Malugay Street, Bel-Air, Makati City, Metro Manila, National Capital Region, PHL
Makati, Philippines
Guide Price
$273,405
₱16,500,000 PHP · $326/sqft
PROPERTY TYPE
condo
BEDROOMS
2
BATHROOMS
2
SIZE
840 sq ft
Description
Rush! Amenity View 2BR Condo Lerato T2 Makati FA 78sqms 1 Pkg Slot 16.5M Tower 2 of The Lerato is known for its creative and lifestyle-oriented amenities (music room, art lab, AV room, function rooms), combined with full condo essentials like pools, gardens, and security—making it ideal for young professionals or creatives in Makati. 🏙️ The Lerato (Makati) – Overview 📍 Location: Malugay St., Brgy. Bel-Air, Makati City 🏢 Developer: Alveo Land (Ayala Land) 🏗️ Total Towers: 3 🏢 Tower 2: ~360 units Completed around 2016 Concept: A creative, lifestyle-oriented condo in Makati CBD North (near RCBC, Ayala Ave, The Collective). 🌿 Overall Amenities (Shared by All Towers) These are mostly on the podium / outdoor levels: 🏊 Leisure & Outdoor 25m lap pool Adult leisure pool Kiddie pool Wooden lounge decks Landscaped gardens / open lawns Jogging trail Meditation garden / yoga area Outdoor stage & reading nooks Wi-Fi zones 👨👩👧 Family & Social Children’s play area Picnic / BBQ areas Green pockets with seating areas 🌇 Lifestyle Features Roof deck lounges (each tower) Retail area (shops, cafes, dining) 🏢 Tower 2 – Specific Amenities This is what makes Tower 2 different vs the others: 🎵 Creative / Lifestyle Spaces 🎧 Music Room 🎨 Kids Art Lab 🎬 Audio-Visual (AV) Room 🎉 Function Rooms These are designed for: creatives / artists small events & meetings hobby and learning spaces 🏢 Tower 2 – Building Features Typical features you’ll find in Tower 2: 24-hour security + CCTV Elevators Lobby lounge Fire alarm & sprinkler system Backup power (common areas + partial unit supply) Managed by Ayala Property Management
Location
Open in Google MapsLiving in Makati
The Philippines' original financial hub with excellent walkability in neighborhoods like Salcedo and Legaspi Village, where you'll find upscale dining, international schools, and top hospitals within walking distance. English is universal here (the Philippines' biggest advantage for American expats), keeping daily life frictionless. It's the priciest area in the Philippines but still very affordable by US standards, with modern condos and a large expat community.
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: Retiring Abroad on Social Security→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.
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
200,000
PHP