When The Gramercy Residences opened its doors in 2013, it wasn’t just another condominium tower in Makati. It was the tallest building in the Philippines, a 71-storey residential giant that redefined what luxury vertical living could look like in Metro Manila. Developed by Century Properties, the tower was designed to be the country’s first fully-furnished, fully-serviced, and hyper-amenitized condominium, drawing inspiration from New York City’s Gramercy Park neighborhood. But more than a decade on, the question for anyone considering a unit here isn’t about its architectural pedigree — it’s about whether the reality of living in such a dense, amenity-packed tower matches the promise.
Standing at 244 meters tall, the building was a landmark from the start. Its location along Kalayaan Avenue in Barangay Poblacion places it right at the edge of Makati’s central business district, but also in one of the city’s most vibrant and chaotic neighborhoods. That tension — between luxury living and urban intensity — is something every resident eventually has to navigate. For a deeper look at how other high-end towers in the area handle the same tradeoff, the review of Shang Salcedo Place’s rental yields offers a useful comparison point.
What Makes Gramercy Residences Different From Other Makati Condos
The most distinctive feature of Gramercy Residences is its Sky Park, a two-level amenity complex on the 36th and 37th floors. Unlike the typical rooftop pool or gym found in most condos, this space includes three-storey waterfalls, multi-level infinity edge pools, lagoon pools, a designer restaurant, a health club, a spa, and a cantilevering walkway suspended in mid-air. It’s not just a set of amenities — it’s a destination within the building. The Sky Park traverses the entire width of the building, meaning residents get panoramic views of Makati from both sides.
Beyond the Sky Park, the building also offers top-storey restaurants and bars, a cinema, a library, a crèche (childcare facility), and exclusive high-speed internet and telecom solutions. The design was a collaboration between Roger Villarosa Architects & Associates and The Jerde Partnership, with lighting by internationally-acclaimed consultant Tino Kwan. The result is a building that feels more like a vertical resort than a standard residential tower. But that level of amenity density also means high association dues and constant foot traffic through common areas — a tradeoff that matters more the longer you live there.
How the Building’s Height and Design Affect Daily Life
Living on the 60th floor of a 71-storey tower sounds impressive, and it is — until you need to get to the ground floor during peak hours. The Gramercy Residences has 71 floors above ground with a total floor area of 121,595 square meters. That’s a lot of units sharing a finite number of elevator banks. Residents report that wait times can stretch during morning and evening rush periods, especially when the building’s amenities on the 36th floor draw heavy use. It’s a common complaint in super-tall residential towers, and Gramercy is no exception.
The building’s height also means exposure to stronger winds and more intense sunlight. Units on higher floors require more aggressive air conditioning, and windows need to be properly sealed to avoid wind noise. On the positive side, the views are genuinely unmatched. From the upper floors, you can see the entire Makati skyline, the Pasig River, and on clear days, even parts of Laguna de Bay. The building’s exterior is illuminated at night by lighting designed by Tino Kwan, making it a recognizable landmark on the Makati skyline.
Another factor worth considering is the building’s age. Completed in 2013, Gramercy is now over a decade old. While Century Properties has maintained the common areas well, individual unit conditions vary depending on how previous owners treated them. Some units still have original finishes and appliances, which may need updating. The building is classified as Grade B by Savills, which is respectable but not top-tier — newer towers like Trump Tower Manila or The Residences at Commonwealth have since raised the bar for luxury finishes and building technology. For a closer look at how another Century Properties project compares, the review of The Residences at Commonwealth highlights the tradeoffs of family-friendly living in a less central location.
What Gets Missed in the Glossy Brochures
Most marketing materials for Gramercy Residences focus on the Sky Park, the views, and the New York-inspired design. What they don’t emphasize is the neighborhood context. The building sits in Barangay Poblacion, Makati’s oldest district and its nightlife epicenter. That means weekends — and many weeknights — bring noise from nearby bars and restaurants that can travel up the building’s facade. Units on lower floors facing Kalayaan Avenue are more affected, but even mid-level units can pick up bass from street-level establishments.
