George Erwin Mojica Garcia, Chairman, Commission on Elections (COMELEC), has announced recently that no move yet to revive Marcoleta probe.
George Erwin Mojica Garcia clarified that the Commission on Elections remains ready to coordinate and extend assistance to the Ombudsman regarding matters involving Senator Rodolfo ‘Marco’ Marcoleta, but stressed that, on the part of the COMELEC, the motu proprio investigation against the senator has already been dismissed.
In a recent statement, Chairman Garcia explained that the poll body has not yet discussed any possibility of reviving the case, especially since no Motion for Reconsideration (MR) has been filed before the Commission.
The statement highlights COMELEC’s adherence to due process and procedural rules, emphasizing that any further action would depend on formal legal developments rather than speculation or public pressure.
Garcia likewise reiterated the agency’s openness to cooperate with other government institutions whenever necessary, reflecting the COMELEC’s commitment to transparency, accountability, and inter-agency coordination.
While political discussions continue to swirl around the issue, the poll chief made it clear that, for now, the case remains closed on the COMELEC’s end unless new legal remedies are officially pursued.
PRIME Philippines’ 2026 Special Property Market Report, titled “BEYOND THE METRO: THE DECENTRALIZATION PLAYBOOK”, focuses on the Industrial and Offices Sectors as well as highlighting the Visayas and Mindanao markets, in response to the evolving backdrop due to the Middle East Conflict.
PRIME PHILIPPINES’ Cholo Florencia, Executive Vice President, Overview; Joy Rosario, Vice President, Industrial Tenant Representation; Mervyn Valenzuela, Vice President, Office Tenant Representation; and Ruth Coyoca, Vice President, Visayas-Mindanao, are the speakers of the media briefing that was held on May 12, 2026 at GreatWork, 32nd Floor, Mega Tower, Ortigas Center, Mandaluyong City.
The Key Macroeconomic Highlights of the Overview of Global Shockwaves, Local Impacts are GDP Driver Slowdown, Inflation Spike and Interest Tightening, Employment Decline, Credit Rating Tempering and Piecemeal Peace.
Year-on-Year GDP Growth continues to decline from 2022 to 2026 Q1. Inflation is accelerating; policy rate increases to follow from 2021 to 2026 Q1. Employment rate reaches annual post-pandemic low from 2024 to 2026 Q1. OFW remittance are expected to decline 7.8% in 2026. Credit Rating Agencies downgraded their outlook for the Philippines .
PEZA surpasses its full-year 2025 investment target. Foreign direct investments decline by 17.1% YOY in 2025. The Philippines’ purchasing power eroded at the quickest pace among the ASEAN-5.
Regardless of the war outcome, the impact is predictable. Will the ceasefire hold? Scenario 1: Peace, Scenario 2: Escalation, and Scenario 3: Uneasy Ceasefire. The General Impact include Economic Slowdown, Accelerated Inflation, Short-Term Storage Demand Spike, Wait-and-See Approach and Shift Toward Renewable Energy.
Wait and See: What Geopolitical Conflict Means for the Industrial Sector
Steady Supply Growth to 2028, Downtick in Occupancy in 2026Q1, Flight to quality for Grade A Facilities, Lease Rates Remain Stable, and Transportation Logistics Dominate Industrial Requirements are the Key Highlights for the Industrial Sector.
Batangas market recovers from dip as other provinces remain stable in relation with the Quarterly Warehouse Occupancy Levels per Major Corridor from 2025Q1 to 2026Q1.
Lease rates experienced minimal changes from 2025Q4 to 2026Q1. Wholesale/Retail demand tapered off following 2025H2 as Laguna continues to top charts for requirements. Industrial warehouse lease rates have yet to follow suit as the CMPI soars due to worldwide tensions.
Supply expansion and evolving lease strategies are expected to define the Philippine Industrial market for 2026.
Recuperation Amid Rising Competitive Pressure
Key Highlights for Metro Manila’s Office Sector include No major shocks in Q1, CBDs marginal softening, Typical Demand Drivers, Decentralization & Cost Shift, and Incoming Supply Pressure.
