Solmera Coast — The Full Presentation & Every Unit Left

02 · The record

August 2023 · launch

₱7,112,000

Kartika 220 · Studio B · 34 sqm

→

October 2026 · today

₱8,233,000

Same unit · same 34 sqm

=

Difference

+₱1,121,000

+15.8% in 38 months

It is not one lucky unit. Every condotel unit still open in Matahari and Kartika is 15.2% to 15.8% above its August 2023 launch price. The residential units in Asri are 7.2% above their September 2023 release. The most recent increase took effect 1 October 2026 (DMCI memo PD-26-08-013).

Read this honestly: these are DMCI's list prices, not resale values. A developer's price record is a record, not a forecast — and beach property resells slowly. What it does tell you is what waiting has cost buyers so far.

03 · Already built

These are photographs. Not renderings.

On-site photosMost pre-selling decks show you a computer image. The beach park at Solmera Coast is already standing — the welcome pavilion, the pool and its pavilion, the lawns, and a finished model unit. DMCI photographed all of it on site.

The lawn to the shore

And the buildings, as of mid-2026

DMCI put the whole site at 38.78% complete as of June 2026, up from 29.22% in March. That is a site-wide average across five buildings — Matahari, the first to turn over, is much further along, as the aerials show.

Photos: DMCI Homes, June 2025 (beach park and model unit) and July 2026 (aerial). Model-unit furnishings are for display.

Aerial view of Solmera Coast construction along the shore, July 2026 — July 2026 · aerial

Kartika building under construction — Kartika · keys May 2027

04 · The 60-second brief

Solmera Coast on one screen.

Where

San Juan, Batangas

Brgy. Calubcub II & Subukin

Site

7.5 hectares

75,367 sqm of beachfront

Buildings

5 mid-rises

7 storeys · Asian Tropical design

Released

978 units

850 condotel · 128 residential

Still open

182 units

106 studio · 10 1BR · 66 2BR

Prices

₱6.75M – ₱19.64M

List, October 2026

Sizes

31 – 92 sqm

Studio · 1-bedroom · 2-bedroom

Keys

Feb 2027 – Feb 2028

Staged, building by building

Built

38.78%

Site-wide, June 2026

Owners' share

30% of room revenue

Condotel rental pool

Free stays

30 – 36 points

Room nights a year, by unit size

To reserve

₱30,000

Credited to your downpayment

Developer: DMCI Homes — the country's first AAAA developer, 2-year limited warranty. Solmera is the first DMCI Homes Leisure Residences project.

05 · The place

A beach park with a condotel in it. Not a condo near a beach.

That is DMCI's own line, and the site plan backs it up: five low buildings set back from the shore across 7.5 hectares, with the lawns, pools and pavilions between them and the water.

San Juan is the most visited town in Batangas (2020, per DMCI's brief) — a first-class municipality on the Verde Island Passage, one of the richest marine areas in the world.
782+ hotel and resort rooms in San Juan average ₱9,300 a night published, ₱12,000 on booking sites. DMCI's proposed Solmera rate was about ₱7,200 — priced under the market it competes in.
Declared an ecotourism zone under the San Juan Ecotourism Act, covering the town's entire 33 km coastline.
A convention center on site. Weddings and company offsites fill a resort mid-week, when holidaymakers don't.

Solmera Coast site development plan along the San Juan shoreline

DMCI's site plan. Tap to enlarge.

Family having lunch on the lawn by the sea — Lunch on the lawn

Guest in a hammock by the shore — The shoreline

Children playing on the lawn — Room to run

06 · Getting there

About two and a half hours. Here is the honest version.

Route 1 · via Lipa exit

Distance121 km
Drive time2 hr 32 min
Toll · Class 1₱269

Route 2 · via Ibaan exit

Distance135 km
Drive time2 hr 44 min
Toll · Class 1₱297

Route 3 · via Sto. Tomas exit

Distance122 km
Drive time3 hr 8 min
Toll · Class 1₱214

−30 min

SLEX Toll Road 4 · DPWH & San Miguel

Promised for 2024. Don't count on it yet.

DMCI's 2023 brief expected SLEX TR-4 (Sto. Tomas to Tayabas) to cut the drive to about two hours, with a Candelaria exit by 2024. Those dates have slipped. Plan your weekends on today's drive, and treat the shortcut as a bonus when it opens.

Weekend

What that drive means

This is a getaway, not a commute.

There is no rail, no office district and no BPO belt near San Juan. The guest is a holidaymaker, an event or a company retreat. That is exactly who a condotel serves — and it is why the rental operator matters more than the pool.

