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  • Mendez, Cavite: Discovering the Real Estate Potentials of an Unfamiliar Town

    “For many travelers, being thrust into an unfamiliar place returns them to a purer state of being.”

    – Melissa Biggs Bradley, Founder and CEO of Indagare

    By Realttorney®

    Mendez is part of the third Growth Area, under the Cavite Provincial Development and Physical Framework Plan 2021 – 2030, known as Metro Tagaytay or the Tourism Haven and Food Basket of the Province. This third Growth Area is composed of Indang, Amadeo, Alfonso, Maragondon, three other municipalities, and one city, which will be featured in subsequent articles in the following weeks.

    This is the fifth part of the series where we explore each LGU belonging to the Metro Tagaytay area. We share our experiences as we travel and visit the Metro Tagaytay area in the past to inform you of the interesting facts, business opportunities, and the state of the real estate in each LGU.

    According to Wikipedia, Mendez is a 4th class municipality located in the southern part of the province of Cavite, Philippines. It is the smallest town in the Metro Tagaytay area in terms of land area – which is approximately 22 square kilometers. It is bounded to the north and east by Indang, to the South by Tagaytay City, and to the West by Alfonso.

    While it may be the smallest town in upland Cavite, and less renowned as other tourist destinations like its neighbors to its South, Mendez has plenty to offer to its almost 35,000 residents and interested real estate investors seeking bargain deals. Here are some fascinating facts about Mendez, Cavite.

    Official Name and History: Mendez is officially known as the Municipality of Mendez-Nuñez. It was originally known as “Gahitan“, one of the many barrios of Indang during the Spanish era. The name was derived from the word “gahit” meaning “to cut“, because the people then had to cut down tall and thick cogon grass that abounded in the place to clear areas for agricultural and residential purposes.

    The history of Mendez, according to Wikipedia, says that when the houses in Gahitan increased in number the sitio graduated to become a barrio and finally a full-fledged town on 1 December 1875, thanks to Governor-General Jose Malcampo y Monje (1874-1877). Governor Malcampo incorporated the three barrios of Gahitan, Palocpoc, and Anuling into one independent municipality called Mendez-Nuñez, after a Spanish naval officer and close friend, Commodore Casto Mendez Nuñez.

    Pedro Aure was the gobernadorcillo of Mendez during its first year as a municipality in 1876. Cayetano Aure, perhaps a relative of Pedro, was the first and only capitan municipal of Mendez during the First Philippine Republic (1899-1901).

    Mendez continued to be a municipality from 1875 to October 15, 1903, when, under Act No. 947 of the Philippine Commission reduced the 23 municipalities of Cavite to eleven. Mendez and Bailen (now General Emilio Aguinaldo) were incorporated into the municipality of Alfonso.

    But twelve (12) years later, on January 1, 1915, Mendez regained its independent status as a municipality of the Province of Cavite.

    Geographic Appeal and Accessibility: Mendez is accessible via the Trece-Indang-Mendez-Tagaytay Road (actually a highway) if one is coming from the Capitol Compound in Trece Martires City. Another route is from the Aguinaldo Highway Exit of the Cavite-Laguna Expressway (CALAX) in Silang, one can use Aguinaldo Highway to Tagaytay City, and turn right at the Tagaytay-Alfonso Bypass Road.

    When you reach the Indang-Mendez-Tagaytay Road intersection, turn right, and in less than 2 minutes you’ll be crossing the border of Mendez and Tagaytay City. When the bridge that connects Brgy. Patutong Malaki North and Brgy. Guinhawa North is fully constructed, one can use this to reach Brgys. Palocpoc, Anuling, and Panungyan via the Tagaytay-Alfonso Bypass Road, as well.

    Several major road projects are planned by the Department of Public Works and Highways (DPWH) that will improve the mobility of residents and transients in the Metro Tagaytay area of Cavite. If all goes as planned, one of the interchanges of the Cavite-Tagaytay-Batangas Expressway (CTBEX) will be situated in the Municipality of Mendez-Nuñez, in between the interchanges in Amadeo, Cavite and Tagaytay City.