Occupancy in Metro Manila is expected to progress gradually while new supply enter the market. Each CBD displayed varying occupancy changes QoQ amidst minimal completions. Occupancy mostly held steady in Q1 21026 in Metro Cities (Makati CBD, BGC, Ortigas CBD, Quezon City, Bay Area, Alabang CBD).
Metro Manila CBD’s exhibited a mixed lease rate performance in Q1 2026. BGC/Makati has the Widest Rage with Ceiling Price of PHP 1,800/SQM. Alabang CBD (PHP 500 Spread)has the Tightest Range with Lowest Rate of PHP 350/SQM.
Requirements in Q1 2026 were concentrated in CBD’s attractive to BPO and Gov’t.
Office demand remains expansion-led
Leasing Behavior – Demand is driven by expansion (60) rather than relocations. Hybrid and flexible arrangements were adapted particularly by the government sector, while private firms revert to dedicated setups, treating flexibility as tranasiitonal.
Lease Terms and Preferences – Standard lease terms remain around 3 years to 5 years with some tenants preferring 5-year terms. Rising construction and fit-out costs have pushed tenants toward fitted spaces.
Market Shifts and External Pressures – Decentralization remains additive, with firms expanding beyond core CBDs. BPO growth outside Metro Manila is concentrated in established Tier 1 and Tier 2 cities, as security, infrastructure, and incentive gaps temper Tier 3 confidence. The Fuel Crisis has impacted tenant decision and deal timelines, not negotiated lease rate.
Cautious optimism shapes Metro Manila’s office market outlook for 2026.
Office supply in Metro Manila is expected to grow by approximately 2.2% by the end of 2026. Tenants are increasingly preferring fitted office spaces due to rising construction costs. Occupancy is projected to improve gradually by around 1% driven by continued BPO expansion. BGC and Makati are expected to experience stable to moderate rental growth.
Beyond the Metro: The Decentralization Playbook
What Top Developers See in VISMIN
Competitive wages and significant population growth supports long-term growth prospects. VISMIN has a growth-investment gap. 2025 PH Regional Investment Share, GDP Growth, and Total Population
Different Strokes: The Diverging Trajectories of Cebu’s Key Sectors
High leasing velocity is expected for new office developments as older developments perpetuate majority of 13.2% vacancy. Robust office pipelines are expected to accelerate 2026’s lease rate growth. Continues demand and influx of new warehouse sustain warehousing lease rate growth. The Warehouse Demand by Industry in Cebu (2025) of the 44,000 SQM include Manufacturing (28%), Transportation and Storage (27%), Wholesale and Retail Trade (25%) and Others (20%). At 2% vacancy, Cebu’s cold storage market has never been tighter.
Industrial decentralization is creating hotspots in Cebu.
From Cane to Capital: Why Major Developers are Betting Big on Bacolod
Retail giants are converging on Bacolod, with approximately 100,000 sqm of new mall space expected to enter the market within the next three years.
Solid economic fundamentals have attracted significant developer interest. GDP Growth of Highly Cities in Visayas (2024) The cities: Tacloban City (8.20%), Bacolod City (7.70%), Iloilo City (7.10%), Mandaue City (6.90%) snd Lapu-Lapu City (6.5%). National Average: 5.7% Population by Highly Urbanized City in Visayas (2024) include Cebu City (965K), Bacolod City (625K), Lapu-Lapu City (498K), Iloilo City (474K), Mandaue City (364K) and Tacloban City City (259K).
The 100,000 sqm of new retail space of Robinsons Place Bacolod, Megaworld Upper East Mall and Rockwell Power Plant Mall will be introduce within 3 yrs.
Office occupancy at 74.7% leaves a lot to be absorbed, but newer developments exhibit remarkable absorption underpinned by demand chiefly from the IT-BPM sector. IT-BPM Companies Present in Bacolod City inclide concnetrix, Transcom, pentagon, TQVS, APEXREVA, iqorCXBPO, HitRate, Next Level IT Teleservices, SERV CE FIRST, GlobalStrategic, T, ttec, and PROMINENT OUTSOURCE.
Bacolod’s warehousing quality gap keeps lease rates on the lower end.
Green All-Around: Why Mindanao is Set For Monumental Growth
Anchored by a well-established IT-BPM sector that accounts for roughly 75% of office requirements, Davao is poised to swiftly absorb the approximately 85k sqm of new office space expected to complete within the next four years.
