Chino Roces Avenue in Makati is home to two very different DMCI investment propositions sitting practically side by side: Fortis Residences, a residential high-rise, and One Fortis Plaza, a commercial office building. If you've already read our full investment review of Fortis Residences, you know the residential case well. This piece tackles a different question: how does that residential opportunity actually compare to buying commercial office space at the same address?
The Basic Numbers
Fortis Residences is priced on a per-unit basis, with sky lounge and resort-style pool amenities typical of DMCI's residential portfolio — accessible to individual buyers at price points comparable to other premium Makati-adjacent condos.
One Fortis Plaza operates on an entirely different scale: full-floor commercial office space at approximately ₱363M per floor, with each floor offering 1,398 net sqm. This is squarely institutional or high-net-worth investor territory, not a typical individual condo purchase.
Entry Cost and Buyer Profile
This is the starkest difference between the two. Fortis Residences is accessible to individual investors and end-users at a per-unit price point — the kind of purchase a dual-income professional household can realistically finance. One Fortis Plaza's ₱363M-per-floor entry point puts it in a completely different buyer category: business owners looking for their own corporate headquarters, or serious commercial real estate investors with substantial capital to deploy.
If you're evaluating "which is the better investment" as an individual buyer, the honest answer is that only one of these is actually within reach — and it's Fortis Residences.
Yield and Risk Profile
Residential (Fortis Residences) offers more predictable, liquid yield dynamics — Makati-area residential gross yields typically run in the 4.5%–6.0% range, with a large, active rental market of individual tenants providing consistent demand and relatively easy re-leasing if a tenant moves out.
Commercial (One Fortis Plaza) offers a fundamentally different risk-return profile — commercial leases typically run longer with more stable tenants once occupied, but vacancy risk is more binary (an empty floor is a much larger income gap than an empty condo unit) and the buyer pool for eventual resale is far narrower, given the ₱363M-per-floor entry point.
Which Actually Wins?
There isn't a universal answer — it depends entirely on your capital position and objectives:
For most individual investors and end-users, Fortis Residences is the practical and genuinely strong choice: accessible entry cost, resort-style amenities, a Makati address, and a liquid residential rental and resale market.
For business owners or institutional investors with the capital and specific need for commercial office space in Makati, One Fortis Plaza offers something Fortis Residences simply can't: an owned corporate address at a prestigious location, with the long-term control and potential capital appreciation that comes with commercial real estate ownership.
The two aren't really competing for the same buyer — they're serving entirely different investment theses at the same address.
Frequently Asked Questions
What is the price of One Fortis Plaza? Full floors are priced at approximately ₱363M, with 1,398 net sqm per floor.
Is Fortis Residences a good investment compared to commercial property? For most individual investors, yes — it offers a more accessible entry cost, a liquid rental market, and predictable yield, compared to the much larger capital commitment and narrower buyer pool of commercial office space.
Are Fortis Residences and One Fortis Plaza in the same location? Yes — both are located on Chino Roces Avenue in Makati City, giving both properties access to the same premium business-district address.
Trying to decide which asset class fits your investment goals? Talk to Kris about both options in detail.
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