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Description

Two fully independent houses. One title. 924 sqm in Xavierville 2, Loyola Heights — one of Metro Manila's most consistently prestigious gated addresses, walking distance to Ateneo de Manila University and Miriam College. Eleven bedrooms. Nine bathrooms. Seven-car garage. A compound that functions, depending on who you are and what you need, as a generational family estate, a dual-income property, or both simultaneously. The land context first. Comparable 924 sqm lots in Xavierville 2 are currently listed at ₱110M+ for bare land based on 2026 Lamudi data. You are acquiring the same land area with two fully constructed independent houses at ₱140M — a premium of ₱30M over bare land value for two complete residential structures, their finishes, their infrastructure, and their income-generating capacity. In any straightforward construction cost analysis, the structures are priced at a fraction of their replacement value. The income case. House-level units in the Ateneo/Miriam corridor of Loyola Heights generate ₱80,000–₱130,000/month in verified rental income based on 2026 MyProperty and Lamudi data. Live in one house. Let the second run as a standalone rental asset generating ₱80K–₱130K/month — ₱960,000–₱1,560,000/year — from tenants who choose this address specifically because of its proximity to the academic corridor and because house-level privacy is not available elsewhere at comparable rental rates. The generational case. Two independent households. One gate. One address. Complete privacy between generations — separate entrances, separate living areas, separate domestic arrangements — without the geographic separation that multi-city family structures require. For multi-generational Filipino families managing both proximity and independence, this configuration is structurally rare. In Xavierville 2 it is functionally unique. Why this doesn't come back. Dual-house configurations on a single title in Xavierville 2 require a specific sequence of ownership decisions that almost never repeats: the same family must have built both structures, retained both on one title, and then decided to sell together. When these appear, they are acquired by buyers who understand what they're looking at. They do not sit. Property Details Lot area: 924 sqm | Two independent houses | One title 11 bedrooms | 9 bathrooms | 7-car garage Xavierville 2, Loyola Heights, Quezon City Walking distance Ateneo de Manila + Miriam College Minutes from UP Diliman, Katipunan Ave, UP Town Center Flood-free gated community | 24/7 security ₱151,000/sqm (comparable 924 sqm Xavierville 2 lots ₱110M+ bare land — 2026 Lamudi) Verified rental income: ₱80K–₱130K/mo (2026 MyProperty/Lamudi Loyola Heights comps) Serious inquiries only. DM "XAVIERVILLE" on Facebook: Manila Property Insider. Include ₱120M+ proof of funds for development brief and private consultation. Properties 3–14 complete. Moving to 15–25 now without pause.