+63 917 530 5817

South Residences – Condo Home For Sale near SM Southmall Las Pinas City

South Residences – Condo Home For Sale near SM Southmall Las Pinas City Banner

South Residences is a luxurious 3.7-hectare Sub-Urban sea side community inspired by modern topical design in Edsa Extension corner Sunrise Drive, Mall of Asia Complex, Pasay City. Shell Residences is an exclusive luxurious condominium complex with views of Manila Bay sunset.

An amazing opportunity, call +63917 530 5817(Viber/Whatsapp/IMO/Skype) today for an appointment as this property is high in demand and will not be on the market for long.

About South Residences

Site AddressAlabang-Zapote Rd., Barangay Almanza Uno, Las Pinas City 1750 Philippines
Land Area3.7 Hectares
No. of Buildings4
Floors per building16 floors
No. of Units3,086
Parking Areas
Unit Turn-over2018-2019 Turnover
Price RangePHP3.8M – 19Million
DeveloperSM Development Corporation (SMDC)
Track Record as Developer19 yrs (since 1996)

Condo Units Available for Sale at South Residences


Tower : TOWER 1
Unit Type: 1 Bedroom Unit with Balcony
Floor/Unit Area: ± 23.02 Sqm
View: Facing South
Interior Finish: Complete Finish


Tower : TOWER 1
Unit Type: 2 Bedroom End Unit with Balcony
Floor/Unit Area: ± 36.76 SQM
View: Facing South
Interior Finish: Complete Finish


Note: Price may change without prior notice.



South Residences – Dress-up Unit


Disclaimer: A dressed-up unit is for presentation purposes only to give idea when a unit is furnished.  Appliances, furnitures and fixtures are not included in the quoted price. Please refer to Unit Materials and Finishes for turnover / deliverables.

Estimated Condo Turn-Over of South Residences

  • 4th Quarter of 2015

South Residences Site Development Map

Site Development Map of South Residences

(Click image to enlarge)

South Residences Sample Computation

South Residences Payment Terms & Conditions

Modes of Payment

  • Spot Cash – 100% payable within 30 days. Discount is 10% base on List Price.
  • Spot Downpayment (DP)
    • Option 1 – 10% Spot DP; 90% over 30 months. Discount is 2% base on List Price.
    • Option 2 – 20% Spot DP; 80% over 30 months. Discount is 3.5% base on List Price.
    • Option 3 – 50% Spot DP; 50% over 30 months. Discount is 5% base on List Price
    • Note:  Number of months will shorten as condo construction is near completion.
  • Deferred Payment
    • No downpayment.  Zero interest.
    • Pay full Total Contract Price in 33 months without interest.
  • Spread Downpayment
    • Option 1 – 10% DP in 24 months;  90% Cash or Bank
    • Option 2 – 15% DP in 30 months;  85% Cash or Bank
    • Option 3 – 20% DP in 33 months;  80% Cash or Bank
    • Note:  Number of months will shorten as condo construction is near completion
  • Easy Payment Scheme
    • Option 1 – 10% Spot DP; 10% DP in 30 months; 80% Cash or Bank
    • Option 1 – 20% Spot DP; 10% DP in 30 months; 70% Cash or Bank. Discount is 1% base on List Price
    • Note:  Note:  Number of months will shorten as condo construction is near completion

Loan Terms

  • Bank Financing 
    • Up to 10yrs  for OFW; 15 yrs. for locally employed.
    • Approved loan term depends on age, work & capacity to pay.
    • Interest rate is 7.5% per year but prevailing interest rate apply upon loan take-out.
    • In case Buyer is not approved in Bank Financing for whatever reason, In-House financing will automatically apply.
  • Inhouse Financing
    • Maximum term is 10 yrs.
    • 16% interest per year for 5 yrs term
    • 18% interest per year for 10 yrs. Term
    • Age allowed is 21 – 55 yrs. old

Start of Payment

  • Downpayment  (for Bank & Inhouse financing) – 30 days after reservation date.
  • Amortization (for Bank and Inhouse financing) – after full down payment or DP term.

Total Contract Price (TCP) – include Registrations Fees, Documentary Stamp Tax from BIR, Transfer Tax Fees from city Treasurer’s Office, Water and Meralco Meter Installation, Handling Fees and Miscellaneous fees. However, 12% VAT tax will be added to the TCP if it exceeds Php3.1Million.

Accredited Banks

  • BDO, China Bank, BPI, PNB, HSBC, UCPB

Other Fees to Pay Separately

  • Bank Charges  – for loan processing and documentation expenses.  To be paid directly to the bank before loan take-out.   Estimated bank charges is 3-4% of loanable amount.
  • Insurance – Fire and Mortgage Redemption Insurance (MRI) will be added to monthly amortization by the bank. To be paid directly to the insurance company. Estimated monthly insurances is 0.0006 of loanable amount.
  • Real Property Tax – To be paid when unit is turned-over then every year thereafter.  Tax amount depends on property amount and location.
  • Move-in Fees – are payment of water connection and Homeowner’s membership fee only.  To be paid before move-in.
  • Estimated Homeowners’ Association Monthly Dues:
    • Sea Residences – Php105.00/square meters
    • Shell Residences – Php100.00/square meters
  • Construction Bond (optional) – is required if you construct improvement or renovation of the unit. This is refundable if there is no property damage after construction. Amount depends on scope of improvement.

