How Infrastructure is Transforming Housing Choices in the Philippines

The way Filipinos choose where to live is evolving, and infrastructure development is driving this transformation. With PHP 1.54 trillion allocated to major projects in 2024 alone, the country is seeing significant improvements in roads, transport systems, and interregional connectivity. These developments are expanding housing options beyond Metro Manila, creating new residential hubs and investment opportunities in emerging cities.

The Shift from Congestion to Connectivity

For decades, homebuyers prioritized properties within Metro Manila’s business districts, where employment opportunities were concentrated. However, this often came at the cost of long commutes and expensive real estate. Now, major expressways, rail systems, and bridges are reshaping how and where people choose to live.

The completion of projects like the North-South Commuter Railway, Cavite-Laguna Expressway (CALAX), and Metro Manila Subway is reducing travel times and making suburban living more convenient and attractive. As a result, Bulacan, Pampanga, Laguna, Cavite, and Batangas are experiencing a surge in demand from homebuyers looking for better accessibility and more affordable housing options.

The Impact of Metro Manila’s Traffic on Housing Preferences

Metro Manila’s traffic congestion remains a major challenge, ranking 27th globally in congestion levels and 14th in travel time according to the 2024 TomTom Traffic Index. Commuters lose an estimated 127 hours per year during rush hour, with an average travel time of over 32 minutes per 10 kilometers.

With this reality, many Filipinos are reconsidering their housing choices. Rather than endure daily traffic, more buyers are exploring homes in well-connected suburban cities where new transport projects are cutting travel times while offering a higher quality of life.

The Rise of Township Living

As connectivity improves, real estate developers are expanding master-planned communities and townships, integrating residential, commercial, and office spaces within a single location. Today, there are over 120 townships covering 134,000 hectares nationwide, offering residents the convenience of living near workplaces, retail hubs, and entertainment centers.

These townships cater to the changing preferences of homebuyers, who now prioritize walkability, sustainability, and smart living features. With work-from-home and hybrid work arrangements becoming the norm, these communities provide flexible and modern housing options that align with today’s lifestyles.

Affordability Challenges and Investment Opportunities

While infrastructure expansion is unlocking new residential markets, the rising cost of land, construction, and financing presents affordability challenges. However, developers and financial institutions are introducing creative payment terms, lower down payments, and flexible mortgage options to make homeownership more accessible.

For investors and homebuyers, emerging locations present strong opportunities. Properties in areas with ongoing transport projects are expected to appreciate significantly in the coming years, making them ideal for long-term investments. These areas not only offer more affordable real estate compared to Metro Manila, but also provide larger living spaces, modern amenities, and less congestion—key factors for those seeking a higher quality of life.

Looking Ahead: The Future of Housing in an Infrastructure-Driven Market

With continuous improvements in road networks, rail systems, and airport expansions, the Philippine real estate market is set for sustained growth. Homeownership is no longer limited to Metro Manila’s urban core—buyers now have greater location flexibility and more diverse housing choices.

For those planning to invest, understanding how infrastructure impacts property values is key. Areas that are currently more affordable but have upcoming transport projects will likely see strong price appreciation. Making strategic housing decisions early can lead to better returns and an improved living experience.

As the country continues to expand its infrastructure, real estate investment is becoming more dynamic than ever. The future of housing lies in accessibility, well-planned communities, and seamless mobility, where Filipinos can live, work, and thrive in a fully connected nation.

Source: Leechiu

Your rights after death of your common law partner

Question: My common law wife was previously married, but never had her marriage annulled or nullified. Do I have a claim on the properties we acquired?

In the Philippines, your legal rights to properties acquired during your relationship with your common-law wife depend significantly on her marital status under the law. Here's a breakdown of the legal implications:

1. Her Marriage is Still Valid

If your common-law wife was legally married and never obtained an annulment or nullity of marriage, then:

• Her marriage is still considered valid and subsisting under Philippine law.

• Any relationship with another person (including you) is not legally recognized and is considered an adulterous or bigamous relationship, depending on the circumstances.

  
  

2. Properties Acquired During Your Cohabitation

If you acquired properties together during your 20-year relationship:

Presumption of Co-ownership (but limited)

Under Article 147 of the Family Code, co-ownership rights may apply only if both parties are legally free to marry (i.e., not legally married to someone else). But since she was not free to marry, Article 148 applies:

Article 148 (Family Code) — For relationships where one or both parties are married to someone else:

• Only the properties acquired through the actual joint contribution of money, property, or industry of both parties shall be owned in common in proportion to their contributions.

