Forbes Park and Dasmariñas Village. These two names are pretty much synonymous with luxury living in Metro Manila. But if you’re thinking of dropping some serious cash on a property, which one gives you the most bang for your buck? Let’s dive into what makes each village tick, from the houses and the people to the prices and the potential for making money. We’ll break down the real deal, so you can make a smart choice.
Location, Location, Location: Where Exactly Are We Talking About?
Forbes Park is like the grand old dame of Makati villages. It’s nestled right in the heart of the city, practically spitting distance from the Makati Central Business District (CBD). You’ve got Ayala Avenue, the main artery of Makati, basically at your doorstep. It’s divided into North Forbes and South Forbes, each with its own vibe, but both equally exclusive.
Dasmariñas Village (often called “Dasma”) is also in Makati, but it feels slightly more tucked away. While still super accessible to the CBD, it offers a bit more of a residential feel. Think of it as Forbes Park’s slightly younger, cooler cousin. It’s bordered by EDSA, McKinley Road, and Pasay Road, giving you plenty of entry points, but also meaning some areas are closer to the hustle and bustle than others.
Price Points: How Deep Are Your Pockets?
Let’s be honest, neither Forbes Park nor Dasmariñas Village are budget-friendly. We’re talking serious investments here.
In Forbes Park, lot prices can easily reach PHP 200,000 to PHP 300,000 or even higher per square meter. That means a 1,000 square meter lot could set you back PHP 200 million to PHP 300 million just for the land. Houses? Expect to pay hundreds of millions, easily. You’re not just buying a house; you’re buying a piece of Manila history and prestige. Based on recent listings, expect to pay anywhere from PHP 300 million to over a billion pesos for a fully renovated mansion.
Dasmariñas Village, while still incredibly expensive, tends to be a bit more “affordable” (and I use that term loosely). Lot prices generally range from PHP 150,000 to PHP 250,000 per square meter. Again, for a 1,000 square meter lot, that’s PHP 150 million to PHP 250 million. Houses can range from PHP 100 million to PHP 500 million, depending on the size, condition, and location within the village. A smaller, older house might be on the lower end, while a newly built, modern mansion will command a higher price.
Keep in mind these are averages. Prices fluctuate based on the specific location within the village, the size of the lot, the condition of the property, and current market conditions. Always consult with a reputable real estate broker for the most up-to-date pricing.
Property Types: What Can You Actually Buy?
Both villages primarily consist of single-detached homes. You won’t find condo buildings here.
Forbes Park is known for its sprawling mansions, many of which are decades old and have been passed down through generations. You’ll find a mix of architectural styles, from traditional Filipino to modern minimalist. Many homes boast huge gardens, swimming pools, and impressive facades. The size of the lots is generally larger in Forbes Park compared to Dasmariñas Village.
Dasmariñas Village also has its share of impressive houses, but you might find a slightly wider range of sizes and styles. While mansions are still prevalent, there are also more “modest” (again, relatively speaking) homes that appeal to families who want the prestige of the village without necessarily needing a sprawling estate. You’ll also see more contemporary architecture popping up as older houses are renovated or rebuilt.
Neighborhood Lifestyle: Who Are Your Neighbors?
Forbes Park is often seen as the more established and exclusive of the two. You’ll find old-money families, diplomats, and top executives calling this place home. It has a reputation for being a bit more formal and traditional. Expect perfectly manicured lawns, quiet streets, and a sense of understated elegance.
Dasmariñas Village has a slightly younger and more diverse vibe. You’ll still find plenty of wealthy families and executives, but also more entrepreneurs, expats, and even some celebrities. It feels a bit more relaxed and less stuffy than Forbes Park. You might see kids playing in the streets, families walking their dogs, and a general sense of community.
Current Demand: Are People Actually Buying?
The demand for property in both Forbes Park and Dasmariñas Village remains consistently high. These are considered prime real estate investments, and there’s always a market for luxury homes in Metro Manila.
Forbes Park tends to be more resistant to market fluctuations. Because of its history, prestige, and limited availability, prices tend to hold steady even during economic downturns. It’s seen as a safe haven for capital.
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Dasmariñas Village is also in high demand, but prices might be slightly more sensitive to market trends. However, its more accessible price point and slightly younger vibe make it attractive to a wider range of buyers.
Safety and Security: How Safe Are You?
Both Forbes Park and Dasmariñas Village are known for their top-notch security. They have their own security forces that patrol the streets 24/7. There are strict rules about who can enter the villages, and visitors are usually required to register at the gates.
Forbes Park is often considered to have an even tighter level of security due to its higher profile residents and more established protocols. You’ll see more guards on patrol and more checkpoints.
Dasmariñas Village also has excellent security, but it might feel slightly less intrusive. The security guards are still highly visible, but there’s a slightly more relaxed atmosphere.
Location Pros and Cons: Getting Around
Forbes Park’s location is a major selling point. It’s right in the heart of Makati, so you’re close to everything: offices, shopping malls, restaurants, hospitals, and schools. However, that also means dealing with Makati traffic, which can be a nightmare during peak hours. Getting out of Forbes Park and onto EDSA or Ayala Avenue can be a slow process.
Dasmariñas Village also has a great location, but it’s slightly more removed from the absolute center of Makati. You’re still close to everything, but you might not be directly on top of it. Traffic can also be an issue, especially around the perimeter of the village. However, it’s generally easier to get in and out of Dasmariñas Village compared to Forbes Park.
Walkability: Can You Stroll Around?
Neither Forbes Park nor Dasmariñas Village are particularly walkable in the traditional sense. These are large, sprawling villages designed for cars. While you can certainly walk around within the villages, you’re unlikely to walk to a nearby mall or restaurant.
