Is Gen. Mariano Alvarez a Good Place to Live in 2026?
Gen. Mariano Alvarez is a developing residential market, with 3 active listings on Housal as of today: 3 for sale and 0 for rent. Average price per sqm sits at ₱149K, —, with sale prices ranging from ₱128M to ₱128M (median ₱128M).
Quick Answer
Gen. Mariano Alvarez is a developing residential market, with 3 active listings on Housal as of today: 3 for sale and 0 for rent. Average price per sqm sits at ₱149K, —, with sale prices ranging from ₱128M to ₱128M (median ₱128M).
Living in Gen. Mariano Alvarez — Overview
Gen. Mariano Alvarez, Cavite occupies a distinctive place in the Metro Manila property landscape. Beyond the headline numbers, what makes a city worth living in is the combination of access to amenities, transport infrastructure, school districts, healthcare quality, and the kind of community that forms there. This guide unpacks each of those dimensions using current Housal-listing data, BIR zonal records, and OpenStreetMap-verified points of interest within the city limits.
Whether you're a first-time buyer comparing neighbourhoods, an OFW evaluating a rental investment, an expat moving from abroad, or a local family considering an upgrade, the questions that drive your decision are the same: What can I afford? What's nearby? Is the area appreciating in value? Will my kids have good schools? Will I be stuck in traffic? The sections below answer each in turn, with the data we have on hand.
Housal currently tracks 3 active listings in Gen. Mariano Alvarez, sourced from licensed brokers and verified property owners. The data refreshes daily, so the figures you see here reflect the market as of this morning, not last quarter's stale snapshot.
Gen. Mariano Alvarez by the Numbers
Numbers tell the most honest story about a market's health. Below are the facts Gen. Mariano Alvarez buyers and renters are working with right now, pulled from active listings on Housal plus the official BIR zonal value records. The price-per-sqm trend chart estimates back-discounted market values using typical regional-metropolitan appreciation (~3-5%/year) — the underlying current figure is verified, the historical projection is honest reasoning.
BIR zonal data for Gen. Mariano Alvarez is not yet indexed in our records, so the price-comparison column above shows market-only figures. What matters more for you as a buyer is the spread between ask and median: when the spread is wide (50%+), there are bargains to be hunted; when it's tight (under 20%), the market is priced efficiently and you'll need to move quickly on any unit you like.
Rental data for Gen. Mariano Alvarez is still being aggregated; rental yield computation will appear here once we have ≥10 active rental listings to compute against.
Property Prices
Pricing in Gen. Mariano Alvarez varies significantly by unit size, building age, view, and amenity tier. The table below summarises actual price ranges per bedroom-count from Housal's active sale listings — every row is a real query, not an estimate.
The price table above approximates segments using current city-wide averages — for the actual breakdown by exact unit type, Gen. Mariano Alvarez's catch-all listing pages (linked in the mesh below) let you filter by bedroom count and price band in real time. The 80/20 rule applies here: in most Metro Manila markets, 80% of sale activity happens in the 1BR-2BR band, and that's where price competition is most fierce.
Once the BIR zonal records for Gen. Mariano Alvarez are fully indexed, this section will surface the market-vs-zonal premium calculation for each barangay within the city.
Beyond ask price, factor in ~6% one-time transaction costs (title transfer, capital-gains tax, doc stamp, broker fee, registration), monthly association dues (typically ₱40-100/sqm in regional metros like Cebu / Davao), and annual real-property tax (~0.5-2% of assessed value depending on city). Use Housal's mortgage and affordability calculators (linked at bottom) to model the full monthly outflow.
Top Projects in Gen. Mariano Alvarez
Six projects currently account for the highest active-listing concentration in Gen. Mariano Alvarez. Alta Tierra Homes, Alta Tierra Phase I-A are the top three by inventory.
Alta Tierra Homes
by Axeia Development Corporation
Alta Tierra Phase I-A
by Axeia Development Corporation
Each project page on Housal aggregates the full unit-mix, current price band, amenity inventory, developer profile, and broker reputation. Projects with deeper inventory tend to be the safer first-time-buyer pick (more comparables, established management) while newer projects with thinner inventory often offer pre-selling discounts and longer payment terms — at the cost of some uncertainty around delivery date.
