Vol.1 No.1 August 6, 2012Official Real Estate E-Bulletin of the Asian Pacific Group of Companies

Asian PacificRealty at theManila HotelAPRBC joins the Trade Exhibit

during the 20th Metro Manila Busi-ness Conference 2012 held re-cently at the Tent City, Manila Ho-tel, Philippines.

PVP Nena Torrecampo, PVP Florinda Memije, PVP Mila Malazzab, PVP Annie Rodriguezwith APGC VP for Operations Dante De Guzman.

New Projects in Antipolo City:Fairway Suites & Sun Valley Heights

20th Metro Manila Business Conference:

Members of the APGC Sales teams took a tour of the new projects in Antipolo City.

Fairview Quezon City:Site Briefing for Neopolitan

Condominiums

East Manila shines anew withadditional projects for Asian Pa-cific Group--- The Fairway Suitesand the Sun Valley Heights. Mem-bers of the APGC Salesforcetoured the vicinity last June 7,2012 for an occular of the newprojects location.

Senior Vice President CelestinoS. Valdez, Jr. spearheads the “SiteBriefing” activity with the APGCSales Teams for the NeopolitanCondominiums project.

CONGRATULATIONS!“TEAM GARNET”

Top Producer for the month of July 2012PVP Henry Nemes

PD Ma. Rosita NemesPM Nejemias Ariola

The Asian Pacific Chronicle August 6, 20122

Let us WELCOMEthe birth of theAsian Pacific

Chronicle Arsenio M. De Guzman, Jr.Chairman / CEO

After the strong winds and heavy rain of typhoon “Gener”, thismonth of August brings to us another signal. A new signal for themembers of the APGC family to tune in --- The Asian Pacific Chronicle.

Official E-Bulletin of the Asian PacificGroup of Companies

APGC PROJECTVICE PRESIDENTS

PVP Marietta HowTeam Amber

PVP Antonia TumulakTeam Amethyst

PVP Teresita ZavallaTeam Aquamarine

PVP Divina UrbiztondoTeam Beryl

PVP Jose PegaridoTeam Bronzite

PVP Remedios GonzagaTeam Emerald

PVP Henry NemesTeam Garnet

PVP Nena TorrecampoTeam Jade

PVP Abraham CorpuzTeam Jasper

PVP Geronima DilleraTeam Moonstone

PVP Mary Grace PujolTeam Onyx

PVP Milagros MalazzabTeam Opal

PVP Florinda MemijeTeam Peridot

PVP Teresita DomingoTeam Quartz

PVP Wennie BicoTeam Ruby

PVP Degario DayolaTeam Sapphire

PVP Anicia RodriguezTeam Sardonyx

PVP Gloria EndozoTeam Sunstone

PVP Ruth CamachoTeam Topaz

PVP Florida OjerasTeam Tourmaline

PVP Richard CervantesTeam Tanzanite

PVP Purificacion CabahugTeam Calcite

PVP Virginia LocsonTeam Pearl

PVP Rosemarie FlaminiaTeam Spinel

PVP Marissa IntingTeam Turquoise

PVP Dennis GaliciaTeam Zircon

Arsenio M. De Guzman, Jr.Editor-In-Chief

Ferdinand G. QuiñonesManaging Editor

SVP Celestino S. Valdez, Jr.VPO Dante M. De Guzman

Associate Editors

Rig SantiagoColumn Contributor

Editorial Office:

G/F APGC Corporate Center No.26 Harvard St. Cubao, Quezon City/ Advertising Department o e-mail:

chronicle@apgc.com.ph

Yes, every month beginning today, weshall be releasing an on-line bulletin. Anofficial publication created to chronicle thelatest developments in the Asian Pacificoperations. We shall be featuring oursales activities and events on the pagesof the Asian Pacific Chronicle.

We shall also feature our top sales-person for the month, project profile forthe month and the updated inventory po-sition of our nationwide projects.

Project Vice Presidents are also en-couraged to document their group activi-ties and submit it to the editorial office of

our publication at the ground floor of APGCbuilding Advertising Department for inclu-sion in our monthly group updates. Anopportunity for your team to be published.

Another part of the e-bulletin is themonthly column on real estate and law.We are also reserving some space to fea-ture individual accomplishments of ourmembers like officership in a reputableorganization, local and national awardsand the like.

We intend to provide our memberswith a digital information source whichyou can circulate among your e-mail con-tacts for public relations and prospect-ing purposes.

The Asian Pacific Chronicle will bee-mailed to the Project Vice Presidentsmonthly. Individuals with valid e-mail ad-dress can also subscribe. You may alsodownload a copy of the e-bulletin to ourofficial website: www. apgc.com.ph. Justclick the “Asian Pacific Chronicle logo”on the bottom left portion of ourhomepage and you can already down-load it.

