About Alabang, Metro Manila
Alabang is Metro Manila's most affluent suburban enclave, home to the country's upper-middle and upper class in gated communities that have maintained premium values for 40 years. The district's lifestyle infrastructure — Ayala Alabang Village, Festival Supermall, Filinvest City — rivals BGC for completeness while offering lower density and a greener residential feel. The upcoming Metro Manila Subway (partial opening 2026–27) will add direct CBD connectivity, which analysts project will catalyse an 18–25% uplift in Alabang premium residential values.
About Raffles Residences Philippines
Raffles Hotels & Resorts (Accor's ultra-luxury brand, founded Singapore 1887) is partnering with Filinvest Land for the Philippines' first standalone Raffles Residences without a co-located hotel. The brand authority provides international leasability and a global network of potential buyers that purely domestic developers cannot match.
Project Overview
Raffles Residences at Fairways is a 38-floor tower of 185 units built on the grounds of the Alabang Country Club, combining fairway views with butler-grade residence services. The project is positioned for Filipino professionals based in BGC/Makati who seek a suburban family address without sacrificing service quality. Residents access Raffles hospitality services through a dedicated concierge team, with select F&B deliverable from the on-premise Raffles dining establishment.
- Golf-course-facing position within Alabang Country Club precinct
- Raffles butler service available 16 hours/day
- Grand ballroom and function rooms for residents' private events
- Raffles signature spa and wellness centre at ground level
- 4-car parking allocation for 4-bed+ units
- School bus drop-off zone and tutor room — explicitly family-oriented design
Unit Types & Configuration
- 2 Bedroom — 110–140 sq m
- 3 Bedroom — 175–220 sq m
- 4 Bedroom Grand Suite — 290–350 sq m
- Penthouse — 580 sq m across two levels
Pricing
Two-bedroom units from PHP 38 million (approximately USD 660,000). Three-bedroom from PHP 62 million. Four-bedroom grand suites PHP 95–130 million. Penthouse priced above PHP 250 million. Foreign ownership is permitted up to 40% of total units under the Condominium Act of the Philippines.
Investment Verdict
Positives:
- Raffles brand delivers a ready-made rental audience — expat executives posted to Manila pay premium for assured quality
- Philippines foreign ownership rules allow 40% foreign condominium quota — cleaner title path than Indonesia or Thailand
- Metro Subway connectivity will compress BGC commute from 45 to 15 minutes post-opening
Watch Points:
- Alabang already has significant condominium supply from Ayala Land, SMDC, and Vista Land; buyer must assess absorption pace
- Typhoon risk in the Philippines requires comprehensive property insurance — build it into total cost of ownership