Fortis Is Already Standing. Now DMCI Is Putting ₱1.2 Billion Next Door

Most pre-selling buyers are quietly asking the same question and almost none of them say it out loud.

Will this actually get built?

It is a fair question. You are being asked to commit eight figures against a rendering and a turnover date three years out. Across Metro Manila that question has burned people before.

At Fortis Residences the question is already answered, and it was answered on October 28, 2025, when Isidro Consunji stood on the roof deck of a finished 37-storey structure.

What Topping Off Actually Means

Topping off is the moment the last structural pour is placed at the highest floor. From that point the building's frame is complete — every slab, every column, the full height. What remains is finishing: facade, fit-out, mechanical and electrical, amenities, testing.

It is the single most meaningful de-risking event in a pre-selling purchase, and it is the one most buyers never think to ask about.

DMCI Homes president Alfredo Austria put it plainly at the ceremony: the project reflects the company's approach to quality, “rooted in DMCI's renowned engineering excellence.” That is not marketing filler in this specific case. DMCI is a construction company that got into development, not the other way around, and Fortis sits a few streets from where David Consunji was building Makati landmarks in the 1950s.

Then, In August 2026, They Doubled Down

Here is the update that genuinely changes the investment case, and it landed in August 2026.

DMCI Project Developers, Inc. announced One Fortis Plaza — a ₱1.2-billion office tower on Chino Roces Avenue, on the same block as Fortis Residences. It is the group's first commercial leasing asset. Not a condominium they sell and walk away from. A building they intend to own and lease for decades.

Read the last row again. The developer is building amenities in a commercial asset that residents of the condominium next door will use. That is a physical, funded commitment to the block — not a masterplan slide.

Why an Office Tower Next Door Is Good for a Condominium

Three reasons, in the order they will matter to you.

Tenant demand arrives with the offices. Roughly 21,000 square metres of Grade-A office space opening in April 2028 means executives, expatriate placements and corporate housing budgets within walking distance of your unit — four months after you take keys. If you are buying to lease, your tenant pool is being constructed for you on the same block.

The developer's incentive is now permanent. A developer that sells out a condominium has finished its relationship with the address. A developer that owns a leasing asset on the same block has a balance-sheet reason to care what that block looks like in 2035. Estate quality, security, landscaping, traffic management — all of it now sits on DMCI's own P&L.

It confirms the district thesis. Chino Roces is being redeveloped by the Makati city government into the Makati Southwest Gateway, a mixed-use zone split into the Venir, Central and Cielo precincts. Sen. Gil Puyat MRT-3 is close. The Makati intra-city subway is in the works. This has been the pitch for Fortis since launch. In August 2026 DMCI backed that pitch with ₱1.2 billion of its own money.

The Pricing, Read Properly

Fortis is a DMCI Homes Exclusive project — the premium line — and it is priced accordingly. The number that matters for a Makati asset is not the monthly. It is the price per square metre, and how that compares with what else Makati sells.

September 2026 price list. 37 storeys, turnover December 2027, Chino Roces Avenue, Makati City.

Now the benchmarks. Makati CBD condominiums broadly transact between ₱160,000 and ₱220,000 per square metre. The premium enclaves adjacent to the Ayala CBD — Salcedo Village and Legazpi Village — run ₱200,000 to ₱280,000. Prime Makati CBD listings sit between ₱275,000 and ₱380,000, with true luxury above that.

The Inversion Nobody Notices

At Fortis, as at every DMCI project, price per square metre falls as the unit gets larger. The 1-bedroom is the most expensive land in the building at ₱256,775 per sqm. The best 3-bedroom is 13.1% cheaper per square metre at ₱223,239.

You are buying the same address, the same Lumiventt engineering, the same amenity deck and the same December 2027 turnover — at a materially lower rate — by buying more of it. For a buyer thinking in price per square metre and long-horizon value rather than in monthly instalments, that is where the asset is.

The current mix confirms who this building is for: of the units available in September 2026, 367 are 2-bedrooms and 86 are 3-bedrooms, against just 25 1-bedrooms. Fortis was designed as a family and principal-residence building, not an investor studio block. That is unusual in Makati and it is the reason the resale competition here will look nothing like the C-5 corridor's.

