70 Coronado, Mandaluyong, 1550 Metro Manila, Philippines
Mandaluyong, Philippines
Guide Price
$61,947
3,500,000 PHP
PROPERTY TYPE
condo
BEDROOMS
1
BATHROOMS
1
Description
Overview of the project Tivoli Garden Residences is a high-rise residential condominium developed by DMCI Homes, located in Mandaluyong City—right at the heart of Metro Manila. Strategically situated near the Makati and Ortigas Central Business Districts, this expansive community offers residents the convenience of city living while surrounded by lush greenery and resort-inspired amenities.
Set along the banks of the Pasig River and easily accessible via major roads like EDSA and Boni Avenue, Tivoli Garden is ideal for professionals, families, and investors looking for a peaceful yet connected urban sanctuary. The development is only 15–20 minutes away from key business and commercial hubs.
Key Building
Features Tivoli Garden Residences is composed of multiple residential towers, each designed with DMCI’s signature Lumiventt technology for improved natural lighting and ventilation. The units range from cozy studio layouts to spacious three-bedroom homes, offering flexible options for different lifestyles.
Notable
features include:
Gated community with 24-hour security CCTV surveillance in key areas High-speed elevators Fire alarm and sprinkler systems Standby backup power for common areas and select unit outlets On-site property management office Pet-friendly policies (subject to condo guidelines)
Resort-Inspired
Amenities The development emphasizes wellness and recreation through an extensive selection of indoor and outdoor amenities. Residents can enjoy:
Lap pool and leisure pool Kiddie pool and water play area Sky gardens and landscaped open spaces Clubhouse and function halls Fitness gym Basketball and badminton courts Children’s playground Jogging and biking paths Convenience store and laundry station Viewing decks with skyline and river views
Nearby Establishments Shopping & Dining:
Power Plant Mall SM Light Mall Century City Mall Greenfield District (Shaw) Robinsons Forum Makati Avenue dining scene Kapitolyo food strip
Educational Institutions:
Riz
Location
Open in Google MapsLiving in Mandaluyong
Sandwiched between Makati's business district and Ortigas Center, Mandaluyong offers cheaper condo options while keeping you within walking distance of Metro Manila's commercial hubs. Shopping malls double as social centers, and English is the default language for business and daily life. Expect the same Manila-wide traffic problems, but with a slightly more residential feel.
Island-hopping on weekends, karaoke as a national religion, and a Filipino hospitality so genuine that you will be adopted by your neighbor's entire extended family before your first month is over.
Visa
SRRV (Special Resident Retiree Visa) — available from age 40+. Requires $15,000-50,000 deposit depending on age and pension status. Grants indefinite stay with multiple-entry privileges. SIRV (Special Investor Resident Visa) — requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the Philippines→Key Fact
English is an official language and widely spoken — making the Philippines the easiest Asian country for American expats to navigate daily life. Private healthcare is excellent and affordable, but infrastructure outside Manila can be underdeveloped.
Learn more: The Cheapest Cities to Live Abroad→Philippines at a glance
How Philippines scores for American expats
Cost of buying in Philippines
Estimated fees and ongoing costs for this property
Closing Costs
5-8% of purchase price
- ·Transfer tax: 0.5-0.75%
- ·Documentary stamp: 1.5%
- ·Capital gains tax: 6% (seller, but often negotiated)
- ·Registration: ~0.25%
- ·Notary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
₱5,000-15,000/yr
HOA / Condo Fees
₱3,000-10,000/mo for condos
Good to Know
Agent Fees
Seller pays (3-5%)
Foreign Buyer Note
Foreigners CANNOT own land. Can own condo units (max 40% foreign quota per building). Houses possible via long-term lease or Filipino spouse.
Legal help in Philippines
Hire your own attorney — not the seller's. We'll match you with a vetted local lawyer.
Need a local attorney in Philippines?
We'll connect you with an independent, English-speaking real estate attorney experienced with foreign buyers. Not the seller's lawyer — yours.
Contact Agent
Lamudi
Next steps for moving to Philippines
Interested in this property? Here's how to move forward.
Understand the buying rules
Foreign ownership laws vary wildly by country. Some welcome you, others restrict or ban foreign buyers entirely.
Sort out your visa
Owning property doesn't give you the right to live there. Research residency options before you buy.
Plan your finances
Understand currency risk, international wire transfers, and whether you can get a local mortgage.
Know your tax obligations
US citizens are taxed on worldwide income. You'll need to file US taxes from abroad and may owe local taxes too.
Set up healthcare
Medicare doesn't cover you overseas. You'll need international health insurance or a local plan.
Run the full checklist
Banking, mail forwarding, power of attorney, pet import rules — the complete pre-move checklist.
Lamudi.com.ph
PHP