    The increase in mobility and accessibility of real properties often brings an increase in the value of said real properties. So, expect a steady appreciation of land values in the entire Municipality of Mendez.

    Meanwhile, the geographic location of Mendez is an advantage that it shares with the neighboring municipalities bounded by Tagaytay City. The cool climate of Mendez – described as tropical highland – is unmatched compared to other parts of Indang, Amadeo, and Silang with lower elevation. As such, events places, and resort-type developments have opened their doors to weary urban dwellers from the National Capital Region.

    Economic Growth and Potential: Mendez is now home to the newly opened Mendez Specialist Medical Center along the Indang-Mendez-Tagaytay Road. Moreover, about 300 meters away from the hospital, a branch of McDonald’s opened its doors to hungry constituents of the Municipalities of Alfonso, Indang, and Mendez.

    This shows the increased level of economic activity and great potential for growth by this 4th class Municipality. Imagine the types of business that will be established once the alignment of the Mendez Interchange of CTBEX has been confirmed. Commercial real estate ventures will increase. And, it may bring PEZA-registered ecozones near the exits of the interchange which can cater to the pool of qualified employees who are graduates of the Cavite State University Main Campus located in Indang, Cavite – less than 9 kilometers away from Mendez.

    Potential as a High-Value Crops Center: Mendez was known for its agricultural products, particularly coffee, coconut, pineapple, and chayote. In the 1970s, the Municipalities of Amadeo, Indang, Mendez, and Alfonso had thousands of coffee trees that were harvested and brought a lot of wealth to its farmers. But those days have long been gone.

    Still, the fertile soil and favorable climate make Mendez an ideal location for farming, which contributes to the local economy and provides employment opportunities for residents. The cool climate of Mendez is conducive to the planting and growing of strawberries and other highland vegetables or high-value commercial crops.

    Under the provisions of the High-Value Crops Development Act of 1995 [Rep. Act No. 7900], “High-value crops (HVC)” are crops other than traditional crops which include, but are not limited to: coffee and cacao, fruit crops (citrus, cashew, guyabano, papaya, mango, pineapple, strawberry, jackfruit, rambutan, durian, mangosteen, guava, lanzones, and watermelon), root crops (potato and ubi), vegetable crops (asparagus, broccoli, cabbage, celery, carrots, cauliflower, radish, tomato, bell pepper, and patola), legumes, pole sitao (snap beans and garden pea), spices and condiments (black pepper, garlic, ginger, and onion), and cutflower and ornamental foliage plants (chrysanthemum, gladiolus, anthuriums, orchids, and statice).

    There are numerous idle lands in the Municipality of Mendez, as well as nearby municipalities. When branded differently, this sleepy town can be a powerhouse High-Value Crops Center due to its favorable climate and abundance of water resources.

    Despite the abundance of water, this important resource must be protected and conserved since the various waterways traversing the Municipality of Mendez-Nuñez are part of the Labac-Alemang River Watershed (LARW). It is important to know that watersheds are categorized under protected areas declared under the National Integrated Protected Areas System (NIPAS) Act of 1992 [Rep. Act No. 7586].

    Healthy and protected watersheds provide critical services to humans, such as clean drinking water, productive fisheries, and outdoor recreation, that support local economies, and enhance the environment and the quality of life of the inhabitants. Hence, real estate investors must plan their investments in Mendez and most of the highlands of Cavite with this important concept or principle in mind.

    Ideal Real Estate Projects and Investments in Mendez

    Given its unique location and importance in protecting the Labac-Alemang River Watershed, Mendez should encourage these types of real estate development and investment:

    Agricultural Estates: Despite its small land size, the Municipality of Mendez can establish model farms of high-value crops that can be replicated in the nearby towns of Indang and Amadeo. These farms can cross borders to achieve economies of scale in the production of the chosen HVCs.

    However, an important feature of these estates should be the creation of numerous small water-impounding sites or areas to catch surface water during the rainy season and accumulate water that can possibly refill underground aquifers to strengthen the capacity of the watershed.