Fortis Residences Payment Terms — the Full Numbers

Reservation fee is ₱50,000, deducted from your first monthly. Downpayment tiers run from 20% to 50%, and the discount improves as the tier rises. The balance is settled at turnover through bank financing, DMCI in-house financing or spot cash. Closing fees run about 9.6% of the net contract price and are payable separately.

Two things about the 20% tier are worth understanding before you read the tables. It comes in two shapes: a 2% discount on the standard term, or a 1% discount with ten bonus months added to the runway. The 2% saves you more on the price. The 1% nearly halves the monthly. Which is better depends entirely on whether your constraint is total cost or cash flow — and most people pick wrong because nobody shows them both.

1-Bedroom — 55.5 sqm, ₱14,251,000 (₱256,775/sqm)

Closing fees ₱1,286,010–1,354,415 depending on tier.

2-Bedroom — 72.5 sqm, ₱18,540,000 (₱255,724/sqm)

Closing fees ₱1,673,050–1,762,042 depending on tier.

3-Bedroom — 143.5 sqm, ₱33,904,000 (₱236,265/sqm)

Closing fees ₱3,059,497–3,222,236 depending on tier. The 152.5 sqm 3-bedroom at ₱34,044,000 — the best rate in the building at ₱223,239/sqm — runs ₱278,780 a month on the 24-month term and ₱1,139,334 on the 50% tier.

The Cost of Waiting

There is one genuine deadline in this project and it is arithmetic, not marketing.

Your downpayment is spread over the months between reservation and turnover. Turnover is fixed at December 2027. The 20% tier adds ten bonus months on top. So every month you wait, one month of runway disappears — and the required monthly rises on an identical unit at an identical price.

20% downpayment with the 1% promo discount and the ten-month term extension, ₱50,000 reservation. One month of delay costs ₱5,022 a month on the 1-bedroom, ₱6,560 on the 2-bedroom and ₱12,071 on the 3-bedroom — for the whole term. The stated promo window for reservations closes September 30, 2026, though DMCI does routinely roll standing terms forward. The shrinking runway does not renew.

Total Cash to Keys

The number nobody publishes, so here it is. On the 20% / 24-month term, this is everything you pay before you hold the title — downpayment plus closing fees, reservation included.

Bank amortisation estimated at 8.5% over 20 years on the 80% balance. Actual rates depend on your bank and tenor — Philippine home loan rates currently run roughly 5% to 8% fixed, so treat 8.5% as the conservative case. DMCI in-house financing and spot cash are the other two routes.

I would rather you see that whole number now than discover the closing fees at turnover, which is when most buyers meet them for the first time.

What Would Make Me Tell You Not to Buy This

Fortis is not a general-market building and I do not pitch it as one.

• You want yield in the next 24 months. Nothing turns over until December 2027 and the office tenants arrive April 2028. This is a 2028-onward income asset.
• You are budgeting to the monthly. The downpayment stage here runs into six figures a month and the closing costs on a ₱18.5 million unit are roughly ₱1.76 million on their own. If the monthly is the constraint, there are better DMCI buildings for you and I will show you those instead.
• You need a Makati CBD address specifically. Chino Roces is the Southwest Gateway, not Ayala Avenue. The thesis is that the district appreciates toward the core. If you need the core today, buy in the core today and pay ₱275,000–380,000 per square metre for it.

My Honest Read

The strongest argument for Fortis is not the marble, the resort amenities or the Lumiventt cross-ventilation, good as those are.

It is that the structural risk is already gone, and the developer just committed ₱1.2 billion more to the same block for a building it plans to keep. Those are the two things you cannot manufacture in a brochure — and both of them happened in the last eleven months.

If you want the specific unit list, the floor and facing options still open, and a full confidential computation on the tier you would actually use, message me directly. I will send it privately, not post it.

Frequently Asked Questions

Has Fortis Residences topped off?

Yes. Fortis Residences topped off on October 28, 2025, with DMCI chairman Isidro Consunji leading the ceremony. The full 37-storey structure is complete and the project has moved into finishing works, with turnover scheduled for December 2027.

What is One Fortis Plaza and how does it affect Fortis Residences?

One Fortis Plaza is a ₱1.2-billion, 17-storey office tower being developed by DMCI Project Developers on Chino Roces Avenue, on the same block as Fortis Residences. It carries 15 office units on 1,400 sqm floor plates, a low-emissivity all-glass facade, eight high-speed elevators, VRF cooling, and an EDGE green certification application. Occupancy is April 2028. Its gym and basketball court will serve both office occupants and Fortis residents, and its office workforce becomes a natural tenant pool for Fortis units.

