Property Research — Condo Market Prices in C5 Pasig (Near The Grove by Rockwell)

Overview of Pricing Trends

The C5 Pasig corridor around The Grove by Rockwell has seen robust growth in condominium prices in recent years. This area – which connects Ortigas Center, Pasig, and nearby business districts via C5 – is in high demand due to its central location and new township developments. Across Pasig City, the median condo price is around ₱140k–₱145k per square meter (sqm), but properties in the C5 Pasig Ugong area often command a premium. In fact, listings at The Grove by Rockwell average roughly ₱175k per sqm, about 20% higher than the broader Pasig median. New upscale projects in this vicinity are launching at even higher prices, reflecting upward trends. For example, pre-selling units in the Ortigas/Pasig market have risen from around ₱106k/sqm in 2013 to ~₱229k/sqm by end-2023, highlighting how newer developments are pushing price points.

Resale vs. Pre-selling: In general, resale units in established condos (ready-for-occupancy or recently completed) tend to have slightly lower price-per-sqm than the newest pre-selling projects. Buyers can find more affordable (and negotiable) psqm rates in older developments, whereas brand-new launches often carry a "future value" premium. However, the gap is narrowing – some pre-selling condos offer flexible payment terms or early-bird discounts, while prime resale units (especially furnished or upgraded ones) may still fetch high prices. Overall, studio units (being smaller) usually reflect higher per-sqm prices than larger 1BR or 2BR units in the same development, since studios have lower absolute prices but a premium on a per-sqm basis. Below is a breakdown of current price ranges per square meter for key developments in the area, covering both resale and pre-selling projects.

Major Projects Along C5 Corridor

While this documentary video showcases many new developments along C5, it's worth highlighting that The Grove by Rockwell Land remains one of the most attractive investment options in the area. As the pioneer luxury development, it offers exceptional value with resale prices around ₱150,000-180,000 per sqm - significantly lower than newer pre-selling projects which often exceed ₱200,000 per sqm. The Grove's proven track record, resort-style amenities, and premium living experience make it an excellent choice for both end-users and investors looking for immediate occupancy.

The video features the future developments in the C5 corridor how this area is becoming one of the best investment in the Philippines.

Resale Condominium Prices (Established Projects)

The Grove by Rockwell (Rockwell Land) – Resale

The Grove by Rockwell is a landmark in this area, completed in the early 2010s, and its resale market sets a baseline for upscale condos along C5. Typical resale asking prices here range from roughly ₱150,000 to ₱180,000 per sqm for standard units. For instance, a 34 sqm studio unit was listed at ₱5.5 million (around ₱162k/sqm). Larger units follow a similar psqm band – e.g. one listing for a 3BR (~123 sqm) was ₱25 million (about ₱169k/sqm). Well-maintained or upgraded units can command the higher end of the range (some loft-type or furnished 1BR units have been listed at ₱280k/sqm+, though those are exceptions for premium finishes). Overall, The Grove's resale values remain strong, generally outpacing the Pasig average by ~20% due to its Rockwell brand and location. This indicates that early investors at The Grove have seen solid appreciation over the years, and buyers today are willing to pay a premium for a ready unit in this upscale community.

For current resale listings at The Grove by Rockwell, you can check our Rockwell Secondary Market page, which features verified listings from owners and accredited brokers. This can give you a real-time view of actual asking prices and available units in the market.

Other Established Developments in C5 Pasig – Resale Market

Several other completed condos in the vicinity offer resale options, often at slightly more affordable per-sqm levels compared to The Grove:

• Kasara Urban Resort Residences (Empire East) – A mid-range, resort-themed project in Ugong, completed in 2023. Resale price per sqm here is roughly in the ₱100k–₱130k range, making it one of the more affordable options near C5. For example, studio units (22–24 sqm) have been advertised at about ₱2.2–₱4M, roughly ₱100k per sqm. Some larger units can even dip below ₱100k/sqm on a good deal – one 2BR (~59 sqm) was listed at ₱5.0M (≈₱85k/sqm, likely a rush or pre-turnover sale). In general, ₱100k/sqm is a baseline for Kasara, reflecting its more mass-market positioning (by an affiliate of Megaworld) and smaller unit cuts. These lower entry prices, along with rent-to-own promos offered by the developer, make Kasara attractive to budget-conscious buyers, although its values are expected to climb now that it's RFO.

