Raphael Santos Realty

Raphael Santos Realty Helping buyers, sellers and renters transact Rockwell Makati condos 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.

"Will Rockwell Makati prices go down?" — here's my 2026 answer. 👇Swipe through to see what the transaction data is actua...
05/08/2026

"Will Rockwell Makati prices go down?" — here's my 2026 answer. 👇

Swipe through to see what the transaction data is actually showing — lease closings, resale speed, and why Rockwell has held up better than most.

Not a prediction. Just years of ground-level data.

📩 DM me for recent closing prices on your target building.

One of the most common questions I get right now: "Will Rockwell Makati condo prices go down?"It's a fair question. Some...
05/08/2026

One of the most common questions I get right now:

"Will Rockwell Makati condo prices go down?"

It's a fair question. Some condo markets in Metro Manila have experienced softer prices, higher vacancies, and rental pressure due to increased supply. Buyers are right to ask.

Here's my answer based on what I'm actually seeing on the ground:

Well-priced lease listings in Rockwell Makati continue to close within weeks.

Well-priced resale units also move fast, some within days.

Demand remains supported by Rockwell's established community, limited inventory, and strong owner-occupier appeal.

Based on transaction activity, inventory levels, and buyer demand I'm seeing in 2026, well-priced Rockwell Makati condos are more likely to remain stable or appreciate gradually than experience the broader corrections observed in other markets.

That's not a sales pitch. That's what the data shows.

I advise clients using actual closing prices, not asking prices, not market headlines.

If you're thinking of buying, selling, or leasing in Rockwell Makati, message me and I'll share recent comparable transactions specific to your target building.

📩 0962 385 2042 (whatsapp/viber)

Raphael Santos
Licensed Real Estate Broker | PRC REBL No. 20081
RE/MAX Capital | Rockwell Makati Specialist

03/08/2026

FOR SALE: Joya South, Rockwell

Floor Area: 79 sqm
2 Bedroom
2 Bathroom
1 parking slot
High Floor (40th)
Fully furnished
Balcony facing Rockwell Center
With maids room and own T&B

Asking Price: PHP 25.5M - (PHP 323k/sqm)

(for direct buyers only)

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

01/08/2026

Should you wait for a better deal in Rockwell Makati?

A buyer recently asked to keep looking after viewing a property. It was a reasonable request.

But knowing recent comparable sales, current inventory, and the buyer's budget, I believed the unit we viewed was already one of the stronger opportunities available.

One thing I've learned over the years is this:
Don't chase the perfect deal. Focus on finding the right value.

Could another listing come onto the market tomorrow? Absolutely.

But in Rockwell Makati, well-priced properties often don't stay available for long. Sometimes, waiting for the "perfect" deal means missing an excellent one.
That's why I advise clients using recent comparable transactions, current inventory, and actual market activity—not just asking prices.

If you're planning to buy, sell, or lease a Rockwell Makati condo, feel free to reach out. I'd be happy to help you evaluate your options.

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

Waiting for a better deal? This might change how you think about it. 👇Swipe through to see what 12 years of Rockwell Mak...
30/07/2026

Waiting for a better deal? This might change how you think about it. 👇

Swipe through to see what 12 years of Rockwell Makati transactions taught me about timing the market — and why the "perfect" opportunity is sometimes the one already in front of you.

📩 DM me for actual closing price data on your target unit.

28/07/2026

Will Rockwell Makati condo prices go down?

It's one of the questions I hear most from buyers.
While no one can predict the future, every market behaves differently.

Based on the transaction activity, inventory levels, and buyer demand I'm currently seeing, well-priced Rockwell Makati condos have continued to show resilience compared with many other condominium markets.

That's why I advise clients using recent comparable transactions and actual market activity—not just asking prices or headlines.

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

📩 Feel free to send me a message.

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

Rent or buy in Rockwell Makati? 🤔 This is one of the most important questions I get from buyers, so I put together an ac...
18/07/2026

Rent or buy in Rockwell Makati? 🤔 This is one of the most important questions I get from buyers, so I put together an actual case study.

The setup: One Rockwell 2BR, ₱23.5M, vs. renting the same unit type at ₱75K/month.

📊 Monthly: Rent ₱75K vs. Buy ~₱180.6K (amortization + dues + tax + reserve)

📈 15 years: Buying builds an estimated ₱56.3M asset, loan fully paid. Renting-and-investing at a safe 3% only reaches ~₱31.3M — to fully match buying you'd need ~8.7%/year, which is stock-market territory, not a bank account.

🔑 Year 16 onwards: no more amortization — live in it free, or rent it out for pure cash flow.

The numbers favor buying for a 15-year hold — but only if it's the right unit at the right price. That's the part I actually help with.

Want your own numbers run? Send me "RENT VS BUY" 📩

Illustrative analysis based on stated assumptions. Not a guarantee of future returns.

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

17/07/2026

Rent or Buy in Rockwell Makati?

A recent buyer asked whether it made more financial sense to purchase or continue renting a similar unit in One Rockwell.

So I ran the numbers.

Case Study
• Purchase Price: ₱23.5M
• Monthly Rent: ₱75,000
• Holding Period: 15 years

Based on the assumptions used in this analysis:

• Buying builds an estimated ₱56.3M asset after 15 years (assuming 6% annual appreciation).
• Renting and investing the monthly savings at 3% grows to about ₱31.3M.
• To match the buyer's outcome, the renter would need investment returns of roughly 8.7% annually.

Note: Illustrative analysis based on stated assumptions. Not a guarantee of future returns.

This doesn't mean buying is always the right choice. It depends on your goals, time horizon, financing, and the property itself.

The most important step is running the numbers before making a decision.

Thinking about buying or renting in Rockwell Makati?

Message me "RENT VS BUY", and I'll prepare a personalized comparison based on your budget and goals.

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

📱 0962 385 2042 (Call/Text/Viber/WhatsApp)

Rockwell Makati Market Update — July 2026 🏙️Pricing across Rockwell continues to vary building by building — and some li...
12/07/2026

Rockwell Makati Market Update — July 2026 🏙️

Pricing across Rockwell continues to vary building by building — and some listings today are priced 10–16% below their building's average. That's real opportunity for buyers who know where to look.

Swipe through the carousel for average price/sqm across One Rockwell, Joya, Manansala, Westblock, Proscenium, Edades Tower, Edades Suites, and Edades West.

Buying or selling in Rockwell? Send me a message — happy to walk you through what makes sense for your target building and budget.

Raphael Santos
Real Estate Broker | Rockwell Makati Specialist

Rockwell Makati price snapshot — July 2026 📊Some listings right now are sitting 10–16% below their building average. In ...
12/07/2026

Rockwell Makati price snapshot — July 2026 📊

Some listings right now are sitting 10–16% below their building average. In Rockwell, buyers don't just compare price — they compare relative value within each building.
Swipe through for the full price-per-sqm breakdown across all major Rockwell developments. 👉

Thinking of buying or selling here? DM me for a building-specific breakdown based on your budget.

— Raphael Santos | Real Estate Broker | Rockwell Makati Specialist

Address

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

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