Routes, distances, drive times and 2023 toll rates from DMCI's Solmera Coast project brief (August 2023). Actual times depend on traffic.

07 · Two ways to own

Earn from it, or keep it for yourself.

This is the first decision, and most listings skip it. Four of the five buildings are condotel. Asri is residential. They are different products with different rules.

Condotel · Matahari, Kartika, Bumi, Nusa

Your unit earns while you're away.

Turned over fully furnished and hotel-ready
Joins the rental pool: owners share 30% of all room revenue
Association dues covered by the hotel operator
Free room nights every year, usable at other DMCI leisure resorts
20% downpayment, payable until your building's turnover
No Airbnb or independent short-term leasing

Residential · Asri

Your own beach home, on your schedule.

Not furnished — provisions for aircon, water heater and shower enclosure
Not in the rental pool; your own meters, your own dues
Optional: let it through the hotel operator (15–20% management fee per booking, plus housekeeping)
The lowest price per sqm on the site — down to ₱192,978
15% downpayment, payable until November 2027
No Airbnb; leases over 6 months by direct contract only

From DMCI's condotel project brief (August 2023) and Residential Selling briefing (November 2023). Downpayment terms from DMCI's current computation data for each building.

08 · How the condotel pays

You are paid by the square metre. So the cheapest square metre wins.

30%To unit ownersOf the gross room revenue of the whole hotel — whether or not your unit was booked that night.

5%To the condo corporationFor association dues and building expenses.

65%To the hotel operatorFor operations, upkeep and maintenance of the project.

÷ sqmYour shareThe owners' pool is divided by floor area. A unit twice the size gets twice the income.

What that looked like in DMCI's own projection (monthly, net of withholding tax)

Unit	Price today	35% occupancy	50% occupancy	65% occupancy	Cash yield at 50%
Studio · 34 sqm	₱8,233,000	₱15,970	₱26,411	₱37,855	3.85%
Studio F · 49.5 sqm	₱11,098,000	₱23,251	₱38,452	₱55,112	4.16%
1-Bedroom · 69 sqm	₱15,591,000	₱32,411	₱53,599	₱76,823	4.13%
2-Bedroom · 91.5 sqm	₱19,641,000	₱42,979	₱71,077	₱101,873	4.34%

The 2-bedroom earns 12.8% more per peso.

Same income per square metre, lower price per square metre: ₱214,656 for the 2-bedroom against ₱242,147 for the 34 sqm studio. In a pool that pays by floor area, price per sqm is your yield. Most buyers start with the smallest unit. On this math, it is the most expensive way in.

Income figures: DMCI's projection in the Solmera Coast project brief (August 2023), scaled by floor area using DMCI's own formula — a reference for discussion, not a guarantee. Yields are cash income ÷ today's list price, before the value of free room nights; DMCI's brief, which counted room nights at launch prices, showed 7.0% to 11.7%. Income begins after turnover and the hotel's opening. The Lease Agreement with PDI-Hotels (10-year initial term, auto-renewing) governs.

09 · Price per square metre

Every unit type, from the best value down.

The lowest-priced unit in each group, divided by its floor area. Gold is the best on the site. Red is where most buyers start.

Asri 2BR · 92 sqm

Best on the site

₱192,978

Asri 2BR · 63 sqm

₱197,524

Condotel 2BR · 91.5

Best in the rental pool

₱214,656

Asri studio · 31.5

₱215,238

Studio F · 49.5

₱224,202

Condotel 1BR · 70

₱224,343

Studio E · 42

₱238,548

Studio · 35

₱238,629

Studio · 34

Most expensive sqm

₱242,147

Axis starts at ₱180,000 per sqm, not zero, so the differences are visible — the longest bar is 25% above the shortest, not five times it. Source: DMCI's October 2026 availability list.

Said plainly: ₱193,000 to ₱242,000 per sqm is Metro Manila money on the Batangas coast. You are paying for 7.5 hectares of beachfront and a working resort, not for floor area. That is a fair thing to buy — buy it knowing that.

10 · The five buildings

Five handover dates. Pick the one that fits your cash.

Because Solmera is far along, the downpayment window is short: it ends at your building's turnover. An early building means keys and income sooner, and bigger monthly payments. A later one gives you more months to pay.