• Prisma Residences (DMCI Homes) – A three-tower DMCI project along Pasig Blvd near C5 (Bagong Ilog area), recently turned over. DMCI developments target the mid-market; resale prices at Prisma are in the ₱130k–₱150k per sqm range. At launch, 1BR units (~28–34 sqm) were ₱4.66–5.67M (≈₱165k/sqm), and 2BR units (56–66.5 sqm) were ₱7.70–10.20M, averaging ₱140k/sqm. Current resale listings remain around those levels, with minor appreciation. For example, a 56 sqm 2BR originally priced at ₱7.7M (₱137k/sqm) might resell slightly higher now if demand is strong. Buyers of Prisma benefit from relatively larger unit sizes and DMCI's resort-style amenities at a lower psqm than the newer luxury towers, illustrating the value available in slightly older projects.

• Lumiere Residences (DMCI Homes) – Another DMCI condo (in Pasig Kapitolyo, a bit farther from C5) also falls in a similar resale band (~₱130k–₱160k/sqm). (While not directly along C5, it's nearby and indicative of DMCI resale values in Pasig.) Its 2BR units (approx 64–72 sqm) have been selling in the ₱8–9M range (≈₱125k–₱140k/sqm) and up to ~₱150k for higher floors or furnished units. This is comparable to Prisma's pricing, reinforcing that mid-market resale condos hover in the low-to-mid ₱100k's per sqm in this area.

Summary (Resale): Overall, resale condos near C5 Pasig offer price points around ₱120k–₱180k per sqm, depending on the project's positioning. Mid-tier developments like Kasara or DMCI's properties cluster on the lower end (₱100–₱150k/sqm), whereas premium projects like The Grove achieve ₱160k+. This provides a range of options: from more affordable second-hand units to upscale furnished units that still undercut the cost of buying brand-new in a comparable location. Notably, even the higher-end resale prices in this district are often lower than the launching prices of new pre-selling projects, which we examine next.

Pre-selling Condominium Prices (New Developments)

The C5 corridor in Pasig has several ongoing and upcoming projects from major developers, many of which are in a pre-selling (or newly launched) status. These projects tend to have higher price per sqm due to modern designs, future completion dates, and anticipated value appreciation. Developers also frequently offer introductory discounts, flexible payment terms, or promotions for pre-selling units, which can affect the effective price per sqm. Below are some notable developments:

Arcovia City (Megaworld) – Pre-selling

Arcovia City is a 12.3-hectare township by Megaworld along C5 (Ugong), just across from The Grove. It includes residential, office, and retail components (notably a Landers mall) and has become a hotspot for new condos. The first condo tower, 18 Avenue de Triomphe, is either recently turned over or nearing completion, while the second phase, Arcovia Palazzo (a cluster of towers: Altea, Benissa, etc.), is pre-selling with turnover around 2024–2025.

Pricing: Arcovia's condos are positioned in the upper-mid to luxury segment of Pasig. Current pre-selling prices in Arcovia Palazzo average about ₱200k–₱250k per sqm. For instance, a studio (~30 sqm) in Arcovia Palazzo is around ₱6.3–₱6.5 million, which is roughly ₱210k–₱216k per sqm. Some listings even quote higher: one 30 sqm unit (with a promo 5% discount) is listed at ₱7.816M (originally ~₱8.22M), implying a base price of ~₱274k/sqm now reduced to about ₱260k/sqm. Larger units (1BR/2BR) have a slightly lower psqm; e.g., a 1BR loft 51 sqm was advertised at around ₱12M (₱235k/sqm). Resale in 18 Ave. de Triomphe (if any units are flipping) appears to be in the ₱180k–₱200k/sqm range initially – a "rush sale" studio was seen at ₱6.5M for 30 sqm (likely an early investor re-selling).

