What Makes Light Residences Condominium in Mandaluyong Still the Best Condo Unit Purchased by Its Owners After Almost 10 Years

Light Residences is one of a kind condominium in Metro Manila. It has many features and benefits worthy of emulation, save for direct access to MRT Boni Station in EDSA that not many condominiums could have. After almost 10 years since residents have occupied the condominium complex in Mandaluyong, many owners have stayed and their stories and testimonials gives people a strong point why Light Residences is still the best condominium in the city.

• Well-maintained amenities of Light Residences Mandaluyong
1. Pools
2. Gazebo
3. Garden
4. Jogging/walking path
5. Mezzanine activity area
6. Indoor gym
7. Function room
8. Grand lobbies
9. Children's Playground 
10. Mall complex
• The Accessibility of Light Residences to the rest of Metro Manila
1. Central business districts
2. Malls
3. Schools
4. Banks
5. Hospitals
6. Government institutions
• Community engagements to keep the residents active and informed
1. Seasonal bazaars
2. Children's activities (Easter Sunday and Halloween Party)
3. Christmas Party
4. Donation drives
5. Strong engagement to local government and its barangay 
• Light Residences Mandaluyong as a strong and viable investment option
1. Millennials and Gen Z’s 
2. Self-employed
3. Retirees
4. Foreigners
• Recent valuation of Light Residences as guide for buying condo units
• Conclusion

Well-maintained amenities of Light Residences Mandaluyong

Light Residences is a condominium complex in Mandaluyong known for its well-maintained amenities. It has been enjoyed by its owners, long-term tenants, and occasional residents as it is well-maintained by its property management – Greenmist Property Management Corporation, under the supervision of the board of trustees of Light Residences Condominium Corporation.

Pools

There are two kinds of swimming pools in Light Residences – the adult pool and the kiddie pool. The pools are very safe as it has uniform depth through its entire length. The two adult pools are four feet deep each, while the kiddie pools are two-feet deep each.

A team of housekeeping is tasked to maintain the pools on a regular basis. Operating time, or the time that swimming is allowed in the pools of Light Residences, is between 6:00 am to 10:00 pm, being closed on holidays when employees are on a holiday rest and rainy days when swimming are not allowed. A life-guard, though not entirely needed as the pools are not really too deep, is available.

The property management is fully aware of the pools as they also conduct seasonal closures to make sure the pools will not affect the lower floors – the parking area and the mall.

The young ones or the children of the families of Light Residences are also enjoying their time in the pools. Annie Batumbakal, an occasional swimming instructor, can help them to learn how to swim, as she has a comprehensive course for swimming for children.

Pools are the favorite part of Kristina, a long-time owner of Light Residences. While she has bought properties in a nearby province, she still swims in Light Residences as free access to the pool and her business interests in Mandaluyong and its proximity to the condo keeps her going in the pool to relax. Furthermore, it is expensive to maintain a pool on her own so going to Light Residences makes it viable.

Gazebo

There are four concrete gazebos located in the 8^th floor amenities level of Light Residences in Mandaluyong.

Not much is to be said about the gazebos but it provides a space for swimmers, a time for small-talk between neighbors discussing matters in their life and condo corporation affairs, and a time for closing business deals through casual conversations.

Buyers of condo units in Light Residences are usually signing papers and closing the deal in the condo unit, coffee shop, fine-dining or quick-serve restaurant, banks. But for me, it would be the gazebo. In the gazebo I witnessed and cleared points by either buyer or seller, and they are mostly confident about closing the deal as they are not stressed about it. Having them fully-guided by a broker will enable them to decide things quickly, clearly, and without hesitations.

Garden

The garden is an integral part of Light Residences in Mandaluyong. The ornamental and flowering plants and the grasses are well-maintained by the housekeeping by Greenmist Property Management Corporation.

Aside from the garden setup by the condominium, residents with condo unit with balcony have done gardening on their own. Some have flowers, some have planted herbs and spices that are good for cooking.