    Finally, these estates must likewise implement processes that would prevent the contamination of the water resources by pesticides and other agricultural inputs. Or better yet, they should go organic if possible.

    Farm Tourism Sites: With the benefits of the Farm Tourism Development Act of 2016 [Rep. Act No. 10816], investors can establish farm tourism camps in Mendez that allow visitors and tourists to visit, get involved in farm activities, and enjoy and learn rural lifestyle. This is in line with making Mendez the High-Value Crops Center of Metro Tagaytay, as well.

    BPO Business Centers: With the opening of the Mendez Interchange of the CTBEX, the creation of the BPO-Technology Hub near the exits is an exciting opportunity. Why? Low cost of labor, low cost of living for the employees, and the dispersal of business and economic activity in the rural areas are positive factors for investors to consider.

    Finally, PEZA-registered Agro-Industrial Zones can also be established near the Mendez Interchange. The small land area of Mendez will not hamper this since the lands in Indang can be utilized for expansion for such a venture since the latter is the Agro-Industrial Hub of the Metro Tagaytay Area.

    In conclusion, Mendez-Nuñez, Cavite offers solid opportunities for real estate investments that will protect the environment and maintain the health of the watershed while at the same time introducing high-income industries that take advantage of the human resources of nearby municipalities. By leveraging these unique attributes, investors can establish business ventures that not only generate substantial returns but also contribute to the sustainable development and prosperity of this unfamiliar town in the Province of Cavite.

    If this article resonates with you, let us start a conversation that may lead to providing employment opportunities to this part of the Metro Tagaytay area.

    ——-

    Atty. Jojo is a real estate attorney, an estate planning attorney, a licensed real estate broker, and a PRC-accredited Lecturer/ Speaker for Training Programs in Real Estate. He is committed to helping new and veteran real estate service practitioners be well-informed of the latest laws, rules, regulations, and information relevant to the real estate service sector.

  • Top 7 Reasons Why Metro Tagaytay is the Ultimate Haven for Gig Economy Professionals in CALABARZON

    “Metro Tagaytay is an investment in lifestyle and future prosperity, along with an unparalleled quality of life.”

    – Atty. Ernesto C. Perez II, Real Estate Attorney

    By Realttorney®

    This article is not about the City of Tagaytay. It will be mentioned often as it is the Summer Capital of the CALABARZON Region. But it will not be the focus of this essay.

    According to the Cavite Enhanced Provincial Development and Physical Framework Plan 2021 – 2030, “the areas of Tagaytay, a portion of Silang, Alfonso, Mendez, Amadeo, Indang, Ternate, Maragondon and Gen. Emilio Aguinaldo comprises the third Growth Area known as Metro Tagaytay or the Tourism Haven and Food Basket of the Province. These are the top food producers in the province and sit some of the province’s scenic and tourism spots.”[1]

    Of course, the most famous local government unit (LGU) in this cluster is Tagaytay City. Being approximately 56 kilometers south of the National Capital Region (NCR), some consider Tagaytay City the next best thing to Baguio for local and foreign tourists, who want to experience a cooler climate and escape the concrete jungle of NCR.

    But, the Metro Tagaytay Area is more than just the City of Character. As the third Growth Area in the Framework Plan of Cavite, LGUs in this cluster “have an abundance of lands for agricultural purposes and settlements expansion without undermining the need to preserve its functional role as the province’s top food producing areas.”

    The Metro Tagaytay Area’s strategic location, pleasant climate, and the government’s commitment to infrastructure development as key factors driving its real estate market. These factors not only enhance the quality of life but also contribute to the long-term attractiveness of Metro Tagaytay as an investment destination.

    The Metro Tagaytay Area is not a retirees’ haven. I would argue that it would be a haven for the young professionals in the Gig economy. This Gig Economy in the Philippines has experienced significant growth in recent years, driven by technological advancements, changing work preferences, and economic dynamics.

    Young professionals, typically aged between 20 to 40 years, constitute a substantial segment of this burgeoning workforce. Engaged in various freelance, contract-based, or project-oriented roles, these individuals leverage digital platforms and specialized skills to offer services across diverse sectors such as technology, finance, marketing, and creative arts.

