A pre selling condo in Pasig is a unit you reserve and pay for in installments while the tower is still being built. As of October 2026, projects cluster in Ortigas Center, Capitol Commons, C5, Bridgetowne and Oranbo, with turnover targets from Q4 2026 to Q4 2029. Expect a ₱10,000-₱30,000 reservation fee, a 10-30% downpayment during construction and a loan for the balance at turnover.
Updated 12 October 2026. Every figure carries its source and as-of date; where a developer publishes no price list or firm turnover date, we say so.
Pre-selling condo in Pasig at a glance (October 2026)
Metro Manila's condo market, Pasig included, currently favors buyers:
- Record unsold stock. Leechiu Property Consultants counted a record 82,900 unsold Metro Manila condo units in Q2 2026, about 34 months of supply versus a historical norm of up to 12 (GMA News, 7 July 2026). In Q3, take-up rose 17% quarter on quarter to 8,454 units and unsold stock eased to about 80,000, or 28 months, two-thirds of it priced ₱4M-₱12M (Philstar, 8 October 2026).
- Vacancy peaking. Colliers projects a record 25.6% Metro Manila residential vacancy by end-2026, easing from 2027 as completions slow (Q2 2026 report, 12 August 2026).
- Rents down. Ortigas/Mandaluyong rents averaged ₱729 per sqm in Q2 2026, down 25% (Leechiu); only BGC and Taguig posted rent growth.
- Developers are dealing. Discounts, extended terms, waived fees and rent-to-own packages are on offer (Gulf News, 4 July 2026).
You have leverage, but trim your rental-yield and resale assumptions. If you cannot wait until 2028-2029 for keys, compare ready-for-occupancy condos in Pasig, and use our Pasig area guide to weigh neighborhoods.
Pasig pre-selling projects compared: developer, turnover year, price range
Each project below has a developer-published or news-reported turnover target. Where no official price list is public, the table says so; ask the developer for one in writing instead of relying on broker ads.
Grouped by wait time: near turnover (Empress, Grand Midori Tower 2), 2028 (Haraya, Laya) and 2029 and beyond (Valeron, Velaris, Olin).
| Project | Developer | Area in Pasig | Turnover target | Published price | Source, as of |
|---|---|---|---|---|---|
| Empress at Capitol Commons | Ortigas Land | Capitol Commons | Q4 2026 | Not published; ₱10,000 reservation | Ortigas Land news (4 Jan 2024); project page (Oct 2026) |
| The Grand Midori Ortigas Tower 2 | Federal Land | Ortigas Center | From late 2026 (a broker ad says 2027; confirm) | Average ₱253,823/sqm | Context.ph, 20 Oct 2025 |
| Haraya Residences | Shang Robinsons Properties | Bridgetowne | 31 Jul 2028 (South), 30 Sep 2028 (North) | ₱17M-₱79M | Haraya site (1 Dec 2024); price: Asia Property Awards entry |
| Laya by Shang Properties | SPI Property Holdings | Oranbo | 31 Jul 2028 | Not published | layabyshang.com, Oct 2026 |
| SYNC N-Tower | RLC Residences | C5, Bagong Ilog | Not confirmed (topped off Jun 2026; broker ads say Nov 2028) | ₱5.1M-₱27.3M (whole project) | InsiderPH (29 Jun 2026); price: Asia Property Awards entry |
| The Valeron Tower | DMCI Homes + Marubeni | C-5, Ugong | July 2029 (DMCI Sales site) | ₱6,975,000-₱18,014,000 | dmcihomes.com, Aug 2026 update |
| The Velaris Residences North Tower | RHK Land (Robinsons Land + Hongkong Land) | Bridgetowne | May 2029 (completion) | ₱25.5M-₱257.3M | Asia Property Awards entry, undated |
| Olin at Jade Drive | Ortigas Land | Ortigas Center | Q4 2029 | Not published | Ortigas Land news, 4 Jan 2024 |
| Le Pont Residences | RLC Residences | Bridgetowne | 2029 / 2031 per broker ads only; confirm | Not verified | Launch (Jan 2023): Asia Property Awards |
Ortigas Center and Capitol Commons
Empress at Capitol Commons (Ortigas Land, 56 storeys) topped off in October 2023 for Q4 2026 turnover and is still listed as pre-selling. The Grand Midori Ortigas Tower 2 (Federal Land, Exchange Road corner Jade Drive) was reported at 490 units of 35.5-109 sqm and about 40% sold as of October 2025; Federal Land's own page shows different unit totals, so confirm the count. Olin at Jade Drive (Ortigas Land) launched in April 2023; marketing claims of 52 storeys, 1,245 units and 72-month terms are unverified.