CDO & Davao are the most fiscally productive HUC per capita in Mindanao. New office developments will break a 5-year streak of inactivity.
With a saturated downtown, an emerging uptown is sprouting. Downtown Retail Developments in Cagayan de Oro include SM CITY CDO, Gaisano Mall, Centrio Mall, Limketkai Mall, Robinons and All Home.
85k sqm of grade A office space will be introduced from 2026-2029. Davao is statistically the only landlord’s office market. IT-BPM expansion is the key driver of Davao’s office market. Office Occupants in Davao City (2026Q1) include IT-BPM (25%) and Traditional (75%) for the 284,000 SQM. Further rent segmentation will follow introduction of new developments. Davao posts one of the lowest warehouse nationwide at 2.4% with rent appreciation expected to follow. Temperature-controlled logistics have responded to rising port activity.
VISMIN markets are expected to improve, each at their own pace
CEBU – Robust office pipelines are expected to accelerate office lease rate growth beyond 2.4% and furthers segment premium vs. non-premium markets. Decentralization of newer supply is slated to create new hotspots in the Cebu Fringe, Southern Cebu, and other areas as vacancy is at its tightest.
BACOLOD – The additional 100k sqm of mall space in the next 3 years will intensify pressure against local developments. The completion of Panay-Guimaras-Negros Island Bridges will help alleviate ferry dependency and create a new industrial hotspot in Pulupundan.
DAVAO – New Grade A office completions (2026-209) amounting to 85k sqm will trigger a flight-to-quality cycle attracting new entrants into the market. Further warehouse completions are likely to delayed by rising construction cost (30%+) further prolonging the landlord’s market.
CDO – The Uptown Corridor will emerge as CDO’s primary zone for commercial growth with the influx of various township developments. Port-linked cold storage demand is expected to grow as the Mindanao Container Terminal continuous to be over capacitated and upgraded.
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This high-visibility C-5 site offers the scale, timing, and conditions that have historically enabled billion-peso developments.
C-5 Trophy Site: Where the Next Empire Begins
Before Eastwood City became a landmark, it was land assembled with conviction during a period of national uncertainty.
After the EDSA People Power Revolution, Andrew Tan courageously entered the real estate industry by founding Megaworld in 1989. Success followed through disciplined vision rather than immediate dominance.
By the mid-1990s, Megaworld began developing Eastwood City, an ambitious master-planned township that redefined urban development in the Philippines.
Then came a defining test.
The Asian Financial Crisis hit during Eastwood’s development phase.
Capital became scarce, and confidence declined, leading to stalled or abandoned projects across the region.
Eastwood continued.
Eastwood was not created by crisis, but its resilience was proven during its peak.
The foundations of a real estate empire were established under the pressure of the crisis.
A bold land acquisition evolved into the country’s first cyberpark, a “live, work, play, learn” ecosystem that became the birthplace of the Philippine BPO industry and generated significant long-term value.
A Familiar Pattern, Reappearing Along C-5
Today, a similar opportunity is available.
Along C-5, which is emerging as Metro Manila’s parallel growth corridor to EDSA, is one of the most visible undeveloped parcels: a 62-meter frontage site with scale, access, and immediate development potential.
This site is positioned as the C-5 Trophy Property.
Its value comes not only from scarcity but also from its lineage.
This site shares the same early land-assembly origins as Eastwood, established before the market recognized its potential.
A Corridor at an Inflection Point
Opportunities like this arise during periods of transformation, before the market fully reflects their value.
C-5 is entering that phase.
Once considered a secondary route, C-5 is now evolving into a parallel growth corridor to EDSA, driven by infrastructure expansion, greater interconnectivity, and the entry of institutional capital.
What is unfolding is not incremental.
It is structural.
Traditional uses no longer define land along this corridor. Instead, its value is determined by what it can immediately support at scale, such as data infrastructure, logistics, or institutional campuses.
In this environment, only a few sites have the characteristics to keep pace with today’s capital.
The C-5 Trophy Property is one of them.
The Three Layers of Value
The C-5 Trophy Property stands out not only for its location but also for its layered value:
1. Institutional Value
A sizable, flexible parcel that can support multi-phase, large-scale development.