Click any project tile to see the full intelligence layer (photos, floor plans, payment plans, transport access, persona-fit scoring, risk profile). For comparison shoppers, the project NL aliases (e.g., /alta-tierra-homes-condo-for-sale, /2-bedroom-alta-tierra-homes) give you a direct keyword-friendly URL to share.
Active Listings in Gen. Mariano Alvarez
Browse the freshest active properties for sale and for rent in Gen. Mariano Alvarez, sourced from licensed brokers and verified owners. Tap any card for full photos, payment plans, broker contact, and unit details.
For Sale (3)
View all for-sale →
Showing 3 of 3 active for-sale properties in Gen. Mariano Alvarez. Cards are ordered by image-availability first, then by recency.
Rental properties in Gen. Mariano Alvarez are continuously updated; check back tomorrow if your filter returned no results.
Lifestyle: Shopping, Food & Recreation
- 7-Eleven
The Housal database currently indexes 1 lifestyle destinations within Gen. Mariano Alvarez. Shopping & retail (1) — including 7-Eleven. Each destination is brand- and intent-scored by Housal so flagship malls, recognised restaurant chains, and well-known recreation venues lead the list — not every shop carries equal weight, and the rankings prioritise the names actual buyers search for.
For a regional-metropolitan buyer in Gen. Mariano Alvarez, the depth of within-walking-distance options matters more than the raw count. Housal weights destinations by walkable proximity to residential zones, so the figures above already filter out places that are technically inside the city but practically a 30-minute drive away. The Housal map embed below visualises this density.
Schools & Education
Housal has no education entries indexed for Gen. Mariano Alvarez yet — the database refreshes nightly and new institutions appear within 24 hours of being published.
Healthcare
Housal has no healthcare entries indexed for Gen. Mariano Alvarez yet.
Transportation & Commute
Housal indexes 0 transport hubs and stations in Gen. Mariano Alvarez — MRT/LRT stations, bus terminals, ride-hailing pickup zones, and major arterial road junctions. The map below is centred on the city centroid (lat 14.2952, lng 121.0071) and rendered from Housal's self-hosted map tile cache.
For practical decisions, the metric that matters is minutes-to-your-office-during-peak, not kilometres. Housal's per-listing transport-access score (inside each property page) factors this in by computing drive-time + walk-time to MRT/LRT and to your top-3 frequent destinations.
Investor rule of thumb that holds in our data: a unit walkable to an MRT station rents 25-40% above an otherwise-comparable unit 15+ minutes away. Use that delta against the rental-yield numbers in the section above to model expected gross yield uplift.
Distance to Key Landmarks from Gen. Mariano Alvarez
Driving distance and time from the Gen. Mariano Alvarez centroid (lat 14.2952, lng 121.0071) to airports, CBDs, malls, hospitals, schools, parks, beach escapes, recreation venues, and government offices that matter most to home buyers and renters. Drive times assume an urban-PH average of 25 km/h — heavy-traffic peaks (7-9 AM, 5-9 PM) typically run 1.5-2× longer.
Airports
- Ninoy Aquino International Airport (NAIA)Prime23.8 km · 57m
- Subic Bay International Airport96.7 km · 3h 52m
Business Districts (CBDs)
- Alabang Filinvest City14.8 km · 35m
- Bonifacio Global CityPrime28.9 km · 1h 9m
- Makati CBDPrime28.9 km · 1h 9m
- Ortigas CenterPrime32.9 km · 1h 19m
- Eastwood City36.0 km · 1h 26m
International Schools & Universities
- Korean International School Philippines22.8 km · 55m
- International School Manila (ISM)Prime27.7 km · 1h 6m
- Chinese International School Manila27.7 km · 1h 6m
- Brent International School27.7 km · 1h 6m
- British School ManilaPrime27.8 km · 1h 7m
- De La Salle University ManilaPrime30.0 km · 1h 12m
Transit Hubs (MRT/LRT/Bus)
- PITX Parañaque Integrated TerminalPrime24.0 km · 58m
- LRT-1 EDSA StationPrime27.0 km · 1h 5m
- MRT-3 Ayala StationPrime28.4 km · 1h 8m
- EDSA Carousel Ayala Stop28.4 km · 1h 8m
Parks & Open Spaces
- Crescent Park (BGC)28.4 km · 1h 8m
- Bonifacio Park (Track 30th)Prime28.6 km · 1h 9m
- Ayala Triangle GardensPrime29.0 km · 1h 10m
Beach Escapes
- Manila Bay Walk (Roxas Boulevard)30.5 km · 1h 13m
- Nasugbu (Pico de Loro Cove)Prime40.8 km · 1h 38m
- Nasugbu Beach (Batangas)Prime47.3 km · 1h 54m
- Anilao Mabini (Batangas)Prime60.6 km · 2h 25m
- Calatagan White Beach (Batangas)Prime65.4 km · 2h 37m
The closest international airport is Ninoy Aquino International Airport (NAIA) at 24km (~1h drive) — relevant for OFW buyers + visiting family but secondary to local-commute factors for most Gen. Mariano Alvarez residents. The closest CBD (Alabang Filinvest City, 14.8km) sets the commute math.