Rufino has his own garden in the high floors of Tower 3 of Light Residences, where he has basil, rosemary, and thyme. He is the lead for the plantitos and plantitas of Light Residences. The words “plantitos” and “plantitas” only made waves during the time of pandemic in the Philippines – between March 2020 and March 2022 where bulk of the COVID-19 cases and casualties have been. Most of the residents eventually had their own small gardens in their balconies since pets are not allowed in the whole condominium complex.

Jogging/walking path

The jogging or the walking path in Light Residences is well-delineated. Day or night, people can do jogging in their most convenient time. As observed, most people run either during night time or between 5:00 am to 7:30 am. Being in the concrete jungle of Metro Manila needs our sanity and body in right-shape Learn more about the benefits of jogging here.  

Long-time joggers like Fredrick and Carlito likes Light Residences in Mandaluyong so much that it provided them more chances to make themselves fitter than ever by jogging. Having their work closer to home through reduced travel time is giving them more time to take care of themselves.

Mezzanine activity area

The mezzanine is located between two adult pools in Light Residences in Mandaluyong. Most neighbors gathering together have scheduled their free Zumba or yoga sessions.

Jamela Santos is a licensed Zumba instructor that holds classes sometimes for free. Since she bought a condo unit here in early 2010, she had more condo unit purchases here and outside Light Residences.

Indoor gym

Ever wanted to look good and feel healthy while in the city at a cheaper price? Light Residences has its own indoor gym where you can exercise any time of the day, between 6:00 am and 10:00 pm. It is well-maintained by the property management and has gone several times of replacement of electronic exercise equipment such as thread mill, elliptical wheel, and electric bike throughout the years.

Function rooms

Function rooms in Light Residences are modest at its best, a small one that can gather 70, 80, or 90 guests, depending on the rented function room. It is located in Tower 1 of Light Residences.

Most meetings or celebrations are held in these function rooms. Unit owners, and even tenants, refer their offices to hold meetings. Whether the occasion is Christmas, Halloween, Easter Sunday, birthday, anniversary, or wedding reception, Light Residences is a venue ready to accept guests.

Grand Lobbies

The grand lobbies of Light Residences condominium in Mandaluyong are modest, clean, and equipped, with receptionist available during business hours, telephone line available for emergency purposes, free Wi-Fi connectivity to everyone, and couch to be shared to everyone, guests included. Furthermore, grand lobbies have restrooms available before going to the elevators leading to the individual condo units.

Grand lobbies are meeting places for everyone, before settling to actual meeting place, either in the condo unit or one of the restaurants at SMDC Light Mall.

Children’s Playground

The children’s playground in Light Residences is small and intended for toddlers supervised by their parents or older siblings.

Most mothers in Light Residences that are raising their child in the condo are flocking around the playground area and letting toddlers to play with other children, to raise their social connections. It is also a great time for mothers to help each other in parenting. 

Mall Complex 

The SMDC Light Mall of Light Residences in Mandaluyong is an SM-operated mall catered to serve residents of the condominium and visitors from various parts of Metro Manila. It is very convenient to the residents since they can go and get their needs whenever they want during mall hours, except for some shops that operate 24/7 when they can visit it anytime.

Major tenants of SMDC Light Mall include SM Savemore, Banco De Oro (BDO), Medical City, Ace Hardware, SM Cinemas, National Bookstore, Watsons’ Drugstore and Alfamart Convenience Store.

Restaurants are also available in SMDC Light Mall. Wendy’s, Jollibee, Chowking, and Bon Chon are in the quick-serve restaurant segment. For the fine-dining restaurants, we have Kuya J’s, Romantic Baboy, Kenny Rogers, Classic Savory, Hap Chan, and Hot Kitchen.

Beverage shops also flocked SMDC Light Mall. People love drinking, but not indulging much on alcohol. Milk tea shops include Gong Cha, Unocha, and Serenitea while coffee shops include Bo’s Coffee and Wouldulike Specialty Coffee.

