Source references are listed at the end of the report.
Executive Summary
Arca South, Taguig: Metro Manila’s Emerging Southern Gateway
Arca South, a 74-hectare master-planned, mixed-use estate by Ayala Land, is strategically located in the former FTI complex in Taguig City. Envisioned as a “City in Sync,” Arca South aims to become a major gateway connecting Metro Manila to southern Luzon. The development integrates residential, commercial, office, retail, and institutional components with a strong focus on sustainability and unparalleled future connectivity. While still in its development phase, Arca South shows high potential, driven by its modern planning and significant upcoming transport infrastructure, including a major integrated terminal exchange and direct links to the subway and commuter rail systems.
Office Market Overview
As an emerging business district, Arca South’s office market is characterized by new, high-quality stock and is focused on attracting tenants valuing modern infrastructure and accessibility.
Vacancy Trends:
Specific office vacancy data for Arca South is limited as it is still developing. While it contributes to Taguig’s overall office market figures, its newer, high-quality buildings are expected to perform well. For context, established markets like Singapore’s CBD Grade A offices reported 8% vacancy in Q4 2024, while Bangkok’s Grade A market saw 28.1% vacancy in Q1 2025, highlighting the variability in office markets. Pre-leasing activity is crucial in Arca South’s current developmental stage.
Rental Rates:
Office rental rates in Arca South reflect its positioning as a modern and accessible business hub.
HousingInteractive listings for Manta Corporate Plaza in Arca South as of December 2024 showed rates ranging from PHP 800/sqm/month to PHP 1,200/sqm/month, with a bare shell average around PHP 854/sqm. This is comparable to or slightly higher than rates in some other emerging business districts.
Key Drivers & Trends:
- New, High-Quality Stock: Attracts businesses looking for modern office spaces.
- Planned Connectivity: Future transport links are a major selling point.
- Master-Planned Environment: Integrated amenities and a focus on sustainability.
- Green Buildings: Developments like Savya Financial Center emphasize green certifications.
Residential Market Overview
Arca South’s residential market targets the mid-to-high-end segments with a variety of condominium projects. As a newer development, initial vacancy upon turnover is expected, with stabilization anticipated as the estate matures and infrastructure links become operational.
Vacancy Trends:
Specific vacancy rates for Arca South’s residential projects, such as Arbor Lanes, The Veranda, Avida Towers One Union Place, and Avida Towers Vireo, are not yet widely reported. As a newer development with ongoing turnover of units, initial vacancy is typical. For comparison, Canada’s national rental vacancy rate was 3.6% in Q4 2024, illustrating how even mature markets experience fluctuations.
Price Levels:
- Sale Prices: Target the mid-to-high-end market. Listings for Avida Towers units (studio/1-bedroom) range from PHP 3.7 million (approx. PHP 162,000/sqm) to PHP 9.7 million (approx. PHP 269,000/sqm). A 2-bedroom unit in Arbor Lanes (Ayala Land Premier) was listed at PHP 37 million (approx. PHP 268,000/sqm). Units in Alveo’s The Veranda are likely priced between Avida and Ayala Land Premier offerings.
- Rental Rates: A wide range is observed. Avida studio/1-bedroom rents for PHP 13,000 to PHP 38,000/month; The Veranda 1-bedroom/2-bedroom ranges from PHP 40,000 to PHP 65,000/month; and an Arbor Lanes 1-bedroom unit was listed at PHP 71,000/month. The average rental cost per square meter ranges from PHP 689/sqm (3-bedroom) to PHP 803/sqm (2-bedroom) based on available listings.
Infrastructure & Accessibility
Existing Infrastructure:
- Location: Situated near the South Luzon Expressway (SLEX) and C-5 interchange.
- Internal Development: Internal road networks are being developed as part of the master plan. Features include integrated basement parking and planned green spaces and streetscapes.
Planned Developments:
Arca South’s primary advantage lies in its extensive planned connectivity.
- Taguig City Integrated Terminal Exchange (TCITX): This 5-hectare intermodal transport hub is expected to be operational by 2028, serving provincial buses, city buses, jeepneys, and AUVs.
- Rail Integration: The TCITX will directly integrate with the Metro Manila Subway Project (MMSP) and the North-South Commuter Railway (NSCR) via the FTI station.
- Expressway Access: The estate will have direct access to the Southeast Metro Manila Expressway (SEMME) / Skyway Stage 4. These projects aim to transform Arca South into a major gateway and transit node, significantly reducing travel times to NAIA, Makati, and BGC.
