Direct From Owner🏠 4BR · 152 SQM · Corner✓ Parking F 1033 IncludedTurnover June 2027
Mulberry Place · Shantung Building · 14th Floor · Unit 1409 · Taguig City
152 Square Metres. Built Only in Shantung.
A direct-from-owner resale of the largest layout at Mulberry Place — a 152 SQM, 4-bedroom corner unit on Shantung's 14th-floor atrium level, with covered parking slot F 1033 included. DMCI turns Shantung over in June 2027. All-in at ₱26,877,051.32, closing fees and transfer fee included — ₱3,140,548.28 below today's market value of ₱30,017,599.60.
Listing by Kris Chavez, DMCI Accredited Agent · Last updated October 14, 2026
All-In Price
₱26,877,051
Unit + parking F 1033 · fees included
You Save
₱3,140,548
10.5% off ₱30.02M market value
Floor Area
152 SQM
₱168,914/sqm all-in, parking out
Turnover
June 2027
DMCI's schedule for Shantung
The Short Version
Unit 1409 at Mulberry Place, Shantung Building, 14th floor, Acacia Estates, Taguig City is for sale direct from its owner at ₱26,877,051.32 all-in.
It is DMCI's 4-Bedroom Type A — 152 sqm gross floor area, 128.50 sqm of unit plus 23.50 sqm across three balconies — a corner unit with four bedrooms, three toilet and baths, a walk-in closet and a utility room, with covered parking slot F 1033 included. That ₱26,877,051.32 covers everything: the owner's equity, DMCI's ₱140,000 transfer fee, the last eight downpayment months, ₱2,493,112.72 of closing fees and the ₱16,733,872.40 balance at turnover. DMCI turns Shantung over in June 2027.
Today's market value of the same unit and slot is ₱30,017,599.60 — DMCI's current ₱26,077,320 for the unit and ₱1,090,000 for the slot, plus ₱2,850,279.60 in closing fees. The saving is ₱3,140,548.28, or 10.5%. All-in, the resale costs ₱290,268.68 less than DMCI's bare price for the unit and slot before a single closing fee. With the parking backed out, it works out at ₱168,914 per square metre, closing fees included — against ₱177,168 for the cheapest four-bedroom DMCI still sells in Shantung on DMCI's 30%-down terms. At 152 sqm it is the largest layout at Mulberry Place, and DMCI builds it only in Shantung.
Why This Unit
Six Reasons It Is Worth The Look
The biggest home in the development, on the floor DMCI charges more for. Every claim below is a number you can check against DMCI's own October 2026 Mulberry Place list and floor plans.
💰
All-In, Below DMCI's Sticker
DMCI's price today for this unit and slot is ₱27,167,320 — before ₱2,850,279.60 of closing fees. This resale is ₱26,877,051.32 with the closing fees and the transfer fee already inside it. Against the full market value, you save ₱3,140,548.28.
🏆
The Largest Layout at Mulberry Place
152 sqm is the biggest unit on DMCI's Mulberry Place list, and DMCI's floor plans put this four-bedroom in Shantung alone — ten in the whole tower. Paisley's four-bedrooms are 144 to 148 sqm. Taffeta and Zephyr have none.
📐
Beats Every 4BR DMCI Still Sells
DMCI has five 152 sqm four-bedrooms left in Shantung. On DMCI's 30%-down terms, with closing fees and the same parking, they cost ₱1,254,578.48 to ₱2,419,336.88 more than this resale.
🌿
The Floor DMCI Charges More For
The 14th is one of only two Shantung floors with an atrium and sky patios, and 1409 sits right beside one. DMCI lists a 69 sqm 2BR on the 14th at ₱578,000 more than the identical unit two floors up.
🏙
Corner Unit, Three Balconies
Two balconies, 10.00 and 8.50 sqm, on the face DMCI's plan marks "facing Makati & BGC skyline", and a third, 5.00 sqm, off the living room on the Manila Bay end. 23.50 sqm of balcony in all.
🗓
Keys in June 2027, Parking Included
Shantung turns over in June 2027 — eight months out. Taffeta and Zephyr, the other towers DMCI is still selling here, are August and October 2028. Covered slot F 1033, 14.00 sqm on Lower Level 1, comes with the unit.