This is just the maiden edition andwe are open for further suggestions andrecommendations to make our publica-tion more meaningful and beneficial toeveryone.

Let us all welcome the birth of “TheAsian Pacific Chronicle” as we maximizethe use of electronic media and theinternet towards the advantage of ourcorporate ideals and the promotion of oursales and marketing operations.

3The Asian Pacific ChronicleAugust 6, 2012

The Asian Pacific Chronicle August 6, 20124

1. Neopolitan Business Park Fairview, Quezon City * Com’l2. Neopolitan Condominium Fairview, Quezon City * Condo3. Lake View Subdivision Angono, Rizal * Resd’l4. ITC Woodlands Subdivision Valenzuela City * Resd’l5. Kingsville Heights Antipolo City * Resd’l6. Park Hills Subd. P1,1A,1A1 Antipolo City * Resd’l7. Villa Corazon Subdivsion Sta. Maria,Bulacan * H & L

* Lot Only* TH

8. Don Bosco Executive Trece Martirez, Cavite * Resd’l9. Las Piñas Royale -Ph1 Las Piñas, Metro Manila * Resd’l10.Pallas Athena Classique Imus,Cavite * Resd’l11. Pallas Athena Executive Imus,Cavite * Resd’l12. Cyberville Subdivision Guguinto,Bulacan* Resd’l a. Reg.

b. Cluster13.Sun Valley Estates Inarawan, Antipolo City * Resd’l

* Upper Ranch14.Fairway Grove Inarawan, Antipolo City * Resd’l15.The Upland Estate Inarawan, Antipolo City * Resd’l16.Kingsville Royale Inarawan, Antipolo City * Resd’l17.Edgewood Place Inarawan, Antipolo City* Resd’l a. Ph 3

b. Ph 418.Forest Hills Inarawan, Antipolo City * Resd’l a. Reg.

b. Com’l19.ROYALE TAGAYTAY ESTATES Alfonso, Cavite

a. Ph1 Inner * Com’lb. Ph1 H-way * Com’lc. Ph1 Supreme * Resd’ld. Ph1 Premiere * Resd’le. Ph1 Royale (Fairway)f . Phase 1A * Resd’lg. Phase 2A * Resd’lh. Phase 2B * Resd’li. Phase 3 * Resd’lj. Phase 4 * Resd’lk. Phase 5 * Resd’l

MIN/MAXSQM

PRICE /SQM TERMS

INVENTORY POSITIONNo. of Lots PESO Value

1,050 - 2,70024.50 - 50.20

240 - 274150 - 300120 - 284150 - 948

40 - 107100 - 290

40 - 72120 - 287200 - 433184 - 726131- 972100 - 171

40 - 72300 - 593400 - 600300 - 588340 - 519120 - 351150 - 370150 - 371

281 - 1,6621,609 - 3,034

660 - 1,537683 - 1,247

671266 - 604

781300

300 - 856300 - 673180 - 487150 - 355150 - 355

1. HEAD OFFICE19

139 78

1292147

250593

12114

770 48162925 3637

725

20 150

3

19217124

33992052

572,000,000252,980,00087,984,000

181,890,00010,080,00039,856,000

100,000,00096,777,600

9,600,00054,720,00017,766,00081,200,00041,760,000

8,480,0004,437,000

56,250,000129,600,000

88,800,00017,850,000

1,200,0004,200,000

16,800,000315,000,000

38,400,000

174,420,00024,125,000

5,837,70020,580,000

7,966,2003,780,000

11,340,00063,370,000

112,860,00014,700,00044,928,000

26,00065k / 65.5k

4,7009,4004,2005,500400K4,800800K4,0009,9006,0506,0505,5004,7007,5009,0006,0007,5005,0007,0007,0006,0008,000

10,20012,500

8,7008,400

10,2006,3006,3006,3005,7004,9004,800

20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y

30YRS20%-10Y

30YRS20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y5Y - 0% Int5Y - 0% Int20% - 5Y5Y - 0% Int20% - 5Y20% - 5Y20% - 5Y20% - 5Y50% - 1Y

20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y

INVENTORYASIAN PACIFIC

NATIONWIDE PROJECTS

“WE ONLY SELL QUALITY PHILIPPINE REAL ESTATE PROPERTIES”