Important Reminders

  • Reservation fee is non- refundable and not transferable to other units.
  • Downpayment maybe transferred subject to approval, payment of service & transfer fee.
  • Estimated cost of changes is Php45,000.00 per unit request.
  • Promo discount given during reservation is not transferable and refundable.
  • Prices, Terms and Availability are subject to change without prior notice.

South Residences Frequently Asked Questions

What are the initial required documents during Reservation of unit?

  • 2 Government issued ID of Buyer and Atty-in-Fact (AIF)
  • Duly Filled-out and Signed Reservation Agreement Form (RA)
  • Duly Filled Out and Signed Buyer’s Information Sheet (BIS)
  • Signed Schedule of Payment (Computation Sheet)

Payment of Reservation Fee

  • Cash
  • Current-dated Check – 3rd party checks will only be accepted if with authorization letter duly signed by the check owner or if the payee indicates “SMDC for the Account of <name of buyer>
  • Credit/Debit Card – duly validated charge slip shall be submitted
  • Bills Payment – evidenced by payment slip
  • Wire Transfer/Remittance Order – evidenced by Remittance Application Form (RAF) duly validated by the remittance company or bank

Additional Requirements

  • BIR 1903 / 2303 for Corporate Buyer (validated by BIR)
  • BIR 1904 for Individual Buyer with payment scheme of:
    • Spot Cash
    • Spot or Deferred Cash whose payment term is forecasted to reach 25% of Total Payment within the year of sale.
  • Waiver for Foreign Buyer with balance which will be paid thru Bank Financing
  • Note:
    • the Buyer’s Tax Account Number (TIN) shall be validated to ensure that Creditable Withholding Taxes (CWT) will be paid promptly and in the account of the correct party.
    • “Authority to Accept Payment” (ATAP) Form is required in paying the reservation fee to the Cashier for the issuance of Official Receipt or Acknowledgement Receipt.
    • What are the Requirements – see complete list of requirements here.

When can Buyer move-in? 

  • Spot Cash Buyers – After full payment of Total Contract Price (TCP)
  • Deferred Cash Buyers – Payment of at least 50% of TCP and submission of complete post-dated checks (PDC’s) for the balance;  Payment Of Other Charges
  • In-House Financing – Payment of at least 50% of TCP, submission of complete post-dated checks (PDC’s) for the balance and clearance via credit evaluation; Payment of Other Charges.
  • Bank and Other External Financing Buyers – Full payment of down payment and actual loan release covering full lump sum balance.

Is Unit Alteration / Combination (UACF) Allowed?  – Yes.  UACF Form  is used for unit modification requests – unit combination and non-installation of certain items – subject to Buyer’s completion of at least 20% of Total Contract Price (TCP), outright payment of corresponding fees upon submission of UACF and must not have any past due payable or unpaid penalties.

How much is the estimated cost? – Unit alteration and combination range from Php10,000.00 to Php15,000.00 per set. Please ask for exact amount during reservation.

Any House Rules? – Yes

  • Animals / pets (any size) are not allowed
  • LPG tanks are not allowed
  • The unit owner/resident shall not introduce any improvements, alterations or additions to his unit without prior written consent or approval from the Property Admin office.
  • Note:  For other guidelines, buyers could refer to the house rules manual given during orientation before move-in.

What is the floor-to-floor height? – (+-) 3 meters
What is the floor to ceiling height? – (+-) 2.4m – 2.7m
How wide is the hallway? – (+-) 1.5 meters
Are walls between units soundproofed? – Yes, up to 40 decibels
How many units can be combined? – A maximum of 5 adjacent units can be combined subject for approval.
How many parking slots can the buyer purchase? – 1 is to 1 and must be unit owner
Are the unit Perpetual Ownership? – For Filipino buyer, yes it’s Perpetual Ownership and has CCT/Title.
What if the 40% alloted to foreign buyer is sold-out? – They can still buy from the remaining 60% under ASSIGNMENT OF RIGHT TO USE (ARTU). This is no longer Perpetual Ownership so there’s no CCT/Title. It is leasehold with 50 years contract.
How much are the monthly condominium dues? – May still vary depending on the projected operational cost of the project upon turnover. Estimated amount range from Php70.00 – Php120.00
Are there any fees to be collected for using the facilities/amenities in the condominium? – The use of facilities and amenities are generally covered by the condominium dues, except for areas identified by the Condominium Corporation (e.g. function rooms, etc.). Such fees will be used to cover maintenance and utility costs.
Which amenities has fees for using ? yes theres payment for using following ;
Such fees will be used to cover maintenance and utility costs.