Wellness zones are well-visited by the residents of Light Residences to find relaxation outside their condo units. Do you want to pamper yourself? Shops about hair, nails, eyelashes, body, are available.  

The Accessibility of Light Residences to the rest of Metro Manila

The location of Light Residences is very strategic to its residents because it is only one of the few condominium complex directly connect to a train station. MRT Boni Station is directly facing Light Residences and any institution can be visited by just riding the train and a few minutes of walk.

Central business districts

The central business districts are magnets of commercial activities, whether selling a product or service. You can access the following business districts within minutes by train and walk. Public transportation is continuously being improved over time.

• Mall of Asia Complex (One E-Com, Two E-Com, and other offices)
• Makati CBD (accessible within 10 minutes from MRT Boni to MRT Ayala Station). The farthest buildings are Alveo Financial Tower and GT Capital Tower is 2.3 kilometers away from MRT Ayala Station and you can ride a jeepney.
• Bonifacio Global City is accessible through a bus station located beside Forbes Park in front of MRT Ayala Station.
• The whole strip of Gil Puyat Avenue can be accessed in MRT Buendia Station and a jeepney.
• Pioneer Central Business District is just beside Light Residences and the offices are just a few minutes of walking
• Greenfield District is a mixed-use district – office and residential that is two streets away from Light Residences. It might seem far due to the gargantuan buildings but it is not. You can take a walk in the street and be at your office.
• Ortigas Central Business District can be accessed through either MRT Shaw Station or MRT Ortigas Station. Offices can be reached within 1 kilometer, which is walkable already.
• Araneta City or Cubao Central Business District in Quezon City can be accessed through MRT Cubao Station.
• If you are an artist of an employee of GMA Network, you can easily reach them through MRT Kamuning Station.
• Whether you are working near to ABS-CBN, you can easily reach them by walking after riding in MRT going to Quezon Avenue Station.
• In Quezon Avenue Station of MRT, you can easily go to Eton Centris Central Business District or Vertis North by walking.
• Employees or entrepreneurs working in North Avenue can save transportation by riding MRT. North Avenue has Ayala Malls Trinoma and SM North EDSA where there are lots of shops and offices.

Malls

There are simply lots of malls located in EDSA that is easily accessible in MRT. Whatever interest a resident of Light Residences could have, whether shopping for anything or scouting for malls spaces for their business interests, they can swiftly access these malls in a matter of minutes.

•  A jeep away from MRT Taft Station – Mall of Asia Complex
• MRT Taft Station – Ayala Malls Metropoint
• MRT Magallanes Station – San Lorenzo Place Mall
• MRT Ayala Station – SM Makati and Ayala Malls (Glorietta and Greenbelt)
• MRT Boni Station – Light Mall and Fame Mall
• MRT Shaw Station – Fame Mall, Pavilion Mall, Shangri-la Plaza EDSA, and SM Megamall
•  MRT Ortigas Station – SM Megamall and Robinsons Galleria
• MRT Cubao Station – Farmer’s Plaza, SM Araneta City (SM Cubao), Gateway Mall, and Ali Mall
• MRT Kamuning Station – (future development that is Glam Mall by SMDC)
• MRT Quezon Avenue Station – Eton Centris Mall
• MRT North Avenue – SM North EDSA, Ayala MallsTrinoma, and Landmark

Schools 

Elementary and high schools located nearby Light Residences are very few and can be reached by riding a jeepney. As the cost of living is rising and mortgage rates for housing are also rising, many parents opted to choose public school for their children. Nevertheless, the public school system in Mandaluyong is well-supported by the local and national government, complete with facilities that are ready for online, blended, and face-to-face learning.

Private elementary and high schools are also available in Mandaluyong, with Lourdes School of Mandaluyong, Jose Rizal University, Arellano University, and La Salle Green Hills, to name a few. They can be reached by riding a jeepney, taxi, or own car. Private universities also have their own elementary and high school departments that can be reached by riding MRT going to Taft, then LRT1 going to the station near the school.

