Every Studio Is Gone. Here's What That Tells You.

There's a number in The Oriana's inventory this week that says more than any brochure line: zero. That's how many studios are left in North Tower.

That isn't a sales tactic and it isn't unusual. The entry unit goes first on almost every project — it's the cheapest way in, so it's the first thing to disappear. But it does mean that if you've been circling The Oriana waiting for the right moment on a studio, the moment already passed.

What's left in North Tower is the two-bedroom. And having walked it, I think it's the more interesting unit anyway. Here's the actual space.

The walkthrough

This is a real finished unit — not a showroom, not a render. North Tower is complete and turned over, so what you're seeing is what you'd get keys to.

The Oriana — 54.5 sqm two-bedroom, North Tower · Tap to play (56 MB — best on Wi-Fi)

A few things worth noticing on the way through. The kitchen runs along its own wall rather than being folded into the living area, so cooking doesn't take over the whole unit. There's genuine storage — the tall cabinetry isn't decorative. And the second bedroom is a real room with a door, not the partition-with-ambitions you get in a lot of 50-something square metre layouts.

The real numbers

Here's the full computation on the lowest-priced two-bedroom currently available. Terms are 12% downpayment spread over 36 months with a 1% discount applied — the standard scheme on this property.

The part most agents skip

Everything above is the number you'll see in an ad. It is not the number you'll actually live with, and I'd rather you hear the rest from me now than discover it after you've signed something.

Closing fees

Roughly 9.6% of the net contract price, payable separately from the downpayment. On this unit that's about ₱695,598. It covers taxes, registration and transfer costs. Nobody advertises it, everybody pays it.

Bank amortization after turnover

When the 36-month downpayment period ends, the remaining 88% goes to a bank. At current indicative rates that's approximately:

• ₱76,523/month over 10 years
• ₱61,859/month over 15 years
• ₱55,335/month over 20 years

Your actual rate is set by your bank at the time of approval and will differ from these. But the shape of it won't: the monthly downpayment is the entry cost, not the long-term one.

Cheaper, or now

If the two-bedroom is above where you wanted to be, there is still a way into The Oriana — the South Tower studio, at ₱5,119,000, which works out to ₱16,059 a month on the same terms. There are 270 of those left.

So the real decision looks like this:

• South Tower studio — 30 sqm, ₱16,059/month, turnover November 2027
• North Tower 2-bedroom — 54.5 sqm, ₱23,319/month, ready to move into now

₱7,260 a month apart. That's the whole decision — and it buys you nearly double the floor area and about sixteen months of your life back.

Put differently: if you're currently renting anywhere in Quezon City for more than about seven thousand pesos a month, the two-bedroom may cost you less in practice than the studio does, because you stop paying rent immediately instead of in late 2027.

I built a page that lays both out side by side with every figure — see the full comparison here.

You may not need the full downpayment first

North Tower qualifies for HomeAdvance, DMCI's rent-to-own programme (Memo PD-26-06-014). Complete four months of downpayment, then move in and rent while the rest of your balance is processed.

• Monthly lease while you wait — ₱15,000
• Move-in cash-out — ₱57,500 (one month advance + two months deposit + ₱12,500 utility deposit)
• PMO turnover fees waived, plus up to six months of free association dues
• Minimum six-month lease

This one does have a real deadline: the programme runs to 30 September 2026. That's a dated DMCI memo, not a sales line — unlike most "limited time" offers in this industry, which quietly renew forever.

Where it actually is

The Oriana sits on Aurora Boulevard in Project 4, Quezon City — 400 metres from Anonas LRT-2 Station, which is the part that matters most for both living there and renting it out.

• Katipunan academic belt — Ateneo, UP Diliman and Miriam College are a short ride away, which is where a lot of the rental demand comes from
• Araneta City and the LRT-2 / MRT-3 interchange for the rest of the metro
• Future Metro Manila Subway interchange and planned LRT-2 extensions
• 9,314 sqm masterplan with a 56% amenity and open-space ratio — lap pool, sky promenade, co-working space, basketball court, 24/7 security

Transit-oriented is an overused phrase, but 400 metres is a five-minute walk. That's the difference between a car being optional and a car being mandatory.

Who this is actually for

It fits if you're a small family or a couple planning ahead, you want to stop renting this year rather than in 2027, you work along the LRT-2 corridor, or you're buying to rent out to the student and young-professional market around Katipunan.

It doesn't fit if your budget genuinely tops out around ₱5M — take the South Tower studio and don't stretch. It also doesn't fit if you need the unit to cash-flow as a rental from day one; at this price point in this area, expect to subsidise it early.

If neither of those describes you, tell me what does and I'll say honestly whether The Oriana is the right building for it. Sometimes it isn't, and there are forty-odd other DMCI properties.

Common questions

Figures and disclosures: Prices reflect the DMCI Homes pricelist dated 27 July 2026 and represent the lowest available unit in each type; higher floors and preferred facings are priced higher. All figures are subject to unit availability and final confirmation by DMCI Homes. Bank amortization estimates are computed at indicative rates of 7.75% (10-year), 8.25% (15-year) and 8.50% (20-year) — your actual rate is determined by your lender at the time of loan approval. Closing fees are estimated at 9.6% of the net contract price and are payable separately from the downpayment. Payment terms, discounts and promotional programmes are subject to change by DMCI Homes without prior notice.