Yes — at The Valeron Tower a 3-bedroom can cost less than a 2-bedroom. The cheapest 3BR is 84.5 sqm at ₱14,143,000. The most expensive 2BR in the same tower is 87 sqm at ₱15,950,000. You give up 2.5 square metres, you gain a whole bedroom, and you save ₱1,806,000 — about ₱4,770 a month on the downpayment. Twenty 2-bedroom units at Valeron are currently priced above the cheapest 3-bedroom.
I have had the same conversation four times in the last three weeks, and it always starts the same way.
A couple tells me their budget is around ₱15 million. They ask to see the biggest 2-bedroom at Valeron. I pull up the list, and then I do the thing that makes people go quiet on the phone.
I show them a 3-bedroom that costs less.
Not a smaller one. Not one on a bad floor. A real 84.5 square metre, three-bedroom unit — for ₱1,806,000 less than the 2-bedroom they came in asking about.
That is not a promo. Nobody is discounting anything. It is simply how the price list is built, and almost nobody notices it because buyers shop by bedroom count instead of by peso.
The Two Units, Side by Side
Both of these are live in the September 2026 DMCI price list. Both are in the West Tower. Both turn over July 2029. Both carry the same ₱30,000 reservation fee and the same payment terms.
| The 2-Bedroom | The 3-Bedroom | |
|---|---|---|
| Unit | Valeron West 5315 | Valeron West 1101 |
| Bedrooms | 2 | 3 |
| Floor area | 87.0 sqm | 84.5 sqm |
| Facing | Front, Northwest | Rear, Southwest |
| List price | ₱15,950,000 | ₱14,143,000 |
| Price per sqm | ₱183,333 | ₱167,373 |
| Net after 1% promo | ₱15,790,500 | ₱14,001,570 |
| 12% downpayment | ₱1,894,860 | ₱1,680,188 |
| Monthly DP × 45 months | ₱41,441 | ₱36,671 |
| Bank amortisation, 20 yrs | ₱120,590 | ₱106,928 |
| Total paid over 20 years | ₱30,836,362 | ₱27,342,863 |
12% downpayment term with the 1% promo discount, ₱30,000 reservation, 45-month runway to July 2029 turnover. Bank amortisation estimated at 8.5% over 20 years. Closing fees excluded from both columns — they run roughly 9.6% of the net contract price either way, which also favours the cheaper unit.
What the extra bedroom saves you over the life of the purchase, compared with the largest 2-bedroom. Same building. Same handover date. One more room.
Why This Happens
It is not a mistake and it is not a fire sale. Three things stack up.
1. Price per square metre falls as units get bigger. This is true across DMCI's whole portfolio and it is true here. At Valeron the studios run up to ₱254,338 per sqm. The 1-bedrooms reach ₱244,215. The 3-bedrooms start at ₱167,373. You are buying the same building, the same amenities and the same address at a 34% lower rate per square metre simply by buying more of it.
| Unit type | Available | Floor area | Price range | Price per sqm |
|---|---|---|---|---|
| Studio | 16 | 32.5–34.5 sqm | ₱6.99M–8.83M | ₱215,077–271,569 |
| 1-Bedroom | 154 | 46.5–48.5 sqm | ₱8.94M–11.36M | ₱192,172–244,215 |
| 2-Bedroom | 426 | 59–91 sqm | ₱10.92M–16.20M | ₱167,896–210,794 |
| 3-Bedroom | 51 | 76–84.5 sqm | ₱14.14M–17.22M | ₱167,373–203,775 |
Both towers combined, September 2026 availability. 647 units listed.
2. Small units carry an investor premium. Studios and 1-bedrooms are what speculative buyers queue for, so they are priced hardest. Family-sized units are priced to move to families, and there are far fewer families shopping a pre-selling tower three years out than there are investors chasing a ₱7M entry ticket.
3. The biggest 2-bedrooms are corner and front units. The 87 and 91 sqm 2BR layouts at Valeron are premium-position units — front-facing, better views, higher floors. You pay for the position. A rear-facing 3-bedroom on the 11th floor does not carry that premium, and it still has three bedrooms.
Twenty 2-Bedrooms Cost More Than the Cheapest 3-Bedroom
This is not a single lucky pairing. Right now 20 of Valeron's 426 available 2-bedroom units are priced above ₱14,143,000 — the price of the cheapest 3-bedroom in the building.