Megaworld is known for aggressive payment schemes; in Arcovia they have offered "no downpayment, 0% interest" terms (stretching monthly payments over 4–5 years). They also implement periodic price increases during the selling period. (Notably, agents advertised a scheduled ₱5,000/sqm price increase after a certain date – a tactic encouraging early buyers to lock-in lower rates.) These promos mean early-bird buyers might get units slightly cheaper (or on easier terms) than latecomers. In summary, Arcovia City's condos are priced around ₱200k+/sqm, on par with other upscale projects, with small-unit prices reaching the mid-₹200ks. Buyers are paying a premium for the township lifestyle and future growth potential of this C5 township.

Ortigas East – Maple at The Verdant Towers (Ortigas Land) – Pre-selling

Ortigas East (formerly "Frontera Verde", home of Tiendesitas) is a 16-hectare mixed-use estate being redeveloped by Ortigas Land along C5 and Ortigas Avenue. The first residential tower in Ortigas East is Maple at Verdant Towers, a 42-storey condo currently under construction (launched ~2019, targeting turnovers by ~2025). Future towers (like "Hawthorne" and "Laurel") are planned, but Maple is the flagship initial offering.

Pricing: Maple at Verdant is positioned as an upscale development, and its pre-selling prices reflect Ortigas Land's confidence in the location. Unit sizes range from about 38 sqm (1BR) to ~182 sqm (3BR penthouse). According to the developer's marketing, the average price is around ₱286k per sqm. Actual unit prices translate to roughly that range: e.g., a studio (~27 sqm) was around ₱8.7M (≈₱323k/sqm, possibly a smaller premium unit), while a one-bedroom (approx 35 sqm) was listed at ₱8.79M (≈₱250k/sqm). It appears ₱250k–₱300k per sqm covers most units, with larger ones on the lower end of that band and the very smallest or prime units reaching above ₱300k/sqm. This pricing is notably higher than older condos in Pasig, but Ortigas East promises a "live-work-play" environment (offices, a new mall, parks) akin to Greenhills or Rockwell, which helps justify the premium. As a reference, the government's zonal valuation for Maple's location is ₱220k/sqm (which developers have well exceeded).

Ortigas Land has offered promos like special launch discounts or flexible downpayment schedules for Maple. Currently, only a few units remain, as investor uptake was strong. With Ortigas East evolving (new offices and the upcoming CBD park), values are expected to appreciate further once Maple is completed – possibly aligning with Ortigas Center condo prices (which, as noted, have surged past ₱200k/sqm on average).

Parklinks (Ayala Land & Eton) – Pre-selling

Parklinks is a large 35-hectare estate straddling Pasig and Quezon City along C5, being co-developed by Ayala Land and Eton Properties. While part of Parklinks is technically across the Marikina River in QC, its Pasig side (Barangay Rosario, just north of Arcovia) is very much within the C5 Pasig vicinity. Parklinks is envisioned as a high-end, green-oriented development with parks, a mall, and luxury condos. Two residential projects have been launched: Parklinks North Tower (by Ayala Land Premier) and The Lattice at Parklinks (by Alveo Land), with more to come (a South Tower is expected next).

Pricing: Parklinks is currently the priciest residential address in the Pasig C5 area, targeting the luxury segment. The Parklinks North Tower (Ayala Land Premier) units were reported at roughly ₱300k–₱350k per sqm at launch – for instance, a 3BR "Grand Horizon" suite (with parking and VAT) was quoted at about ₱324k/sqm, and a 72 sqm 1BR (with parking) at ₱25.2M (~₱350k/sqm). These are similar to Rockwell Makati or BGC prices, highlighting Parklinks' positioning as a luxury product. Meanwhile, The Lattice (Alveo) offers smaller units (studio to 3BR, 30–124 sqm) at a slightly lower tier: the average is ~₱260k–₱280k per sqm. For example, a 124 sqm 3BR in Lattice runs ~₱32–34M (mid ₱200k's per sqm) and studios (~30 sqm) start around ₱10.7M. Essentially, Ayala's two brands cover different price points: Ayala Land Premier's Parklinks units top the range (even exceeding ₱300k/sqm for prime units), while Alveo's units, though still expensive, cluster in the high ₱200k's per sqm.

