Circuit Makati: Inside Ayala's 21-Hectare Mixed-Use District

When Sta. Ana racetrack closed and Ayala Land bought the land, the question wasn't whether to develop it — it was what kind of district to build. The result is Circuit Makati, a 21-hectare mixed-use bet on arts, culture, retail, and residential.

The components

Circuit gathers a multi-screen Power Plant Mall, theaters and performance spaces (the Samsung Performing Arts Theater is here), restaurants, BPO and corporate offices, residential towers, and a sequence of green walkways. The estate has its own retail axis and connects to Makati's broader transport grid via the Buendia (Sen. Gil Puyat) corridor.

The residential pieces from Alveo Land

- **Callisto** — RFO. The earliest residential phase. Multi-tower, family-friendly amenity programs. - **Astela** — Preselling. The third Alveo development at Circuit. Unit sizes 33-126 sqm. Targeted for completion 2029. **This is the current preselling sweet spot for Circuit.**

Why Circuit is structurally different from older Makati pockets

Most of the rest of Makati was built around offices (CBD) and retail (Greenbelt, Glorietta) as primary anchors with residential added later. Circuit is the first major Makati district where arts-and-culture is a primary anchor — the museums and performance spaces aren't an add-on, they're the front door of the estate. That changes who lives there: more creative-industry professionals, more buyers who want their address to express something.

Capital appreciation outlook

Circuit is mid-cycle — the office and retail are mature, but newer residential phases (Astela) are still preselling. Buying preselling now and holding through 2029-2032 captures (a) the construction-phase pricing discount, (b) the typical post-turnover rent-up phase, and (c) any further estate-wide appreciation as remaining lots build out. Historically Alveo's master-planned estates in Manila have appreciated 30-60% over their first 5 years post-launch; Circuit started its residential cycle around 2017 with Callisto and is now in the late-mid stage.

Living the day-to-day

A Circuit address means walking to dinner at the various restaurants on the Square. Catching a show at Samsung Theater. Taking the kids to the indoor playground. Working remotely in one of the cafes if you want a change of scenery. Driving 10 minutes to Makati CBD if you have a non-WFH job. School-aged kids will commute (international schools are in BGC or near Makati CBD) — Circuit's strength is lifestyle, not the school district.

Message me to discuss Astela availability or to compare against Circuit's other phases.