2. Legacy Value
A direct connection to Eastwood’s early land assembly, which has proven to be a wealth multiplier.
3. Emotional Value
Established destination behavior generates consistent foot traffic and lasting place recognition.
A Different Kind of Buyer
This site does not lend itself to traditional development approaches.
It is intended for:
REIT-backed developers pursuing scale and yield
Data center and infrastructure operators requiring immediate execution
In other words:
Buyers who recognize value before the market validates it.
The Real Question
The question is no longer:
What is this property worth today?
The better question is:
What does this site become in the hands of the right capital?
Because before Eastwood became Eastwood, it was simply land, waiting for conviction.
Closing Thesis
The last time a site like this was assembled, it created an empire.
This time, it is being offered as one.
C-5 Trophy Property.
Where the next empire begins.
Investors and buyers considers the location, design, structural, and other factors of a certain real estate property in the diverse city.
For Inquiries
This property is presented to a select group of investors, developers, and institutional buyers.
For more information, detailed materials, or to arrange a private discussion, please contact:
URS Flour’s ‘SUGOD BAKERY’ showcases the Best of Regional Bread Culture in the Philippines.
Every province in the Philippines has a story, and more often than not, that story is told through its bread. From the crusty, carabao-shaped Pinagong of Quezon to the melt-in-your-mouth Pastel of Cagayan de Oro, our regional bread culture is a delicious map of Filipino identity. Recognizing this rich heritage, Universal Robina Corporation (URC) Flour is hitting the road with SUGOD BAKERY, a high-energy campaign that celebrates these local treasures while providing the “secret ingredient” to help them reach their full potential.
The Secret Behind the Local Crust
What makes a regional specialty truly iconic? It is the perfect balance of tradition and quality ingredients. Whether it is the dense, satisfying bite of a Sariayahin bread during the Agawan Festival or the pillowy softness of Mindanao’s favorite pastries, URC Flour has quietly been the backbone of these recipes for decades.
By providing world-class, locally-milled flour, URC ensures that the soul of regional baking remains intact while meeting modern standards of taste and texture. SUGOD BAKERY is an invitation to discover how premium wheat flour products can elevate a simple community staple into a world-class culinary experience.
VIBRANT COLORS, RICH TRADITION AND BRIGHTER FUTURE FOR BAKERS.
The streets of Lucban are officially in full bloom! But this year, the energy is reaching a whole new level WITH the participation of URC Flour’s SUGOD Bakery Campaign.
“The Pahiyas Festival has always been a grand celebration of bounty and the incredible craftsmanship of the people of Lucban. This year, we are especially thrilled and grateful to have URC Flour as our partner in bringing the SUGOD BAKERY campaign to our town. We would like to extend our sincerest thanks to URC Flour for choosing to celebrate with us and for investing so deeply in our community through this special event,” said Ms. Aiza Andaya, OIC Budget Officer and Chairman of the Sponsorship Committee, Lucban, Quezon. “This collaboration is a significant boost for our local economy, as it directly empowers our neighborhood bakers—the hardworking hands behind our beloved local breads” shared Andaya.
Celebrating Success at the Heart of the Festivals
To ensure maximum excitement and community impact, URC Flour has partnered with Local Government Units (LGUs) to embed the SUGOD BAKERY experience into the country’s most vibrant celebrations. This isn’t just a business tour; it’s a cultural celebration where modern technology meets age-old recipes. Bakers and food enthusiasts can catch the movement as it ignites the Pahiyas Festival in Lucban and the Agawan Festival in Sariaya
Onward to Modern Tradition: An Unstoppable Movement
URC Flour is bridging the gap between time-honored traditions and the future of baking. At every stop, SUGOD BAKERY will make local festivals into centers of discovery. Here, bakers can master new production methods and innovative marketing tips to grow their shops without losing their unique local flavor. It’s the perfect time to learn something new, step into the spotlight, and take your business to the next level.
EMPOWERING THE FILIPINO BAKER. Building on the solid foundation of the BIDA sa Masa program, the SUGOD BAKERY Campaign is now fueling a new era of growth, giving our community bakers the tools and expertise they need to expand their businesses and master the art of baking.