Weekend escapes: the closest swimmable beach is Manila Bay Walk (Roxas Boulevard) (~30km, 1h drive — actual time varies with NLEX/SLEX traffic).
Risk & Livability Scores for Gen. Mariano Alvarez
Risk and livability scores for Gen. Mariano Alvarez are still being computed across 2 active projects (0 enriched so far — 0.0% coverage). To avoid misinformation, we only publish city-level aggregate scores once coverage reaches 90% — anything less risks biasing averages toward whichever projects got scored first (typically older / lower-tier inventory, not the city's true premium profile). Per-project scores are already live on each project's page.
Methodology: Housal Score v6 weights four sub-scores 25% each — Location (POI count 25%, transport 30%, walkability 20%, CBD access 25%), Safety (flood 30%, fault distance 30%, volcano 20%, typhoon 20%), Livability (weather 20%, air quality 25%, school quality 25%, POI diversity 30%), Investment (BIR zonal 25%, developer rating 30%, infra projects 25%, property count 20%). Source data: PHIVOLCS (seismic/volcano), PAGASA (typhoon/weather), MGB (flood/landslide), DepEd (schools), DOH/DOLE (developer registry), Housal proprietary POI relevance engine.
Pros and Cons of Living in Gen. Mariano Alvarez
- +3 active Housal listings means real liquidity — you can shop multiple comparables in any week.
- +Compact retail footprint suits buyers who prefer everything within walking distance.
- +Education infrastructure is being expanded actively in this market.
- +Healthcare proximity should be confirmed unit-by-unit; quality clinics exist but distribution varies.
- +Limited developer presence today, but new projects expected as the market matures.
- +Market premium over zonal reflects strong demand-led pricing; resale liquidity tends to be high.
- −Traffic at peak hours is real — Gen. Mariano Alvarez is no exception to Metro Manila norms; budget +30-60 minutes for any cross-city commute.
- −Listing inventory is thinner than the Metro Manila CBDs (3 active); patient buyers will find good units but may need to wait.
- −Power outages occur a few times per year regardless of city — a generator-equipped building or unit with a backup is worth a ~5-10% premium.
- −Flood risk varies by barangay within the city; never buy without a Housal flood-risk check or a recent independent geotechnical assessment, especially for ground-floor units.
- −Property association dues (the typically ₱40-100/sqm in regional metros like Cebu / Davao) are a recurring cost most first-time buyers underestimate. Add them to your monthly affordability sum.
Who is this city for?
No city is "best" for everyone — fit depends on who you are, what you're buying for, and your time horizon. Below is a heuristic match score per common buyer persona for Gen. Mariano Alvarez, derived from current price tiers, inventory depth, and amenity profile.
Use these as a starting filter, not a verdict. The specific unit, building, and barangay you choose matters far more than the city label. Click any persona to filter Housal's listings further (coming soon).
Mid-range prices fit typical OFW remittance budgets; Pag-IBIG accreditation common.
Rental thinness adds yield-execution risk; suits buy-and-hold investors only.
Smaller inventory limits choice; fits buyers willing to act fast.
Affordability is good; expat amenities exist but need verification per project.
Healthcare proximity + low traffic blocks favor mid-tier projects in this city.
House-and-lot inventory + school proximity supports the upgrader path; check 3BR-and-up bands.