Market Value vs. Your Price
What It Is Worth, and What You Pay
Market value here is the full package — the unit and the parking slot at DMCI's current value, each with its closing fees — because that is what a buyer actually parts with. Quoting a price that includes closing fees against a market value that excludes them would overstate the saving.
Current Market Value
₱30,017,599.60
Unit and parking slot at DMCI's current value, closing fees included
Unit 1409, DMCI's current value₱26,077,320.00
Closing fees on unit (10.5%)₱2,738,118.60
Parking F 1033, DMCI's current value₱1,090,000.00
Closing fees on parking₱112,161.00
Total Market Value₱30,017,599.60
Owner's All-In Price
₱26,877,051.32
Direct from owner · unit, parking, transfer fee, closing fees and balance, all in
Where the saving comes from: this price is built on the owner's 2023 DMCI contract. DMCI's value for the unit and slot has risen ₱1,595,320 since the 2023 list prices of ₱24,572,000 and ₱1,000,000, and the contract's closing fees were fixed on the 2023 price — ₱2,493,112.72, which is ₱357,166.88 less than the ₱2,850,279.60 they come to at today's value. Taking over the contract is how you buy at the older numbers.
The Per-Square-Metre Test
Cheaper Than Every 4BR DMCI Still Sells
Price per square metre is the only honest way to compare two homes of the same size. Here every figure includes closing fees, with parking backed out, measured against the five 152 sqm four-bedrooms on DMCI's October 2026 Mulberry Place list — the same list the Mulberry Place page is built from.
Unit
₱ per SQM, all-in
Difference
Unit 1409 — this resale, 14th floor, atrium level
₱168,914
Baseline
DMCI Shantung 1710 — best-value 4BR on the list, 17th floor
₱177,168
4.9% more expensive
DMCI Shantung 1509 — same stack, one floor up
₱178,026
5.4% more expensive
DMCI Shantung 1609 — same stack, two floors up
₱178,305
5.6% more expensive
DMCI Shantung PH01 — penthouse level
₱181,997
7.7% more expensive
DMCI Shantung 817 — 8th floor, dearest on the list
₱184,830
9.4% more expensive
For reference: DMCI 1710's sticker price alone, no closing fees
₱167,013
1.1% less
The ₱168,914 figure is the ₱26,877,051.32 all-in price, less slot F 1033 at its own market value of ₱1,202,161 (₱1,090,000 plus ₱112,161 closing fees), divided by 152 sqm. DMCI's figures are each unit's October 2026 list price less the 4% DMCI gives on its 30%-down terms for Shantung, plus 10.5% closing fees, divided by the same 152 sqm. The last row is the catch-all test: with every closing fee paid, Unit 1409 costs within 1.1% of the bare sticker on DMCI's cheapest four-bedroom — a sticker that has no closing fees in it at all.
Resale vs. Buying From DMCI
The Same 152 SQM. Which Way Costs Less?
If you want a four-bedroom at Mulberry Place, these are your real choices: this resale, or one of DMCI's own Shantung units. Same tower, same size, same June 2027 turnover. Here is the full sum on each.
Unit 1409 (this page)
DMCI 1710
DMCI 1509
DMCI 817
Floor
14th · atrium level
17th
15th
8th
Layout
4BR Type A · corner
4BR Type A
4BR Type A
4BR Type A.1
Gross floor area
152 SQM
152 SQM
152 SQM
152 SQM
DMCI list price
—
₱25,386,000
₱25,509,000
₱26,484,000
After 4% off (30%-down terms)
—
₱24,370,560.00
₱24,488,640.00
₱25,424,640.00
Closing fees at 10.5%
Included
₱2,558,908.80
₱2,571,307.20
₱2,669,587.20
Parking + its closing fees
Included · F 1033
₱1,202,161.00
₱1,202,161.00
₱1,202,161.00
All-in
₱26,877,051.32
₱28,131,629.80
₱28,262,108.20
₱29,296,388.20
Unit 1409 costs less by
—
₱1,254,578.48
₱1,385,056.88
₱2,419,336.88
₱ per sqm, all-in (parking out)
₱168,914
₱177,168
₱178,026
₱184,830
Turnover
June 2027
June 2027
June 2027
June 2027
The honest read: if the goal is a 152 sqm four-bedroom at Mulberry Place, this resale is the cheapest one on today's numbers — ₱1,254,578.48 under DMCI's best-value unit, and on the atrium floor DMCI prices higher. Even DMCI's deepest discount, 6% off for 50% down, leaves Unit 1710 ₱693,547.88 dearer all-in, and that route asks for ₱11,931,420 before turnover against ₱7,650,066.20 here. What buying from DMCI gets you that this does not: your pick of floor and a contract that starts in your own name. If ₱26.9 million is past the budget, Paisley's 144 sqm four-bedrooms list from ₱23,916,000 with an October 2026 turnover — ask Kris for those numbers. Parking on the DMCI columns is costed at the same ₱1,090,000 plus ₱112,161 used for slot F 1033.
