Pacific Plaza Towers: Makati’s Old Guard vs. the New Condo Boom.

When Pacific Plaza Towers opened in 2001, its twin 53-storey towers were the tallest in the Philippines, a record they held until 2009. For context, that means these buildings defined the Bonifacio Global City (BGC) skyline before the area became the dense, high-rise hub it is today. The towers, rising 179 metres, offered something that has become increasingly rare in Metro Manila’s newer developments: genuinely spacious floor plans ranging from 300 to 600 square metres per unit. That scale alone sets them apart from the compact, efficiency-focused condos that dominate the current market.

These figures matter because they frame a recurring question among buyers and investors: does an older, larger, well-located tower still hold its value against the wave of newer, flashier condos? The answer is not straightforward, and it depends heavily on what you prioritise — space, location, amenities, or long-term appreciation. For anyone considering a purchase in BGC or Makati, understanding where Pacific Plaza Towers sits in this trade-off is worth the time. If you are also weighing options in nearby areas, the discussion around Greenbelt Residences and its appeal to expats versus local investors offers a useful parallel.

What the Pacific Plaza Towers offer that newer condos cannot match

The most immediate difference between Pacific Plaza Towers and almost any new condo in BGC is the unit size. A 300-square-metre floor plan is not a luxury upgrade in this building — it is the starting point. In newer developments, that same square footage would typically be split into three or four separate units. The trade-off is that you are buying into a building that is over two decades old, which means older plumbing, electrical systems, and common-area finishes. But for residents who prioritise actual living space over brand-new fixtures, the value proposition is clear.

Another factor that rarely gets mentioned in glossy marketing brochures is the view. Because Pacific Plaza Towers was among the first high-rises in BGC, its sightlines were planned before the surrounding towers went up. The result is that many units still enjoy unobstructed views of the Makati skyline and the Manila Golf Course — a feature that newer condos, hemmed in by neighbouring buildings, often cannot replicate. For a closer look at how another older tower handles similar trade-offs, the experience at St. Francis Shangri-La Place in Ortigas provides a useful comparison.

How the towers compare to the new BGC and Makati developments

The condo boom in BGC and Makati has produced dozens of new towers over the past decade, most of which are marketed around lifestyle amenities, smart-home features, and modern finishes. But when you compare them directly against Pacific Plaza Towers on the dimensions that actually affect daily living, the differences become clearer — and not always in favour of the newer buildings.

→ Scroll right to see all columns

One area where newer condos clearly pull ahead is in amenity design. Many recent developments feature resort-style pools, co-working lounges, and gyms with modern equipment. Pacific Plaza Towers has a swimming pool, fitness centre, spa, squash court, and landscaped garden — amenities that were considered premium in 2001 and remain functional today, though they lack the Instagram-ready polish of newer buildings. The trade-off is that you are paying for space and location rather than amenity aesthetics.

Location is another point where the towers hold their ground. Situated at 4th Avenue West Crescent Park in BGC, residents are minutes from Market! Market!, SM Aura, and the Bonifacio High Street retail strip. The Makati Central Business District is also a short drive away. For those who work in either business district, the commute is manageable. That said, traffic in and around BGC has worsened considerably since the towers were built, so proximity does not guarantee a quick trip. If you are curious about how another Makati-area development handles the density question, the discussion around The Rise Makati and whether the hype is justified offers resident perspectives worth reading.

What buyers and investors should consider before committing

Association dues and maintenance costs

Older buildings come with older infrastructure. Elevators, plumbing, and electrical systems require more frequent maintenance, and those costs are passed to unit owners through association dues. Before purchasing, request a copy of the building’s financial statements and look at the reserve fund for major repairs. A well-managed corporation like PPTCC, which has been the sole legal entity since 2006, should have a clear record. If the reserve fund is low, expect special assessments down the line.

Financing and appraisal challenges

Banks are often more conservative when appraising units in buildings older than 20 years. You may face a lower loanable amount or a shorter loan term compared to a new development. This is not a dealbreaker, but it affects your cash-out requirement. Check with at least three banks before committing, and factor in the possibility of a larger down payment.

Renovation costs and unit condition

Most units in Pacific Plaza Towers were originally finished to a high standard, but finishes age. If you are buying a unit that has not been renovated in the last decade, budget for updating the kitchen, bathrooms, and flooring. The upside is that you are renovating a 300 sqm space, not a 40 sqm one — so the cost per square metre may be lower than gutting a smaller unit, but the absolute cost will be higher.

Rental yield and tenant profile

Large units appeal to a specific tenant: executives, diplomats, and families who need space and are willing to pay for it. That means lower turnover but longer vacancy periods between tenants. If you are targeting the short-term rental market, note that BGC has strict rules on Airbnb-style rentals, as seen in the ongoing debate at Jazz Residences. For long-term leases, the rental yield on a 300 sqm unit may be lower percentage-wise than a smaller unit, but the absolute monthly income can be significantly higher.

Flood risk and building preparedness

BGC is generally less flood-prone than many parts of Metro Manila, but no area is entirely immune. The towers’ management has had over two decades to refine its disaster preparedness protocols. If flood risk is a primary concern, the detailed assessment of Pacific Plaza Towers flood risk realities versus marketing promises is essential reading before making a decision.

Frequently asked questions about Pacific Plaza Towers

Making sense of the old versus new trade-off

The decision between Pacific Plaza Towers and a newer condo ultimately comes down to what you value more: space or novelty. The towers offer floor areas that no new development in BGC can match, along with unobstructed views and a stable homeowners’ association. What they cannot offer is the brand-new finishes, modern amenity design, or easier financing that comes with a recently completed building. Neither choice is objectively better — they serve different priorities. If space, privacy, and a proven location matter most to you, the old guard still has plenty to offer. If this was useful, you might also want to read what drives the high rental yields at Shang Salcedo Place.

Sources

Pacific Plaza Towers flood risk realities vs. marketing promises — A dedicated look at how the building handles flooding and what residents should know before buying.

The Proscenium: ultra-luxury living or an isolated island in Rockwell Center? — Explores whether ultra-luxury developments deliver on their promises or create separation from the surrounding community.

Pacific Plaza Towers official website. Pacific Plaza Towers Condominium Corporation, 2025.

Pacific Plaza Condominium listing page. Asia Villas, accessed 2025.

Pacific Plaza Condominium building overview. Savills Philippines, accessed 2025.