Through the Sugod Bakery campaign, URC Flour is traveling across the country to help and support local baking. The Local Government Units (LGU) gain a partner in grassroots development, while bakers walk away with new skills in food safety, marketing, and advanced production.
CELEBRATING SARIAYA’S FINEST AT THE AGAWAN FESTIVAL. The energy was electric in Sariaya, Quezon, as URC Flour joined the vibrant festivities of the Agawan Festival. For this year, a number of festivals from Luzon to Mindanao will be visited by the SUGOD BAKERY caravan, as URC Flour continues its commitment to fueling the passion of Filipino bakers and honoring the rich culinary traditions that bring our communities together.
In Partnership with “Heures d’Orange” Afternoon Tea at C Lounge, The Amenity Studio Opens at Conrad Manila.
Manila, Philippines — A new destination for refined gifting and scent-led experiences arrives as The Amenity Studio officially opens its doors at Conrad Manila. Located on the ground floor, the store introduces a thoughtfully curated selection of premium hotel amenities and fragrances, bringing the essence of luxury hospitality into everyday rituals.
Marking its debut, The Amenity Studio partners with Conrad Manila for “Heures d’Orange”, an exclusive afternoon tea experience at C Lounge. Inspired by the Hermès Hôtelier Collection, the offering transforms signature scent notes into a refined culinary journey—where fragrance and flavor come together in a seamless, sensory pairing.
Guests are first invited into a fragrance discovery, where they may choose from five Hermès scent testers, each thoughtfully paired with a corresponding tea. Eau d’Orange Verte offers a fresh and uplifting profile, much like Earl Grey; Un Jardin sur la Lagune is vibrant and expressive, just like mango strawberry tea; Eau de Merveilles Bleue is delicate and light, reminiscent of jasmine tea; Eau de Merveilles, presented as a wearable pendant, reveals a warm sweetness alongside chamomile; while Terre d’Hermès brings an earthy depth, complemented by sencha green tea. Curiosity unfolds as guests explore each fragrance—an intimate sensory journey that heightens anticipation for what follows.
The experience continues with a thoughtfully composed menu of savory and sweet selections, each inspired by Hermès fragrances. Savory creations include Un Jardin en Méditerranée (duck prosciutto, fig-orange compote, brioche), Un Jardin sur le Toit (crab meat, green apple, avocado emulsion), Twilly d’Hermès Eau Ginger (tuna, ginger, savory crisps), and Eau de Citron Noir (cucumber, lemon labneh, black lime dust).
Sweet indulgences follow with Eau des Merveilles (orange and praline dark chocolate bonbons), Un Jardin sur le Toit (apple and pear rose choux), Un Jardin sur le Nil (mango rose macaron), and Eau de Pamplemousse Rose (grapefruit and thyme almond tartlets). Completing the experience are freshly baked scones, including classic buttermilk and Eau d’Orange Verte (orange peel buttermilk scones).
More than a retail space, The Amenity Studio is envisioned as a lifestyle concept—one that elevates the way people experience scent, gifting, and self-care. The store currently features the Hermès Hôtelier Collection, known for its distinct fragrances and timeless formulations, presented in travel-sized formats that embody both practicality and indulgence.
“At The Amenity Studio, we wanted to create a space where luxury is experienced, not just purchased,” shares Mitch Garcia-Arce, founder of The Amenity Studio. “From curated amenities to collaborations like ‘Heures d’Orange,’ our goal is to bring the sensibility of fine hotels into everyday living—making each moment feel considered and elevated.”
The collaboration with Conrad Manila reflects a shared vision of refined hospitality—where attention to detail, craftsmanship, and guest experience take center stage. With “Heures d’Orange” available exclusively at C Lounge, guests are invited to discover a new way of experiencing scent beyond the traditional, through taste, texture, and atmosphere.
Now open at the ground floor of Conrad Manila, The Amenity Studio welcomes guests and visitors to explore its collection and discover a new expression of modern luxury—one that is intimate, sensory, and thoughtfully curated.
For updates on Amenity Studio exclusive offerings, and upcoming collaborations, follow @amenitystudioph on Instagram and Facebook.
For more information on Conrad Manila’s latest offerings, please contact +632 8833 9999 or email MNLMB.FB@ConradHotels.com