South Residences Unit Finishes

Wall Finishes

  • Interior Walls: Painted Finish
  • Toilet & Bath: Combination of Tiles and Painted Finish
  • Living & Dining: Painted Finish

Floor Finishes

  • Living, Dining & Kitchen: 600 x 600 Homogeneous Tiles
  • Toilet & Bath: 300 x 300 Vitrified Floor Tiles
  • Bedroom: 600 x 600 Homogeneous Tiles
  • Balcony: Vitrified Floor Tiles


  • Main Door: Steel Molded or Laminated wood door
  • Toilet & Bath: PVC Door/Laminated door
  • Bedroom (1BR): Sliding glass door on laminated wood frame
  • Bedroom (2BR): Laminated wood door


  • Windows: Tempered glass on powder coated aluminum or uPVC frame
  • Balcony Railing: Powder coated aluminum
  • Kitchen Cabinets: Laminated wood overhead and under counter cabinets
  • Granite Kitchen Countertop

Amenities in South Residences

  • Children’s Playground
  • Adult Pool
  • Kiddie Pool
  • Pool Gazebos
  • Jogging Trail
  • Clubhouse
  • Modern Tropical Garden
  • Function Rooms
  • Main Gazebo


  • 5-elevators per Tower
  • 24-Hour Security
  • Automatic Fire Detection and Alarm System
  • Stand-by Genset for common areas and select residential outlets
  • Centralized Cistern Tank
  • Sewerage Treatment Plant
  • Meralco Power
  • Maynilad Water
  • Sufficient Fire Exits
  • Provision for 2 Telecoms Provider
  • Cable Ready


Please inquire about Property Management services that are available at reasonable rates for needs like:

  • Unit Leasing
  • General Maintenance
  • Housekeeping

South Residences Location

South Residences is situated in Alabang-Zapote Rd., Barangay Almanza Uno, Las Pinas City 1750 Philippines.

Vicinity Map: How to Get To South Residences

(Click image to enlarge)

Exsiting Public Transportation

  • Jeepney
  • Taxi
  • Buses

How to Get To South Residences

Located along Alabang–Zapote Road, Behind of SM South Mall you will find South Residences, is just few minutes` drive to:

TAS Transit, Alabang–Zapote Road, Almanza Uno, Las Pinas, 1740 Metro Manila 7min/1.2km
NAIA 1 Airport  46mins/19.5kmAlabang Toll Exit  17mins/5.1km
Manila Skyway  18mins/5.1km
Coastal Toll Exit  30mins/9km.
NAIA Expressway  39mins/14.2km
LRT Baclaran Station  46mins/16.6km
Bonifacio Global City, Taguig  51mins/22.1km

South Residences is walking distance to jeepney stop and taxi stand. It is highly accessible thru:

SM Southmall, Alabang–Zapote Road, Pamplona, Almanza Uno, Las Pinas, Metro Manila 5mins/800m
Coastal Mall Metro Bus Station, Coastal Mall Terminal Rd, Parañaque, Metro Manila. 45mins/15.9km
Alabang – Zapote Road
Marcos Alvarez Road
Daang Hari Road
S Luzon Expy 42mins/14.8km

Nearby Facilities


  • San Beda College - Alabang
  • De La Salle Santiago- Zobel
  • University of Perpetual Help System
  • AMA Computer College - 0.53 km
  • Almanza Elementary School - 0.62 km
  • Philippines Merchant Marine School - 0.78 km
  • PMMS - 0.87 km
  • Las Pias College - 0.88 km


  • Las Pias City Medical Center - 0.49 km
  • Nephrology Center of Las Pinas Dialysis Inc. - 0.49 km
  • Valderrama Clinic - 0.65 km
  • Alabang Medical Clinic - 0.78 km
  • Mary Immaculate Parish LyingIn Clinic - 1.12 km

Religious Institutions

  • Shrine of Jesus
  • San Isidro Parish

Major Places

  • Mall of Asia
  • SMX Convention Center
  • MOA Arena
  • Blue Wave
  • Seaside Market
  • World Trade Center
  • Solaire Resort & Casino
  • Coconut Palace
  • PICC
  • CCP
  • Star City

Malls and Leisure Spots

  • The SM Store - 0.34 km
  • SM Supermarket - 0.40 km
  • Savemore Market - 0.59 km
  • Robinsons Easymart - 0.70 km
  • Imperial Appliance Plaza - 0.79 km

Contact for FREE - Tripping, House Viewing Assistance, Sample Computations, Promos and General Enquiry

Local Landline: +646 450 5812
Mobile & Viber: +63917 530 5817
Email: sales@megamanilahouses.com
Website: www.megamanilahouses.com
Facebook: www.facebook.com/megamanilahousesforsale