Forbes Park has wider streets and more green spaces, making it pleasant for leisurely walks. However, the distances between houses can be quite long.
Dasmariñas Village has slightly narrower streets and more residential density, so it might feel a bit more lively and less isolated. However, you’re still unlikely to run errands on foot.
Schools: Education Options
Both Forbes Park and Dasmariñas Village are close to some of the best schools in Metro Manila.
Forbes Park is particularly convenient for families with children attending the International School Manila (ISM), which is located right next to the village. It’s also close to other top schools like Colegio San Agustin and Assumption College.
For the latest market insights, as of late 2025, Forbes Park lot prices have reached up to ₱664,000 per sqm, while Dasmariñas Village lots are listed around ₱700,000 per sqm.
Dasmariñas Village is also close to these schools, as well as other reputable institutions like Don Bosco Technical Institute and the British School Manila.
Noise Levels: Peace and Quiet?
Forbes Park generally has lower noise levels compared to Dasmariñas Village. Its larger lot sizes, wider streets, and more established landscaping help to buffer noise from the surrounding city. You’re more likely to hear birds chirping than car horns honking.
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Dasmariñas Village can be slightly noisier, especially in areas closer to EDSA or McKinley Road. You might hear traffic noise or the sounds of construction. However, the interior of the village is still relatively peaceful.
Community Vibe: Getting to Know Your Neighbors
Forbes Park has a more formal and reserved community vibe. It’s a place where people value privacy and discretion. While there are community events, they tend to be more low-key and exclusive.
Dasmariñas Village has a more relaxed and friendly community vibe. You’re more likely to see neighbors chatting with each other, attending community events, and participating in village activities.
Rental Income Potential: Can You Rent It Out?
Both Forbes Park and Dasmariñas Village offer good rental income potential, but the market caters to a very specific clientele. We’re talking about high-end expats, executives, and wealthy families who are looking for short-term or long-term rentals.
Forbes Park commands the highest rental rates. A typical house can rent for PHP 300,000 to PHP 1 million or more per month, depending on the size, location, and condition.
Dasmariñas Village rental rates are slightly lower, but still substantial. A house can rent for PHP 150,000 to PHP 500,000 per month.
Airbnb Feasibility: Can You List It?
Technically, yes, you could list your property on Airbnb in either Forbes Park or Dasmariñas Village. However, it’s generally frowned upon and might even be against village regulations. These villages are designed for long-term residents, and short-term rentals can disrupt the peace and security of the community.
You’re unlikely to get approval from the homeowner’s association (HOA), and you could face fines or other penalties. It’s generally not worth the hassle.
How Does It Compare with Nearby Areas?
Compared to other upscale villages in Makati, like Urdaneta Village or Bel-Air Village, Forbes Park and Dasmariñas Village are considered to be the most prestigious and expensive.
Urdaneta Village is also a very desirable location, but it’s slightly smaller and less exclusive than Forbes Park and Dasmariñas Village. Prices are generally lower, but still high.
Bel-Air Village is another popular choice, but it’s known for being more lively and commercial compared to Forbes Park and Dasmariñas Village. It has a lot of restaurants and shops within the village, which can be a plus or a minus depending on your preferences.
Forbes Park vs. Dasmariñas Village: Which Offers the Best ROI?
So, which village offers the best return on investment? It’s a tough question, and the answer depends on your individual goals and priorities.
If you’re looking for the absolute highest level of prestige, exclusivity, and long-term capital appreciation, Forbes Park is probably the better choice. It’s the gold standard of luxury real estate in the Philippines.
If you’re looking for a slightly more accessible price point, a more relaxed community vibe, and good rental income potential, Dasmariñas Village might be a better fit. It offers a great balance of luxury, convenience, and community.
Ultimately, the best way to decide is to visit both villages, talk to residents, and consult with a reputable real estate broker who specializes in luxury properties.
FAQ Section
What are the association dues in Forbes Park and Dasmariñas Village?
Association dues vary depending on the size of your property, but expect to pay several thousand pesos per month in either village. These dues cover security, maintenance of common areas, and other village services.
Are pets allowed in Forbes Park and Dasmariñas Village?
Yes, pets are generally allowed, but there are usually restrictions on the size and number of pets. You’ll also need to register your pets with the village association and follow their rules regarding leashes and waste disposal.
Are there parks or playgrounds in Forbes Park and Dasmariñas Village?
Yes, both villages have parks and playgrounds for residents to enjoy. These are great places for kids to play and for families to spend time outdoors.
Is there a clubhouse or swimming pool in Forbes Park and Dasmariñas Village?
Yes, both villages have clubhouses and swimming pools that are available to residents. These facilities often host social events and activities.
What are the typical lot sizes in Forbes Park and Dasmariñas Village?
Lot sizes in Forbes Park typically range from 2,000 square meters to over 5,000 square meters. In Dasmariñas Village, lot sizes are generally smaller, ranging from 800 square meters to 2,000 square meters.
References
Philippine Daily Inquirer
Manila Standard
Lamudi Philippines
Santos Knight Frank
Colliers International Philippines
Now that you’ve got the lowdown on Forbes Park and Dasmariñas Village, it’s time to dig deeper! Don’t just take my word for it—reach out to a local real estate expert, schedule a visit, and experience these enclaves firsthand. The perfect property is waiting, and the best investment is the one that aligns with your unique needs and aspirations. Ready to make your move? Your dream home (and a smart investment) could be just around the corner.
For official association information including dues, pets policies, parks, and facilities, check the Forbes Park Association and Dasmariñas Village Association websites.