Key Infrastructure & Developments
| Feature | Status | Key Detail |
| Taguig City Integrated Terminal Exchange (TCITX) | Planned (Operational by 2028) | 5-hectare intermodal hub for buses, jeepneys, AUVs |
| Metro Manila Subway & NSCR Integration | Planned | TCITX to directly link with MMSP and NSCR FTI station |
| SEMME / Skyway Stage 4 Access | Planned | Direct expressway access for the estate |
| Internal Road Network & Green Spaces | Developing | Part of Ayala Land’s master plan for a sustainable and connected community |
Key Business Presence & Amenities
Major Companies & Industries:
Ayala Land is the master developer of Arca South.
- Office Locators: Targeted towards companies valuing accessibility and modern, green infrastructure. Savya Financial Center by Arthaland is a notable green office development within the estate.
- Commercial Locators: Include Ayala Malls Arca South (with Phase 1 opening planned for December 2025) and Landers Superstore.
- Institutional Locators: Healthyway Cancer Care Medical Center is a key institutional presence.
Healthcare:
- Healthyway Cancer Care Medical Center: Located within Arca South, it is noted as the Philippines’ first comprehensive cancer hospital.
- Proximity to Other Hospitals: The estate is near Taguig Pateros District Hospital and hospitals in Parañaque (e.g., Medical Center Parañaque) and Makati (Makati Medical Center, St. Luke’s BGC via C5/SLEX).
Dining & Lifestyle:
The dining and lifestyle scene in Arca South is currently developing.
- Existing Options: Landers Superstore has internal dining options.
- Future Expansion: Ayala Malls Arca South, set to open its first phase in late 2025, will significantly expand the dining scene with a curated food hall, a market hall, and a dedicated coffee zone. Existing options are also available in nearby areas of Taguig.
Livability Assessment
Strengths:
- Master-Planned Development: An Ayala Land estate with a focus on “synchronicity,” sustainability, and integrated living.
- Exceptional Planned Connectivity: Future access to TCITX, Metro Manila Subway, NSCR, and SEMME/Skyway will make it a major transport hub.
- Integrated Mixed-Use Environment: Combines residential, office, retail, hotel, and hospital components.
- Emphasis on Green and Pedestrian-Friendly Design: Focus on green spaces, pedestrianization, and efficient urban systems.
- Modern Building Stock: Features newer, modern residential and commercial buildings.
- Proximity to NAIA: Offers convenient access to the international airport.
Challenges:
- Ongoing Development: Still largely under development, meaning ongoing construction, limited current amenities compared to mature districts, and potential for noise and disruption.
- Infrastructure Dependency: Full realization of its benefits heavily depends on the timely completion of major infrastructure projects like TCITX, the Subway, NSCR, and SEMME.
- Developing Retail Scene: The dining and retail scene is currently less established compared to other CBDs, pending the full opening of Ayala Malls Arca South.
- Potential Traffic Volume: Once TCITX becomes operational, there is potential for high traffic volume in and around the terminal.
HI’s Perspective / Our HI Five score
Arca South holds High Potential (Future) as a livable and strategic urban district. Its comprehensive master plan by Ayala Land, coupled with unparalleled future connectivity through major transport infrastructure projects, positions it as a highly desirable location for residents and businesses alike. Its success hinges on the timely delivery and effective integration of the planned transport hub and supporting amenities. Once fully developed, Arca South promises a modern, efficient, and potentially less congested urban environment compared to older CBDs. Currently, it offers good value and prospects for early investors and residents who are willing to navigate the ongoing development phase and look towards its long-term advantages.
This report is based on market data as of Q1 2025. HousingInteractive provides this analysis for informational purposes only.
References
[1] Cbd Grade A Office Vacancy Rate Jumped 1.8 Percentage Points Quarter-on-quarter To 8%, Highest In 6 Years – Savills Singapore
[2] Arca South Estate Redefines Urban Connectivity with TCITX Groundbreaking – Ayala Land
[3] Central Business District South of Metro – Arca South
[4] Arca South: An Ayala Estate in Taguig City – Alveo Land
[5] Bangkok MarketBeat Reports | TH – Cushman & Wakefield
[6] Office Spaces for Rent in Arca South, Taguig – HousingInteractive
[7] Condos and Flats for Rent in Arca South, Taguig | Rent Condominiums – HousingInteractive
[8] Condos and Flats for Sale in Arca South, Taguig | Buy Condominiums
[9] Canada’s Rental Market at a Crossroads: Vacancy Rates Surge, Rent Growth Slows – Yardi
[10] Condominium units for Sale in Arca South
[11] Savya Financial Center – Arthaland