C5, Ugong and Bagong Ilog
The Valeron Tower (DMCI Homes and Marubeni, C-5 corner P.E. Antonio St., Brgy. Ugong) has 48 residential levels: studios of 32.5-38.5 sqm, 1BR 45.5-53 sqm, 2BR 57.5-91 sqm and 3BR 69-84.5 sqm. It sold 343 of 1,191 units (29%) within six months of its January 2024 launch (GMA News, August 2024) and was 16.62% built by August 2026. SYNC (RLC Residences, Brgy. Bagong Ilog) launched in July 2019 with 1,992 units; its N-Tower, third of four planned towers, topped off in June 2026.
Bridgetowne
Haraya Residences (Shang Robinsons Properties, Brgy. Rosario) has 895 units in two towers and publishes DHSUD Provisional License to Sell No. 2537 (3 November 2022). The Velaris Residences North Tower (RHK Land) has 246 units and launched in November 2023. Le Pont Residences (RLC Residences, launched January 2023) has turnover years only from broker ads.
Oranbo
Laya by Shang Properties (SPI Property Holdings, Christian Route corner St. Peter Street) has 1,283 units from studio to 3BR and DHSUD License to Sell No. 48 (24 May 2023). No starting price is published.
On the watch list
Cebu Landmasters and NTT UD Asia plan an eight-tower, Japanese-inspired residential and retail development in Pasig, targeted for launch by end-2026 (Daily Tribune, 16 February 2026); no name or price yet.
Already built, not pre-selling: Prisma, Allegra Garden Place, Satori, Fairlane and Lumiere are covered in the ready-for-occupancy guide linked above. Aggregator traps: DMCI's Moncello Crest is in Tuba, Benguet, and Alveo's Parklinks and Lattice carry Ugong Norte, Quezon City addresses.
How pre-selling condo payments work in Pasig
Whatever the developer, buying a pre-selling condo in Pasig follows one sequence: a reservation fee locks the unit, a downpayment is spread over construction, and the balance is settled at turnover. Percentages vary by developer and promo.
- Reserve with ₱10,000-₱30,000, depending on the developer.
- Submit your requirements (valid IDs and income documents); DMCI wants initial requirements within 7 days.
- Sign the Contract to Sell once your documents are complete.
- Pay the downpayment monthly during construction.
- Settle the 70-85% balance at turnover through a bank, Pag-IBIG or in-house financing.
Reservation fee
DMCI Homes' buying guide (updated 3 February 2025): typically ₱20,000 plus ₱10,000 for parking, forfeited if requested documents are not submitted within 30 days. The Valeron Tower's DMCI Sales site lists ₱30,000 in its FAQ and calculators but ₱20,000 in its document checklist, so confirm. Ortigas Land's Empress takes ₱10,000 online.
Downpayment spread
DMCI's guide quotes 10-15% of the contract price over 24-56 months. The Valeron Tower offers 15% (promo) spread until turnover or 30% (regular) over a shorter period, both at 0% interest, plus a discount for spot cash.
Balance at turnover
The remaining 70-85% is due at turnover, usually through a bank or Pag-IBIG loan. Illustrative computation (ours, not a developer quote): on an ₱8M unit with 15% down, you pay ₱1.2M, or about ₱33,300 a month over 36 months. The ₱6.8M balance over 30 years costs about ₱39,700 a month at 5.75% (Pag-IBIG's current promo rate for loans above ₱4.9M) and about ₱49,900 at 8%. Under DMCI's rule that loan payments stay within 25% of post-tax income, the 8% case needs roughly ₱200,000 in monthly post-tax household income.
Decoding "₱5,478 a month" teaser ads
Search "preselling condo Pasig" on Facebook and you will see posts promising "as low as ₱5,478.37 monthly" or "from ₱10,000/month". Those are early downpayment installments, not the price. Ask for three numbers in writing: total contract price, full downpayment schedule and the amount due at turnover.
Financing the balance at turnover: Pag-IBIG vs bank loans
Pag-IBIG. The maximum housing loan rose from ₱6M to ₱10M, payable over up to 30 years, subject to credit evaluation and appraisal (Philstar, 29 May 2026); some pages still show ₱6M. Promo rates for applications received through 31 December 2026: 4.5% fixed for 3 years above the socialized ceiling (₱1.8M for condos) up to ₱4.9M, and 5.75% fixed for 3 years above ₱4.9M to ₱10M, repriced afterward (Pag-IBIG statements via Philstar, 10 July, and Daily Tribune, 3 September 2026). A 2028-2029 turnover falls outside that window. Our Pag-IBIG housing loan guide covers what to prepare.
