Vermosa Estate: Available Lots & Current Prices
Sports-focused township living with De La Salle Zobel and premium Ayala amenities
Quick Facts
Who Is This For?
Best For
- Families with children attending or planning to attend De La Salle Zobel
- Sports enthusiasts and those seeking active lifestyle
- Executives working in Alabang/Makati with dual expressway access
- Investors targeting Ayala Land premium developments
- Those wanting integrated township with school, retail, and sports
Not Ideal For
- Budget-conscious buyers (minimum PHP 10M+ entry)
- Those seeking cooler climate (sea level elevation)
- Buyers wanting immediate commercial amenities (still developing)
- Those who prefer quiet, low-density communities
- People who don't value sports/active lifestyle features
Honest Pros & Cons
What We Like
- De La Salle Zobel campus within the estate
- Olympic-standard sports facilities included
- Dual expressway access (CALAX and CAVITEX)
- Ayala Land quality and brand prestige
- Strong appreciation (10-15% annually since 2017)
- Integrated township with planned commercial
Things to Consider
- Premium pricing (PHP 35,000-50,000 per sqm)
- Commercial development still ongoing
- Sea-level elevation (hot climate)
- High density in some phases
- Still developing community feel
- Limited dining/retail options currently
Location & Access
Drive Times
| Destination | Time | Via |
|---|---|---|
| Alabang | 25 min | CAVITEX/CALAX |
| BGC/Makati | 45 min | CAVITEX → Skyway |
| Mall of Asia | 30 min | CAVITEX |
| NAIA Terminal 3 | 35 min | CAVITEX |
| Tagaytay | 40 min | CALAX → Aguinaldo Highway |
Nearby Places
De La Salle Zobel Vermosa
5 min drive
Vermosa Sports Hub
5 min drive
SM City Dasmariñas
15 min drive
Asian Hospital Alabang
30 min drive
DLSU Medical Center
15 min drive
Festival Mall Alabang
25 min drive
Pricing Guide
| Lot Size | Price Range | Price/sqm |
|---|---|---|
| 200-300 sqm (Ardia/Courtyards) | PHP 10.0M - PHP 14.0M | ₱35,000 - ₱42,000 |
| 301-400 sqm (Courtyards/Caleia) | PHP 13.0M - PHP 20.0M | ₱40,000 - ₱48,000 |
| 401-600 sqm (Caleia Premium) | PHP 18.0M - PHP 30.0M | ₱43,000 - ₱50,000 |
Prices are indicative and may vary based on lot location, corner lots, and market conditions. Contact for current availability and exact pricing.
BIR Zonal Value
Zonal Value per sqm
₱20,000
Zone Code
Vermosa
Effective Year
2021
Why This Matters
The BIR zonal value is used to compute Documentary Stamp Tax (1.5%) and Capital Gains Tax (6%) when buying property. The tax base is whichever is higher: the selling price or zonal value. This protects you from under-declared transactions but means you can't reduce taxes by negotiating a lower paper price.
HOA & Community
Monthly HOA Dues
₱3,000 - ₱5,500
What It Covers:
- 24/7 security with CCTV surveillance
- Road and streetlight maintenance
- Landscaping and common areas
- Access to Vermosa Sports Hub
- Running and biking trails
- Garbage collection
- Drainage maintenance
Key Rules to Know
- Minimum house size varies by phase
- Architectural review required for construction
- No commercial activities in residential lots
- Pet registration required
- Construction hours 7am-5pm weekdays
Photos
Main entrance to Vermosa Estate
Olympic-standard track at Vermosa Sports Hub
De La Salle Zobel's modern Vermosa campus
Extensive trail network for running and biking
Questions to Ask Sellers
Before buying in Vermosa Estate, make sure to verify these key points:
- 1 Is the title clean with no annotations or encumbrances?
- 2 Which phase/enclave is the lot in (Caleia, Courtyards, or Ardia)?
- 3 Are all real property taxes and HOA dues current?
- 4 Is this a direct developer sale or resale?
- 5 What is the lot's proximity to the school and sports hub?
- 6 Are there any easements or utility lines affecting the lot?
- 7 What is the timeline for nearby commercial development?
- 8 Is there an existing approved house plan?
Frequently Asked Questions
What are the current lot prices in Vermosa Estate?
What is De La Salle Zobel like in Vermosa?
How long is the drive to Makati/BGC from Vermosa?
What are the HOA dues and what do they cover?
What residential phases are available in Vermosa?
Is Vermosa Estate flood-free?
Explore More Investment Options
Beyond subdivision lots, consider these opportunities in South Luzon.
Farm Lots
Agricultural land for weekend farming, retirement homes, or long-term investment.
PHP 1,500 - 8,000/sqm
Vacation Homes
Ready-to-occupy homes near Tagaytay for personal use or rental income.
PHP 5M - 30M
Airbnb Investments
Income-generating properties in tourist destinations with proven rental yields.
8-15% annual yield
Not sure which investment type is right for you?
Read Our Farm Lot Buying GuideInterested in Vermosa Estate?
I can help you find available lots, verify documents, and negotiate the best deal. No pressure — just honest guidance from someone who knows this area.