Condition Assessment & Indicative Value Range

1Executive Summary

The house appears structurally sound, with significant deferred maintenance. Two items need action before anything cosmetic: the roof fascia and eaves, and the electrical service entrance. Priced correctly and renovated in the right order, this is a workable purchase. Priced at the top of the range, the numbers get thin.

✓Our Answer: Proceed at ₱3.7M?

At ₱3.7M plus the ₱880K – ₱2.0M renovation budget, your all-in cost is ₱4.58M – ₱5.70M before transfer costs. That sits at or below the indicative as-is range (₱5.5M – ₱6.5M) and well under the move-in-ready value (₱7.0M – ₱8.0M). The structure appears intact; what we found is repairable deferred maintenance, not a defect that changes the buying decision.

• Confirm what ₱3.7M covers. It should be the total consideration, including the Pag-IBIG payoff, with the payoff and payment split written into the contract (Section 7).
• Verify the two urgent items first. Have the roof and fascia and the electrical service entrance checked by specialists before you sign (Section 8). Their findings may move the renovation budget.
• Confirm a clean title. Check the TCT for any encumbrance other than the Pag-IBIG mortgage.
• Hold the budget. Keep the 10–15% contingency and budget transfer taxes and fees separately.

This is our professional view based on a visual inspection, not a valuation or a guarantee. If the verifications or the title check turn up a structural or legal problem, we will revisit the answer with you.

2Property Details

Floor and lot areas were measured on site on 27 September 2026 and are the basis for the comparables and value range in Section 5. The lot area will also be matched against the title (TCT) during document verification.

3Condition Findings

The house shows the Camella Mediterranean style: cream exterior walls, red tile roofing, decorative balustrades, and red accent columns. The main structure appears intact. Weathering and water damage are visible throughout.

Observations by area

Damage and risk register

Two items need action now. The rest can be scheduled into the renovation in the sequence shown in Section 4. Photo references point to the site photographs below.

Site photographs

Taken during the 27 September 2026 inspection. Captions describe what is visible; they are observations, not diagnoses.

The site visit

Water staining and cracking

Electrical

Exterior, railings and stairs

Porch, carport and utility areas

Interior details and inclusions

4Renovation Plan, Budget, and Sequence

Order of work matters. Water and electrical come first because everything after them (ceilings, finishes, paint) depends on them being right. Painting first would mean painting twice.

1. Roof and fascia repair
   ₱150K – ₱300K
   2–3 weeks · Depends on scope confirmation
2. Electrical upgrade (licensed RME)
   ₱100K – ₱250K
   1–2 weeks · Before ceilings close
3. Termite treatment and wood repair
   ₱50K – ₱150K
   1–2 weeks · Can run with step 2
4. Ceilings, plumbing, general repairs
   ₱150K – ₱300K
   2–3 weeks · Steps 1–3 complete
5. Bathroom renovation (2 bathrooms)
   ₱200K – ₱400K
   3–4 weeks · After plumbing check
6. Interior and exterior repainting
   ₱150K – ₱300K
   2–3 weeks · All above complete

Some steps overlap, which is why the overall duration is shorter than the sum of the steps.

Approvals. Exterior changes, roofing, and repainting in Camella communities commonly require homeowners’ association approval, and some work may need a building or electrical permit. Confirm Frontiera HOA rules and any special assessments before mobilizing.

What is not in these figures. Furniture, appliances, aircon servicing, landscaping, relocation, transfer taxes and fees (Section 7), and any structural repair that the engineering check may require.

5Indicative Value Range

Comparables (Gran Europa / Lumbia)

Only 3–4 bedroom comparables are used, since they are the closest to this house. Figures are asking prices, not sold prices. Asking prices run above what buyers actually pay.

The comparable set is small. This house’s verified 165 sqm floor area is larger than both comparables, and we have deliberately not adjusted the range upward for it. The range will be refined with sold-price data from recently completed Gran Europa projects.

How the range is built

Because the comparables are asking prices, we deliberately hold the range inside the method result instead of at its edges.

What it means for your total outlay

All-in cost is the purchase price plus the renovation budget of ₱880K – ₱2.0M. The Pag-IBIG payoff is part of the purchase price, not an addition to it. Transfer taxes and fees (Section 7) are additional. The indicative move-in-ready value is ₱7.0M – ₱8.0M.

