Residences, Royal Palm Residences, Tivoli Garden Residences and Willow Park Homes, plus several Legacy communities without their own page — ask me about a specific one.
- List price
- ₱7,033,000
- Legacy 20% special discount
- −₱1,406,600
- Net price
- ₱5,626,400
- Monthly downpayment
- ₱20,162 × 32
- Pag-IBIG route · 20% + ₱10,000
- ₱5,616,400 net
- Pag-IBIG loan · 5.75%, 30 yrs
- ₱28,843/mo
Cypress Towers is on DMCI’s Pag-IBIG list: the 20% stays with Pag-IBIG financing, on a 12% downpayment over 18 months (₱35,776/mo). Only 6 two-bedrooms are open on DMCI’s current list.
3. The Other Three That End November 30
5% Downpayment RFO Move-In
Move into a ready-for-occupancy unit on 5% down, paid over 12 months, with the 95% balance through Chinabank or BPI. 4% off at Cypress Towers, Illumina, Royal Palm, Tivoli Garden and Willow Park; 2% off at every other RFO building.
Memo PD-26-05-028 · June 1 – November 30, 2026The Valeron Tower — Grand Holideals
DP-tier discounts of up to 5% with 12 extra months on the downpayment, plus 10% off selected West Tower units on the 7th–26th floors. The spot-term promo continues to January 15.
Memo DMPVI-26-09-003 The Valeron TowerKalea Heights — 15% DP + 3.5% Off
A 15% downpayment with 3.5% off on top of the regular discount at DMCI’s Cebu City address, units only.
Memo PD-26-09-007 · October 1 – November 30, 2026Home Advance — Move In Now
Not ready for the bank yet? After 4 months of downpayment, lease and live in the unit you bought while the balance is processed. Alder Residences, Allegra Garden Place and The Oriana North Tower all qualify.
Memo PD-26-09-012 · October 1 – December 31, 20264. The ₱10,000 Pag-IBIG Discount: December 31
Every Pag-IBIG buyer on DMCI’s 16-project list gets ₱10,000 off until December 31, 2026, and Pag-IBIG’s promotional rates — 4.5% up to ₱4.9 million, 5.75% above — are for applications filed by the same date. On The Oriana North 405, a 54.5 sqm two-bedroom at ₱7,501,000, that is ₱7,491,000 net, ₱48,273 a month over 18 months for the downpayment, then ₱38,470 a month on Pag-IBIG over 30 years — against ₱52,644 on an indicative bank loan. Every Pag-IBIG rule →
Reserve in November if…
- You already know the project and the bedroom count.
- Your downpayment fits: the monthlies above are the real ones.
- You want a Legacy unit — the 20% is the biggest discount DMCI has.
- You are moving in soon: the 5% Move-In ends with the month.
Don’t rush if…
- You haven’t seen the unit or the neighbourhood yet — book a viewing first; there is time.
- Your bank or Pag-IBIG pre-qualification is still open.
- You want The Oriana or One Delta Terraces: their promos are not on the November clock.
- A 1% saving would stretch your monthly. The right unit beats the discount.
How to Lock November’s Price
- Send me the project and bedroom count. I send the live units with the computation for each — bank, in-house and, where it applies, Pag-IBIG side by side.
- See it, in person or on video. Weekend viewings take about 45 minutes; abroad, a 20-minute Zoom or Google Meet.
- Reserve with ₱30,000 by November 30. The unit comes off the market and the November terms are locked. The fee is deducted from your downpayment.
- Start the downpayment schedule. I prepare the paperwork; you sign once.
Questions I’m Getting This Month
Sources
- Unit prices and availability — DMCI Homes October 2026 price and availability list (no new list was issued for November), computed on November terms on November 2, 2026 with the same engine as dmcibybellealdea.com/computation
- Christmas Countdown — DMCI memo PD-26-09-031 (Sonora Garden Residences: RDPVI-26-10-001)
- Legacy Projects 20% — PD-26-05-026 · 5% Move-In — PD-26-05-028 · Home Advance — PD-26-09-012
- Pag-IBIG financing terms and ₱10,000 special discount — PD-26-10-024
- Year-End Deals — PD-26-10-032 · Mulberry Place — PD-26-10-038 · The Valeron Tower — DMPVI-26-09-003, DMPVI-26-10-004 · Kalea Heights — PD-26-09-007 · One Delta Terraces — DMC EDVI-26-10-003
- Full memo archive with qualifying properties: Every active DMCI promo
Get your unit’s November computation
Tell me the project and the bedroom count. I’ll send the real units open today, each with its November net price, monthly downpayment and what it costs in December — usually within the hour.
