Indahag, Cagayan de Oro
720 homes on 1.5 hectares

Lot 2813-B is a quadrilateral of 15,071 square metres, 157 metres east to west and 148 metres north to south, beside an established residential subdivision. Power and water are available at the boundary.

The land falls 24 metres due south at a mean gradient of 17.8%, deviating only ±1.2 metres from a uniform plane — a cleaner slope than the Iligan site, and equally suited to terraced development.

Bearings to true north in quadrant notation, computed from the registered boundary coordinates. Centroid 8.430094 N, 124.661178 E.

At 17.8% the CARP slope exemption does not apply. Section 10 of RA 6657 exempts land at 18% slope and over; this parcel sits just below that threshold on modelled data. The project therefore proceeds by land use conversion rather than exemption — via the DAR Mass Housing Desk on DHSUD endorsement, under the socialized housing carve-out from the DA reclassification moratorium in Department Circular 11 s. 2026.

The margin is 0.2 percentage points on 30 m public elevation data. The topographic survey should certify average slope in case the parcel certifies above 18%, in which case the exemption route under DAR AO 13 s. 1990 becomes available and conversion is unnecessary.

Adding built cover on a sloping site concentrates runoff on land below. Detention at the low point means the development discharges at a controlled rate rather than a peak one. Sizing is to be confirmed by the design engineer against DENR and city drainage standards.

Break-even construction: ₱37,410/sqm of gross floor area at an 8% sponsor share. Before that allocation the project breaks even at ₱41,213/sqm. Within ₱130 of the Iligan site.

Reading the table. Margin per unit is stated after the sponsor's allocation, so effective revenue is ₱1,656,000 per constructed unit. Totals are that margin across all 720 constructed units, not across the partner's allocated units, which would deduct the sponsor's share twice.

The sponsor's share is a fixed number of units and does not move with construction cost. Every peso saved in building is retained by the builder.

Higher per unit than the Iligan site, because the same treatment plant, roads and amenities are spread across 720 units rather than 960. Earthworks, by contrast, are lower — fewer platforms on a slightly gentler slope.

Allocation and administration is set at 2% rather than a marketing budget — units are allocated from an LGU beneficiary list and financed through Pag-IBIG. Construction cost is deliberately left open; the partner's own number governs.

Land at ₱3,000 per square metre is 4.4% of total project cost. That is the floor. The balance of the 8% is for delivering a consented site — conversion, DHSUD endorsement, permits and the beneficiary listing — which puts a partner on site roughly two years sooner than starting from raw land.

No residual profit split, no audit rights and no budget approvals. Once terms are agreed there is nothing further to negotiate during delivery.

One item to settle first. The parcel is held by the sponsor's family corporation rather than personally. A board resolution placing it under the project vehicle is required before signing.

1. Corporate authority from the family corporation to contribute the parcel.
2. Topographic and geotechnical survey, certifying average slope in case the parcel reads above 18% and qualifies for CARP exemption.
3. Parcel-level zoning certification from the City Planning and Development Office, confirming the East Uptown designation applies to Lot 2813-B and that no conservation overlay attaches.
4. DHSUD project endorsement, which unlocks the DAR Mass Housing Desk and the exemption from the DA reclassification moratorium.
5. Conversion, development permit, LGU agreement and beneficiary listing, with the named partner.

Basis of these figures. The boundary is taken from the survey file for Lot 2813-B and computes to 15,071 sqm against 15,000 on record. Terrain is modelled from 30 m public elevation data at 167 points inside the boundary and will be superseded by survey. Infrastructure costs are the sponsor's planning estimates. Construction cost is left open. Gross development value is unit count at the programme ceiling under JMC 2025-001, reviewed at least every two years. Nothing here is an offer; terms are indicative and subject to contract.

One local check outstanding. The 2019–2027 zoning ordinance declared several caves in Taguanao, Indahag as conservation areas. Lot 2813-B sits away from that portion, but the zoning certification should confirm no heritage or conservation overlay attaches.