market · 9 min read
The 28 Sold-Out Alveo Projects, and What to Buy Instead
Published 8/14/2026 · By Heinrich Picar
Twenty-eight of the 75 Alveo Land projects in our catalogue are sold out at the developer level. That is a large share of the brand's accumulated search demand pointing at inventory Alveo itself no longer sells. If you landed here searching for Kroma, Solstice, Senta, Lerato, High Park, Ardia, Corvia, Treveia, Venare, Two Serendra or The Columns, this page answers the question you actually have: what do I buy instead, and can I still get into that exact building.
Sold out means sold out at the developer, not gone
A sold-out flag means Alveo Land has no remaining unsold inventory to allocate. The building still stands, the community still exists, and units still change hands every month. What disappears is the developer channel: no reservation form, no in-house payment scheme, no launch pricing, no new allocations, no brochure. We keep all 28 live on this site precisely because the buildings are real assets you can still transact on. The full list is at sold-out projects. The other 47 Alveo projects are active, and 33 of those are still in preselling.
Why this matters more in 2026 than it did last year
The sold-out count moved sharply, and a catalogue that is 28 projects short at the developer level pushes buyer demand into exactly two places: the remaining preselling inventory, and the secondary market. If your search was brand-loyal rather than building-specific, the honest answer is usually that a live project a few hundred metres away gives you better terms than chasing a resale in the sold-out tower. The current inventory picture is in the Q2 2026 inventory update.
The replacement map: condominiums and townhouses
Matched on location first, then product type, then price band. Every price shown is the published range carried on that project's own page.
| Sold out | Where it sits | Closest live Alveo alternative |
|---|---|---|
| Kroma, Lerato, Escala Salcedo | Salcedo Village, Makati CBD | Parkford Suites Legazpi (₱45.3M to ₱83.0M) |
| Senta, The Columns Legazpi Village | Legazpi Village, Makati CBD | Parkford Suites Legazpi; Mergent Residences (₱10.4M to ₱35.3M) |
| Solstice | Circuit Makati | Astela at Circuit Makati (₱11.0M to ₱48.5M); Callisto (RFO, same estate) |
| The Columns Ayala Avenue | Makati CBD spine | Gentry Residences (RFO, Greenbelt district) |
| Two Serendra, Park Triangle Residences | Bonifacio Global City | Park East Place (₱26.3M to ₱65.7M) |
| HSS Maridien | High Street South, BGC | HSS Verve Residences (RFO, same block) |
| High Park | Vertis North, Quezon City | Orean Residences (₱9.8M to ₱28.0M); Orean Place |
| Celadon Park | Celadon district, Manila | Sentrove at Cloverleaf (Quezon City) |
| Sedona Parc | Cebu Business Park | Cerule at Solinea (₱8.4M to ₱28.5M) |
| Marquee Residences | Angeles, Pampanga | No live Alveo condo in Pampanga (resale only) |
| Ametta Place, Ferndale Villas, Celadon Residences | Pasig, Quezon City, Manila townhouses | No live Alveo townhouse (resale only) |
The replacement map: lots and commercial
| Sold out | Estate | Closest live Alveo alternative |
|---|---|---|
| Ardia | Vermosa, Cavite | Caleia at Vermosa (₱10.5M to ₱28.0M) |
| Corvia, Montala, The Greenways | Alviera, Porac, Pampanga | Versala (₱8.7M to ₱29.8M) |
| Marquee Place | Marquee, Angeles | Versala; Centrala for commercial use |
| Venare, Treveia | NUVALI, Santa Rosa | Aveia (₱7.5M to ₱19.0M), Lumira (₱6.8M to ₱16.0M), Mirala (₱8.5M to ₱22.0M), Venido (₱7.0M to ₱18.0M), Sereneo (₱9.5M to ₱24.0M), Mondia (₱9.6M to ₱26.6M) |
| Kasa Luntian | Silang, Tagaytay area | Verdea (₱13.3M to ₱19.4M); Hillside Ridge (₱11.4M to ₱30.8M) |
| Verdana Homes Bacoor | Bacoor, Cavite | The Residences at Evo City (₱5.8M to ₱14.0M) |
| Verdana Homes Mamplasan | Biñan, Laguna | The Residences at Evo City; South Palmgrove (₱6.5M to ₱18.6M) |
| Westborough | Cavite, commercial lots | Evo City commercial lots; Centrala; Broadfield |
Where there is genuinely no replacement
Three gaps are real and I will not paper over them. Alveo carries no live townhouse product at all, so Ametta Place, Ferndale Villas and Celadon Residences buyers have no like-for-like developer option anywhere in the catalogue. Alveo carries no live condominium in Pampanga, so a Marquee Residences buyer who wants a unit in Angeles is in the resale market. And there is no live Alveo residential project inside the City of Manila, so Celadon buyers who specifically want that address are in resale too. For all three, route one below is the only route.