The private and state-owned universities and colleges that can be easily reached when you are living in Light Residences in Mandaluyong are located within the stations of LRT1 and LRT2 station. LRT1 station had the whole University Belt wrapped around with the likes of University of the East, Far Eastern University, University of Santo Tomas, De La Salle University, Philippine Normal University, San Beda University and University of the Philippines Manila. Popular colleges around LRT1 include College of Holy Spirit Manila, EARIST, La Consolacion College Manila, Philippine School of Business Administration, San Sebastian College – Recoletos, and Technological Institute of the Philippines.

Banks

A lot of branches of banks are very accessible within minutes or even walking distance from Light Residences in Mandaluyong. Businesses or even individuals who own bank accounts from various banks would greatly benefit from them being accessible within minutes. Not to mention that most banks have gone digital, some transactions are still worth the visit to the branch of the specific bank itself.

The branches of banks that are within walking distance from Light Residences are as follows:

• Banco De Oro (BDO) is located in Light Residences itself, at the ground floor of SMDC Light Mall
• Bank of the Philippine Islands (BPI) is located in Pioneer Highlands, located at the back of Light Residences
• Union Bank of the Philippines is located in Robinsons Cybergate in Pioneer Central Business District
•  Metrobank, PBCOM, and Philippine National Bank in Pioneer Street in Mandaluyong

The branches of banks that are within minutes by taking a jeepney to Boni Avenue are so many. It is a strip of branches of banks itself as it is near to Bureau of Internal Revenue. You can reach banks within 10 minutes by riding a jeepney at the back of GA Tower. Examples include China Bank, Union Bank, BPI, BDO, Metrobank, PNB, and DBP.

Hospitals

It is not surprising that many people in the city are having lifestyle diseases during the course of their lifetime. The condo unit owners of Light Residences in Mandaluyong have an easy access to many hospitals, state-owned or private.

I am not fond of visiting hospitals but I have to prepare for the future when time comes. Rather than being scared of visiting hospitals, I keep myself in check by doing my annual checkup in diagnostic clinics and have checkup to internists through the help of a prepaid health card.

Nevertheless, here is the list of hospitals nearby Light Residences

• VRP Medical Center (walking distance from Light Residences, private, Level 3 hospital)
• Unciano General Hospital (along Boni Avenue, Mandaluyong)
• The Medical City Ortigas (private, Level 3 hospital)
• Mandaluyong City Medical Center (owned by Mandaluyong City government, Level 2 hospital). Its branches are located at Boni Avenue near City Hall, and another at Martinez Street in Barangay Addition Hills.
• National Center for Mental Health (directly managed by Department of Health, Level 3 hospital)
•  Rizal Medical Center in Pasig (directly managed by Department of Health, Level 3 hospital)
•  Philippine General Hospital (accessible through LRT1, directly managed by Department of Health, Level 3 hospital)

Government Institutions

Being a worker in the government is a privilege, as they say. It is a chance to serve your own country. Having more access to the public services gives you better chance to be served. Here is the list of the nearby government agencies to Light Residences in Mandaluyong:

• Mandaluyong City Hall which is accessible within minutes by riding a jeepney in Boni Avenue
• Metropolitan Manila Development Authority (MMDA) in Makati
• Bureau of Internal Revenue (BIR) Revenue District Office (RDO) 41 – Mandaluyong City, located in Boni Avenue
• Land Registration Authority (LRA) Registry of Deeds of Mandaluyong, located in Boni Avenue
• Office of the Vice President Sara Z. Duterte at Robinsons Cybergate
• Development Academy of the Philippines, located in San Miguel Avenue, Pasig
• National Economic and Development Authority (NEDA) located at Escriva Drive, Ortigas Center, Pasig
• Department of Education (DepEd), located in Meralco Avenue, Pasig City
• Philhealth, located in Citystate Center, Shaw Boulevard, Pasig City
• Social Security System, located in Shaw Boulevard, Pasig City
• Home Development Mutual Fund (PAG-IBIG or HDMF), located in Shaw Boulevard, Pasig City

Community engagements to keep the residents active and informed

There are quotes when people are together. For example, “The family that prays together stays together”. In the case of community, according to Dean Ornish, “The need for connection and community is primal, as fundamental as the need for air, water, and food.”