Banks. Published 3- to 5-year fixed home loan rates ran roughly 7.25%-8.75% in September to October 2026: from Security Bank's and PSBank's 7.25% three-year fix (Gulf News, 1 September 2026) to Metrobank's 8.75% five-year rate. BDO charges new clients 7.50% (3-year) and 8.00% (5-year) on its May 2026 rate sheet, and BPI 7.75%-8.00%. Get written quotes from at least three banks.
Rate-timing risk. The BSP raised its policy rate to 5.00% on 27 August 2026, its third 25-bp hike since April, citing oil-price volatility, and as of 6 October 2026 Standard Chartered expected one more 25-bps hike in October. The next Monetary Board meetings are on 22 October and 17 December 2026, so check the latest BSP decision, then stress-test your turnover loan at 8-9%:
| Rate on a ₱6.8M balance, 30 years | Monthly amortization (our computation) |
|---|---|
| 5.75% (Pag-IBIG promo, fixed 3 years; applications through 2026) | about ₱39,700 |
| 7.25% (lowest bank 3-year fix, Sep 2026) | about ₱46,400 |
| 8.0% | about ₱49,900 |
| 9.0% (stress case) | about ₱54,700 |
Keep a cash buffer for closing costs as well. Run your own condo loan numbers before you reserve.
Risk checklist before you reserve a Pasig pre-selling condo
Run these four checks before any reservation fee leaves your account.
Check the License to Sell (and its date)
Under Section 5 of PD 957, a registered project needs a License to Sell before units are sold. Ask for the DHSUD Certificate of Registration and the License to Sell number and date, then verify them with DHSUD. Haraya publishes Provisional License to Sell No. 2537 (3 November 2022) and Laya publishes License to Sell No. 48 (24 May 2023); check that the number on your documents matches the project and tower you are buying.
Developer track record and construction progress
Compare the developer's past turnovers with its promises, and visit the site, not just the model unit. The Valeron Tower was 16.62% complete in August 2026 for a July 2029 turnover.
Turnover delay and your legal protections
Turnover dates are targets; broker ads still show stale ones such as Prisma "2022-2025" or SYNC Y Tower "July 2026". Two laws protect you (general information, not legal advice):
- PD 957, Section 23: if the developer fails to develop the project per approved plans and deadlines, you may stop paying after due notice and ask for a refund of what you paid, with legal-rate interest. Section 25 requires title delivery once the unit is fully paid.
- RA 6552, the Maceda Law: after at least 2 years of installments you get 1 month of grace per year paid (once every 5 years) and, if the seller cancels, a refund of 50% of total payments, plus 5% per year after year 5, capped at 90%. With under 2 years paid: a grace period of at least 60 days and no statutory refund.
Market and location risks
- Subway reality check. DOTr targets a Valenzuela-Quirino demonstration run in Q1 2028 and full operations of the 17-station line in late 2031 to 2032 (DOTr, July 2026); the Ortigas station will not be ready by 2028. Discount any "subway-ready" pitch.
- Oversupply and rents. About 80,000 unsold units and a 25% drop in Ortigas/Mandaluyong rents mean resale and rental assumptions need caution.
- Pasalo (assignment) units. Before buying a transferred contract off Facebook, check developer consent, transfer fees and whether you inherit the seller's Maceda Law position.
Pre-selling vs ready-for-occupancy in Pasig: which fits you?
| Your situation | Better fit | Why |
|---|---|---|
| Can wait until 2028-2029 and want to spread the downpayment | Pre-selling (Haraya, Laya, Valeron, Velaris, Olin) | Downpayment spread over construction; incentives on offer now |
| Need to move in or rent out within 12 months | RFO or rent-to-own | No construction risk; you inspect the actual unit |
| Want a shorter wait at pre-selling terms | Near-turnover (Empress Q4 2026, Grand Midori Tower 2 late 2026) | Keys within months, but the balance is due sooner |
| Investor counting on rental yield | Negotiate hard or wait | Ortigas/Mandaluyong rents fell 25% in Q2 2026; vacancy peaks end-2026, easing from 2027 |
For the full trade-off, read our RFO vs pre-selling condo comparison; for launches beyond Pasig, see pre-selling condos across Metro Manila.