Route one: buy on the secondary market
This is an ordinary resale of a titled unit from its current registered owner. Alveo is not a party to it at all. The transfer taxes in Philippine practice are capital gains tax at 6 percent of the higher of selling price or zonal value, documentary stamp tax at 1.5 percent, transfer tax to the local government, and registration fees at the Registry of Deeds. Who shoulders which item is negotiable and belongs in the deed of absolute sale, so settle it before you agree on a price rather than after. We break the tax side down in the Philippine property tax guide.
The item that actually kills resale deals in mature towers is arrears. Unpaid association dues, utility balances and unsettled real property tax attach to the unit and the condominium corporation will not issue the clearance the Registry of Deeds needs. Ask for a written statement of account and a certificate of no outstanding obligation before you release a single peso, and read the association's own transfer requirements while you are at it.
What you gain is certainty. You are buying a finished, inspectable unit with a real view, real neighbours, a real dues history and immediate occupancy or rental income. What you give up is terms. A resale ask in a mature Alveo tower usually sits above the equivalent live preselling unit, the seller wants cash or a fast bank take-out instead of a spread-out equity period, and your bank will lend against its own appraisal rather than the seller's number. Pag-IBIG can still finance a resale residential unit, and its ceiling was raised to ₱10M in May 2026, which covers a large slice of Alveo resale stock outright.
Route two: assume balance, which is a transfer of rights
If the unit is still on the developer's books and has not yet been titled to the seller, you are not buying property. You are buying the seller's contractual position: their paid equity plus their obligation to pay the rest. Philippine practice calls this assume balance. The legal footing is Section 5 of Republic Act 6552, the Maceda Law, which gives an installment buyer the right to sell or assign their rights to another person and requires that the deed of sale or assignment be done by notarial act.
Three things people get wrong. First, ask for the developer's own transfer-of-rights process in writing, expect a documentation fee, and expect to be credit-checked the way a new buyer would be. Second, you inherit the arrears and not just the equity, so work from the developer's official statement of account rather than the seller's screenshot. Third, price the equity honestly. What you hand the seller is a premium over their paid-in equity, and that premium only makes sense if the contract price they locked is meaningfully below today's list for a comparable unit.
When the live alternative beats the sold-out original
Terms are the whole argument. On a live preselling project you get current launch pricing, a spread equity period before loan take-out, unit and floor selection while stock is still deep, and a clean developer paper trail. On a resale you get none of that and you pay a mature-asset price. Astela at Circuit Makati against a Solstice resale is the cleanest example: same estate, same district, one of them still has preselling terms. Caleia at Vermosa against an Ardia resale and Versala against a Corvia resale are the same trade in lot form. Our current picks are in the 2026 preselling shortlist.
The exception is when the address itself is the point. If you need Salcedo Village specifically, or Two Serendra specifically, or a townhouse inside Pasig, no live project substitutes and the secondary market is the only door.