Condotel · first

Matahari

3units left

KeysFeb 2027

Mix2 studio · 1 2BR

DP months left2

From₱10,019,000

Condotel

Kartika

27units left

KeysMay 2027

Mix21 studio · 2 1BR · 4 2BR

DP months left5

From₱8,233,000

Condotel

Bumi

43units left

KeysAug 2027

Mix31 studio · 3 1BR · 9 2BR

DP months left8

From₱8,233,000

Residential

Asri

66units left

KeysNov 2027

Mix24 studio · 42 2BR

DP months left11

From₱6,754,000

Condotel · last

Nusa

43units left

KeysFeb 2028

Mix28 studio · 5 1BR · 10 2BR

DP months left14

From₱8,293,000

Solmera Coast buildings seen from the sea, artist's perspective

What a condotel unit comes with

Fully furnished, with split-type air-conditioning
Keycard lock, vinyl-plank floors, quartz mini-bar counter
Telephone shower and lavatory with water heater
Balcony with aluminum sliding glass door and insect screen
Seven storeys: six residential floors over a basement

Turnover finishes per DMCI's project brief. Rendering is an artist's perspective.

11 · The resort

Four pools, two restaurants, and the beach.

Also: lap, leisure and kiddie pools · beach dining · specialty restaurant · snack bar · convention center · sky lounge and promenade · gym · jogging path · playground · game and entertainment rooms · golf carts on site · WiFi · standby generator · 24-hour security.

Walk the site in 360° ↗ Model unit in 360° ↗

12 · Three units, computed in full

Not the three cheapest. The three smartest.

The best price per sqm on the site, the best price per sqm in the rental pool with the earliest keys, and the best-value studio with the most time to pay. Every peso shown. Reserving in November 2026.

★ Best ₱/sqm on the site

Asri 232

2-Bedroom · 92 sqm · front, faces southwest · keys November 2027

Monthly downpayment

₱239,373

15% down 11 months to turnover

Price

List price₱17,754,000

₱ per sqm₱192,978

Downpayment

Downpayment (15%)₱2,663,100

Less: reservation(₱30,000)

Net downpayment₱2,633,100

At turnover

Balance (85%)₱15,090,900

Bank · 10 yrs @ 7.75%₱181,107/mo

Bank · 15 yrs @ 8.25%₱146,403/mo

Bank · 20 yrs @ 8.50%₱130,962/mo

Closing fees

Cash within 30 days (9.6%)₱1,704,384

Spread over the DP (10%)₱161,400/mo

Lump sum at turnover (10.5%)₱1,864,170

Pay 50% down instead: you save₱1,065,240

₱192,978/sqm — the cheapest floor area at Solmera. Residential: yours to use.Open in the list

Earliest keys · best ₱/sqm in the pool

Matahari 201

2-Bedroom · 91.5 sqm · rear, faces north · keys February 2027

Monthly downpayment

₱1,949,100

20% down 2 months to turnover

Price

List price₱19,641,000

₱ per sqm₱214,656

Downpayment

Downpayment (20%)₱3,928,200

Less: reservation(₱30,000)

Net downpayment₱3,898,200

At turnover

Balance (80%)₱15,712,800

Bank · 10 yrs @ 7.75%₱188,570/mo

Bank · 15 yrs @ 8.25%₱152,436/mo

Bank · 20 yrs @ 8.50%₱136,359/mo

Closing fees

Cash within 30 days (9.6%)₱1,885,536

Spread over the DP (10%)₱982,050/mo

Lump sum at turnover (10.5%)₱2,062,305

Pay 50% down instead: you save₱1,178,460

The last condotel 2BR in the first building. Keys in February. For a cash-ready buyer.Open in the list

Best-value studio · most time to pay

Nusa 120

Studio · 49.5 sqm · front, faces southwest · keys February 2028

Monthly downpayment

₱156,400

20% down 14 months to turnover

Price

List price₱11,098,000

₱ per sqm₱224,202

Downpayment

Downpayment (20%)₱2,219,600

Less: reservation(₱30,000)

Net downpayment₱2,189,600

At turnover

Balance (80%)₱8,878,400

Bank · 10 yrs @ 7.75%₱106,550/mo

Bank · 15 yrs @ 8.25%₱86,133/mo

Bank · 20 yrs @ 8.50%₱77,049/mo

Closing fees

Cash within 30 days (9.6%)₱1,065,408

Spread over the DP (10%)₱79,271/mo

Lump sum at turnover (10.5%)₱1,165,290

Pay 50% down instead: you save₱665,880

₱17,945/sqm less than a 34 sqm studio, and 45% more pool income.Open in the list

Computed exactly as on the Belle Aldea computation tool: ₱30,000 reservation deducted from the downpayment, downpayment payable until the building's turnover. Bank figures are estimates; your bank sets the rate. Closing fees are separate from the downpayment.

13 · Every unit still open

All 182. Pick one — see its computation.