How much is Fortis Residences per square metre?

Between roughly ₱223,239 and ₱286,607 per square metre depending on unit type and position, on the September 2026 price list. The 3-bedroom units are the best value at ₱223,239 to ₱254,966 — about 13% less per square metre than the 1-bedrooms. For comparison, Makati CBD condominiums broadly trade at ₱160,000–220,000 per sqm, Salcedo and Legazpi Villages at ₱200,000–280,000, and prime CBD listings at ₱275,000–380,000.

Where exactly is Fortis Residences?

On Chino Roces Avenue in Makati City, within the Makati Southwest Gateway — a mixed-use redevelopment zone being planned by the Makati city government across the Venir, Central and Cielo precincts. It is close to EDSA and the Sen. Gil Puyat MRT-3 station, with the Makati intra-city subway in development.

What unit types are available at Fortis Residences?

1-bedroom units at 55.5 sqm from ₱14,251,000; 2-bedrooms from 72.5 to 102 sqm starting at ₱18,540,000; and 3-bedrooms from 143.5 to 154 sqm starting at ₱33,904,000. The September 2026 mix is heavily weighted to family layouts — 367 2-bedrooms and 86 3-bedrooms against 25 1-bedrooms.

What are the payment terms at Fortis Residences?

The reservation fee is ₱50,000. Downpayment tiers run from 20% to 50% and the discount rises with the tier: 20% down carries either a 2% discount on the standard term or a 1% discount with ten bonus months added to the runway, 30% down carries 4%, 40% carries 5%, and 50% carries 6%. The balance is settled at turnover through bank financing, DMCI in-house financing or spot cash. Closing fees run about 9.6% of the net contract price.

How much is the monthly at Fortis Residences?

On the 20% downpayment term with the ten-month extension — 24 months as of September 2026 — the monthly is ₱115,487 for a 55.5 sqm 1-bedroom at ₱14,251,000, ₱150,872 for a 72.5 sqm 2-bedroom at ₱18,540,000, and ₱277,625 for a 143.5 sqm 3-bedroom at ₱33,904,000. After turnover in December 2027 the 80% balance is financed — roughly ₱97,949, ₱127,428 and ₱233,028 a month respectively on a 20-year bank loan at 8.5%.

How much total cash do I need before turnover at Fortis Residences?

Downpayment plus closing fees, on the 20% / 24-month term: about ₱4,176,113 for the 1-bedroom, ₱5,432,962 for the 2-bedroom and ₱9,935,228 for the 3-bedroom. The ₱50,000 reservation fee is included in those figures and is deducted from your first monthly. Closing fees are roughly 9.6% of the net contract price and catch most buyers by surprise at turnover, which is why I put them in the same number.

Is a bigger downpayment worth it at Fortis Residences?

On the numbers, yes, if you have the cash. Moving from the 20% / 24-month tier to 50% down removes ₱1,356,160 from the price of a ₱33,904,000 three-bedroom, ₱927,000 from the ₱18,540,000 two-bedroom, and ₱712,550 from the ₱14,251,000 one-bedroom. That is a guaranteed return over roughly fourteen months, which is a high bar for anywhere else you might park the money. The trade is cash flow: the 50% tier runs at ₱474,855 to ₱1,134,634 a month against ₱115,487 to ₱277,625 on the entry tier.

Does waiting cost me anything at Fortis Residences?

Yes, and it is arithmetic rather than a promo deadline. The downpayment is spread over the months between reservation and December 2027 turnover, so each month you wait removes one month of runway and raises the monthly on an identical unit at an identical price. Reserving in October 2026 instead of September costs ₱5,022 a month more on the 1-bedroom, ₱6,560 on the 2-bedroom and ₱12,071 on the 3-bedroom — for the entire term. The stated promo window closes September 30, 2026, though DMCI does routinely roll standing payment terms forward; the shrinking runway does not.

Related reading:

• Fortis Residences — Full Property Page & Unit List
• Fortis Residences vs One Fortis Plaza: Live There or Lease It Out?
• Fortis Residences: The Investment Review
• DMCI Homes' ₱16-Billion Expansion in 2026