If you are shopping at ₱14 million and up and you are only being shown 2-bedrooms, you are being shown the worse half of the price list.
The Scarcity Here Is Real — and It Is Not the Kind Agents Usually Sell
I do not do countdown timers. But this number is worth understanding, because it is structural rather than promotional.
Share of Valeron's available inventory that is 3-bedroom. 51 units out of 647. The other 92% is studios, 1-bedrooms and 2-bedrooms.
Meanwhile Colliers expects roughly 13,000 new condominium units to complete in Metro Manila in 2026, and about a third of that supply sits on the C-5 corridor — the same corridor Valeron is on. Unsold condominium inventory across Metro Manila has climbed past 79,000 units.
Here is the part that matters. That glut is overwhelmingly small units. The oversupply story in Metro Manila is a studio-and-1BR story: investor stock, built for a rental market that did not arrive at the volume the developers assumed. Nobody is over-building 84 square metre three-bedroom units on C-5. The competition you will face when you eventually sell or lease a 3-bedroom is thin, and it is getting thinner relative to the small-unit flood.
Read the supply numbers as a warning about which unit to buy, not about whether to buy.
What This Looks Like Against the Wider Market
The average luxury 3-bedroom condominium in Metro Manila's central business districts was priced at roughly ₱197,500 per square metre in the first quarter of 2026, and that figure has been falling for several consecutive quarters.
Valeron's entry 3-bedroom is ₱167,373 per square metre. That is 15.3% below the CBD luxury average, in a 55-storey tower co-developed with Marubeni Corporation of Japan, on the corridor that connects Ortigas, BGC and Eastwood.
To be straight with you: C-5 Pasig is not Makati CBD, and that comparison is not apples to apples on address. It is apples to apples on what you get for a square metre — and on that measure the gap is wide enough to be worth a conversation.
The Rental Case, Honestly Stated
Three-bedroom condominiums in the Ortigas area currently rent for roughly ₱60,000 to ₱90,000 a month. Against a ₱14,143,000 purchase price, that is a gross yield of 5.1% to 7.6%. The Philippine average gross rental yield sits around 5.11%, and Ortigas Center's net yields run about 4.5% to 4.8%.
Three caveats, because I would rather you hear them from me than find them later:
- Those are gross figures. Association dues, taxes, vacancy and management take a real bite.
- Nothing earns until July 2029. This is a pre-selling unit. If you need income inside three years, this is the wrong purchase and I will tell you that on the call.
- Ortigas Center rents are not C-5 rents. Valeron is well positioned between employment centres, but I would underwrite this at the lower end of that range, not the upper.
Where the 3-bedroom genuinely wins as a rental is tenant profile. Studios compete with thousands of near-identical units and turn over constantly. Family-sized units attract longer leases, corporate accounts and expat placements — and there are far fewer of them.
The Clock That Actually Matters
Forget the promo end date for a second. There is a more honest deadline built into how a pre-selling downpayment works.
Your downpayment is spread over the months between reservation and turnover, plus a 12-month promo extension. Turnover is fixed at July 2029. So every month you wait, you lose one month of runway — and the monthly goes up on the exact same unit at the exact same price.
| If you reserve… | Months to pay the DP | Monthly on the ₱14,143,000 3BR |
|---|---|---|
| September 2026 | 45 | ₱36,671 |
| October 2026 | 44 | ₱37,504 |
| January 2027 | 41 | ₱40,248 |
Same unit. Same price. The only thing that changed is how many months are left to spread the downpayment over. Waiting until January costs you ₱3,578 more every month for the entire term.
The current 1% promo discount is stated as valid for reservations until September 30, 2026. DMCI does routinely roll standing payment terms forward, so I am not going to pretend that date is a cliff. The shrinking runway above is not a marketing device, though — it is arithmetic, and it does not renew.
Your Payment Options on This Unit
| Downpayment | Total discount | Net price | Monthly × 45 | Balance financed |
|---|---|---|---|---|
| 12% — lowest entry | 1.00% | ₱14,001,570 | ₱36,671 | ₱12,321,382 |
| 20% | 4.94% | ₱13,444,336 | ₱59,086 | ₱10,755,469 |
| 50% — best discount | 8.82% | ₱12,895,587 | ₱142,618 | ₱6,447,794 |
Reservation fee ₱30,000, deducted from the first monthly. Balance 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.