The management of Light Residences in Mandaluyong and its community leaders has been instrumental to keeping the people engaged by various community activities.

Seasonal Bazaars 

Seasonal bazaars are the time when members of the community can show what products and services they have. Light Residences has lots of self-employed individuals who have bought their own condo units back in the stay and have stayed ever since because the community is here.

Example is Jacquelyne Dimaunahan who is an agent/manager of Pru Life U.K. Insurance. She has been staying with her family in Light Residences since 2014. She had many clients in the whole condominium complex and is still increasing. She had her referrals from the neighbors in this condominium too. She participates in the bazaars annually.

When it comes to food, Editha Ambrad and Rubyneth Cuison are the leaders. Light Residences has provided them regular clients for the menu that they have and they are very grateful for the opportunity that the condo unit owners has given them. They also participate in the bazaar annually.

Children’s activities (Easter Sunday and Halloween Party) 

Most of the condo units in Light Residences in Mandaluyong are not for starter families that needs at least two bedrooms. The majority of the units include studio unit and 1 bedroom units. Nevertheless, small families are here in Light Residences and thriving with its minute space.

Neighbors get to know the children of other families by gathering in the playground or grand lobbies in 8^th floor. The property management of Light Residences is supportive of the social development of the children of the resident families and they are conducting some holiday activities for them, including Easter Sunday and Halloween Party.

Christmas Party 

The observation of Christmas season is largely a tradition in the Philippines, as well as the residents of Light Residences in Mandaluyong. Some start as early as September, but most people start at December. A major percentage of the residents are working in offices and they could be conducting Christmas parties as early as November.

In Light Residences, Christmas season activities include the bazaars intended for fund raising for Christmas Party, the observation of Simbang Gabi in the premises of SMDC Light Mall, and finally, the annual Christmas Party where every resident is invited and is eligible for raffle prizes like food and appliances. The Christmas Party in Light Residences is a community party where neighbors are truly closer as they know each other more. Sing and dance performances are also made by either the employees of the Greenmist Property Management Corporation, or the residents of Light Residences.

Donation drives 

The donation drives spearheaded by the property management are what keeps the community in Light Residences grateful for their blessings. They would be able to share their surplus wealth in times of great need like supporting a foundation or donating in times of calamity.

Strong engagement to local government and its barangay 

The visibility of Light Residences as a community in Mandaluyong has attracted Barangay Barangka Ilaya and the local government of Mandaluyong City to look after them, especially during the time of COVID-19 pandemic. 

Many ordinances are more visible to the bulletin boards of Light Residences and people are compliant to the rules. Strong discussions within the community proliferated back then during the start of the pandemic as everyone are very helpless and no one knows if their neighbor next door has contracted the virus. Neighbors have eventually learned to care for each other as they try to give as much as they can, like giving fruits, vegetables, and cleaning kits to help the neighbors who contracted the virus to recover.

2021 quietly came and by March 2021, residents particularly the senior citizens and the persons with comorbidities lined up for whatever vaccine is available. By 2022 and with easing of social distancing restrictions, everyone in Light Residences made it together, with the least casualties.

Light Residences Mandaluyong as a strong and viable investment option

More and more people in the city are choosing to live in condominium nowadays, making Light Residences in Mandaluyong still a strong and viable investment option for anyone. People of ages like millennials and retirees choose living in the condo the most. I have interviewed some people in the community and below are their testimonies for choosing Light Residences.

Millennials and Gen Z’s 

Raquel is a millennial real estate broker living in Mandaluyong and is currently selling properties in the province. But living in Light Residences has been their choice for 10 years as the maintenance of condo unit is cost-efficient, amenities such as swimming pools are available, and safety and security is done well by the property management.