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| Feature | What Brochures Say | What Residents Experience |
|---|---|---|
| Location | “Steps from Makati CBD” | Also steps from Poblacion’s nightlife — noise is a real factor |
| Amenities | “Hyper-amenitized luxury” | High density means crowded pools and gyms on weekends |
| Building Age | “Timeless design” | Over a decade old; unit conditions vary significantly |
| Elevators | “High-speed” | 71 floors of residents create peak-hour wait times |
Another overlooked detail is the building’s position within the Century City master-planned community. The Gramercy Residences was the first residential tower in what was supposed to be a fully integrated urban ecosystem. While Century City now includes commercial and retail spaces, the development is still surrounded by older Poblacion streets that haven’t been fully redeveloped. The contrast between the polished tower and its immediate surroundings can be jarring for first-time visitors. It’s not unsafe — but it’s not the sanitized environment you might expect from a luxury condo.
There’s also the question of long-term value. As of 2023, Gramercy Residences is the eighth tallest building in the Philippines, having been surpassed by newer towers. That doesn’t diminish its quality, but it does affect resale positioning. Buyers looking for the “tallest” or “newest” will look elsewhere. What Gramercy offers instead is a proven track record — a building that has been operating for over a decade with established management, known maintenance costs, and a clear rental history. For investors, that predictability can be more valuable than novelty. The detailed breakdown of Knightsbridge Residences rental yields provides a useful framework for evaluating whether Gramercy offers similar returns.
What to Consider Before Buying or Renting a Unit
Whether you’re looking at Gramercy Residences as a home or an investment, the decision comes down to matching the building’s strengths with your priorities. Here’s what to evaluate.
Floor Level and Orientation
Units above the 36th floor Sky Park generally have better views and less street noise. South-facing units overlook the Makati CBD skyline, while north-facing units look toward the Pasig River and beyond. Lower floors — especially those below the 20th — are more exposed to Poblacion noise. If you’re sensitive to sound, aim for the upper half of the building. The building’s height of 244 meters means that even mid-level units sit well above surrounding structures, so most floors have decent sightlines.
Association Dues and Maintenance
With 71 floors and extensive amenities, monthly association dues at Gramercy are higher than at smaller or older buildings. These cover the Sky Park maintenance, security, elevator upkeep, and building management. Before committing, ask for a breakdown of current dues and whether any special assessments are planned. The building is managed by Century Properties Management Inc., which has a professional reputation but also charges accordingly. Factor these costs into your monthly budget — they can eat into rental yields if you’re an investor.
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Unit Condition and Renovation History
Since the building opened in 2013, original fixtures in some units may be showing wear. Check the age of the air conditioning unit, kitchen appliances, and bathroom fittings. Some owners have renovated, while others have kept original finishes. A unit that needs updating can be a negotiating point on price, but factor in renovation costs. The building’s total floor area of 121,595 square meters means unit sizes vary — some are compact loft-style layouts, while others are more spacious. Visit in person to see the actual layout rather than relying on floor plans.
Rental Potential and Tenant Profile
Gramercy attracts a mix of young professionals, expatriates, and local executives who want to be near the Makati CBD but prefer a building with resort-style amenities. The location along Kalayaan Avenue provides easy access to Ayala Avenue and the rest of the business district. Rental demand is generally steady, but competition from newer towers in the area means you need to price competitively. Units with direct Sky Park access or higher floor levels command a premium. For a real-world perspective on how another Makati tower handles the same market, the resident review of Gramercy Residences as Makati’s party central offers candid insights on long-term value.
Frequently Asked Questions
Is Gramercy Residences still the tallest building in the Philippines? ▾
How long did construction take? ▾
What is the Sky Park and can anyone use it? ▾
Is the building PEZA-accredited? ▾
How does Gramercy compare to newer Makati condos? ▾
Final Thoughts
The Gramercy Residences remains one of Makati’s most recognizable residential towers, and for good reason. Its Sky Park is genuinely impressive, its location is hard to beat for CBD access, and the building has a decade of operational history that gives buyers and renters a clear picture of what to expect. But the building’s age, density, and neighborhood noise are real factors that don’t show up in the brochure. If you’re considering a unit here, visit at different times of the day — especially on a Friday night — and talk to current residents about their experience. The building works best for those who value amenity density and location over absolute quiet and brand-new finishes. If this was useful, you might also want to read a critical resident review of Trump Tower Manila.
Sources
San Lorenzo Place: The Good, the Bad, and the Ugly of Living Above a Mall — A practical look at another Makati condo where convenience and noise collide.
The Gramercy Residences Building Profile. Savills Philippines.
The Gramercy Residences — Building Details and History. Alchetron.
The Gramercy Residences — Comprehensive Overview. Grokipedia.