Note what the discount ladder does: paying 50% down instead of 12% cuts ₱1,105,983 off the price of the unit. If you have the cash, the discount is a better return than most places you could park it.
Who Should Not Buy This
I would rather lose the sale than sell you the wrong unit, so here it is plainly.
- You need a home this year. Turnover is July 2029. If you are renting and want out, buy something ready for occupancy. The three years of rent will eat the entire price advantage.
- ₱36,671 a month is a stretch for you. That is the downpayment stage only. At turnover the bank amortisation on the 12% term is around ₱106,928 a month for 20 years, and closing fees of roughly ₱1.34 million land before you get keys. If that math is tight, look at a 2-bedroom at a lower price point, or look at a ready unit with a different structure.
- You only want a rental yield. Buy something finished and tenant it this quarter. Three years of zero income is a real cost.
- You genuinely need 90+ square metres. Then the big 2-bedroom is your unit and you should pay the premium knowingly — not by accident.
My Honest Read
Most buyers walk into a pre-selling tower and shop the way they shop everything else: they pick the bedroom count they think they can afford, then look at what is available in it. That habit is costing people millions of pesos in this building.
The unit that gives you the most house per peso at The Valeron Tower is the 3-bedroom. It has the lowest price per square metre in the tower, the thinnest competition in the market, the best tenant profile, and right now it is priced below twenty of the 2-bedrooms it competes with.
Reservations on the 3-bedrooms have picked up noticeably in the last few weeks, and now you know why. There are 51 of them.
Send me your budget and whether you want East or West, and I will send you the three specific 3-bedroom units that fit — with the full computation, closing fees included, so you can see the whole number and not just the pretty one.
Frequently Asked Questions
Is the 3-bedroom at The Valeron Tower really cheaper than the 2-bedroom?
Cheaper than the largest ones, yes. The cheapest 3-bedroom is 84.5 sqm at ₱14,143,000. Twenty of the 426 available 2-bedroom units are priced above that, topping out at ₱16,196,000 for an 87 sqm unit. It is not cheaper than every 2-bedroom — the entry 2BR is 59 sqm at ₱11,124,000 — but if your budget is ₱14 million or more, the 3-bedroom is almost always the better buy.
How much is the monthly for a 3-bedroom at The Valeron Tower?
On the 12% downpayment term, the entry 3-bedroom at ₱14,143,000 works out to about ₱36,671 a month for 45 months, after a ₱30,000 reservation fee and a 1% promo discount. The remaining 88% is settled at turnover in July 2029 through bank financing, DMCI in-house financing or spot cash — roughly ₱106,928 a month on a 20-year bank loan at 8.5%.
How many 3-bedroom units are left at The Valeron Tower?
51 as of the September 2026 price list — 16 in the East Tower and 35 in the West. They range from 76 to 84.5 sqm and from ₱14,143,000 to ₱17,219,000. That is 7.9% of the 647 units currently available in the project.
Is The Valeron Tower a good investment given the condo oversupply?
The Metro Manila oversupply is concentrated in studios and 1-bedrooms — investor stock built for a rental market that did not materialise at the assumed volume. Three-bedroom units are a small fraction of new supply, including on the C-5 corridor. If you are buying at Valeron, the unit type you choose matters more than the timing. A 3-bedroom faces far less competition on resale and lease than a studio in the same building.
What is the difference between Valeron East and Valeron West?
They are the two towers of the same 55-storey development, sharing the amenity decks and the same July 2029 turnover. West currently holds 35 of the 51 available 3-bedrooms and carries the lowest price per square metre in the project at ₱167,373. East holds the remaining 16, plus the single largest 2-bedroom layouts at 91 sqm. Unit codes tell you which: VAL-00A is East, VAL-00B is West.
What is the reservation fee and what does it lock in?
₱30,000, and it is deducted from your first monthly downpayment. It holds the specific unit — floor, facing, layout — and locks your payment term at the number of months remaining when you reserve. That last part is why reserving in September rather than January is worth ₱3,578 a month to you on this unit.
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