Estrella Street, Hulo, Mandaluyong City, Metro Manila, National Capital Region, PHL
Mandaluyong, Philippines
Guide Price
$707,965
40,000,000 PHP
PROPERTY TYPE
condo
BEDROOMS
3
BATHROOMS
3
Description
Overview of the Project Acqua Private Residences is a 2.4 ha master‑planned, resort‑style riverfront condominium located along Pasig River in Coronado St., Hulo, Mandaluyong City. It connects directly to Makati via the Makati–Mandaluyong and Estrella–Pantaleon bridges, with the Makati CBD.
Key Building
Features: Architectural Design: Marketed as the Philippines’ first “residential Eden”, the design channels a rainforest aesthetic with lush plantings and water
features woven throughout. A collaboration with global firm Broadway Malyan, the development
features six residential towers—Niagara, Sutherland, Dettifoss, Livingstone, Iguazu, and a Hotel‑Residence (Novotel Suites)
Unit Configurations: Offers 1‑ to 3‑bedroom units ranging (28 sqm to 100 sqm) with some larger penthouses around 175 sqm. The Hotel-Residence tower
features hotel‑fitted units from suites 31 sqm up to 2‑BR family suites 106 sqm.
Modern Finishes: Acqua’s interior finishes reflect a resort-luxe aesthetic, combining internationally influenced themes, premium materials, and flexible furnishing packages. Whether you select a themed fit-out or branded suite, each tower offers a distinctive design narrative—from riveting Missoni patterns in Livingstone to Starck’s minimalism in Iguazu.
Facilities & Services 24/7 security, concierge, and gated access 4-storey clubhouse, aptly named The Pebble, is designed like a smooth river stone overlooking the Pasig River Movie room and function rooms Entrance to the vibrant Riverwalk Promenade—a retail strip of cafés, bars, wellness centers, and boutiques
Amenity Deck Lap pool, lagoon & kiddie pools with waterfall, whirlpool baths, juice bar, café, basketball & volleyball courts, locker rooms Fitness center with TRX, weights, cardio, indoor garden Function rooms and meeting lounges
Nearby Establishments: Shopping & Dining
Power Plant Mall Poblacion Wet–Dry Market Braya Tea House Coffee Bean & Tea Leaf
Educational Institutions
Mandaluyong Science High
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
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