Both towers are pre-selling (North Tower turnover ~2025, Lattice ~2027) and have seen brisk sales given the Ayala branding. Payment terms include standard 30% down over construction and 70% on turnover, but Ayala also occasionally offers stretched payment promos for select units. Some recent marketing for Parklinks South Tower hinted at special terms, though details (a teaser mentioned "₱50k/sqm" which was likely referring to a payment schedule, not the unit price). As of now, Parklinks stands out for setting new high price benchmarks in the area. Buyers are effectively betting on the estate's long-term value, extensive park space (50% open space), and the scarcity of large riverfront land in the city.

Mid-Market and Other New Projects (DMCI, SMDC, etc.) – Pre-selling

Not all new developments in C5 Pasig target the ultra-luxury segment. There are also mid-market pre-selling projects that offer smaller units or more affordable entry points, albeit often still with high psqm figures due to their compact sizes:

• The Valeron Tower (DMCI Homes x Marubeni) – This is a newly launched 55-storey tower by DMCI Homes in partnership with Japan's Marubeni, located at the corner of C5 and P.E. Antonio St. (adjacent to Arcovia and near SM Pasig). It's notable as DMCI's foray into a more upscale, single-tower development (as opposed to their multi-tower mid-range complexes). Pre-selling prices for Valeron are competitive relative to its higher-end neighbors: a studio (32.5 sqm) starts at around ₱7.62M, roughly ₱234k/sqm, and a 1BR (46.5 sqm) at ₱8.6M (~₱185k/sqm). On average, DMCI is advertising around ₱180k–₱200k per sqm for this project – one agent touted "₱200k per sqm only" as a selling point (indeed lower than the ₱250k+ in nearby condos). The Valeron Tower's larger 3BR units (75–84.5 sqm) range from ₱14.07M to ₱18M, which is about ₱190k–₱212k per sqm, consistent with the above range. DMCI is offering launch discounts and expects rental demand here due to proximity to Ortigas CBD. This project illustrates that even traditionally "affordable" developers are pricing new Pasig projects near ₱200k/sqm, reflecting the area's growth.

• Gem Residences (SMDC) – A 41-storey condo by SM Development Corp, located directly along C5 in Barangay Ugong (near Avenida Blvd). Gem Residences is positioned for investors and young professionals, with very compact 1BR units (≈23–34 sqm) and attractive monthly payment schemes. While the headline prices are lower in absolute terms, the per sqm prices are quite high due to unit size. A basic 1BR (~23 sqm) starts at about ₱5.9M, which is roughly ₱258k/sqm, and a slightly larger 1BR with balcony (26 sqm) is ₱7.1M (₱273k/sqm). Even the biggest unit (34.9 sqm 1BR+Den) is ₱9.1M (₱261k/sqm). Thus, Gem Residences averages around ₱250k–₱270k per sqm, comparable to higher-end projects – a premium likely due to its "small-cut units" strategy. The selling point, however, is affordability of monthly payments: SMDC advertises that one can own a unit for as low as ₱19k per month on a pre-selling term, which appeals to first-time buyers. SMDC also tends to include furnishings in deliverables. For those considering ROI, the smaller units may rent out more easily, but per sqm, buyers are paying a lot for the efficient use of space. Promotional schemes like 15% down stretched until turnover or slight discounts on list price are often available. By 2026 (turnover), these prices might look reasonable if rents and values have caught up.