Payment
How You Pay for It
This is a transfer of the owner's DMCI contract, processed through DMCI PDI. You buy out the owner's equity, finish the last eight downpayment months, and settle closing fees and the balance at turnover. No agent fee is charged to the buyer on any route.
💵
Route 1
Spot Cash
Pay the ₱16,733,872.40 balance at turnover in one go. The cheapest route overall and the cleanest transfer.
🏦
Route 2
Bank Financing
Finance the balance from turnover. Estimated ₱145,220.43 a month over 20 years at 8.50%, or ₱162,342.05 over 15 years at 8.25%.
🏢
Route 3
DMCI In-House
The existing contract already schedules ₱380,747.02 a month for 60 months from July 2027. No bank approval, but a much higher monthly.
Stage
Amount (₱)
When
Payee
Earnest money
200,000.00
On reservation
Owner
Balance of owner's equity
6,353,844.92
On signing the transfer
Owner
Transfer-of-ownership fee
140,000.00
On signing the transfer
DMCI PDI
Up front
6,693,844.92
Remaining downpayment — unit (8 × 114,382.66)
915,061.28
Nov 2026 – Jun 2027
DMCI PDI
Remaining downpayment — parking F 1033 (8 × 5,145.00)
41,160.00
Nov 2026 – Jun 2027
DMCI PDI
Eight months at 119,527.66
956,221.28
Closing fees — unit
2,385,798.10
June 2027
DMCI PDI
Closing fees — parking F 1033
107,314.62
June 2027
DMCI PDI
Balance — unit
16,013,572.40
At turnover
Cash / Bank / DMCI
Balance — parking F 1033
720,300.00
At turnover
Cash / Bank / DMCI
At turnover
19,226,985.12
Total, all in
26,877,051.32
After turnover — the ₱16,733,872.40 balance
Monthly (₱)
Term
Bank estimate, 10 years at 7.75%
200,824.26
120 months
Bank estimate, 15 years at 8.25%
162,342.05
180 months
Bank estimate, 20 years at 8.50%
145,220.43
240 months
DMCI in-house, per the existing contract (unit 364,357.98 + parking 16,389.04)
380,747.02
60 months from July 2027
How to read this: the first two rows are the owner's equity — what the seller has already put into the contract, which you buy out. You then step into the seller's place on DMCI's schedule for the last eight downpayment months. In June 2027 the closing fees of ₱2,493,112.72 fall due (they are loanable), and the ₱16,733,872.40 balance is settled by spot cash, bank financing or DMCI in-house financing. Every stage adds to exactly ₱26,877,051.32 — nothing sits outside these tables. The downpayment months are counted from October 2026: each month the sale waits, the owner pays one more ₱119,527.66 to DMCI, so the amount to the owner rises by that much and your remaining months drop by one. The total does not change. Bank figures use the same 7.75% / 8.25% / 8.50% estimates as Kris's Mulberry Place computation — your bank sets the actual rate at approval. The in-house schedule is the one printed in DMCI's billing for this contract and is confirmed by DMCI PDI at transfer.
The Layout
Unit 1409 — Room by Room
152 sqm gross floor area: 128.50 sqm of unit plus 23.50 sqm across three balconies. Areas are DMCI's own, from the 4-Bedroom Type A layout sheet — the layout named in this unit's contract.
DMCI's 4-BR Type A layout sheet for Shantung. On the 14th floor the unit sits rotated — see the key plan below for how it faces.
