2019
₱64,000
per sqm
They paid ₱64,000 per square meter. Five years later the same address was valued at ₱115,000. This presentation is everything you need to decide before the next five years happen without you.
That is Mulberry Place's own price history inside Acacia Estates — from DMCI Homes' August 2025 market study, not from me. The wider township averaged 3.8% a year over twelve years. Mulberry outran it.
I'm not going to tell you the next five years will repeat that. Nobody can. What I can tell you is that Phase 2 is now 71% sold, that the remaining 471 units are priced from ₱141,411 to ₱163,737 per sqm, and that the gap between those two numbers is where the entire decision lives. Keep reading and I'll show you exactly where.
Mulberry Place is a six-tower, Asian-Tropical community on a 19,751 sqm estate inside Acacia Estates — a gated township in Taguig, minutes from BGC. Phase 1 is finished and lived in. Phase 2 is four new buildings, and this is what's still available in them.
Acacia Estates is not a condo address with a guardhouse. It is a master-planned, gated township — tree-lined avenues, low-density blocks, its own town center, its own school run, its own quiet. You pass the gate and the noise of C-5 stops.
That matters more than any amenity list. It is the reason families who move into Acacia rarely leave it, and the reason resale here holds. Mulberry Place sits between the Town Center and Mahogany Place 2, along Acacia Avenue — with its own direct pedestrian access gate to the Town Center, so groceries and coffee are a walk, not a drive.
Every distance below is from the DMCI project brief — real driving times, not marketing rounding.
Location value is not what a neighbourhood is today. It is what is under construction within a few kilometres of it. Here is what is being built around Mulberry Place — with honest completion dates, including the ones that have slipped.
A 32.7 km toll road linking the Skyway at Bicutan to Batasan in Quezon City, cutting that trip from 1 hour 30 minutes to about 35. As of March 2025, 80% of the right-of-way is acquired or workable and a five-span viaduct is finished. Partial opening is targeted for 2027–2028.
The Japan-funded, 33 km, 17-station line from Valenzuela to FTI-Bicutan with a spur to NAIA Terminal 3 — nearest station FTI. Over 50% overall progress as of January 2025. Be realistic on timing: operations are now anticipated in 2032, not the originally announced 2028.
147 km of railway, 37 stations, designed for 600,000 passengers a day. The Malolos–Clark segment was 70% complete as of April 2025; the South Commuter segment about 56%. Partial operations targeted 2027, full line by 2029.
A proposed 19.37 km elevated six-lane expressway from R-10 in Manila to C-6 in Rizal, intended to relieve EDSA and C-5. Straight answer: as of early 2025 this is still in planning and design, pre-construction. Treat it as upside, not as a reason to buy.
The building you choose sets three things at once: when you get your keys, how long your downpayment stretches, and what you pay per square meter. They do not move together — and that is the opportunity.
Phase 2 residents get both amenity decks — Phase 1's clubhouse, lounge pool and lap pool, and Phase 2's own kiddie pool, basketball court, picnic area, play and fitness area, jogging path and the entire roofdeck level. Tap any image to enlarge.
Everybody shops by total price. So the ₱8.71M unit looks like the smart buy and the ₱10.32M unit looks like a stretch. Divide by floor area and the ranking flips completely.
Price per square meter, lowest available unit of each configuration. Scale starts at ₱138,000 — not zero — so the ₱22,326 spread between the cheapest and dearest square meter is visible.
The 73 sqm Taffeta is the best-value square meter in the entire development — and it costs ₱10,119 less per sqm than the 57.5 sqm Zephyr that most buyers reach for first.
Put plainly: 15.5 extra square meters — 27% more home — costs you 18% more money. That is a real bedroom, or a real home office, bought at a discount to the space you already agreed to pay for. If you are choosing on total price alone, this is the single most expensive habit in condo buying.
Not the cheapest three — the three that survive the per-square-meter test. All computed on the standard 12% downpayment term with the 1% discount and a ₱30,000 reservation fee, on the DMCI pricelist dated 27 July 2026.
Reserve at Taffeta or Zephyr before 31 October 2026 and your downpayment level unlocks the discount. It sounds like a small mechanic. On a real unit it is not.
| Downpayment | Promo discount | Buildings | Payment term |
|---|---|---|---|
| 12% DP | 1% off | Taffeta & Zephyr | Downpayment until RFO |
| 15% DP | 5% off | Taffeta & Zephyr | Downpayment until RFO |
| 12% DP · 1% off | 15% DP · 5% off | |
|---|---|---|
| Net contract price | ₱10,219,770 | ₱9,806,850 |
| Downpayment | ₱1,226,372 | ₱1,471,028 |
| Monthly × 50 | ₱23,927 | ₱28,821 |
| Bank loan | ₱8,993,398 | ₱8,335,822 |
| Amortization, 20 yrs | ₱78,047 | ₱72,340 |
| Closing fees | ₱981,098 | ₱941,458 |
is what the 15% term saves you across the life of the purchase — ₱412,920 off the price, ₱39,640 off closing fees, and ₱1.37M less interest over a 20-year loan.