• Other Notable Projects: There are a few more developments in the periphery worth mentioning. Robinsons Land is developing the Bridgetowne township (border of Pasig and QC, also along C5). Projects there, like The Velaris Residences (by RLC and Hongkong Land) and Le Pont Residences, are pre-selling in the ₱220k–₱280k/sqm range (Velaris reportedly around ₱270k/sqm at launch). While Bridgetowne is a bit farther from The Grove (~3 km north on C5), it forms part of the broader C5 growth corridor. Meanwhile, Avida Towers (by Ayala's mid-market brand) and Vista Land have projects closer to Ortigas CBD (e.g., Avida's One Antonio in Capitol Commons, Vista's The Spectrum in Ortigas) which are RFO/preselling around ₱150k–₱200k/sqm – but those are more Ortigas center than C5. Along C5 itself, Capitol Commons and Metrowalk area developments (e.g., Maven, Imperium at Capitol Commons) also influence the market, with high-end units there reaching ₱200k–₱240k/sqm (Capitol Commons 2BR units have been selling at ~₱200k/sqm). These surrounding projects show that the Pasig condo market has segments ranging from affordable-mid (₱100k/sqm) up to luxury (₱300k/sqm), with the C5 area near Ugong increasingly clustering toward the higher end due to the influx of upscale townships.

Summary (Pre-selling): Buyers looking at pre-selling condos in C5 Pasig should expect price points mostly between ₱180k and ₱280k per sqm, depending on the project. Mid-tier offerings like DMCI's or some SMDC units might start in the high ₱100k's, but prime developments (Ortigas East, Arcovia, Parklinks) will be in the ₱200k–₱300k+ range. These prices reflect future value and comprehensive lifestyle offerings. Many developers sweeten the deal with promotional discounts (e.g. limited-time 5% off total price) or flexible payment plans (e.g. no spot downpayment, low monthly), which can effectively reduce the barrier to entry (though the list psqm remains high). For end-users and investors, it's important to weigh these financing perks against the higher psqm cost and longer wait. Notably, given the trajectory of Pasig property values, today's pre-selling rates could become tomorrow's resale comps – meaning the market is generally bullish that C5 Pasig condos will appreciate into those values by turnover.

Price per SQM by Project – Summary Table

Below is a summary of indicative price per square meter for various condominium projects in the C5 Pasig (Ugong) area, categorized by whether they are Resale (RFO) or Pre-selling. These ranges are approximate as of early 2025, and actual prices vary by unit type, floor level, and promotions.

Project / Development	Developer	Status	Price per sqm (approx.)
The Grove by Rockwell	Rockwell Land	Resale (RFO)	₱150k – ₱180k/sqm (typical resale range; ~₱160k/sqm for studios)
Kasara Urban Resort	Empire East (Megaworld)	Resale (RFO)	₱100k – ₱130k/sqm (mid-market; some deals <₱100k/sqm)
Prisma Residences	DMCI Homes	Resale (RFO)	₱130k – ₱150k/sqm (mid-range DMCI; larger cuts, good value)
Arcovia City (Palazzo)	Megaworld	Pre-selling	₱200k – ₱260k/sqm (avg. for studio/1BR; larger units slightly lower)
Ortigas East – Maple	Ortigas Land	Pre-selling	₱240k – ₱290k/sqm (upscale; 1BR ~₱250k/sqm)
Parklinks North Tower	Ayala Land Premier	Pre-selling	~₱300k – ₱350k/sqm (luxury segment; large cuts)
Parklinks – The Lattice	Alveo (Ayala Land)	Pre-selling	₱260k – ₱280k/sqm (upper-mid segment; various unit sizes)
The Valeron Tower	DMCI Homes (+Marubeni)	Pre-selling	₱180k – ₱200k/sqm (introductory "premium-affordable"; larger units ~₱190k)
SMDC Gem Residences	SMDC (SM Prime)	Pre-selling	₱250k – ₱270k/sqm (1BR units; small cuts with high psqm)
The Velaris Residences	RLC & Hongkong Land	Pre-selling	₱240k – ₱260k/sqm
Haraya Residences	Shang Properties	Pre-selling	₱280k – ₱300k/sqm
Le Pont Residences	Robinsons Land	Pre-selling	₱250k – ₱270k/sqm
Cirrus	Robinsons Land	Pre-selling	₱230k – ₱250k/sqm