Area
Size
Living & Dining
35.70 sqm
Kitchen
12.20 sqm
Bedroom 1
16.55 sqm
Walk-in Closet
10.30 sqm
Bedroom 2
11.40 sqm
Bedroom 3
9.00 sqm
Bedroom 4
7.35 sqm
Toilet & Bath 1
6.70 sqm
Toilet & Bath 2
6.45 sqm
Toilet & Bath 3
2.15 sqm
Utility Room
6.25 sqm
Hallway
4.45 sqm
Unit area
128.50 sqm
Balcony 1 (off living & dining)
5.00 sqm
Balcony 2
10.00 sqm
Balcony 3
8.50 sqm
Gross floor area
152.00 sqm
Bedroom 1 and its walk-in closet together come to 26.85 sqm — a true master suite. The living and dining room alone is 35.70 sqm, and the utility room with its own third toilet and bath gives a helper, or a home office, a separate corner of the plan.
Position in the Building
The Corner of the Atrium Floor
DMCI's floor plans put atriums and sky patios on only two of Shantung's residential floors — the 7th and the 14th — and Unit 1409 is the corner unit at the end of the 14th, right beside a sky patio. Its long side, with Balconies 2 and 3 off the bedrooms, is on the face DMCI's plan labels "facing Makati & BGC skyline". The living room's balcony is on the end DMCI labels "facing Manila Bay". DMCI prices this floor at a premium: on the current list, Unit 1412 costs ₱11,277,000 against ₱10,699,000 for the identical Unit 1612 two floors up.
DMCI's Shantung 14th-floor plan (April 2024, memo DE-24-04-008), Unit 1409 marked in red. Note the atrium along the corridor and the sky patio beside the unit.A Mulberry Place sky patio — DMCI's architect's perspective.Slot F 1033 on Shantung's Lower Level 1 — covered, Type C, 2.80 × 5.00 m, 14.00 sqm. One of ten Type C slots on the level; most are the smaller Type A and B.
F 1033 — Lower Level 1, covered, Type C, 14.00 sqm
📅
Turnover
June 2027 · DMCI's schedule for Shantung
💰
All-In Price
₱26,877,051.32 · fees included
💼
Developer
DMCI Homes (DMCI PDI)
The Real Thing
Built, Not Just Rendered
Mulberry Place has been delivering since 2018, so most of what you see below is a finished amenity, not a render — DMCI's own photographs of the clubhouse, the pools, the atriums and the gate, all in use today. The Shantung facade at the top of this page is DMCI's architect's perspective; the aerial shows the towers that are still going up.
July 2026 — DMCI's site aerial of Mulberry Place. The towers in netting are the ones still under construction.The clubhouse at night — the Vietnamese-inspired roofline in the flesh.The leisure pool at dusk — DMCI's photograph, not a render.A landscaped atrium in a finished Mulberry Place building — daylight in the corridor.The pool deck and its fountain jets, ringed by the mid-rise buildings.The main entrance gate on Acacia Estates.
About the Community
Life at Mulberry Place
Set in Acacia Estates on a 36,474 sqm site — DMCI's published figure — Mulberry Place channels an Asian-Tropical theme with Vietnamese-inspired architecture, wrapped in lush landscaping, lap pools and resort amenities. It is built for growing families who want floor area, greenery and BGC within reach: SM Savemore Acacia Estates is 0.14 km from the gate, Taguig City Hall 870 m, UP Bonifacio Global City 3.38 km and St. Luke's Medical Center BGC 4.03 km — all DMCI's own published distances. More on the development, every building and every turnover date is on the Mulberry Place page.
The all-in price is ₱26,877,051.32 for the 152 sqm unit together with covered parking slot F 1033. Today's market value of the same package is ₱30,017,599.60 — DMCI's current ₱26,077,320 for the unit plus ₱2,738,118.60 in closing fees, and ₱1,090,000 for the slot plus ₱112,161 in closing fees. The saving is ₱3,140,548.28, or 10.5%.
Yes. It is everything: ₱6,553,844.92 to the owner, DMCI's ₱140,000 transfer-of-ownership fee, the last eight downpayment months at ₱119,527.66, ₱2,493,112.72 of closing fees on the unit and slot, and the ₱16,733,872.40 balance at turnover. There is no separate bill on top, and no agent fee to the buyer.
Yes. 152 sqm is the largest unit size on DMCI's Mulberry Place availability list, and DMCI's floor plans place the 152 sqm four-bedroom — Type A and its mirror image, Type A.1 — in Shantung alone: ten in the whole tower, on the 7th to 9th floors, the 14th to 18th, and two on the penthouse level. Paisley's four-bedrooms are smaller, at 144 and 148 sqm, and Taffeta and Zephyr have no four-bedroom at all.
