The Valeron is two towers. The 10% Mid-Year Exclusive applies to a named list of units in Valeron West only. No unit in Valeron East qualifies, at any floor, in any layout, at any downpayment tier. If the unit code you are holding begins VAL-00A, it is an East Tower unit and the discount does not reach it. Covered units all begin VAL-00B.
Across the whole project that is 34 discounted units out of 664 — about 5%. This page is only about those 34.
Even inside the West Tower, the 10% is not building-wide. It applies to a named list — Studio, 1-Bedroom and 2-Bedroom, 7th to 26th floor. No 3-Bedroom is covered. Everything else in Valeron West pays full list price, and all of Valeron East pays full list price.
That produces something unusual, and it is the whole point of this page. On the 24th floor of the West Tower there are two identical 46.5 sqm 1-Bedrooms — same layout, same southwest facing, same ₱9,079,000 list price. One is on the list. One is not. The buyer who picks the wrong door number pays ₱817,110 more for the same apartment.
Below are three of those pairs — Studio, 1-Bedroom and 2-Bedroom — computed in full on the same 12% downpayment terms, all the way through to the bank loan after turnover. Every unit shown on this page is a West Tower unit. Nothing here is a different building, a different view, or a different size. It is the same unit twice.
The clearest case1-Bedroom · 46.5 sqm · 24th floor · WEST Tower
Two identical units on the same floor of Valeron West, both listed at ₱9,079,000, both facing southwest. The only difference between them is which memo they appear on.
Unit 24004
Unit 24007
₱817,110 off the contract price, ₱2,132 a month lower through the downpayment, ₱6,240 a month lower on the bank amortization, and ₱78,443 less in closing fees. Same apartment, three doors down.
Lowest entryStudio · 32.5 sqm · 14th floor · WEST Tower
Same floor of Valeron West, same 32.5 sqm layout, both listed at ₱7,005,000. Unit 1403B is on the list. Unit 1403A, next door, is not — and it is the only Studio left in Valeron West that isn't. (Valeron East has 5 studios; none of them are on the list either.)
Unit 1403B
Unit 1403A
Worth knowing: 15 of the 16 Studios left in Valeron West are on the discount list. When those are gone, so is the discounted studio inventory in this tower — 1403A is what remains.
The trap2-Bedroom · 65.5 sqm · 24th floor · WEST Tower
This pair is the reason to check the list before you compare price tags. Both are Valeron West units. Unit 24008 is ₱104,000 cheaper on paper. It ends up costing ₱1.9 million more.
Unit 24002
Unit 24008
The cheaper list price is a ₱104,000 head start that a 10% discount erases in one line. If you take one thing from this page: compare net prices, not list prices.
All three pairs, side by side
Every figure computed on the same terms — 12% downpayment, ₱30,000 reservation, 46 months to July 2029 turnover.
| Same layout, same floor | Studio 1403B on the list |
Studio 1403A full price |
1BR 24004 on the list |
1BR 24007 full price |
2BR 24002 on the list |
2BR 24008 full price |
|---|---|---|---|---|---|---|
| Floor area | 32.5 sqm | 32.5 sqm | 46.5 sqm | 46.5 sqm | 65.5 sqm | 65.5 sqm |
| List price | ₱7,005,000 | ₱7,005,000 | ₱9,079,000 | ₱9,079,000 | ₱11,437,000 | ₱11,333,000 |
| Net contract price | ₱6,304,500 | ₱6,934,950 | ₱8,171,100 | ₱8,988,210 | ₱10,293,300 | ₱11,219,670 |
| Price per sqm | ₱193,985 | ₱213,383 | ₱175,723 | ₱193,295 | ₱157,150 | ₱171,293 |
| Downpayment (12%) | ₱756,540 | ₱832,194 | ₱980,532 | ₱1,078,585 | ₱1,235,196 | ₱1,346,360 |
| Monthly × 46 months | ₱15,794 | ₱17,439 | ₱20,664 | ₱22,795 | ₱26,200 | ₱28,617 |
| Difference per month | — | +₱1,645 | — | +₱2,132 | — | +₱2,417 |
| Loan balance after DP | ₱5,547,960 | ₱6,102,756 | ₱7,190,568 | ₱7,909,625 | ₱9,058,104 | ₱9,873,310 |
| Bank amortization (20 yrs) | ₱48,146 | ₱52,961 | ₱62,401 | ₱68,642 | ₱78,608 | ₱85,683 |
| Closing fees (approx.) | ₱605,232 | ₱665,755 | ₱784,426 | ₱862,868 | ₱988,157 | ₱1,077,088 |
| Total cost over 20 years | ₱12,916,929 | ₱14,208,621 | ₱16,741,298 | ₱18,415,428 | ₱21,089,352 | ₱22,987,339 |
| What the list costs you | — | +₱1,291,693 | — | +₱1,674,130 | — | +₱1,897,986 |
⚠️ The list is shrinking, and that is the only real deadline
The memo named 48 units, every one of them across the 7th to 26th floors of Valeron West. As of the 27 July pricelist, 34 were still available — the other 14 had already been reserved. This is not a marketing line; it is the difference between two DMCI documents.