    But we are not talking about digital nomads here. We are discussing those young professionals who have a specialized skill set and embrace the autonomy to choose projects, set their schedules, and work remotely, aligning with their lifestyle preferences and career aspirations.

    We are talking about young entrepreneurs who command higher pay rates and have diversified income streams, and personal brands to leverage on. But at the same time, they effectively collaborate with their clients and manage their workflow efficiently.

    A study by the Asian Development Bank (ADB) highlighted that the Philippines has one of the highest rates of freelancers in Southeast Asia, with the Gig Economy playing a pivotal role in enhancing economic resilience and fostering innovation. In an International Labour Organisation (ILO) study on online freelance workers in the Philippines, female online freelancers cited the need to take care of young children as a key reason why they chose such work.

    According to a report by the Philippine Statistics Authority (PSA), the Gross Value Added generated by the information and communication services sector, which encompasses a significant portion of the Gig Economy, contributed approximately PhP 689.22 billion to the country’s GDP in 2022. This contribution underscores the economic significance of the Gig Economy in driving growth and employment opportunities.

    Hence, these young professionals in the Gig Economy have the financial capacity to afford real property in the Metro Tagaytay Area, where the lifestyle is laid-back and internet connection is relatively reliable. Aside from these factors, here are the top 7 reasons why:

    1. The excellent climate. Except for Ternate and the non-mountainous areas of Maragondon, Metro Tagaytay is blessed with relatively low temperatures, normally 1 to 2 degrees lower than the temperature in the National Capital Region, and abundant rainfall. Despite the temperatures in the Metro Tagaytay area reaching the mid-30, especially during May and June, the entire area experiences cooler temperatures at nighttime until the break of dawn during summertime.

    The majority of the LGUs belonging to the cluster are located 230 to 600 meters above sea level. This is the major reason for the cool and invigorating climate. As such, these young professionals will often have lower electricity bills during summer compared to those in the National Capital Region.

    2. The fresh air. The majority of the land area of the Metro Tagaytay Area is still planted with forest and fruit trees, especially in the Municipalities of Indang, Alfonso, Amadeo, Mendez, and General Emilio Aguinaldo. No thick smog envelopes the area during the early mornings unlike in Metro Manila. Read here what my favorite business columnist Boo Chanco wrote about how “Metro Manila is getting uninhabitable” way back in 2014.

    Imagine nurturing one’s baby and toddlers in an environment where smog and vehicle exhaust is not prevalent or widespread. Imagine also waking up with the sounds of different birds chirping and peeking from the bedroom window.

    3. The low prices of basic agricultural products. The member LGUs of the cluster are the top food producers of the Province of Cavite. Hence, the residents benefit from this. Costs of basic commodities – fruits, vegetables, meats, and other agricultural products – are relatively cheap in the Metro Tagaytay area. For example, the public market of Indang is the source of cheap but fresh agricultural produce sold to consumers.

    4. Healthcare Excellence. Metro Tagaytay boasts a commendable healthcare infrastructure that resonates with the needs of young professionals in the Gig Economy. The presence of state-of-the-art hospitals, specialized clinics, and healthcare centers ensures accessibility to quality medical services. Tagaytay Medical Center is a private hospital located beside the Fora Mall of Filinvest along Aguinaldo Highway. It has a 50 to 100 in-patient bed capacity with laboratory and diagnostic services.

    Meanwhile, in Alfonso, Cavite there is the De La Salle Dr. Rodolfo Poblete Memorial Hospital in Brgy. Poblacion I. However, the newest hospital in the Metro Tagaytay Area is Mendez Specialists Medical Center along Tagaytay-Mendez Road. It is a 4-story state-of-the-art healthcare facility that can service the residents of Alfonso, Indang, and Tagaytay City.

    Finally, M.V. Santiago Medical and Diagnostic Center Indang is a multi-specialty clinic located in Poblacion 3, Indang, Cavite that caters to the residents of Indang, my hometown. However, in about 2 years, a government tertiary hospital will rise inside the main campus of the Cavite State University in Brgy. Bancod, Indang.