DMCI's current turnover date for Shantung is June 2027, and DMCI's billing schedule for this unit puts the closing fees in June 2027 and the first post-downpayment amortisation in July 2027. The contract's outside delivery date is the third quarter of 2027. Shantung is still under construction, so this is a pre-selling resale — Kris will ask DMCI to confirm the turnover date in writing with you before you reserve.
₱7,650,066.20 in total, or 28.5% of the all-in price. ₱6,693,844.92 is paid up front — ₱200,000 earnest money on reservation, then ₱6,353,844.92 to the owner and DMCI's ₱140,000 transfer fee when the transfer is signed. The remaining ₱956,221.28 is eight monthly downpayments of ₱119,527.66 to DMCI PDI, November 2026 to June 2027. Everything else falls due at turnover.
DMCI still lists five 152 sqm four-bedrooms in Shantung, from ₱25,386,000 (Unit 1710) to ₱26,484,000 (Unit 817). On DMCI's 30%-down terms, which take 4% off, and with closing fees and the same parking added, they come to ₱28,131,629.80 to ₱29,296,388.20 all-in. Unit 1409 is ₱26,877,051.32 — ₱1,254,578.48 to ₱2,419,336.88 less. Even DMCI's deepest discount, 6% off for 50% down, leaves Unit 1710 ₱693,547.88 dearer.
Yes, because DMCI does not price the 14th floor like the 15th. The 14th is one of Shantung's two atrium floors with sky patios, and DMCI's current list charges more for it: Unit 1403 is ₱11,014,000 against ₱10,594,000 for Unit 1503 directly above it, and Unit 1412 is ₱11,277,000 against ₱10,699,000 for Unit 1612. That is a 4.0% to 5.4% premium. Applied to Unit 1509, it puts a 14th-floor four-bedroom at roughly ₱26.5 million to ₱26.9 million — so ₱26,077,320 is, if anything, conservative.
Three ways, and that list is complete: spot cash at turnover; bank financing, estimated at ₱145,220.43 a month over 20 years at 8.50% or ₱162,342.05 over 15 years at 8.25% (your bank sets the actual rate); or DMCI in-house financing, where the existing contract schedules ₱380,747.02 a month for 60 months from July 2027, subject to DMCI PDI confirming it at transfer. The ₱2,493,112.72 of closing fees is due in June 2027 and is loanable.
Because the price is built on the owner's 2023 DMCI contract rather than on today's list. DMCI's value for the unit and slot has since risen to ₱27,167,320 — ₱1,595,320 above the 2023 list prices of ₱24,572,000 and ₱1,000,000 — and the contract's closing fees were fixed on the 2023 price: ₱2,493,112.72, against ₱2,850,279.60 at today's value. Taking over the contract is how you buy at the older numbers.
Not inside yet — Shantung is still being built and turns over in June 2027. Kris can walk you through the finished Mulberry Place buildings, clubhouse and pools in Acacia Estates, and go through DMCI's floor plan, billing schedule and parking plan for Unit 1409 and slot F 1033 line by line before you reserve.
One Unit, One Owner
There Is No Second 1409.
The largest layout at Mulberry Place, on the atrium floor, with parking F 1033 — ₱3,140,548.28 below market value and ₱1,254,578.48 under the cheapest four-bedroom DMCI still sells in Shantung. Kris will walk you through every figure on this page, show you the finished estate, and process the transfer — at zero agent fee to you.
Three: spot cash, bank financing, or DMCI in-house financing through DMCI PDI. That list is complete. Kris charges the buyer no agent fee on any of them.
How does buying a unit that has not been turned over yet work?
It is a transfer of the owner's existing DMCI contract. You pay the owner's equity, DMCI PDI processes the transfer of ownership — the ₱140,000 fee on this page — and the account moves into your name. From there you pay the remaining downpayment months to DMCI, then the closing fees and the balance at turnover, exactly as the original buyer would have.
Are there other four-bedroom resales in Acacia Estates?
Yes. Alder Residences, in the same Acacia Estates masterplan, has a four-bedroom corner resale at Sylvan 1417 — 151.5 sqm and already turned over. Every listing Kris has is on the resale units page.
Do I pay Kris a commission on this?
No. The buyer pays no agent fee — not on spot cash, bank financing or DMCI in-house. Every peso you pay is in the payment table on this page.