1. HEAD OFFICE3. LIPA CITY Branch2. BATANGAS CITY Branch4. TANAUAN CITY Branch5. NUEVA ECIJA Branch -6. CEBU Branch

2,095401258

1,118937969

5,778TOTAL INVENTORY

2,718,507,700241,236,000223,966,000595,188,000615,293,400

1,923,261,6006,317,452,700

Lots Available PESO ValueProject Base

thruPag-Ibig

thruPag-Ibig

2. LIPA CITY BRANCH120 - 311120 - 248

244 157

137,616,000103,620,000

4,7005,500

20%-10Y20%-10Y

1. Edinburgh Place Inosluban, Lipa City * H & L a. Ph 5 / Ph 5A2. Lipa Royale Estates Inosluban, Lipa City * Resd’l a. Ph 1,2,4

TOTAL 401 Php 241,236,000

TOTAL 2,095 Php 2,718,507,700

Php 6.3 Billion as of August 2012

5The Asian Pacific ChronicleAugust 6, 2012

1. Vista De Oro Sta. Rita, Batangas City * H & L2. El Puerto Real Alangilan, Batangas * Resd’l a. Ph 1A1

b. Ph 1A23. Greenwoods South Batangas City * Resd’l a. Ph 1

b. Ph 1A,3,44. Hampton Place Batangas City * Resd’l a. Ph 5

MIN/MAXSQM

PRICE /SQM TERMS

INVENTORY POSITIONNo. of Lots PESO Value

60 - 78120 - 199120 - 134150 - 500150 - 802150 - 599

20 units 13191159

136

35,200,0007,800,000

11,400,00010,395,00055,171,000

102,000,000

25,0005,0005,0006,3005,7005,000

30 YRS20%-10Y20%-10Y20%-10Y20%-10Y20% - 5Y

thruPag-Ibig

TOTAL 969 Php 1,923,261,600

3. BATANGAS CITY BRANCH

TOTAL 258 Php 223,966,000

4. TANAUAN CITY BRANCH120 - 253

50 - 285240 - 479

829252 37

467,556,00072,576,00055,056,000

4,7004,8006,200

20%-10Y20%-10Y20%-10Y

1. Cambridge Place Tanauan City * Resd’l * H & L2. Ridgemont South Cabuyao, Laguna * Resd’l3. Glenwood Park Cabuyao, Laguna * Resd’l

TOTAL 1,118 Php 595,188,000

5. NUEVA ECIJA BRANCH150 - 319

922 - 1,217150-300

320 - 499180 - 306180 - 300180 - 521120 - 264

1,433- 2,122130 - 249

55 - 65

82

2752

241

67473

65722

6,120,00019,800,000

165,000,0003,840,000

25,920,0001,166,400

59,094,000238,392,000

50,880,00039,273,000

5,808,000

5,10011,0004,0006,0006,0005,4004,9004,2005,3005,3004,800

20%-10Y20%-10Y20%-10Y 20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y

1. Greenwoods North Gapan, Nueva Ecija * Resd’l a. Reg.b. Com’l

c. Ph2&32. Acropolis North Cabanatuan City * Com’l

* Resd’l a. Ph1 Supremeb. Ph2 Supremec. Ph3,4 Premium

3. Golden Meadows San Leonardo, NE* Resd’l a. Reg.b. Commercial

4. Don Jose De Real Cabanatuan City * Resd’l a. Regular Lotb. Cluster

TOTAL 937 Php 615,293,400

6. CEBU BRANCH OFFICE1. Metropolis Cebu Cebu City * Resd’l a. Ph 1B&1D

b. Ph 1C Prem.2. Vistamar Residential Estates Mactan, Cebu3. Vista Grande Cebu Talisay, Cebu * Resd’l a. Ph 1

b. Ph 2c. Ph 3d. Ph 1A1e. Ph 1A2 / 1A3f. Ph 1A

4. Newtown Estate Cebu * Resd’l a. Ph 1A/2A/2B5. Alta Vista Resd’l Est. & Golf Talisay, Cebu a. Premium

b. Supreme6. Royale Cebu Estates * Resd’l a. De Luxe

Consolacion,Cebu b. Supremec. Royaled. Premium

7. Pacific Heights Subd. Talisay, Cebu * Resd’la.Ph1 B-3,4,5,8,128. Monte Verde de Cebu Consolacion, Cebu * Resd’l a. Sup./Exp.9. Vista Montaña Mandaue, Cebu * Resd’l a. Supreme

