Raphael Santos Realty

Raphael Santos Realty Helping buyers, sellers and renters transact Rockwell Makati condos, Alabang and Nuvali with accurate pricing, off-market opportunities and data-driven advice.

Rap started to broker real estate to learn the ins and outs of real estate investing in the Philippines. He became a licensed real estate broker in April 2014 and in August 2014, he joined an international real estate brokerage company called RE/MAX. Realizing that the real estate market in the Philippines is broken and has a huge gap compared to other countries, he learned that having someone to trust in their real estate need is vital to save oneself from unnecessary expenses and headaches. Experiencing a little success in the industry, he felt empty and started to question if that’s all there is to life. Earning, having a family, and growing old. After questioning religion and if there is really a God, on Aug. 3, 2018, He dreamt about Jesus and learned that God is real. Now, not only he commits himself to help as many people as possible in buying, selling, and renting properties in the Philippines, but He is now brokering for Jesus and representing Him the best way possible.

05/10/2026

How much is a condo at Proscenium Rockwell?

As of October 2026, current secondary-market asking prices average around ₱403K/sqm.

But that number is only a starting point.
The actual value of a Proscenium unit can vary significantly depending on:

• Unit size
• Floor level
• View
• Layout
• Condition
• Furnishings
• Parking
• Seller's pricing strategy

And an important distinction:
₱403K/sqm is an asking-price average, not an average closing price.

When evaluating a Proscenium unit, I look at comparable properties in the building and, where available, actual closing prices to understand where the unit sits relative to the market.

So if you're asking, “How much is a Proscenium condo?”—the price per sqm gives you a starting point. The specific unit tells you much more.

Thinking of buying or selling at Proscenium?
Message me and I'll help you evaluate the current market.

Raphael Santos, REB
RE/MAX Capital
PRC REBL No. 20081

What's the best Rockwell Makati tower to buy? The right one depends on what matters most to you: your budget, unit size,...
30/09/2026

What's the best Rockwell Makati tower to buy?

The right one depends on what matters most to you: your budget, unit size, and whether it's for living in or investing.

Resale asking prices currently range from about ₱315K/sqm at One Rockwell to ₱959K/sqm at Balmori Suites.

The per-sqm figure is only the starting point. The real comparison is like-for-like units and actual closing prices.
Send me your budget and preferred size, and I'll help you narrow down which buildings make sense. 📩

Raphael Santos, REB
RE/MAX Capital | PRC REBL No. 20081
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28/09/2026

What is the best Rockwell Makati tower to buy? (As os September 2026)

The answer depends on what you're looking for.

Different buyers prioritize different things:
• Budget
• Unit size
• Views
• Building age
• Density
• Amenities
• End-use vs. investment

Current secondary-market asking prices range from approximately ₱315K/sqm in One Rockwell to ₱959K/sqm in Balmori.

But price per sqm alone doesn't tell you which building—or which unit—is the better buy.

A proper comparison should consider like-for-like units, condition, floor, view, layout, and actual closing prices.

These are current asking prices from secondary-market inventory. Actual transaction prices can be different.

If you're trying to decide between Rockwell towers, send me your budget + preferred unit size, and I can help you narrow down which buildings make the most sense.

Raphael Santos, REB
RE/MAX Capital
PRC REBL No. 20081

21/09/2026

BRAND NEW HOUSE & LOT FOR SALE | TOWN & COUNTRY WEST BACOOR CAVITE

Property Details:
• Lot Area: 75 sqm
• Floor Area: 136 sqm
• 3 Bedrooms with AC provisions
• 3 Toilet & Baths with water heater provisions
• 1-Car Garage
• Maid's / Storage Room
• Balcony for Master Bedroom
• Laundry Area
• Steel Gate
• Flood Free
• Facing South West

Finishes & Utilities:
• Floor & wall tiles
• Painted interior finishes
• Kitchen with sink & cabinets
• Meralco connection
• Maynilad connection

Additional Provisions:
• Internet & cable
• Solar power rough-ins
• Emergency light power provision
• Storage & pressure tank
• Termite reticulation system via perforated pipes
• AC power provision for living room
• Rangehood power provision

Accessibility:
• Quick access to Daang Hari Road & Molino Boulevard
• Near Evia Lifestyle Center, Vista Mall & Molino commercial hubs
• Close to schools, hospitals & churches
• Convenient routes to CAVITEX & Aguinaldo Highway for travel to Makati/BGC
• Public transport (jeepneys, buses, tricycles) readily available

Cash or Bank Financing / Pag-IBIG Financing Accepted

Asking Price: 6,998,000

PROPERTY PRICE COMPUTATION
Contract Price: PHP 6,998,000.00

DOWNPAYMENT (20%): PHP 1,399,600.00
Balance (80%): PHP 5,598,400.00

BUYER'S TAXES & FEES
Documentary Stamp Tax (1.5%): PHP 104,970.00
Transfer Tax (0.75%): PHP 52,485.00
Registration Fee (0.75%): PHP 52,485.00
Notarial Fee (0.1%): PHP 6,998.00
Title Transfer Service Fee: PHP 35,000.00
Total Buyer's Taxes & Fees: PHP 251,938.00

TOTAL CASHOUT (DP + Buyer's Taxes & Fees)
Downpayment: PHP 1,399,600.00
Buyer's Taxes & Fees: PHP 251,938.00
TOTAL CASHOUT: PHP 1,651,538.00

