More buyers are now looking at the South not just as an alternative to Metro Manila, but as a place for a long-term home. Areas like Cavite, Laguna, Las Piñas, and Parañaque have developed into more complete communities, making them attractive for both living and investment, especially as prices continue to grow steadily. For young adults just starting out, however, entering the property market can feel overwhelming—from choosing the right location to understanding costs and financing. To help break this down, Manila Bulletin Property & Living spoke with Jireh V. Mamaclay, a licensed real estate broker, Manila Bulletin columnist of “The Property Geek,” and head of Property Geeks OPC.

Mamaclay explained that much of the South’s appeal comes from how these areas are being developed today. Many communities, particularly in Laguna, are planned as integrated estates where residential, commercial, and institutional spaces are built together, allowing residents to live, work, and access daily needs within the same area, an approach that supports the region’s long-term growth.

“We are seeing the rise of central business districts, PEZA-accredited technoparks, and major manufacturing and electronics companies, which generate jobs within the region. This means residents no longer have to rely on Metro Manila for work, education, healthcare, and lifestyle needs,” he shared.

For first-time buyers, this shift highlights the importance of looking beyond established areas. While developed cities offer convenience, emerging corridors often present stronger long-term growth. As Mamaclay pointed out, a property’s value is shaped not just by where it is today, but by how the surrounding community continues to develop.

This also applies when deciding what type of property to purchase, as each option—from condominiums to house-and-lot—offers different advantages depending on a buyer’s budget, goals, and timeline. Mamaclay noted that the South remains an evolving market, where no single property type guarantees the strongest long-term value. Condominiums typically offer better accessibility and liquidity, while house-and-lot properties tend to deliver stronger capital appreciation over time.

“When guiding my clients, I emphasize that the best investment depends on their needs, lifestyle, and financial capacity. Many younger buyers may not yet have the capital to purchase large lots in premium communities, so starting with a pre-selling condominium or a more affordable property can be a smart first step. Real estate investment is a journey, and building a portfolio often begins with smaller, more manageable investments.”

Infrastructure also continues to play a major role in shaping property values in the South. Developments such as the Cavite–Laguna Expressway (CALAX), the expansion of the South Luzon Expressway (SLEX), and the upcoming North–South Commuter Railway (NSCR) are improving connectivity across key areas. These projects not only make travel more efficient but also attract businesses and new developments, which in turn increase demand for residential properties nearby.

Buying a home also requires a clear understanding of the full financial commitment, from upfront costs to expenses beyond the monthly amortization. Mamaclay explained that first-time buyers should be ready to set aside about 20 to 30 percent of the property price, including a 10 to 20 percent down payment and an additional three to eight percent for taxes and registration. He emphasized that buying a home is not just about affording monthly payments, but also being financially prepared for the initial costs and long-term responsibilities of ownership.

Pre-selling properties remain one of the most practical entry points for young buyers because of their lower initial costs and flexible payment structures. However, they also require careful planning. Buyers need to ensure that they will be financially ready by the time the property is completed, particularly when securing financing for the remaining balance. Choosing a reputable developer is equally important to avoid delays and other risks associated with project completion.

One of the most common mistakes among first-time buyers is rushing into a purchase without fully assessing their financial readiness, often driven by promotions or a focus on monthly payments while overlooking other costs. Mamaclay stressed the importance of evaluating income stability and maintaining a financial buffer, noting, “As I often tell my clients, pre-selling is a great way to start building your real estate portfolio but it should always be aligned with your long-term financial capacity and investment goals.”

For young buyers, choosing a property that offers flexibility can make a significant difference. A unit that can be rented out or resold provides options as needs and circumstances change, allowing the investment to remain useful over time. Ultimately, the goal is not just to secure a first home, but to make a decision that supports both present needs and long-term financial growth.

“For young buyers, the goal should not just be to own a property early, but to choose one that can grow with them and support their long-term financial goals.”

This is where the South stands out. With its mix of accessibility, ongoing development, and long-term potential, it offers a practical entry point for first-time buyers ready to take the next step into homeownership.