Table: Current price per square meter (approximate ranges) for notable C5 Pasig condo projects, by development status. Each project's pricing varies by unit type; studios often have higher ₱/sqm, while 2BR+ units tend to have a slightly lower ₱/sqm within the same project. "Resale" indicates units are ready for occupancy (often sold by previous owners or the developer's remaining inventory), whereas "Pre-selling" indicates units being sold before completion (often with promotional payment terms). Figures above are based on listing data and developer price lists; actual transactions may differ. Promotional discounts or inclusive items (e.g. parking, furnishings) can also affect these values.

Promotional Deals and Market Insights

Promotions and Discounts

Nearly all developers in this area employ marketing incentives. Pre-selling condos commonly offer flexible payment schemes – for example, Megaworld allows no downpayment, 0% interest over construction (as seen in Arcovia's ₱25k/month plan), and SMDC advertises low monthly installments (₱13k–₱19k/month) to draw investors. Early-bird buyers might get straight discounts on the total contract price (e.g., Ortigas Land's initial buyers or Megaworld's limited 5% TCP discount). Some ready units are sold with rent-to-own terms or absorbed taxes/fees to make the deal attractive. It's worth noting that while these promos ease cash flow, the list price per sqm tends to be fixed or even increase over time (developers often schedule price hikes as building milestones are met). Thus, the timing of purchase can slightly affect the effective price – buying during a launch promo or before a price increase can save a buyer a few thousand pesos per sqm.

Market Outlook

The presence of multiple major developers (Rockwell, Megaworld, Ortigas, Ayala, SMDC, DMCI, etc.) in the C5 Pasig corridor underscores its growth potential. New infrastructure (the planned Parklinks bridge, road improvements, etc.) and nearby offices are further boosting property values. Demand comes from both end-users (families and young professionals) attracted to the convenience, and investors anticipating capital appreciation and rental opportunities (the area is 10–15 minutes from Ortigas CBD and within commuting range of BGC and Eastwood). As Ortigas Center and BGC prices have soared, many see the C5 Pasig area as the next frontier – offering (for now) slightly more reasonable pricing for a similar urban lifestyle. Price trends indicate steady appreciation: for example, values at The Grove have risen from roughly ₱120k/sqm during initial offerings to ~₱170k/sqm today, and pre-selling projects launched at ₱180k–₱200k/sqm a couple of years ago are now selling closer to ₱220k–₱250k/sqm as turnover nears.

Going forward, expect resale values to climb as current pre-selling projects turn over (since once occupied, those units often hit the secondary market at a markup, aligning with newer launches). The influx of retail (e.g. the upcoming Parklinks Mall) and public amenities will further enhance the area's appeal. That said, buyers should carefully compare options: an older but larger resale unit at ₱150k/sqm might fit some lifestyles better than a brand-new but tiny unit at ₱270k/sqm – it boils down to priorities of space, timing, and amenities. Overall, the C5 Pasig condo market is on an upswing, bridging Pasig's gap from mid-market towards high-end. With a range of developers and unit types on offer, the area caters to a broad spectrum of budgets while clearly trending toward higher capital values.

Sources: Official developer price lists, property listing platforms, and market analyses were referenced for the above information. Key sources include listing data from Lamudi and OnePropertee (for current unit prices), developer and agent brochures (for pre-selling pricing and promos), and news reports on Pasig condo market trends. These provide a factual basis for the pricing ranges and trends discussed. Prospective buyers are encouraged to consult the latest releases from developers or reputable brokers for up-to-date offers, as market conditions can change.

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