• You must prove your actual contribution (financial or work/labor).

• If you can show that you contributed to the acquisition, you may have a proportionate claim.

Important Caveats:

• You do not get automatic 50-50 co-ownership as you would in a legal marriage or a common-law union where both parties are free to marry.

• Properties solely in her name, and where you cannot prove contribution, may not be claimable.

What You Should Do:

1. Gather evidence:

   • Receipts, bank records, construction materials, or any proof of monetary or labor contribution.

   • Witness statements if you did substantial work or helped financially.

2. Consult a lawyer:

   • A lawyer can help assess whether you can file a civil case for partition or recovery of your share in properties under Article 148.

3. Avoid prescriptive period issues:

   • There are time limits for asserting claims in court (prescriptive periods), so acting quickly is important.

Summary:

• You may have a claim, but only for properties you helped acquire, and only in proportion to your proven contribution.

• Her existing marriage means your relationship is not protected under typical cohabitation laws.

• Legal help is highly recommended for documenting your contributions and asserting your rights.

Clarity sought on ‘green’ energy project economics

While financing is readily available for green energy projects in the Philippines, the industry requires a clearer pathway to profitability to strengthen the investment argument, according to ACEN Corp.

“I’m a little surprised by the assumption that climate financing in general is not available, right? Because there is a lot, certainly,” Miguel de Jesus, ACEN managing director and chief operations officer, said at the BusinessWorld Economic Forum: Unlocking Philippines’ Potential.

“I think a lot… has to do with getting the economics right on how to enable these energy transition opportunities,” he added.

Mr. De Jesus said developers and their financial backers have yet to see clarity on the revenue streams to be generated by energy-transition projects.

“At the end of the day, the banks want certainty of payment, right? And what’s important therefore is to ensure that (these projects have robust) revenue stream,” he said.

ACEN, the listed energy platform of the Ayala group, has initiated the early retirement of the 246-megawatt (MW) South Luzon Thermal Energy Corp., a coal-fired power complex.

The company has a target of scaling up its renewable energy capacity to 20 gigawatts 

(GW) by 2030.

Vincent Martin C. Villegas, senior vice-president and chief revenue officer of First Gen Corp., said the liberalization of foreign ownership rules will help accelerate the development of renewables.

“We can now have 100% foreign investors, which is a big thing,” he said.

Mr. Villegas noted the high levels of risk in geothermal exploration, where First Gen, through its subsidiary Energy Development Corp., is the industry leader.

Mr. Villegas said customers and generation companies are gravitating towards clean energy, adding: “It will take some time. It’s going to be a journey. But it’s a collaboration… That’s going to be an effort from across the entire country. But we’re quite hopeful. If you look at the targets, we think they are achievable,” he said.

First Gen, the power generation arm of the Lopez group, controls 3,668 MW in capacity from its portfolio of geothermal, wind, hydro, solar energy, and natural gas plants.

The company has set a capacity target of 13 GW by 2030.

Monalisa C. Dimalanta, chairperson and chief executive officer of the Energy Regulatory Commission (ERC), said the industry is moving on from the old model where projects were deemed bankable if they signed up one major offtaker.

“This is where government agencies like ourselves and the DoE (Department of Energy) are helping out, in recalibrating the narrative for the financing sector,” Ms. Dimalanta said.

She said various cash flows can now be tapped by the developer, and not necessarily the traditional streams provided by a distribution utility.

Ms. Dimalanta said other potential revenue streams have been liberalized, such as selling to contestable customers under the Retail Competition and Open Access scheme, and participating in the Green Energy Auction Program.

Energy Undersecretary Rowena Cristina L. Guevara said the DoE is pursuing discussions with the Department of Finance (DoF) on initiatives like geothermal de-risking, total electrification, energy efficiency and conservation, and the hybridization program of the National Power Corp.

She said the DoE is in “advanced discussions” with the Asian Development Bank (ADB) to obtain support for these programs next year.

Ms. Guevara said the energy transition should be “calculated and calibrated,” adding: “We don’t want to miss out on economic growth by suddenly turning off our coal-fired power plants.”

Ms. Guevara said that the DoE is coming up with a coal transition policy, having received a presidential directive to ensure the Philippines can deliver on its Nationally Determined Contribution under the Paris agreement.

The Philippines hopes to increase the share of renewable energy in its power generation mix to 35% by 2030 and 50% by 2040.

Source: Business World