How to Read an Alveo Price Computation Sheet

Before you pay a reservation fee on any Alveo unit, you get a one page document. It is usually called a computation sheet or sample computation, and it is the most important piece of paper in the transaction, because everything you will pay for the next several years is on it.

Most buyers glance at the monthly figure and stop reading. That is where the trouble starts: the monthly is the least informative number on the page. What matters is how it was derived, which lines are conditional, and what is deliberately not included.

Here is how to read it, in the order the lines actually appear.

List price and net list price

The sheet opens with a list price for the specific unit: a specific floor, line and cut. Below it sit one or more deduction lines, and below those a net list price.

The distinction matters more than it looks. The list price is what the unit costs at standard terms; the net list price is what it costs at the terms printed on that sheet. Change the terms later and the net list price changes with them, so the number you memorised stops being true.

So the first question to ask is not how much. It is which of these numbers survives if I change how I pay.

The discount lines

Deductions on an Alveo sheet fall into two categories, and the sheet itself will not always tell you which is which.

Some are attached to the unit. Others are attached to your behaviour: paying equity in fewer months, paying more up front, settling within a promotional window, or transacting during a specific release. These disappear the moment the behaviour changes.

I will not print percentages here: they move by project, by release and by month, and any number I published would be wrong by the time you read it. But the failure mode is always the same. A buyer budgets around a net list price, then asks to stretch the equity over more months because cash got tight, and is surprised the total went up. It did not go up arbitrarily. A conditional discount was withdrawn, exactly as printed.

Ask your agent to mark each deduction line unconditional or conditional, and to state in writing what each conditional line depends on. Any competent agent can do this in five minutes. If nobody will, that is information too.

Value added tax

VAT is the largest single line most buyers fail to account for, and it is worth being precise about.

The sale of residential dwellings is VAT exempt below a threshold, set at ₱3.6M effective January 2024 and reviewed every three years against the consumer price index. Every Alveo condominium in current preselling sits well above it, so VAT applies at 12 percent.

The practical question is whether the figure you were given verbally already includes it. Take the published entry price for Cerule at Solinea at Cebu Business Park, ₱6.4M. Twelve percent of that is ₱768,000. That is the size of the misunderstanding if you assumed a VAT inclusive number and the sheet quoted VAT exclusive, or the reverse. Not a rounding error, a down payment.

Get it in writing. One sentence is enough: confirm whether the total contract price shown is inclusive of VAT.

Total contract price

The total contract price, or TCP, governs everything downstream. Equity is a percentage of it. The loanable balance is a percentage of it. Several closing costs are percentages of it.

This is the number to repeat back to your agent before you sign anything. Not the monthly, not the list price. The TCP.

The reservation fee line

The reservation fee appears as a deduction, not an addition. It is credited against your equity rather than charged on top of it.

This trips people up in both directions. Some budget for it twice. Others assume it is a fee they have lost. Neither is right: assuming you complete the purchase, every peso counts toward the total. The reservation fee guide covers what it locks and when it is refundable.

The equity spread

Equity, also called the down payment portion, is paid in monthly installments across the construction period, usually without interest. This part of the deal exists only in preselling.

Here is the arithmetic on the ₱6.4M entry price above. The percentages and the term are illustrative so you can follow the mechanics; your sheet will carry the actual figures for your project and unit.

Two things to notice. First, the monthly equity is the number most buyers remember, and the one that changes most if any assumption above it moves. Second, the balance is not part of your monthly cost during construction at all. It arrives later, all at once, and it is bigger than everything you have paid so far. The payment scheme explainer sets out both phases.

The balance and how it gets taken out

At turnover, the balance is settled through Pag-IBIG, a bank, a combination, or cash.

The ceiling matters. Pag-IBIG raised its maximum housing loan to ₱10M in May 2026, up from ₱6M. In the example above, the ₱5,440,000 balance sits inside that ceiling, so a single Pag-IBIG take out covers the whole thing with no bank top up.

Run the same 85 percent against the top of that band, ₱28.7M, and the balance is ₱24,395,000, far beyond the ceiling. Pag-IBIG alone cannot close it, so you are into bank financing or a combination. The combo financing guide walks through how the two stack.

This is why the balance line deserves attention years before it is due. Whether your unit needs one facility or two is decided by the TCP you sign today, not by the paperwork you file at turnover.

The other charges block

This is the block that surprises everyone, and usually the smallest print on the page. Sometimes it is not on the sheet at all, appearing only as a footnote saying taxes and fees are for the buyer's account.

These are real, they are due around turnover and title transfer, and they are on top of the TCP.

On documentary stamp tax, one point of law: the statute places it on the seller, but developer contracts almost always pass it to the buyer. Yours probably does. Read the clause rather than assuming.

The statutory items alone come to roughly 2 to 2.25 percent of TCP here, before the non tax items. A buyer who budgeted to the last peso for equity and nothing else will feel this. Plan for it from the reservation, not from turnover.

Five questions before you sign

Is the TCP inclusive of VAT. Which deduction lines are conditional, and on what. What is the equity percentage, the term in months, and the exact monthly. What is the balance in pesos, and is it inside the Pag-IBIG ceiling. What is the estimated total of taxes and fees at turnover.

If you can answer those five from the document in front of you, you understand your purchase. If you cannot, you are not ready to pay a reservation fee yet, whatever the deadline you were given.

Send me the sheet you were handed for any project, Portico and Orean Place included, and I will annotate it line by line and tell you which numbers are fixed and which ones move.