cornerstone · 17 minutong basahin
Mula Reservation Hanggang Turnover: Ang Buong Alveo Land Buying Timeline (2026)
Inilathala 4/26/2026 · Ni Heinrich Picar
Hindi single transaction ang pagbili ng Alveo Land — 36-to-60-month journey ito na may 12+ phases, kanya-kanyang paperwork at decisions. Karamihan ng first-time buyer ay biglang naabutan ng phases na hindi nila alam.
Phase 0: Pre-purchase research (weeks 1–8 bago reservation)
Discovery phase. Mag-compare ng projects, mag-site visit, mag-shortlist ng 2–3. Iwas: huwag i-anchor sa price bago sa fit, huwag laktawan ang site visits, mag-compare laban sa DMCI, Megaworld, Federal, Vista. Tingnan ang Alveo inventory.
Phase 1: Reservation (Day 0)
Reservation Agreement (PDF) na sigan-electronic, mag-wire ng ₱25K–₱50K reservation fee (₱100K–₱200K para premium). Naka-credit sa DP, hindi extra. Lock for 14–30 araw para sa CTS signing.
Phase 2: Contract to Sell (Day 14–30)
Binding contract na 30–60 pages. Basahin lahat. RA 6552 7-day rescission window after signing. Detalye sa reservation fee guide.
Phase 3: Down-payment phase (Months 1–60)
10–20% of contract price sa monthly installments, interest-free. Auto-debit. Magtago ng 2-month buffer.
Phase 4: Construction (Month 1–36)
Pay monthly DP, monitor sa quarterly updates, visit site every 6–12 months. Milestones: groundbreaking, foundation, framing, enclosure, finishing, commissioning.
Phase 5: Pre-turnover (Months 30–36)
CCT issued, bank loan/Pag-IBIG application coordinated, Notice of Turnover received, pre-turnover inspection scheduled, utilities arranged, bank funds release coordinated.
Phase 6: Pre-turnover inspection (1–3 days bago turnover)
Most important step. Mag-walk-through, i-document lahat ng defect, mag-create ng Punch List. Bawal mag-skip.
Phase 7: Bank funding at final settlement (Day of turnover)
Bank wires loan, settle ng remaining DP at misc fees (DST 1.5%, transfer tax 0.5–0.75%, registration, notarial). Detalye sa closing-cost guide.
Phase 8: Move-in at warranty (Months 0–12)
Move, set up, report defects sa warranty team. Structural 1-year warranty, finishes 90 days to 6 months.
Phase 9: Settling in (Months 1–6)
Monthly bills, quarterly insurance review, annual RPT.
Phase 10: Community (ongoing)
HOA participation. Annual GM, board elections.
Phase 11: Year 5 decision
Continue, refinance, rent out, o sell? Detalye sa investor's guide.
Common disruptions
Pandemic delays, bank rejection, personal events, corporate events, zoning changes.
Pumili ng pace
3–5 year commitment. Mag-build ng personal calendar. Mag-message para sa buyer's calendar template.
Kwento ng mga buyer
Mula sa totoong buyer
Binago ang pangalan at detalye sa kahilingan ng buyer.
Diego, 39 — pre-turnover inspection nag-save ng ₱180K (Park East Place)
Lumipad si Diego mula Singapore work trip para sa pre-turnover inspection sa Park East Place. 3-hour walkthrough at tape measure, na-document ang 14 items: hairline cracks sa 2 walls, misaligned cabinet doors, chipped bathroom tile, water-pressure issues sa master shower, 8 paint inconsistencies. Inayos ng Alveo lahat sa 25 araw post-turnover. Cost kung in-skip at ginawa via warranty later: ~₱180,000. 3 oras ng inspection ang highest-leverage activity sa 36-month journey niya.
Sandra, 44 — recovered mula BDO rejection 4 buwan bago turnover
Si Sandra (Australian-Filipina dual citizen) ay tinanggihan ng BDO loan sa month 32 (4 buwan bago turnover) dahil sa shift ng debt-to-income ratio matapos magbago ng trabaho ang asawa niya. ₱4.2M na DP equity ang nakataya. Tatlong aksyon parallel: hardship application sa Alveo para sa 90-day extension (granted), apply sa Security Bank gamit lang ang sariling income, considered CTS Assignment as backup. Security Bank approved sa 8.25% 5-year fixing — bahagyang mas mataas pero acceptable. Total delay vs original turnover: 75 araw. Naipreserba ang equity.
Mga madalas itanong
Madalas itinatanong
- Anong mangyayari kung ma-miss ko ang DP installment habang construction?
- Unang missed: 3% penalty interest at written notice. Pangalawa: mas malakas na notice at follow-up ng sales agent. Pangatlong sunod: pwede magsimula ng cancellation proceedings. Tama lang: kontakin ang accounts representative kapag may delay na malalapit, hindi pag-ghost.
- Ano ang 'Punch List' at bakit ito importante?
- Ang Punch List ay formal document ng lahat ng defect na nakita mo sa pre-turnover inspection. Naka-commit ang Alveo na ayusin ang lahat bago ka mag-take possession o sa loob ng 30 araw. Items na hindi nasa Punch List ay magiging warranty claim — mas mabagal. Mag-flashlight, tape measure, clipboard. 2–3 oras na thorough ang pinakamahalagang activity sa buong journey.
- Pwede bang ibenta ang unit bago turnover (CTS assignment)?
- Oo, tinatawag itong CTS Assignment o 'flipping'. I-bibenta mo ang CTS rights mo sa bagong buyer bago turnover. Pinapayagan ng Alveo ito with formal approval at ₱20K–₱50K processing fee. Pricing kadalasan original price + paid equity + margin (3–10% appreciation typical para sa 18-month hold).
- Paano i-handle ang utility activation kung OFW ako at wala sa bansa sa turnover?
- Ang SPA holder mo ang nag-ha-handle. Siguraduhing nakasaad sa SPA mo ang 'utility account openings, settlement of utility bills, at lease/management ng unit.' Sa wording na ito, kaya ng representative mo mag-sign ng Meralco, Manila Water, at PLDT/Globe/Converge applications. Naghi-hatid ang accounts representative ng Alveo ng checklist sa pre-turnover phase.
- Paano kung tinanggihan ang loan ng bangko kahit 24+ months na akong nag-DP?
- Huwag mag-panic — recoverable ito. Step 1: hingin ang specific rejection reason. Step 2: i-address (pay down debt, improve credit, document new employment). Step 3: mag-apply sa second bank. Step 4: Pag-IBIG-only kung kasya. Step 5: humingi ng 60–90 day extension. Step 6: CTS Assignment kung walang choice. Karaniwang naa-resolve ang loan denial sa 60 araw.
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