b. Premiumc. De Luxe

COMMERCIAL d. Supreme

117 - 355120 - 180242 - 674152 - 411150 - 200100 - 702100 - 445

300 - 1,000170 - 200150 - 200

500 - 1,169700 - 916

300 - 608300 - 500254 - 645200 - 400121 - 496

74 - 591204 - 282204 - 297204 - 300

238230 - 291

36 - 48

11 15641794

3923

188

2425

16129112

2346

52710

18

74

9,636,00012,240,000

233,600,00038,250,000

129,720,000341,040,000

5,100,00056,880,000

7,840,00046,200,000

251,750,00015,720,000

197,620,000100,920,000

41,800,0005,810,000

22,425,00051,520,000

7,956,00041,860,80014,484,000

2,165,80014,904,000

273,800,000

7,3006,8007,3009,0009,2005,8006,8007,9004,900

10,80010,30010,800

8,1008,7009,5008,3006,5005,6007,8007,8007,1009,1008,1003.7M

20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20%-10Y20% / BF

THE FACTS

Reyes owned a parcel of land in Sampaloc which petitioner leased for over 40 yearsuntil fire gulped down her dwelling. After the fire, petitioner returned and rebuilt her house;simultaneously, Reyes made demands for petitioner to vacate but she refused. Eventu-ally, Reyes sold the lot to respondent but petitioner remained in the property despitedemands of respondent for her to vacate. Respondent initiated proceedings at thebarangay level but failed; hence she commenced suit for ejectment before the ManilaMTC. The Complaint alleged that Reyes was in prior possession of the lot until it wassold to respondents; prior to the sale, petitioner forcibly entered the property with strategyand/or stealth thereby unlawfully depriving respondent of physical possession despitewritten demands for her to vacate. Petitioner filed her Answer contending that the MTC hadno jurisdiction over the case because it falls within the jurisdiction of the RTC as morethan one year had elapsed from petitioner’s forcible entry and that she was a rent-payingtenant.

RULINGS OF THE LOWER COURTS

The MTC ruled in favor of respondent Ordering petitioner to vacate the property andreturn its possession but the latter appealed. The RTC set aside the Decision of the MTCand dismissed respondent’s Complaint on the ground that the ejectment suit shouldhave been filed within the one-year bar rule thus the appropriate remedy should havebeen an accion publiciana cognizable by the RTC; thus, respondent appealed. The CA

cessors-in-interest of respondent is mate-rial to the determination of jurisdiction (2)the ejectment suit was filed with the ManilaMTC more than nine years ago and to dis-miss the Complaint would be a seriousblow to the effective dispensation of jus-tice, hence the allegations in the Answershould be considered in arriving at the realnature of the action under the principle ofliberal construction of the Rules to promotejust, speedy, and inexpensive dispositionof every action and proceeding. Therefore,based on the Complaint and the Answer, itis apparent that respondent’s ejectmentsuit is for unlawful detainer and the MTChad jurisdiction.

In all ejectment suits, the main issueis who is entitled to physical possession.The SC ruled in favor of respondent for thefollowing reasons: (1) petitioner admittedin her Answer that she was a rent-payingtenant of respondent’s predecessors-in-in-terest, hence, she recognized therespondent’s ownership of the property in-cluding her of possession; (2) during theduration of the lease, petitioner’s posses-sion was legal but it became unlawful afterthe fire when the lease contract wasdeemed terminated and demand wasmade for her to vacate; and (3) petitioner’spossession was by the tolerance of Reyesand later by respondent.

The Asian Pacific Chronicle August 6, 20126

RIG’s DIGESTRIG’s DIGESTRIG’s DIGESTRIG’s DIGESTRIG’s DIGESTLOURDES DELA CRUZ vs HON. COURT OF APPEALS and MELBA

TAN TE (GR No. 139442, 06 December 2006) VELASCO, JR., J.:

by Rig Santiago (BSC,BSA,LLB)

rendered judgment in favor of respondent reversing the RTCand reinstating the MTC Decision. Petitioner’s Motion forReconsider was denied; hence, a Petition to the SC wasfiled.

THE ISSUES

The issues were: (1) whether it is the RTC or MTC thathas jurisdiction over respondent’s ejectment suit; and (2)whether or not respondent is entitled to the ejectment of peti-tioner from her property.

THE SUPREME COURT’S RULING

The MTC is vested with jurisdiction to hear and decideactions for: (A) forcible entry but three requisites must be met- (1) the plaintiff must allege his prior physical possessionover the property; (2) he must assert that he was deprived ofsuch possession by force, intimidation, threat, strategy, orstealth; and (3) he must file the action within one year fromhis deprivation of physical possession; and (B) unlawful de-tainer, its requisites are: (1) a contract of lease; (2) the expira-tion or termination of the right to possession; (3) withholdingby the lessee of the possession of the land or building aftertermination of the right to possession; (4) letter of demandupon lessee to comply with the terms of the lease and tovacate; and (5) the action must be filed within one year fromdate of last demand received by the defendant.

The court acquires jurisdiction based on the allegationsin the Complaint, not by the averments in the Answer; how-ever, respondent’s Complaint is a unique exception: (1) thedefense of lack of jurisdiction was raised in the Answer whereit was admitted that petitioner was a lessee of the seller priorto the sale, the fact that petitioner was a tenant of the prede-