Pasig pre-selling condo 2027: what changes next year
Buying in 2027? Pag-IBIG's promo rates cover applications through 31 December 2026, with no 2027 extension announced in the sources we checked. The BSP expects average inflation above its 4% ceiling in 2026 and 2027, so borrowing costs may stay high. Colliers expects vacancy to ease from 2027 as completions slow, which should help towers completing in 2028-2029.
Step-by-step: how to reserve a Pasig pre-selling condo safely
- Shortlist two or three projects that match your timeline and budget.
- Request the current price list and a computation sheet: total contract price, downpayment schedule, amount due at turnover and incentives.
- Verify the License to Sell number and date with DHSUD.
- Visit the showroom and the construction site.
- Get the turnover date, incentives and penalties written into the Contract to Sell.
- Pay only to the developer's official account, keep every receipt (your Maceda Law rights depend on your payment record) and submit documents on time.
- Start loan pre-qualification well before turnover, and re-run the numbers at a higher rate.
Ready to compare live units? Browse pre-selling condos on sabahay.ph or see all condos and homes for sale in Pasig.
What we could not verify (as of 12 October 2026): official price lists for Olin, Laya, Empress and Le Pont, and developer-confirmed turnover dates for SYNC's Y and N towers and Le Pont. For loan eligibility rules, start at Pag-IBIG Fund.
Frequently Asked Questions
What is a pre-selling condo in Pasig and when will I get the keys?
A pre-selling condo is sold before completion: reservation fee, then downpayment installments, then the balance at turnover. Published Pasig targets as of October 2026: Empress Q4 2026; Grand Midori Ortigas Tower 2 from late 2026; Haraya July and September 2028; Laya 31 July 2028; Velaris North Tower May 2029; The Valeron Tower July 2029; Olin at Jade Drive Q4 2029. Targets, not guarantees.
How much is the reservation fee and downpayment for pre-selling condos in Pasig?
DMCI Homes' guide (updated 3 February 2025): reservation typically ₱20,000 plus ₱10,000 for parking, and a 10-15% downpayment over 24-56 months. The Valeron Tower's sales site lists a ₱30,000 reservation fee (₱20,000 in its document checklist) and a 15% promo or 30% regular downpayment at 0% interest. Empress takes ₱10,000 online. The remaining 70-85% is due at turnover.
How do I know a Pasig pre-selling project is legitimate?
Under PD 957 Section 5, a registered project needs a License to Sell before units are sold. Ask for the DHSUD Certificate of Registration and the License to Sell number and issue date, and verify them with DHSUD. Published examples: Haraya Residences Provisional License to Sell No. 2537 (3 November 2022) and Laya by Shang License to Sell No. 48 (24 May 2023).
Can I use a Pag-IBIG loan for a pre-selling condo in Pasig?
Yes, for the balance at turnover. Pag-IBIG's maximum housing loan is now ₱10M over up to 30 years (Philstar, 29 May 2026). Promo rates for applications through 31 December 2026 are 4.5% fixed for 3 years up to ₱4.9M and 5.75% above ₱4.9M to ₱10M (Pag-IBIG, September 2026), so they may not apply at a 2028-2029 turnover. Approval depends on capacity to pay and appraisal.
Is now a good time to buy a pre-selling condo in Pasig?
It is a buyer's market with caveats. Leechiu counted a record 82,900 unsold Metro Manila condo units in Q2 2026 (about 80,000 in Q3), Colliers expects a record 25.6% vacancy by end-2026, and developers are offering discounts. But the BSP rate is 5.00% after the 27 August 2026 hike, bank fixed rates ran about 7.0%-8.75% in September, and Ortigas/Mandaluyong rents fell 25% in Q2 2026, so stress-test your numbers.
What happens if I cannot keep paying or the developer is late?
Under the Maceda Law (RA 6552), after 2 years of payments you get 1 month of grace per year paid and, if the seller cancels, a 50% refund, rising 5% a year after year 5 up to 90%. Under 2 years: at least 60 days of grace, no statutory refund. If the developer fails to build per approved plans and deadlines, PD 957 Section 23 lets you seek a refund with interest after notice. Not legal advice.
What is the cheapest pre-selling condo in Pasig?
Among sourced figures, SYNC by RLC Residences on C5 has the lowest published range, ₱5.1M to ₱27.3M project-wide, and The Valeron Tower runs ₱6,975,000 to ₱18,014,000 (DMCI Homes, August 2026 update). Haraya starts at ₱17M and Velaris at ₱25.5M. Teaser ads promising "₱5,000-₱10,000 a month" quote downpayment installments, not prices, so always ask for the total contract price.