This is DMCI's full availability list for Solmera Coast, not a selection. Tap any unit to compute it on every payment option, and reserve it from the same screen.

Sort 182 units

Unit	Type	Area	Facing	Keys	List price	₱/sqm	Monthly DP
Loading the list…

Monthly DP on the standard term — 20% (condotel) or 15% (Asri) downpayment, less the ₱30,000 reservation, over the months left to turnover. Facing as described on DMCI's list; confirm the view of your stack before you reserve.

Choose a unit above—

Live computation

Reserve this unit on WhatsApp Ask Belle about this unit first

Monthly in your currency: at ₱ =—

Type the rate your remittance centre gives you.

Typical layout for this unit type · DMCI Homes. Tap to enlarge; your unit may be mirrored.

14 · What I'd tell my own family

The weak spots, before you sign anything.

The monthly downpayment is heavy. The window closes at turnover, so a 20% downpayment is spread over 2 to 14 months, not 3 years. Nusa and Asri give you the most time.
There is no promo this month. DMCI excluded Solmera from both the Christmas Countdown (PD-26-09-031) and the Year-End Deals (PD-26-10-032). The only discounts are 4%, 5% or 6% for paying 30%, 40% or 50% down.
The income figures are a projection. DMCI's, from 2023, at room rates set then. Occupancy decides everything. Get the Lease Agreement and read the revenue split before you count on a peso of it.

It's a weekend property. Typhoon season hits the coast directly, and salt and sun are hard on finishes. Expect upkeep.
Beach property resells slowly. Plan to hold it. If you need to sell in two years, this is the wrong unit.
Not every unit faces the sea. Matahari 201, for example, is a rear unit facing north. The renderings are not your view — ask me which way your stack looks before you reserve.

If none of that puts you off, the case is simple: a titled, DMCI-built unit in a beach park that already exists, on the biggest site of any property I sell, priced 15% above where it launched — with the buildings close enough to finish that your money is not waiting years for a roof.

15 · Why the date you reserve matters

Every month you wait, the same downpayment squeezes into fewer months.

The downpayment is due by turnover, and turnover doesn't move because you waited. Here is the same Nusa studio, reserved now and reserved three months from now.

Reserve in November 2026

₱156,400

a month · Nusa 120 · Studio F · 49.5 sqm 14 months

Reserve three months later

₱199,055

a month · same unit 11 months

That's ₱42,655 more every month for the same unit at the same price — before any price increase.
Prices have moved three times that I can document since 2023: August 2023, November 2023 and 1 October 2026. DMCI doesn't announce the next one far ahead.
182 units sounds like a lot. Matahari has 3. There is one condotel 2-bedroom left in the first building. Units go one at a time.

16 · How to reserve

Four steps. From anywhere.

Tell me the unitMessage me on WhatsApp with the unit number. I confirm it is still open and hold it for you.
Pay ₱30,000By bank transfer, from the Philippines or abroad. I send you the official payment details. It is credited to your downpayment.
Send your documentsValid ID, TIN and proof of income, by email. Abroad? A family member can sign for you on a Special Power of Attorney.
Start your monthlyYour downpayment starts next month. I stay your contact through turnover and the rental-pool sign-up — no agent fee to you, ever.

17 · Your move

Pick your unit. I'll hold it today.

₱30,000 reserves any of the 182 units in this presentation. Tell me which one — or tell me your budget and how you'll use it, and I'll tell you which one I'd pick.

Belle Aldea

DMCI Homes Property Consultant

Reserve on WhatsApp Help me choose first

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₱7,112,000 in 2023. ₱8,233,000 today.

These are photographs. Not renderings.

And the buildings, as of mid-2026

Solmera Coast on one screen.

A beach park with a condotel in it. Not a condo near a beach.

About two and a half hours. Here is the honest version.

Route 1 · via Lipa exit

Route 2 · via Ibaan exit

Route 3 · via Sto. Tomas exit

Promised for 2024. Don't count on it yet.

This is a getaway, not a commute.

Earn from it, or keep it for yourself.

You are paid by the square metre. So the cheapest square metre wins.

What that looked like in DMCI's own projection (monthly, net of withholding tax)

Every unit type, from the best value down.

Five handover dates. Pick the one that fits your cash.

What a condotel unit comes with

Four pools, two restaurants, and the beach.

Not the three cheapest. The three smartest.

Asri 232

Matahari 201

Nusa 120

All 182. Pick one — see its computation.

The weak spots, before you sign anything.

Every month you wait, the same downpayment squeezes into fewer months.

Four steps. From anywhere.

Pick your unit. I'll hold it today.