In Davao City, the price per square meter for condominiums has shown steady growth over recent years, and the pre-selling market around Ma-a Road reflects that broader trend. For a project like Legacy Leisure Residences, which started land development in January 2020 and is still under construction, the question isn’t just about current pricing — it’s about whether those early buyer prices will hold or improve by the time the buildings are fully turned over.
That steady growth in Davao del Sur condo prices doesn’t automatically guarantee every project appreciates equally. Legacy Leisure Residences sits on a 2.8-hectare property along Ma-a Road, a location that isn’t the traditional downtown core but offers something different: a mixed-use layout with four 15-storey towers and a commercial strip at the frontage. The developer, Crisron Legacy Leisure Residences, secured HLURB LS No. 034070, which means the project has regulatory approval, but the timeline matters — Tower 2’s estimated turnover has shifted to 2026, and the expected completion date for the overall project was previously listed as June 2024. Delays in a pre-selling project can affect how the unit’s value tracks against the broader market.
What makes this project worth examining is the gap between the prices early buyers locked in and what the developer is now asking. One resale listing shows a 37.15 sqm 1-bedroom unit on the 16th floor of Tower 2 acquired at ₱3,865,200, while the developer’s current price for that same unit type is ₱5,323,299. That’s a difference of over ₱1.45 million, or roughly 38 percent appreciation on paper. But paper appreciation and realisable value are two different things — especially when the project hasn’t reached turnover and the secondary market is still forming. For context on how other Davao condo investments have performed in similar situations, you might find the analysis of rental yield reality at One Oasis Davao useful.
What the Unit Mix Tells Us About Buyer Segments
Legacy Leisure Residences offers a wide range of floor areas, from a compact 23.90 sqm 1-bedroom to a 135.70 sqm 3-bedroom unit. That跨度 means the project targets both first-time investors looking for low entry points and families needing more space. The smallest units — the 1-bedroom A and B at 23.90 sqm — are typical of the entry-level condo segment where buyers prioritise affordability over living space. At the other end, the 3-bedroom at 135.70 sqm competes more directly with house-and-lot options in Davao’s suburbs.
The 1-bedroom C at 50.30 sqm and the 1-bedroom D at 47.60 sqm sit in a middle zone — large enough for a single professional or couple but still within reach of investors targeting the rental market. The 2-bedroom units at 77.70 sqm and 100.40 sqm are where the project overlaps with what you’d find in more established Davao condo developments like Avida Towers Abreeza. The question is whether the Ma-a location can command similar per-square-meter values as the Abreeza area, which benefits from direct mall access and a more central position.
Location, Due Diligence, and What Ma-a Road Actually Offers
Ma-a Road isn’t Davao City’s central business district, but it’s a corridor that has seen steady residential development. The area offers a mix of older subdivisions and newer condo projects, and the presence of a commercial strip within Legacy Leisure Residences itself is meant to compensate for the lack of immediate walkable retail. But the commercial spaces are for lease only, not for sale, which means the developer retains control over tenant mix and rental income — residents won’t own a piece of that revenue stream.
One practical consideration for anyone evaluating a unit here is the parking situation. Parking slots are currently only on the ground floor and the entire second floor of each tower, with plans for additional spaces still unconfirmed. For a project with four 15-storey towers, that could become a constraint — especially for families or investors who expect dedicated parking as a standard feature. Compare this with projects that allocate multiple basement levels for parking, and the difference becomes a tangible factor in daily convenience and resale appeal.
Another point worth verifying is the developer’s track record. Crisron Legacy Leisure Residences isn’t one of the mega-developers like Ayala Land or SM Development Corporation, which have established reputations and multiple completed projects. For a less familiar developer, the due diligence process should include checking their previous projects — if any — and confirming that HLURB/DHSUD license is current and that no complaints have been filed against them. The security and structural concerns raised at other Davao condo projects show why independent verification matters regardless of marketing claims.
Legal, Ownership, and Financing Nuances Specific to This Project
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| Cost Component | Unit 1616 (16th Flr, 37.15 sqm) | Unit 632 (6th Flr, 37.15 sqm) |
|---|---|---|
| Acquired Price | ₱3,865,200 | ₱3,715,200 |
| Equity Paid | ₱386,520 | ₱371,520 |
| Balance/Loanable Amount | ₱3,478,680 | ₱3,343,680 |
| Developer’s Current Price | ₱5,323,299 | ₱5,166,599 |
| Assume Fee (Resale) | ₱1,000,000 | ₱1,000,000 |
| Redocumentation Charges | ₱100,000 | ₱100,000 |
| Total Cost to Assume Buyer | ₱4,578,680 | ₱4,443,680 |
| Savings vs Current Price | ₱744,619 | ₱722,919 |
Foreign Ownership Rules and Condo Eligibility
Foreigners can own condo units in the Philippines, and Legacy Leisure Residences confirms this policy. But the 40 percent foreign ownership cap applies to the entire condominium corporation — not per building or per floor. If a project reaches that threshold, foreign buyers can no longer acquire units. For a pre-selling project still years from completion, it’s worth asking the developer what percentage of units have already been sold to foreign nationals. If the project is popular with overseas buyers, the remaining inventory for foreign ownership could shrink faster than expected.