The cost of getting it: ₱4,893 more per month for 50 months, and ₱244,656 more downpayment in total. If you can carry that, this is the clearest arithmetic in the whole presentation.
You are not only buying a home. You are buying into a submarket, and this one has the best absorption record in Metro Manila.
Percent of total condominium inventory sold in Taguig as of Q1 2025 — the highest absorption rate of any Metro Manila submarket. Ortigas and Makati CBD sit at 92%.
DMCI Homes accounts for 39% of every condominium unit sold in Taguig City — more than SMDC, Avida, Vista Land and Ayala Land Premier.
Price per sqm at Mulberry Place moved from ₱64,000 in 2019 to ₱115,000 in 2024 — outpacing the 3.8% annual average across Acacia Estates.
Of active Phase 2 buyers as of June 2025, 54% purchased for investment — 28% specifically to rent out. They are not guessing; they are seeing the rental demand from BGC.
From DMCI's own buyer database — 332 active Phase 2 buyers as of 30 June 2025. It is a useful sanity check: this is a settled, working, family-forming buyer base, not speculators.
DMCI's August 2025 market study lists the tailwinds behind the current recovery. I'll give them to you without the enthusiasm:
Not "limited units available." The real count, by configuration, from the DMCI pricelist. Sorted by value — cheapest square meter first.
| Building | Type | Area | From | ₱ / sqm | Turnover | Units left |
|---|---|---|---|---|---|---|
| Taffeta | 2BR | 73 sqm | ₱10,323,000 | ₱141,411 | Aug 2028 | 72 |
| Shantung | 2BR | 69 sqm | ₱9,837,000 | ₱142,565 | Jun 2027 | 38 |
| Shantung | 3BR | 85 sqm | ₱12,124,000 | ₱142,635 | Jun 2027 | 5 |
| Taffeta | 3BR | 85 sqm | ₱12,346,000 | ₱145,247 | Aug 2028 | 29 |
| Shantung | 2BR | 64.5 sqm | ₱9,384,000 | ₱145,488 | Jun 2027 | 3 |
| Shantung | 2BR | 67 sqm | ₱9,810,000 | ₱146,418 | Jun 2027 | 90 |
| Zephyr | 2BR | 65 sqm | ₱9,541,000 | ₱146,785 | Oct 2028 | 6 |
| Taffeta | 2BR | 67 sqm | ₱9,972,000 | ₱148,836 | Aug 2028 | 175 |
| Zephyr | 2BR | 57.5 sqm | ₱8,713,000 | ₱151,530 | Oct 2028 | 31 |
| Shantung | 3BR | 118 sqm | ₱18,163,000 | ₱153,924 | Jun 2027 | 2 |
| Shantung | 3BR | 101.5 sqm | ₱15,702,000 | ₱154,700 | Jun 2027 | 3 |
| Zephyr | 2BR | 60 sqm | ₱9,464,000 | ₱157,733 | Oct 2028 | 3 |
| Paisley | 3BR | 115 sqm | ₱18,249,000 | ₱158,687 | Oct 2026 | 3 |
| Paisley | 3BR | 120 sqm | ₱19,337,000 | ₱161,142 | Oct 2026 | 1 |
| Paisley | 4BR | 144 sqm | ₱23,447,000 | ₱162,826 | Oct 2026 | 4 |
| Taffeta | 3BR | 78.5 sqm | ₱12,847,000 | ₱163,656 | Aug 2028 | 1 |
| Shantung | 4BR | 152 sqm | ₱24,888,000 | ₱163,737 | Jun 2027 | 5 |
471 units available in total. "From" is the lowest-priced available unit of that configuration; higher floors and better facings run above it.
Question not answered here? Message me directly — or see the main Mulberry Place page, the full Shantung vs Taffeta computation, , the Acacia Estates township guide, or all current DMCI promos.
Or tell me the size and building you want and I'll check live availability on the exact floor and facing. No fee to you — my commission is paid by DMCI Homes, never by the buyer.
Official developer listing: Mulberry Place on dmcihomes.com
Page last updated 19 August 2026. Prices, promo terms and unit availability are confirmed at reservation.
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