What to do next
Tell me which sold-out project you were searching for and what you actually wanted from it: the estate, the floor plan, the price band, or the turnover timing. Those four wants point at four different answers. If it was the estate, there is usually still something live inside it. If it was the price band, there is almost always something live in the same band nearby. If it was that one specific building, I will work the resale and assume-balance side for you and tell you honestly whether the premium is worth paying.
Buyer case studies
From real buyers
Names and identifying details changed at buyer request.
Anonymised and typical: a Makati buyer who came in searching for Kroma
A dual-income couple in their mid-thirties, both working within walking distance of Salcedo Village, arrived asking for a 2BR in Kroma. Sold out at the developer. We priced the two routes side by side. A Salcedo resale meant a mature-asset ask, cash-heavy terms and a bank take-out against appraisal, but immediate occupancy. A live preselling unit in a Makati project meant current launch pricing, a spread equity period before take-out, and a wait to turnover. Because neither of them needed to move that year and both wanted to keep cash liquid for a business, the spread equity period was worth more to them than immediate occupancy. They reserved in a live Makati project instead. What actually decided it was not the building. It was that one route asked for a large lump sum now and the other did not.
Anonymised and typical: an OFW family set on Ardia at Vermosa
A seafarer and his wife, planning a return in four years, had been following Ardia at Vermosa since a relative bought there. Sold out at the developer. Their actual requirement, once we unpacked it, was the estate and the sports-oriented amenities, not that specific enclave. Caleia at Vermosa sits inside the same estate and is still preselling at a published ₱10.5M to ₱28.0M. We compared it against an Ardia resale lot. The resale carried an owner premium and needed funds ready within weeks, which did not match a contract cycle that pays in tranches. The live lot let them build equity from remittances across the exact period they were away, and pick the cut and orientation while inventory was still deep. They took the live lot. The estate was the thing they wanted, and the estate was still selling.
Frequently asked questions
People also ask
- Can I still buy a unit in a sold-out Alveo project?
- Yes, but not from Alveo Land. Two routes exist: an ordinary resale from the current registered owner of a titled unit, or an assume-balance (transfer of rights) from a buyer whose unit is still on the developer's books. The first is a standard deed of absolute sale with transfer taxes and a condominium corporation clearance. The second requires the developer's written consent and a notarised deed of assignment.
- What is the difference between a resale and an assume balance?
- A resale transfers ownership of a titled property, so you deal only with the seller and the government offices. An assume balance transfers a contractual position on a unit the developer still owns on paper, so the developer is a necessary third party and must consent. Section 5 of the Maceda Law gives the installment buyer the right to assign, and requires the deed to be done by notarial act, but that statutory right does not remove the developer's own transfer process, fees and credit check.
- Is a project being sold out a good sign or a bad sign?
- Neither on its own. Sold out simply means the developer allocated all its inventory, which happens to strong launches and to small launches alike. What it does tell you is that the price discovery for that building now happens entirely in the resale market, where asks reflect a finished, occupied asset rather than a construction-stage discount. Judge the building on its estate, its dues history and its rental performance, not on the sold-out label.
- Can I use Pag-IBIG to buy an Alveo resale unit?
- Yes. Pag-IBIG finances the purchase of a residential unit from an individual seller, not only from a developer, subject to member eligibility, the appraised value and a clean title. The maximum housing loan was raised to ₱10M in May 2026, which covers a large share of Alveo resale stock outright. Budget for the appraisal gap: Pag-IBIG lends against its own appraisal, so a seller asking above appraised value means more cash from you. Details are in the Pag-IBIG guide.
- Which sold-out Alveo projects have the deepest resale market?
- The multi-tower, CBD-located communities: Two Serendra in BGC, The Columns on Ayala Avenue, and the Salcedo Village cluster of Kroma, Lerato and Escala Salcedo. More towers and more original buyers mean more units circulating in any given month, which usually means more realistic asking prices. The thinner markets are the townhouse communities and the provincial lot enclaves, where a single listing can sit for months and the seller has little pressure to move on price.
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