Ben is a millennial insurance agent and owner of Asfelco Modular – a business in design and construction of kitchen cabinets. While he has already sold his property in Light Residences, he is very grateful for the connections he had in this condominium. He still occasionally visits Light Residences because of new clients as many condo owners are also into changing the look and feel of their condo units. He has chosen Light Residences before because of its community.

I am a witness to some of the weddings of the young couples in Light Residences in Mandaluyong. They have eventually made a family on their own, moved out, and have their condo unit leased. Condo units are wise investments for those who live overseas as they increase their wealth through real estate assets.

Couples Joseph and Jehn tied the knot last 2020, before the COVID-19 pandemic. Joseph had the condo unit before their wedding. Since they live in Singapore, they chose to have their condo unit to be rented by someone else instead.

Self-employed 

Many self-employed individuals are choosing to live in Light Residences in Mandaluyong because of its accessibility to many parts of Metro Manila and its community.

Jackie is a unit owner of Light Residences for seven years. He is managing a number of branches of his franchises in malls along EDSA through MRT and stalls in some universities along LRT1. It is more economical for him to stay in Light Residences as it provides him shorter time to check his employees and the sales he made from day-to-day operations.

Retirees

Filipino and foreign retirees are choosing Light Residences in Mandaluyong because of its security and no-hassle maintenance of condo units. We have been neighbors to retirees having the time of their lives, especially when their children are making a life on their own.

For example, my neighbor Melinda and his husband has been a resident since 2015 and have no qualms about moving here in Light Residences. Whenever they are not in the mood of preparing their own food, they just buy food to the neighbors selling it.

A foreign retiree is defined in a different sense with Philippine Retirement Authority, a national government agency under Department of Tourism. You can be 35 years old and retire here in the Philippines by just buying a property, particularly a condominium unit, as ownership of lands by the foreigners are strictly prohibited, less some exceptions. Moreover, interested persons who want to be a foreign retiree can buy Special Resident Retiree’s Visa (SRRV) and enjoy its benefits.

There are foreign investors in Light Residences who is occasionally visiting their properties. Jacob, not in his real name, has six (6) condo units being rented out in either weekly or monthly basis. Doing rentals full time for them is exhaustive; hence, they hired a company that caters to serviced apartments.

Foreigners

Foreigners are usually working in large companies in the Philippines. Choosing Light Residences in Mandaluyong is a no-brainer. It is accessible to most central business districts and can reach offices in less than 30 minutes in the morning or evening, depending on their shift.

Recent valuation of Light Residences as guide for buying condo units

The recent valuation of Light Residences condominium in Mandaluyong makes it a sweet deal for everyone interested to invest in real estate or just live in one of the condo units and be an active member of the community. Back in 2008, the pre-selling price offer for studio units with an area of 20 square meters is just one million pesos. It would be valued at PhP 50,000.00 per square meter back then. Let us see the zonal valuation from BIR throughout the years:

If you have bought a property during the pre-selling stage, you could have doubled the selling price already. The zonal value is not a guide for selling price. The selling price is the agreed value of payment between seller and buyer, which is private in nature. A listing in Light Residences from a popular bank is selling at PhP 140,000.00 per square meter, while others are selling at above PhP 150,000.00 per square meter. Circumstances by sellers that are not privy to us may have enabled them to sell their property below the zonal value but we cannot dictate prices of property a buyer would want to own.  

Light Residences condominiums in Mandaluyong compete with properties that are currently in pre-selling stage. It is a ready-for-occupancy condominium with prices that are significantly lower than the newly built and upcoming projects of various developers. It is a well-maintained condominium that is heavily connected and accessible to various parts of Metro Manila through MRT, LRT1 and LRT2 trains. In the future, Light Residences can travel faster to parts of Bulacan and Laguna and Quezon, thanks to the convenience brought by the trains.

Conclusion

Most owners in Light Residences in Mandaluyong are its residents. They saw it as the best condo unit purchased ever because of the people, the community, and the engagements and memories shared. These social factors are greater than the tangible benefits that the condominium offers to them – accessibility to MRT Boni Station and many places in Metro Manila.