This is why price discipline matters more than any single repair line.

Uptown context

Gran Europa is a master-planned Camella community in Lumbia with clubhouse, pool, parks, guarded gates, and CCTV. Lumbia sits in the uptown corridor, where retail and institutional development, including SM City CDO Uptown and the Manresa township, has been adding activity. Uptown areas are generally elevated and less flood-prone than downtown, but flood exposure is site-specific. Confirm it for this lot through barangay and city records and the neighbors, rather than relying on area reputation.

6Recommendations for the Buyer

1. Make the purchase conditional on specialist verification of the roof structure, electrical service entrance, plumbing, and wall cracks.
2. Budget ₱0.9M – ₱2.0M for renovation, including contingency, and net it against the purchase price. The urgent items are your strongest negotiating points.
3. Match the 120 sqm lot area to the title and confirm whether it is a corner or interior lot.
4. Request the TCT, updated tax declaration, and real property tax clearance. Confirm HOA dues, any special levies, and Frontiera exterior-work rules.
5. Get the sale inclusions in writing: aircons, fixtures, cabinets, and connections.
6. Have the electrical entrance corrected by a licensed RME and the roof repaired before anyone moves in, ahead of the rainy season.
7. Settle the Pag-IBIG payoff and transfer arrangements in writing before paying anything beyond a reservation (Section 7).
8. Sequence the works as in Section 4 so nothing is done twice.

7Title Transfer: Pag-IBIG-Mortgaged Property

The seller acquired this property through a Pag-IBIG housing loan, and the mortgage is still in place with an outstanding balance of approximately ₱1.0M, to be confirmed by a Pag-IBIG statement of account. This is manageable and common, but it changes how payment, title, and transfer costs must be handled. We set it out so nothing surprises you later.

How the transfer works

Precautions we recommend

• Put the cost allocation in writing. By default, capital gains tax and documentary stamp tax fall on the seller by law. If you are shouldering them, the deed or contract must say so, to avoid disputes at signing.
• Budget transfer costs as a separate line from the renovation. When the buyer absorbs everything, this is commonly around 8–10% of the higher of the selling price or the government zonal / fair market value. Ask your lawyer for a written computation.
• Have a lawyer review the contract and handle the transfer. JMG is a construction and design-build firm, not a law firm; this section is a practical outline, and Pag-IBIG’s current rules and counsel’s advice govern.
• Do not release the full balance to the seller until the Pag-IBIG payoff is documented as settled. Keep receipts and the release of mortgage in your file.
• Decide whose name goes on the title before the deed is drafted. If you will sign from abroad, arrange a Special Power of Attorney executed before the Philippine consulate or apostilled, well ahead of the signing date.
• Obtain the real property tax clearance, HOA clearance and dues status, and final utility readings at turnover.
• Do not start renovation until the deed is signed and possession is turned over, unless the seller consents in writing to earlier access.
• List every inclusion in the deed, including the aircons and fixtures we observed on site.

8Remaining Verifications

9Recommended Next Step

The purpose of this report is to keep you from committing on incomplete information. The sensible sequence from here:

1. Specialist verification
   Licensed RME, roof structure, plumbing, structural check. Hidden conditions confirmed; renovation scope and figures tightened; this report reissued as final.
2. Scoped renovation proposal and BOQ under JMG Design & Build
   A fixed scope, sequence, timeline, and price for the works, so your renovation budget is a number, not a range.
3. Negotiation and turnover support
   Verified findings translated into a documented price position, and a punch list and handover walk-through at turnover.

You decide at each step. Nothing after Step 1 is committed until you are satisfied with what Step 1 shows.

10Scope and Limitations

This report is based on JMG’s on-site inspection of 27 September 2026 and photographs taken during the visit. It involved visual inspection and measurement of floor and lot areas, and no destructive or instrument testing. Findings on the roof structure, electrical system, plumbing, and wall cracks are visual observations, not engineering or electrical certifications. Values are indicative ranges and renovation costs are estimates; both depend on the verification items in Section 8. This document is not an appraisal and must not be used for bank, legal, or tax purposes. Market comparables are asking prices as of the report date and may change.