FINANCING OPTIONS (Balance of PHP 5,598,400.00)

OPTION 1 — BANK FINANCING
Downpayment (20%): PHP 1,399,600.00
Loan Amount: PHP 5,598,400.00
Loan Term: 15 years (180 months)
Interest Rate: 7% per annum
Monthly Amortization: PHP 50,320.00

OPTION 2 — PAG-IBIG FINANCING
Downpayment (20%): PHP 1,399,600.00
Loan Amount: PHP 5,598,400.00
Loan Term: 30 years (360 months)
Interest Rate: 7% per annum
Monthly Amortization: PHP 37,246.29

Raphael Santos, REB – RE/MAX Capital
PRC REBL No. 20081
📱 0962 385 2042 (Call/Text/Viber/WhatsApp)
📧 [email protected]

What are Rockwell Center condos actually listing for this September 2026?One Rockwell is the most active tower at around...
05/09/2026

What are Rockwell Center condos actually listing for this September 2026?

One Rockwell is the most active tower at around ₱315,000/sqm, with several motivated-seller units 11–15% below market. These move fast.

Mid-market: Joya ₱357K, Hidalgo Place ₱373K, Amorsolo ₱376K, Luna ₱379K/sqm.

Proscenium ₱408K/sqm, a step up, with demand for brand-new units.

The Edades buildings lead the premium tier: Tower ₱456K, Suites ₱570K, West ₱657K.

Balmori anchors the top near ₱959,000/sqm.

These are listing prices. The actual closed prices often tell a different story, and that's the number that matters when you're buying or selling.

Message me to know what units are really selling for.

Raphael Santos, REB
Specializing in Rockwell Makati
PRC REBL No. 20081

What's the price difference between the Rockwell Makati towers? 🏙️Same area, same address — but the per-sqm gap surprise...
20/08/2026

What's the price difference between the Rockwell Makati towers? 🏙️

Same area, same address — but the per-sqm gap surprises most buyers. Swipe through for the full ladder, low to high (as of Aug 2026):

One Rockwell — ~₱310K/sqm
Joya — ~₱362K
Westblock (Amorsolo, Rizal, Hidalgo, Luna) — ~₱380K
Proscenium — ~₱408K
Edades — Tower ₱456K · Suites ₱582K · West ₱657K
Balmori — top of market, ~₱959K

It comes down to tower, unit, floor, and view.
These are asking prices. Want the actual closed prices? Message me — that's the data I track.

Raphael Santos, REB
Specializing in Rockwell Makati

What's the price difference between the Rockwell Makati towers? 🏙️Same area, same address — but the per-sqm gap surprise...
20/08/2026

What's the price difference between the Rockwell Makati towers? 🏙️

Same area, same address — but the per-sqm gap surprises most buyers. Swipe for the full ladder, low to high (as of Aug 2026):

One Rockwell — ~₱310K/sqm
Joya — ~₱362K
Westblock (Amorsolo, Rizal, Hidalgo, Luna) — ~₱380K
Proscenium — ~₱408K
Edades — Tower ₱456K · Suites ₱582K · West ₱657K
Balmori — top of market, ~₱959K

It comes down to tower, unit, floor, and view.

These are asking prices. Want the actual closed prices? Message me — that's the data I track.

Raphael Santos, REB · Specializing in Rockwell Makati

19/08/2026

What's the price difference between the Rockwell towers?

Same gate, same address — but the per-sqm gap is bigger than most buyers expect.

Here's the ladder, low to high (as of Aug 2026):

One Rockwell — entry point, ~₱310K/sqm

Joya — ~₱362K/sqm

Westblock (Amorsolo, Rizal, Hidalgo, Luna) — ~₱380K/sqm

Proscenium — ~₱408K/sqm

The Edades buildings — Edades Tower ₱456K, Suites ₱582K, Edades West ₱657K

Balmori — top of market, ~₱959K/sqm

It comes down to four things: tower, unit type, floor, and view.

These are asking prices from current listings. Want the actual closed prices in any of these towers? Message me — that's the data I track and keep updated.

Raphael Santos, REB
Specializing in Rockwell Makati
PRC REBL No. 20081

08/08/2026

Rockwell Makati Market Report — August 2026

Here's a snapshot of the current resale market based on active listings.

Average Asking Price per sqm:

• One Rockwell — ~₱320K
• Joya — ~₱362K
• Hidalgo Place — ~₱373K
• Amorsolo — ~₱376K
• Luna Gardens — ~₱379K
• Proscenium — ~₱406K
• Edades Tower — ~₱464K
• Edades Suites — ~₱582K
• Edades West — ~₱657K
• Balmori — ~₱959K

One Rockwell remains the most active tower, with several motivated-seller units priced below market that continue to move quickly.

Meanwhile, the Edades developments and Balmori continue to command premium pricing because of their exclusivity and limited supply.

These figures reflect current asking prices. I also keep track of recent closed transactions, which often provide a clearer picture of market value.

If you're thinking of buying, selling, or leasing in Rockwell Makati, I'd be happy to share building-specific market insights.

Raphael Santos, REB
RE/MAX Capital

Address

Unit 1105 Page One Building Acacia Avenue Ayala Alabang
Muntinlupa City
1770

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