Q2 2026 Market Notes: Alveo Land Launches & Inventory Update

Quarterly market notes for Alveo Land buyers — a quick read on what's new in the pipeline, what's selling, and where the smart money is moving in Q2 2026.

The headline: Ayala Land is repositioning toward fewer, bigger launches

Per Ayala Land's 2025 annual report and PropertyAcross's 2026 strategy coverage, the parent group is cutting Q2 2026 premium-tier launches by ~50% in peso value (~₱30B vs ~₱60B in equivalent prior quarters) — concentrating capital on "benchmark" residential rather than spread across many smaller projects. For Alveo buyers this means: fewer new SKUs to choose from this year, but the ones that do launch are higher-spec, higher-prestige, and likely to appreciate faster post-launch.

Active inventory by status (Q2 2026 snapshot)

Across the 28 active Alveo projects: 9 are still in active preselling phase, 10 are under construction with units still available via direct developer sale, 7 are ready for occupancy or recently turned over, and 2 are sold out at the developer level (Ardia at Vermosa, Hillside Ridge legacy phase). Preselling-phase units carry the deepest pricing discounts (15–25% below RFO equivalents). Active construction-phase units sit between preselling and RFO on price — useful sweet spot for investors who want pricing benefit + reduced construction-period risk. We unpack these stages in the complete buying timeline.

Movers Q2 2026

Top three velocity-leaders this quarter: Park East Place at BGC (sustained strong sell-through; signature units in higher floors moving in 2–4 weeks of listing), Astela at Circuit Makati (Circuit estate's continued maturity is feeding demand), and Solinea at Cebu Business Park (highest yield-per-peso among current preselling, attracting OFW investor demand). Slower movers: peripheral residential lot projects (Hillside Ridge, Ardia continued availability) and some legacy commercial-lot inventory at Broadfield/Centrala/Westborough — buyer-pool depth is just narrower for these segments.

Pricing trend

Across the active Alveo line, year-over-year price-per-square-meter for 1BR and 2BR units in core CBDs (BGC, Makati, Cebu) is up 7–10% from Q2 2025. This tracks Alveo's historical 8–12% annual appreciation track record we cover in the developer comparison. Price increases are concentrated on the higher-floor, better-view units; lower-floor inventory is appreciating closer to 5–6%. Translation: the floor and view premium is widening, not narrowing — important if you're choosing between a higher floor at premium and a lower floor at discount.

OFW buyer activity

OFW reservations through Q1 2026 ran ~30% higher than Q1 2025, driven primarily by UAE-based buyers and Singapore-based professionals. This is consistent with our OFW guide's thesis on these as the leading per-capita Alveo buyer pools. UAE inflow specifically benefited from continued AED-PHP rate stability and direct-flight expansion (Emirates added a 5th daily Dubai-Manila rotation in March). Watch for Q2 reservations to slow modestly in May-June as Ramadan timing passes, then accelerate again in Q3 driven by school-cycle relocations.

What's worth reserving in Q2 2026

Three picks based on combined yield + appreciation + supply-tightness scoring: First — any remaining 2BR inventory at Park East Place BGC. Pricing has run 11% in the last 12 months; remaining inventory is concentrated on lower floors which still offer attractive entry. Second — Astela at Circuit Makati for buyers who can stomach the 2027 turnover wait. Circuit's master-planning is feeding rental demand sustainably; pricing has room for 5-year appreciation. Third — Solinea Cebu BCP studios and 1BRs for OFW investors prioritizing cash-flow yield over pure appreciation. Cebu's BPO tenant base is structurally strengthening with continued IT Park and BCP office completions.

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if you want a current price list or sample computation tailored to any of these or other Alveo projects. Pricing changes quarterly; the next update post will land around end of Q3 2026.