    5. Educational Opportunities. For young professionals considering educational prospects for their families or personal advancement, Metro Tagaytay presents a myriad of options. The area is home to reputable educational institutions, including the main campus of the Cavite State University (Don Severino Delas Alas Campus), and the Polytechnic University of the Philippines along the Luksuhin-Mangas Road in Alfonso, Cavite.

    The Municipality of Silang boasts the most number of tertiary education institutions, namely, Far Easter University – Silang Campus, Adventist University of the Philippines, Rogationist College, and the Cavite State University – Silang Campus.

    6. Stress-free living. Most of the people living in the Metro Tagaytay area are laid back. But it doesn’t mean that they don’t work hard. It’s a daily experience living close to Nature. Chirping birds wake you up in the morning along with refreshing and cool air. How can you be stressed when you have a low cost of electricity and a low cost of basic produce?

    Moreover, the Metro Tagaytay area consistently records low crime rates compared to the neighboring municipalities. The area ensures a safe living environment due to its well-established network of law enforcement agencies and community watch programs. Hence, Metro Tagaytay is perfect for those who want to fully embrace the laptop lifestyle – people who make a living online (virtual assistants and online entrepreneurs).

    It is a joy driving around the Metro Tagaytay area. Of course, the presence of slow-moving tricycles as well as dogs and chickens suddenly crossing the road are sources of minor frustrations. There is hardly any traffic during weekdays. Monstrous traffic jams occur only in Tagaytay City and Silang starting Fridays up to the late afternoon of Sundays and during long holidays.

    7. Finally, the prices of real properties are still competitive compared to other areas in the CALABARZON Region. Metro Tagaytay’s real estate market presents a golden opportunity for young professionals in the Gig Economy to secure relatively affordable and promising investments. Land values in the Metro Tagaytay Area are still competitive compared to other cities and municipalities in the Province of Cavite.

    The only exception here is the City of Tagaytay, where land values are about 30% to 60% higher compared to the other Metro Tagaytay municipalities. Of course, the exception to this is the City of Tagaytay. But there are still bargains to be had in the area of Metro Tagaytay and in Tagaytay City itself.

    Personally, I project a sustained growth in property values in the Metro Tagaytay Area, driven by factors such as infrastructure development (the opening of the Silang West Interchange of CALAX, completion of East-West Lateral Road, and the construction of CTBEX), increased urbanization, and the region’s growing popularity as a farm lot development hub. With the Gig Economy’s flexibility, young professionals can leverage their property as an investment, either through rental income or capital appreciation.

    As a permanent resident of Metro Tagaytay for the last 16 years, I have seen the area’s growth and development at a comfortable pace. Major developers have entered the Metro Tagaytay market. However, like all real estate markets, there are challenges and negative factors to consider. Hence, these developers are cautiously optimistic about this market in general.

    It is only a matter of time before young professionals of the Gig Economy see the potential of the entirety of Metro Tagaytay and invest accordingly. Invest now while bargains are still prevalent. Various types of real estate projects will cater to the needs of these young professionals.

    A note of caution though. Please consult a licensed real estate broker before purchasing real property. And, if you will purchase a house and lot or a farm lot make sure that there is a License to Sell issued by the Department of Human Settlement and Urban Development (DHSUD) and that the real estate project is registered with the DHSUD, as well.

    Invest wisely. Invest safely.

    ——-

    Atty. Jojo is a real estate attorney, an estate planning attorney, a licensed real estate broker, and a PRC-accredited Lecturer/ Speaker for Training Programs in Real Estate. He is committed to helping new and veteran real estate service practitioners be well-informed of the latest laws, rules, regulations, and information relevant to the real estate service sector.

    [1] See Page 27 of the Cavite Enhanced Provincial Development and Physical Framework Plan 2021 – 2030. But, as an observation, I would like to think that the drafters of the current Framework Plan inadvertently failed to mention the Municipality of Magallanes, as another component of Metro Tagaytay.