Wack Wack Village: Is It Time for a Major Infrastructure Overhaul?

In June 2025, a developer filed a construction clearance application for a 72-story condominium in Barangay Wack Wack, Mandaluyong City, a project that would fundamentally alter the character of the surrounding low-rise subdivisions. The application, submitted by Shang Properties Inc. (SPI), immediately triggered opposition from residents of Greenhills East Village, who argue the tower poses risks to safety, tranquility, and the quality of life in their neighborhood. For anyone living in or near Metro Manila’s older gated communities, this conflict represents a growing tension between urban density and established residential zones.

The numbers alone hint at the scale of the disruption. A nine-year construction timeline means noise, dust, and heavy truck traffic affecting a school zone and residential streets for nearly a decade. The developer still lacks several key permits, including approvals from the village association, La Salle Greenhills, the Department of Environment and Natural Resources (DENR), the Department of Public Works and Highways (DPWH), and the Metropolitan Manila Development Authority (MMDA). This is not a done deal — but it is a serious test of how zoning laws hold up when a major developer pushes for density. For context on how other exclusive villages handle similar pressures, you can read our analysis of Loyola Grand Villas and its ongoing struggle with encroaching development.

What the Proposed Tower Means for Wack Wack and Greenhills East

At its core, this dispute is about whether local zoning codes can withstand pressure from high-value real estate development. The Greenhills East Village Association passed a resolution to enforce height limits for commercial projects and reject developments exceeding 15 persons per lot, a density cap that a 72-story tower would far exceed. The association also empowered its president to oppose non-compliant projects and study population density impacts. This is not just NIMBYism — it is a structured legal argument grounded in the city’s own planning documents.

Homeowner Hubert Chua described the June 25 meeting where SPI presented plans and a rendering of the building to some residents and city officials. “It seemed as if it was really going to push through,” he told reporters, noting there have been no updates since. That silence from the developer, combined with the missing permits, leaves residents in a state of alert — unsure whether the project is stalled or simply waiting for approvals to be fast-tracked. For a broader look at how elite enclaves handle similar threats, our piece on Ayala Alabang’s hidden downsides explores the tradeoffs of living in a planned community facing external development pressure.

Why This Project Faces an Uphill Battle

The developer’s application form, obtained by the Daily Tribune from Barangay Wack Wack, reveals a significant gap between ambition and compliance. SPI applied for a construction clearance on June 16, 2025, with a proposed groundbreaking in November 2025 and completion by November 2035. The form was signed by SPI’s legal counsel, Federico Noel Jr., and received by a certain Freddie Deala on June 18. But the document also stated that SPI lacked several documentary requirements, including the approval of the Greenhills East Village association and residents, and La Salle Green Hills. It also needed to secure an Environmental Compliance Certificate from the DENR, plus permits and clearances from the DPWH and MMDA.

This is not the first time Shang Properties has built in the area. The company’s Shang Residences at Wack Wack, a 50-story luxury tower across the Wack Wack Golf and Country Club, recently marked its first unit turnover after the pandemic. That project, which secured its HLURB License to Sell in August 2018 with an expected turnover of December 2024, faced its own challenges during lockdowns. Executive Vice President Ma. Rochelle S. Diaz described it as “the one that faced the challenges of lockdowns, planning through uncertainties and continuing construction activities regardless of limitations.” The new proposal is 22 stories taller and sits in a different regulatory context — one where the village association has already passed a resolution opposing high-density development.

The residents’ petition specifically cites the Green Building Ordinance 709, s. 2018, and the Comprehensive Land Use Plan of 2017 to 2032, both enacted under Mayor Abalos’ administration. This creates an awkward political dynamic: the mayor is being asked to enforce ordinances she herself championed. Whether she will do so, or whether the economic benefits of a major development will outweigh zoning concerns, remains an open question. For a comparison of how different villages handle development pressure, our analysis of Dasmarinas Village vs. Forbes Park examines the varying enforcement of zoning rules across Metro Manila’s top enclaves.

What Gets Missed in the Debate Over Density

Most coverage of this dispute focuses on the height of the building and the disruption of construction. But several less obvious factors deserve attention.

The School Zone Factor

La Salle Greenhills sits adjacent to the proposed development site. A nine-year construction period means students would spend their entire elementary and high school years next to an active building site. The residents’ petition specifically warns that heavy truck traffic and construction noise would endanger children and the elderly, a claim that carries weight given the school’s proximity. This is not a temporary inconvenience — it spans an entire generation of students.

