This page used to be about a reopened 107.5 sqm 3-Bedroom in Andea. That unit is gone, and so is every other 3-Bedroom at Alder Residences. Rather than leave a computation standing on a unit nobody can buy, it has been rebuilt on what is actually on the September 2026 list.
Alder has 18 available units and every one of them is a 2-Bedroom, across Sylvan, Oregon and Manzuria. Below are the three worth comparing: the cheapest floor area, the cheapest total price, and the penthouse. Same developer, same estate, same 12% downpayment over 32 months with the 1% tier discount. Every number is computed in full, including the bank financing and the closing fees most people only find out about later.
Sylvan 510
Sylvan 804
Manzuria PH14
The trap on this list is that the cheapest unit and the best value are not the same unit. Sylvan 804 is the lowest total price at Alder by ₱13,000 — and for that ₱13,000 you give up 2.5 square metres, which works out to paying ₱5,131 more for every square metre you do get. Over a 20-year loan the two units are ₱98 a month apart. If the 67 sqm layout fits, take it.
| Side by side | Sylvan 510 | Sylvan 804 | Manzuria PH14 |
|---|---|---|---|
| Floor area | 67 sqm | 64.5 sqm | 67 sqm |
| Floor | 5th | 8th | Penthouse |
| List price | ₱9,307,000 | ₱9,294,000 | ₱10,170,000 |
| Net contract price (after 1%) | ₱9,213,930 | ₱9,201,060 | ₱10,068,300 |
| Net price per sqm | ₱137,521 | ₱142,652 | ₱150,273 |
| Reservation | ₱30,000 | ₱30,000 | ₱30,000 |
| Downpayment (12%) | ₱1,105,672 | ₱1,104,127 | ₱1,208,196 |
| Monthly × 32 months | ₱33,615 | ₱33,566 | ₱36,819 |
| Difference per month | — | –₱49 | +₱3,204 |
| Difference over the 32-month term | — | –₱1,545 | +₱102,524 |
| Bank amortization (20 yrs, 8.5%) | ₱70,365 | ₱70,267 | ₱76,890 |
| Closing fees (approx.) | ₱884,537 | ₱883,302 | ₱966,557 |
| Turned over | December 2025 | December 2025 | September 2024 |
🔑 Alder is RFO — you may not need the full downpayment before you move in
Complete just 4 months of downpayment, then move in and lease the unit while the rest of your balance is processed for bank drawdown. Alder is one of the 24 properties on the Home Advance list, and all three units above are turned over, so there is something to move into.
All three units above fall inside the published 64.5–71.5 sqm 2BR band, so ₱15,500 a month is the rate card figure — confirmed per unit at signing. Up to 6 months of free association dues depending on lease length. This window closes 30 September 2026; it is a dated memo, not a standing offer.
If you want a bigger discount instead of a lighter entry. The 12% / 1% tier used above is the bottom rung of DMCI’s standard downpayment ladder. Alder also carries 30% down for 4% off, 40% for 5% off and 50% for 6% off, all over the same 32 months. On Sylvan 510 the 50% tier takes ₱558,420 off the list price instead of ₱93,070 — but it asks for ₱4,374,290 in downpayment rather than ₱1,105,672. Run both on the computation sheet.
Prices, areas and turnover dates are from DMCI’s September 2026 availability list. Amortization is computed at 8.5% per annum on an 88% loan and is an estimate, not a bank quote. Closing fees are approximated at 9.6% of the net contract price. Figures are confirmed at reservation. Three Alder units on the current list carry a blank floor area in DMCI’s data (Oregon 502, Oregon 220 and Sylvan 1612) and are therefore not computed here. Updated 3 September 2026.