Shell & Shore Residences near MOA

[Eccles]

Hi all, just wondering if anyone has bought at Shell or Shore Residences near MOA? Good/Bad experiences? Any experience doing an Air BNB rental there?

I’ve stayed there a handful of times; great for kids, less than 10 min walk to MOA, easy to get to the airport, etc. Some units are great, some showing cracks - and the premises’ look to be fairly well maintained. That said, I’ve only been there for about a week at a time. 

I’m aware PH govt. withholds 25% tax on earnings from foreign owned rentals. Just doing the math to see whether it’s viable. 

Happy to hear any experiences. Many thanks all!

[Freebie]

These are SM built. Sorry to say but they always build cheap. Only have to look at the SMDC unit built in Jazz Makati to see the "build quality". Maybe it doesnt matter for airbnb type rentals but at some point an owner would be spending a lot on just trying to make the place right... SMDC are well know for plumbing issues but that could also be the habits of the koreans and chinese that tend to rent in these places in large numbers ... cheap condo , low priced rental prices etc. Id say research would be your friend here.

[Eccles]

Thanks very much Freebie. Some units I’ve been in at Shore & Sea are great - others less so. As to how they’ll all be, structurally and aesthetically, a decade or so from now - I’m not so sure. I can understand why many expats get a plot of land in the provinces and build judiciously - it would take some good connections/local knowledge to land a quality condo anywhere in the archipelago.

[OnMyWay]

We have been staying in these for 10+ years.  I think the newest are the Shore to the North, and our last couple of stays have been at those.  However, they are already showing age in the hallways, etc.  Walls falling apart and marked with Danger tape.  There does not appear to be management attention to solving building issues quickly.  Typical here.

There are so many AirBnB there, the competition must be fierce.  Right now, with the economy slowing, I would not to be going into an AirBnb business.  The units are tiny.  We usually try to find a 2 BR, which is two tiny units connected.

[Eccles]

Thanks very much OnMyWay - great points. It’s a convenient spot - probably best just to visit as an occasional Manila base.

[Freebie]

There are definitely quality condos for sale... but as with everything you pay for what you get and get what you pay for. I live in an Ayala Premier property and it comes with high management fees but the place is well looked after , which is what owners are paying for. Same with Rockwell properties.

[Eccles]

Thanks Freebie - can I ask what the ballpark figure for monthly fees are? Covering area/pool maintenance, security, staff wages . . am I missing anything?

[Freebie]

My unit is 110 -120 sq metres and the association dues ( which really shouls be called Management fees covering garbage guards concierge staff manitainance etc )  recently increased to P225k p a.  This is about the same for newer Ayala Premier properties, but then older Ayala properties in Salcedo and Legaspi pay less.

[Possum]

21 minutes ago, Freebie said:

My unit is 110 -120 sq metres and the association dues ( which really shouls be called Management fees covering garbage guards concierge staff manitainance etc )  recently increased to P225k p a.  This is about the same for newer Ayala Premier properties, but then older Ayala properties in Salcedo and Legaspi pay less.

That's only slightly less than I was paying for a condo on the beach in Florida.

[hk blues]

2 hours ago, Possum said:

That's only slightly less than I was paying for a condo on the beach in Florida.

Yep...I would be paying less than half that in management fees if I had kept my apartment in Hong Kong - gym. pool, etc etc.  Seems extremely high.