The Assume Fee Structure and What It Reveals
The resale listings show an “assume price” of ₱1 million for each unit, which is the amount the original buyer wants to recoup beyond their equity. The original buyer paid roughly 10 percent equity (₱386,520 and ₱371,520 respectively), and the remaining balance is loanable through bank financing. The ₱1 million assume fee means the original buyer is asking more than double their equity — a sign they believe the unit’s value has increased significantly since purchase. But the ₱100,000 redocumentation charge that the new buyer must shoulder adds to the total cost, and the developer hasn’t yet turned over the units, so the assume buyer is stepping into a pre-selling contract, not buying a completed property.
Association Dues and Future Fees
The FAQ states there are currently no ongoing association fees, but that once Tower 2 becomes operational, fees will be implemented. This is standard for pre-selling projects — no one pays monthly dues during construction. But the absence of a published fee schedule means buyers can’t yet calculate their true carrying costs. Once the property management office starts operations, those fees will eat into any rental yield or add to the monthly cost for owner-occupiers. For comparison, established Davao condos typically charge between ₱40 to ₱80 per square meter per month in association dues.
Property Management and Rental Restrictions
The developer plans to have a Property Management Office where all concerns regarding renting or selling units will be processed. This centralised approach can be convenient, but it also means the developer or management company may impose rules on short-term rentals, lease durations, or tenant screening. If you’re buying with the intention of listing on Airbnb or similar platforms, you’ll need to confirm whether the management allows it. Some Davao condos restrict short-term rentals to maintain a residential atmosphere, which directly affects the income potential for investor-owners.
Buyer and Investor Action Guide for Legacy Leisure Residences
Verify the Developer’s Track Record and DHSUD License
Before committing to any payment, confirm that HLURB LS No. 034070 is still valid and that no suspension or revocation orders exist. You can check this through the DHSUD regional office in Davao or their online verification portal. Ask the developer for a list of completed projects — if this is their first major condo development, the risk profile is different from buying from a builder with multiple delivered towers. Request copies of the building permit, environmental compliance certificate, and locational clearance. These documents should be readily available for any legitimate pre-selling project.
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Compare the Assume Price Against Developer Pricing
The resale listings show a clear arbitrage opportunity: buying an assumed unit at ₱4.58 million versus the developer’s current price of ₱5.32 million for the same unit type. But the assume buyer must qualify for bank financing of roughly ₱3.48 million, and banks typically require a minimum equity of 20 to 30 percent for pre-selling units. If you’re considering an assume deal, get pre-qualified by a bank first. Also confirm with the developer that the assumption process is allowed — some developers restrict transfers during the pre-selling phase or charge additional fees beyond the stated ₱100,000 redocumentation charge.
Evaluate the Rental Market for Ma-a Location
Ma-a isn’t the central business district, so rental demand will come from different sources: employees of nearby businesses, students at nearby schools, and families who want more space than a downtown condo offers. The 23.90 sqm studio units will appeal to single professionals on a budget, while the 77.70 sqm 2-bedroom units could attract small families. Check current rental listings in Ma-a and nearby areas to see what similar units are actually renting for. If the monthly rent for a 37 sqm unit is around ₱15,000 to ₱20,000, the rental yield on a ₱4.58 million purchase price would be roughly 4 to 5 percent — before association dues, property taxes, and management fees. For a deeper look at how rental yields compare across Davao condo projects, the review of buying versus renting at Avida Towers Abreeza offers a practical benchmark.
Plan for the Timeline Gap Between Purchase and Turnover
Tower 2’s estimated turnover is 2026, which means even if you buy today, you won’t have a physical unit to occupy or rent for at least two to three years. During that period, you’ll be paying either monthly amortisation (if you took a loan) or the remaining instalments under the developer’s payment scheme. The promo of 15 to 20 percent downpayment payable over 48 months at 0 percent interest sounds attractive, but it still requires consistent cash outflow without any rental income to offset it. Factor this timeline into your financial planning — if your circumstances change before turnover, you may need to sell your rights through an assumption, which isn’t always easy in a pre-selling market.
Frequently Asked Questions
Can I use my Pag-IBIG loan to buy a unit at Legacy Leisure Residences? ▾
What happens if the developer delays turnover beyond 2026? ▾
Are the commercial spaces in the frontage available for residents to lease? ▾
How does the 40 percent foreign ownership cap apply if I buy a unit here? ▾
What taxes will I pay when I buy a unit through assumption? ▾
Is the property management office required to help me rent out my unit? ▾
The value of a Legacy Leisure Residences unit ultimately depends on whether the developer delivers on time, how the Ma-a area develops over the next few years, and whether the rental market can support the price points that early buyers are hoping to realise. The resale listings suggest some original buyers believe they’ve already locked in gains, but until the project turns over and a genuine secondary market emerges, those gains remain theoretical. If you’re considering a purchase here, the most important step is verifying every claim — from the developer’s track record to the actual rental rates in the neighbourhood — before committing to a payment plan that could stretch for years. If this was useful, you might also want to read the hidden costs when buying a condo at Seawind Davao.
Sources
Escandor Tower ultra-luxury suites buyer analysis — A look at who’s actually buying high-end condos in Davao and what drives their decisions.
Legacy Leisure Residences project page. Lamudi, 2023.
Legacy Leisure Residences Maa Davao Condo details. Davao City Property.
Legacy Leisure Residences FAQ. GetHome.ph.
Legacy Leisure Residences official site.
For sale Legacy Leisure Condo Davao resale listing. NTC Properties PH.
