Vermosa Estate Guide: What Is Still Open in Imus, Cavite

Vermosa is usually sold as a lifestyle. An eight-hectare sports hub with an IAAF-certified 400-metre oval, a FINA-standard 50-metre pool and a FIFA-certified football field, a mall, a De La Salle campus, and a great many photographs of people running at sunrise. All of it is real. None of it answers the buyer's actual question: what is still available here, from which brand, at what stage, and what am I giving up by picking one over the other.

What Vermosa actually is, structurally

Vermosa covers roughly 725 hectares across Imus and Dasmariñas in Cavite, among Ayala Land's largest estates. The address that matters for current residential releases is Barangay Pasong Buaya I in Imus, along Daang Hari Road.

Two Ayala Land brands sell inside the same fence. Ayala Land Premier runs the two low-density lot villages. Alveo runs the third. They share the estate infrastructure: the Ayala Vermosa Sports Hub, Ayala Malls Vermosa (about 43,000 sqm of gross leasable area, trading since November 2023), Landers Vermosa (open since April 2025), The Shops at Vermosa, the De La Salle Santiago Zobel Vermosa campus and the Vermosa Transport Terminal. They do not share price tier, lot size, density or completion date. That is where the decision lives.

The most useful thing to know: Ardia is gone

Ardia, the athletics-themed Alveo lot community that most Vermosa searches still land on, is sold out at the developer level. That is not a soft 'limited units remaining'. Alveo has no inventory to sell you: no developer price list, no in-house payment terms, no reservation to make.

You can still buy into Ardia. You just buy it from an existing owner on the resale market, a completely different transaction: a negotiated price instead of a price list, spot cash or a bank loan instead of a three to five year in-house down payment runway, and your own due diligence on the title, the deed of restrictions and any unpaid association dues. Anyone still pitching Ardia to you as a preselling launch is either working from an old brochure or hoping you do not check.

What is still open, side by side

The Courtyards: scale and choice

The Courtyards is the big one, 141 hectares carrying 1,053 lots across its launched phases at eight lots per hectare. Instead of a conventional grid, lots gather around landscaped courtyards and a greenway. The ground rolls from 45 to 85 metres above mean sea level, so elevation and outlook genuinely change from one courtyard to the next. Walk it rather than read about it.

At the centre sits a clubhouse of roughly 4,500 sqm with a pool, and eight activity nodes ring the main green loop: dog park, bike paths, fitness stations, an active field, a putting green, a kids' play zone and a maze. Lot sizes run from 470 sqm to 1,947 sqm across the launched phases, by far the widest spread in the estate, and three gates (north, main and south) serve the village off Jose Abad Santos Road.

Practical read: come here for choice, phasing and a spread of budgets, if the specific lot matters to you more than a scarcity story.

Crescent Grove: scarcity and a designed core

Crescent Grove is the opposite instinct. Fifteen hectares in the first phase, only 120 lots, the same eight lots per hectare. The plan is organised around a 2.26-hectare passive amenity core, a 0.38-hectare active amenity core and a network of linear parks, with the amenity program designed by Ar. Royal Pineda of Royal Pineda+ Architecture and Design. Expect a social hall, residents' lounge, tree-lined jogging paths and shaded park lounges.

Lots come in four classifications (Park Premier, Greenside, Greenview and Prime), and that is how the price ladder is built: a lot fronting the amenity core does not price like one on an interior street. The site sits 35 to 60 metres above mean sea level, with a 30 to 35 metre main road right-of-way and 16 metre arterial roads, which shows up as street width you can feel on site.

The number to sit with is the completion date: project completion and turnover is set for April 30, 2030. A long, gentle payment runway if you are still accumulating, and a problem if you need to break ground within three years.

Caleia: the Alveo entry point

Caleia at Vermosa is Alveo's 21-hectare successor to Ardia, offering 250 to 600 sqm lots in a cluster layout oriented to Vermosa's 1.4 km Sports Tracks, the Aquatics Center and The Cool Hub retail. Our project page carries an indicative band of roughly ₱10.5 million to ₱28 million, the only published band across the three. Price lists move, so treat it as an anchor and ask for the live one.

This is a different buyer entirely. Caleia's largest lot at 600 sqm sits well below The Courtyards' 1,947 sqm ceiling. If your build is a 200 to 300 sqm house on a lot you can actually maintain, Caleia is the sane answer, and the Premier villages are land you will not use.

Access, told honestly

Four access points serve the estate: Daang Hari via Zapote, Daang Hari via SLEX and MCX, Daang Hari via Emilio Aguinaldo Highway, and Molino Paliparan Road. The Premier location sheet puts MCX at 7 km, the CALAX Imus exit ramp at 8 km and NAIA at 28 km, with Alabang at 17.4 km (31 minutes), Makati at 34.5 km (46 minutes) and BGC at 36.1 km (46 minutes). Alveo material for the same estate quotes 35 to 40 minutes to Makati and BGC. Both are developer figures and both assume a drive you will rarely get. Do the trip yourself on a Tuesday at 7am.

Two infrastructure caveats are worth more than any brochure line. First, CALAX is opening in stages, not end to end. The subsection between Biñan and General Trias opened in 2026, but the western sections that tie CALAX into CAVITEX at Kawit, including the Daang Hari interchange nearest Vermosa, were still under construction when this was written. An 8 km figure to a CALAX ramp assumes that ramp is open, so ask which interchange is actually operating on the day you visit.

Second, the LRT-1 Cavite Extension is real but unfinished. Phase 1 opened in November 2024 and currently runs as far as Dr. Santos. The Niog terminus in Bacoor belongs to a later phase, with public guidance putting full completion around 2031. Marketing that places an LRT station ten minutes from your lot is describing a future, not a commute. Treat rail as upside you did not pay for.

What buying a lot actually commits you to

All three open Vermosa products are lots, and all three are preselling. Nothing here is ready for occupancy, a real stage difference in both price and risk (preselling vs RFO covers it properly). A lot is not a finished home: you carry a deed of restrictions, a construction timetable, an architect, a contractor and a second budget that is almost always larger than people plan for. Ask for the restrictions, minimum floor area, setbacks and allowable height in writing before reservation, not after.

Financing also behaves differently. Pag-IBIG raised its maximum housing loan to ₱10 million in May 2026, but a bare lot is treated differently from a house and lot or a completed unit. Confirm which product you qualify for before building a payment plan around it.

Before you reserve, ask for these

The current phase and released inventory per village, the lot plan with classifications and the matching price ladder, the deed of restrictions, the turnover date on your specific phase, and the association dues schedule. Send me your budget and build plan and I will lay the three side by side against them, not against whichever is easiest to sell.