By Carla Calleja, MBA, REB
The quiz
Walk down a weekday street in Legaspi Village or Salcedo Village today and you see office towers, condominiums, cafés and two well-loved parks. So here is the question we asked on Facebook:
Before the offices, what were Legaspi and Salcedo Villages?
A) Rice fields B) Homes C) A camp
The short answer: B) Homes
Both villages were planned as residential villages. The Philippine STAR described them as “designed and laid out as residential villages to support the central spine of Ayala Avenue,” while PhilSTAR Life notes that “they were intended just as residential zones.”
How homes became offices
In the original plan for Makati’s business district, Ayala Avenue was the main address for office buildings. The two villages beside it were meant for housing.
Then Ayala Avenue succeeded. As office demand grew, the two residential clusters were opened up to commercial use and small office buildings started rising along their curved streets. PhilSTAR Life links the change to the success of the commercial buildings on Makati’s main avenues.
Today both areas are true mixed-use neighborhoods: offices, residential condominiums, restaurants and parks, all within walking distance of Ayala Avenue.
Why this matters if you own, buy or rent property
The Legaspi and Salcedo story is a reminder that land use can change over time, and that change can move property values and daily life in a neighborhood. A few practical lessons:
- Check the zoning. Before you buy or build, ask the city’s zoning office what the area is zoned for today and whether any changes are being studied.
- Read the deed restrictions. Many Makati villages and condominiums have restrictions annotated on the title or written in the master deed. These can limit what you can build or how you can use the property.
- Look at what is coming, not just what is there. New towers, roads or rezoning nearby can bring more value, more traffic, or both.
- Mixed-use areas suit many lifestyles. Living near your office, parks and restaurants is one reason condos in these villages stay in demand with professionals and expats.
Myth vs fact
Myth: “Once a village is residential, it stays residential forever.”
Fact: Land use can change. Legaspi and Salcedo Villages began as homes and became Makati office districts as demand grew.
What this means for you: a quick checklist
- Get a certified true copy of the title and read the annotations.
- Ask for the HOA or condominium rules and the master deed restrictions.
- Ask the city for the current zoning of the lot or building.
- Talk to a licensed broker who knows the area before you make an offer.
FAQ
Are Legaspi and Salcedo Villages still residential?
They are mixed-use today, with offices, condominiums and parks.
Can a residential area in the Philippines be rezoned?
Yes. Local governments adopt and update zoning ordinances. Check with the city’s zoning office for the area you are interested in.
Do title restrictions still apply after rezoning?
Restrictions annotated on a title or in a master deed can still matter even if zoning changes. Have them reviewed before you buy.
Ask Broker Carla
Looking for a condo or office space in Legaspi or Salcedo Village, or curious about another Makati village? Comment SALCEDO on my post, message my Facebook page at facebook.com/carlacallejabrokerphilippines, or email buyrentph@gmail.com with your “Broker Carla, …” question.
