Ayala Westgrove Heights: Available Lots & Current Prices
400-hectare premium hillside community with cool climate and CALAX accessibility
Quick Facts
Who Is This For?
Best For
- Executives who work in Alabang/Makati but want cooler, quieter living
- Families prioritizing good schools and safe neighborhoods
- Retirees seeking premium community with excellent amenities
- Investors looking for appreciating Ayala Land Premier property
- Those who value established, mature subdivisions over new developments
Not Ideal For
- Budget-conscious buyers (entry price is PHP 18M+)
- Those needing daily Manila commute (75+ min to BGC)
- Buyers wanting ready-built homes (mostly lot-only)
- Those preferring smaller lots under 400 sqm
- People who dislike HOA restrictions
Honest Pros & Cons
What We Like
- Cooler climate at 450m elevation (2-3°C cooler than Metro Manila)
- CALAX access cuts Alabang drive to 35 minutes
- Mature, established community with functioning HOA
- Ayala Land Premier brand ensures quality infrastructure
- Strong appreciation history (5-10% annually)
- Low crime rate with 24/7 security
- Generous lot sizes (400-1,100 sqm)
- 28-hectare Orchard Park within the development
Things to Consider
- Premium pricing (PHP 40,000-85,000 per sqm)
- 75+ minute drive to BGC/Makati during rush hour
- Strict architectural guidelines may limit design freedom
- Limited commercial establishments within the subdivision
- Some older phases have narrower roads
- HOA rules can feel restrictive (construction hours, pet limits)
Location & Access
Drive Times
| Destination | Time | Via |
|---|---|---|
| Nuvali / Solenad | 10 min | Santa Rosa-Tagaytay Road |
| SM Dasmarinas | 15 min | Aguinaldo Highway |
| Tagaytay | 25 min | Aguinaldo Highway |
| Alabang | 35 min | CALAX |
| BGC/Makati | 75 min | CALAX → Skyway |
Nearby Places
South Forbes Golf City
5 min drive
Starbucks Silang Junction
10 min drive
St. Scholastica's Academy
2 min drive
Ayala Malls Solenad
10 min drive
S&R Nuvali
15 min drive
De La Salle University Canlubang
20 min drive
Asian Hospital Alabang
40 min drive
Local Insights
Practical tips from someone who knows Silang.
CALAX is Your Lifeline
Traffic patterns are similar to Nuvali - expect the usual rush hour congestion. But you have easier access to CALAX from here. Whether you're heading to Tagaytay/Nasugbu or to SLEX, CALAX is your best route for both directions.
Solenad for Everything
Nuvali Solenad is your go-to for shopping and restaurants - just 10 minutes away. Need to withdraw cash? There's a BPI bank right near the main entrance gate - convenient for quick errands without driving far.
School Right Next Door
St. Scholastica's Academy is just outside your fence. If you're considering schools for your kids, you can't get more convenient than having it literally next door. No long school commutes.
Orchard Park Gem
The 28-hectare Orchard Park with its mango orchard is one of the best-kept secrets here. Great for morning walks, jogging, or just enjoying nature. Few subdivisions in the South can match this amount of green space.
Pricing Guide
| Lot Size | Price Range | Price/sqm |
|---|---|---|
| 400-500 sqm | PHP 18.0M - PHP 35.0M | ₱40,000 - ₱60,000 |
| 501-700 sqm | PHP 28.0M - PHP 50.0M | ₱50,000 - ₱70,000 |
| 701-1100 sqm | PHP 40.0M - PHP 75.0M | ₱55,000 - ₱85,000 |
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
₱24,500
Zone Code
West Grove Heights
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
₱3,500 - ₱6,000
What It Covers:
- 24/7 roving security with CCTV
- Road maintenance and streetlights
- Landscaping and common areas
- Clubhouse access
- Garbage collection
- Drainage maintenance
Key Rules to Know
- Minimum house size of 200 sqm floor area
- Architectural review required for all construction
- No commercial activities in residential lots
- Pet restrictions (max 2 dogs, must be registered)
- Construction hours limited to 7am-5pm on weekdays
Photos
Main entrance with 24/7 security
Clubhouse with swimming pool and function rooms
Mature trees line the well-maintained roads
Some lots offer views of the Tagaytay ridge
Questions to Ask Sellers
Before buying in Ayala Westgrove Heights, make sure to verify these key points:
- 1 Is the title clean with no annotations or encumbrances?
- 2 Are all real property taxes paid up to the current year?
- 3 Is the HOA membership current with no pending assessments?
- 4 What phase is the lot in, and how does this affect road width?
- 5 Has the lot been surveyed and are boundary markers present?
- 6 Are there any easements or right-of-way issues?
- 7 What is the history of the lot (original buyer or resale)?
- 8 Is there an existing approved house plan or construction permit?
Frequently Asked Questions
What are the current lot prices in Ayala Westgrove Heights?
What lot sizes are available?
How long is the drive to Makati/BGC?
What are the HOA dues and what do they cover?
Can I build any house design I want?
Is there flood risk in Ayala Westgrove Heights?
What schools are nearby?
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 Ayala Westgrove Heights?
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.