The Density Precedent

If a 72-story tower gets approved in a low-rise village, it sets a legal and practical precedent for similar projects across Metro Manila. The village association’s resolution limiting developments to 15 persons per lot is a direct attempt to prevent this. But zoning codes are only as strong as their enforcement. If Mayor Abalos allows the project to proceed despite the CLUP and Green Building Ordinance, other developers will cite this as justification for their own high-density proposals in other exclusive subdivisions. Our article on Corinthian Gardens’ ROI explores how zoning changes can directly impact property values in gated communities.

The Developer’s Track Record

Shang Properties has a reputation for delivering luxury projects, and the successful turnover of Shang Residences at Wack Wack demonstrates their ability to execute. But that project was 50 stories and secured its license years before the current dispute. The new proposal is 44 percent taller and faces a more organized opposition. The company’s silence since the June 25 meeting could mean they are re-evaluating the project’s feasibility, or it could mean they are quietly working to secure the missing permits before making another public move.

The Environmental Compliance Gap

The absence of an Environmental Compliance Certificate from the DENR is a significant red flag. An ECC requires a detailed environmental impact assessment, including studies on traffic, air quality, noise, and ecosystem effects. Without it, the project cannot legally proceed. The fact that SPI applied for a construction clearance before securing this certificate suggests either an aggressive timeline or a gamble that approvals will follow. Either way, it gives residents a clear legal lever to delay or block the project.

What Residents and Homeowners Can Do Right Now

For those living in Greenhills East, Wack Wack, or similar villages facing development pressure, the situation offers several concrete lessons.

Document Everything and Organize

The Greenhills East Village Association’s resolution is a model for other communities. By formally passing a resolution that cites specific zoning ordinances and density limits, the association created a legal document that can be used in court or in negotiations with the city government. Homeowners should attend village meetings, request copies of all development applications filed with the barangay, and maintain a paper trail of communications with city officials. The residents’ petition was effective because it named specific ordinances — not just general complaints.

Engage the City Government Early

The residents called on Mayor Abalos directly, framing their opposition as a request to enforce laws she helped create. This is a smart political strategy. Rather than opposing development in principle, they are asking the city to follow its own rules. Homeowners in other villages should identify which city ordinances protect their neighborhood and build their case around those specific provisions. A general objection to “overdevelopment” is weaker than a specific citation of the Comprehensive Land Use Plan or Green Building Ordinance.

Understand the Permit Process

The developer needs multiple approvals before breaking ground. Residents should monitor the status of each permit and be prepared to file formal objections at every stage. The key permits to watch are:

• 1
  Village Association Approval

  The developer must secure written consent from the Greenhills East Village association and residents. Without this, the project cannot proceed.

• 2
  La Salle Greenhills Clearance

  Given the school’s proximity, the developer needs approval from LSGH. The school’s position could be decisive.

• 3
  Environmental Compliance Certificate

  The DENR must issue an ECC after reviewing the project’s environmental impact. This is a mandatory requirement that cannot be waived.

• 4
  DPWH and MMDA Permits

  Clearances from both agencies are required for traffic management and public works impact. These are separate from the building permit.

Consider the Long-Term Value Impact

For homeowners in Wack Wack and Greenhills East, the proposed tower represents both a quality-of-life issue and a financial one. A 72-story condominium could alter property values in unpredictable ways — some homes might lose privacy and quiet, while others could gain from increased commercial activity in the area. Homeowners should consult with real estate professionals who understand the local market and consider how their property’s value might change under different development scenarios. Our analysis of Merville Park’s appeal to young families offers a useful framework for thinking about how neighborhood character affects property demand.

Frequently Asked Questions

What to Watch For Next

The next few months will determine whether this project moves forward or stalls. Watch for three signals: whether SPI secures the missing permits, whether Mayor Abalos publicly takes a position, and whether the village association files a formal legal challenge. If the developer remains silent and the permits stay unissued, the project may quietly die. But if approvals start appearing, residents should be prepared for a long legal fight. The outcome will set a precedent for how Metro Manila balances urban density with the character of its established neighborhoods. If this was useful, you might also want to read whether Vista Real Classica can recapture its former glory.

Sources

The secret Airbnb battle raging within Dasmarinas Village — A look at how another exclusive village handles unregulated commercial activity within its gates.

Valle Verde: San Juan’s best kept secret or overhyped? — An examination of another gated community facing questions about its future.

Greenhills East residents oppose hi-rise condo. Manila Standard, 2025.

Shanghaied project. Daily Tribune, 2025.

Shang Residences at Wack Wack marks milestone with first unit turnover. Shang Properties, 2025.