luxury condo resilience
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Luxury condo resilience: Half of Ayala’s Laurean buyers staying despite pause

MANILA, Philippines – Ayala Land (ALI) put one of its boldest luxury bets on pause this year. And yet many of the people who had already bought into it are willing to wait it out.

Around half of the buyers of Laurean Residences have chosen to stick with the project, ALI chief operating officer Raquel Cruz said during the property giant’s H1 briefing on Monday, August 10. When the Makati tower was suspended, ALI earlier gave buyers the option to refund or transfer their payments to other Ayala Land developments. (A previous version of this report incorrectly identified the COO as Mikhail Cruz. The error has been corrected.)

ALI president and chief executive officer Margarita Bautista-Dy previously said they could revisit the Laurean project by the middle of 2027, as reported by The Philippine Star

The decision to stay on — despite there being no definite plans yet on when construction will restart — gives evidence that the very top end of the residential market may be proving more resilient than the broader condominium market.

Ayala’s own numbers show the importance of its higher-end segment. Its premium residential sales reservations reached P31.5 billion in the first half, down just 8% year-on-year, while its core segment plunged 38% to P14.9 billion. Cruz said premium demand “continues to be resilient.”

There is also evidence beyond ALI’s projects. Metro Manila ranked third globally for luxury residential price growth in 2025. Luxury home prices in the capital region rose 17.5% year-on-year, behind Dubai’s 25.1% and Tokyo’s 58.5%, according to Knight Frank.

From carpark to P28-billion luxury tower

The spot that is now ground zero for the soon-to-rise Laurean Residences was once the Dela Rosa 2 Carpark, a decidedly less glamorous but daily fixture for people working in the Makati central business district.

The redevelopment began in 2024. Along with the demolition of the parking structure went a portion of the Dela Rosa Elevated Walkway attached to it, breaking a familiar pedestrian route through the CBD. The 1.1-kilometer walkway historically connected Greenbelt toward Makati Medical Center. Through SM and Ayala’s network of malls and walkways, commuters could continue toward the Ayala Station of the Metro Rail Transit Line 3.

For the thousands of commuters who used that route every day, what replaces the old carpark has a lot to live up to.

GREEN. Artist’s rendition of the Dela Rosa Gardens mixed-use redevelopment, which includes an urban park. Photo from Ayala Land

Ayala’s answer is Dela Rosa Gardens, a 1.3-hectare mixed-use redevelopment planned around the new Bank of the Philippine Islands headquarters, Laurean Residences, retail and civic spaces, and a 2,700-square-meter urban park.

Laurean itself was conceived as one of Ayala Land Premier’s biggest Makati bets, with an estimated P28-billion sales value.

The 65-storey tower was planned to contain just 388 residences, ranging from 72-square-meter suites to two- to four-bedroom homes as large as 402 square meters, along with “rare” bi-level villas. More than half a hectare was set aside for club-like exclusive amenities.

In its initial announcement for Laurean, which has since been taken down from Ayala Land’s website, the developer pitched the project as an “urban sanctuary” for a particularly discerning slice of the luxury market. Ayala said Laurean was designed to offer the feel of a private in-city club while remaining right at the heart of Makati’s business district.

And the old walkway? Ayala said Laurean would eventually reconnect to it, with direct access to the Dela Rosa elevated walkway forming part of the project’s pitch on walkability and connectivity.

Buyers initially came quickly. Laurean had already generated around P10.4 billion in presales by the time Ayala broke ground in February 2026, as reported by the Inquirer.  Latest presales figures have since hit P11 billion, ALI confirmed to Rappler as of Tuesday, August 11.

Only months after its strong start, construction and sales were paused.

Ayala blamed worsening uncertainty from the Middle East conflict, saying rising cost pressures and increasingly unpredictable delivery timelines made it difficult to execute Laurean with the certainty it promises customers.

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[Vantage Point] Ayala Land: The urban machine


[Vantage Point] Ayala Land: The urban machine

ALI trims residential inventory

Laurean aside, ALI has also made progress in working down its broader residential inventory.

The value of its unsold residential stock, excluding Laurean, has fallen steadily from P214 billion in 2024 to P110 billion by June 2026. That is equivalent to about 15 months of inventory, already better than the roughly 18 months Ayala carried before the pandemic.

Still, there is plenty left to sell. In terms of value, about 75% of the remaining inventory is in premium developments.

Ayala launched no residential projects in the first half specifically so its sales teams could work through existing stock. Despite having nothing new to launch, they generated P22.3 billion in second-quarter residential take-up, a performance that management called encouraging in a “hyper-competitive” market. – Rappler.com

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