Downpayment terms at DMCI get extended. Individual units do not come back once someone reserves them. That is the part worth moving on.
Read this firstIf you were looking at Valeron EAST
East Tower is a fine building — it is simply not part of this promo. Here is what that difference costs, cheapest available East unit against the discounted West unit of the same layout, computed on identical terms.
| Cheapest EAST vs discounted WEST | EAST 25011 Studio, full price |
WEST 1403B Studio, on the list |
EAST 18005 1BR, full price |
WEST 24004 1BR, on the list |
EAST 09015 2BR, full price |
WEST 24002 2BR, on the list |
|---|---|---|---|---|---|---|
| Tower | East · VAL-00A | West · VAL-00B | East · VAL-00A | West · VAL-00B | East · VAL-00A | West · VAL-00B |
| Floor area | 32.5 sqm | 32.5 sqm | 46.5 sqm | 46.5 sqm | 59.0 sqm | 65.5 sqm |
| Net contract price | ₱7,578,450 | ₱6,304,500 | ₱9,059,490 | ₱8,171,100 | ₱11,012,760 | ₱10,293,300 |
| Price per sqm | ₱233,183 | ₱193,985 | ₱194,828 | ₱175,723 | ₱186,657 | ₱157,150 |
| Monthly × 46 months | ₱19,118 | ₱15,794 | ₱22,981 | ₱20,664 | ₱28,077 | ₱26,200 |
| Difference | +₱1,273,950 | — | +₱888,390 | — | +₱719,460 | — |
That is the clearest way to see what tower scope is worth here. If a West Tower unit suits you, the promo is a genuine reason to prefer it. If it doesn't — if you want an East-facing view, or a 3-Bedroom, or a specific East floor — buy the East unit. It just won't carry a discount, and no one should tell you otherwise.
What happens next
- Send me the unit code you're looking at. If it starts VAL-00B it's a West Tower unit and I'll tell you straight away whether it's on the Mid-Year Exclusive list, and what the identical non-discounted unit costs so you can see the gap yourself. If it starts VAL-00A it's East Tower — the discount doesn't apply, and I'll say so rather than let you find out at reservation.
- I'll send the official DMCI computation sheet for that exact unit, with the floor plan and the actual view line from that floor.
- We reserve with ₱30,000. That holds the unit — and its place on the discount list — while your documents are prepared.
- Documents — valid IDs, proof of income, TIN. I'll walk you through the full list.
If none of the units on the list suit you, say so. I'd rather point you at the right unit at full price than talk you into a discounted one you don't actually want.
Questions people actually ask
- Does the 10% apply to Valeron East?
- No. Not to any East Tower unit, on any floor, in any layout, at any downpayment tier. The Mid-Year Exclusive list is entirely West Tower. All 320 available East Tower units are full list price. The quickest check is the unit code: VAL-00A is East and never qualifies, VAL-00B is West and may qualify if it is on the list.
- Why is only part of the building discounted?
- DMCI releases these exclusives against a specific inventory list — usually mid-tier floors and inner-facing units they want moved within a set window. It is an inventory decision, not a quality one. The units on the list are not lesser apartments; on the 24th floor of the West Tower the discounted 1-Bedroom and the full-price one are the same layout with the same southwest view.
- I already reserved an East Tower unit. Did I miss out?
- Not necessarily. The West units on the list are Studio, 1BR and 2BR on the 7th–26th floors, inner-facing, mostly southwest. If you chose East for the view, the higher floors, or a 3-Bedroom, none of those are available on the list anyway — there is no East equivalent to compare against and no 3-Bedroom is covered in either tower. Send me your unit and I'll tell you honestly whether there was a like-for-like alternative.
- Does the 10% stack with the other Mid-Year Deals?
- No — it is standalone. The 10% cannot be combined with the 1% Special discount that comes with the 12% downpayment term, nor with the 3% Launch Discount or the further 2% Special Discount at the 15% and 20% tiers. You take the 10% instead of them. That is still the much larger number, so on a covered unit the 10% is the one to take — but nobody should promise you 13% or 15% off. Every discounted figure on this page is computed at 10% and nothing else.
- Is the discount worth choosing a unit I like less?
- Honestly — sometimes no. ₱1.7 million is a lot, but you're living there for decades. If the discounted unit faces the wrong way for you or sits on a floor you don't want, buy the right unit. What you should never do is pay full price for a unit that was on the list because nobody told you to check.
- What if the unit I want gets taken?
- Then it's gone — the discount travels with the unit, not with the buyer. Fourteen of the original 48 were already taken between the memo and the 27 July pricelist. Message me with your shortlist and I'll check live availability before you get attached to a specific door number.
- Can I still get this if I'm working abroad?
- Yes. Reservation, documents and downpayment can all be handled remotely — most of my OFW buyers never set foot in the showroom until turnover. I'll send the unit walkthrough and the computation, and we do the rest over WhatsApp.
Send me a unit code. I'll tell you if it's on the list.
VAL-00B = West Tower, may qualify · VAL-00A = East Tower, does not qualify
Warren Rafal · DMCI Homes Accredited Property Consultant
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warrenrafal.com · Warren Rafal · DMCI Homes Accredited Property Consultant