REM 106 Real Estate Planning and Development

Final Examination
August 14, 2021
Prof. Vincent Gianan

GENERAL INSTRUCTION: Select the BEST answer only.

"It's not about how bad you want it, it's about how hard you are willing to work for it."

BEGIN HERE!

1. The primary basis on the pursuit of the state to ensure that underprivileged and homeless citizens
have access to an adequate, safe, secure, habitable, sustainable, resilient and affordable home.
A. RA 11201
B. BP 220
C. Sec. 9 Art 13 of 1987 Constitution
D. New Civil Code of the Philippines
2. Which of the following is not within the bounds of RA 9646’s provision on real estate
developers?
A. XYZ Corporation acquires urban land for condominium development
B. Mr. Versace Yoong Difleur develops a used to be vacant lot in Makati City for lease
C. Ms. Moo Khang Fera is into development of raw land for her own use on mortgage
application to ABC Bank.
D. Empire North enters into a joint venture with Landers Properties to develop a tract of land to
a supermall.
3. An optional savings program for current and former Pag-IBIG Fund members who want to grow
their savings in addition to their Pag-IBIG regular savings.
A. Modified Pag-IBIG II
B. Modified Pag-IBIG I
C. HDMF Contribution Acceleration Program
D. PAGIBIG Savings Fund Program
4. The optional savings program for current and former Pag-IBIG Fund members has a maximum
investment limit of how much?
A. Php 500.00 monthly
B. Php 1,000,000 monthly
C. Php 1,000.00 monthly
D. No limit
5. Government-owned and controlled corporation responsible for the administration of the national
savings program and affordable shelter financing for Filipinos.
A. HSAC B. HDMF C. GSIS D. NHMFC
6. Government's central advisory and oversight body over the public corporate sector.
A. GSIS B. GOCC C. Governance Commission D. SEC
7. RA No. 114661 otherwise known as the “Salary Standardization Law of 2019” covers all civilian
personnel in the following except;
A. Executive, Legislative, Judicial branches
B. GOCCs not covered by RA 10149
C. LGUs like regular, appointive, full time and contractual but not the casual, part time and
elective positions
D. None of the above
8. Which of the following is no longer an existing GOCC?
A. HDMF B. Landbank C. UCPB D. LLDA
9. Under Executive Order No. 142 signed by President Duterte to merge Land Bank of the
Philippines with the UCPB, Which is the surviving entity?
A. Cocobank B. Landbank C. UCPB D. DBP
10. Refers to a project whose development has not been completed in accordance with the approved
development plan despite the lapse of at least ten (10) years from the target date of completion
and it appears that the project owner or developer has no intention to complete the project
development or, despite diligent effort for at least the last five (5) years, the project owner or
developer cannot be located.
A. Idle Land
B. Abandoned Land
C. Abandoned Condominium or Subdivision
D. None of the above

11. In the current state of affairs, this institution acts as the primary national government entity
responsible for the management of housing, human settlement and urban development.
A. NHA B. HDMF C. SHFC D. DHSUD
12. The following functions of the defunct-HLURB has been transferred to the Department,
except?
A. The land use planning and monitoring function
B. Quasi-judicial function
C. The registration, regulation and supervision of HOAs, including the
imposition of fines for violations
E. The regulatory function

13. Which of the following regarding government lands can the Department not exercise
ownership and administration?
A. Owned by national government, its instrumentalities and subdivisions
B. The lands held in trust by the GOCCs for and on behalf
of their members.
C Owned by government-owned or controlled corporations (GOCCs) and their subsidiaries,
which have not been used for the purpose for which they have been originally reserved or set
aside for at least ten (10) years and identified by the Department as suitable for urban
development, particularly for housing purposes.
D None of the above

14. Seller Vincenzo turned over the title of property to the buyer, Marchio after contract of sale
amounting to Php 1M has been perfected. A week after, Marchio paid Php 998,000 in notes and
Php 2,000 in all Php 10 coins. Vincenzo rightfully declined acceptance of the Php 2,000 coins.
This is so because of.
A. BSP Circular 537 series of 2006
B. Law on Sales
C. Republic Act 11201
D. The Anti-Money Laundering Act

15. Valid redemption for mutilated notes is possible only if ALL of the following requirements
have been met:
A. The remaining surface area is no less than 3/5 of the original size of the banknote;
B. A portion of any one of the signatures of the President of the Philippines or
the Governor of the BSP remains;
 C. Presence of the Embedded Security Thread (EST) or Windowed Security Thread (WST),
unless the same has been lost or damaged due to fire, water, chemical or bitten by
termites/rodents and the like. A note whose EST or WST has been willfully removed shall
not be valid for redemption.
D. All of the above

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16. The property is abandoned by the owner and with the intention of no longer owning them.
This is under the principle of
A. Res Alicujus
B. Res Communes
C. Res Nullius
D. Res Derelictae

17. A property can be classified according to ownership

A. Movable and Immovable
B. Tangible and Intangible
C. Public dominion or Private Dominion
D. Fungible and Non-Fungible

18. A kilo of rice and salt is best replaced or returned because they are capable of being
substituted. This is a very good example of.
A. Public Dominion
B. Intangible Property
C. Fungible Property
D. Non-Fungible Property

19. Movable properties which under certain conditions, may be considered immovable by virtue
of their being attached to an immovable for certain specified purposes.
A. Mixed or semi-immovable
B. Incorporeal
C. Movable
D. Personal

20. A ruling signifying that all lands that are already classified as commercial, industrial, or
residential before effectivity of Comprehensive Agrarian Reform Law no longer need any
conversion clearance.
A. DAR AO No. 1, Series of 2002;
B. DENR Memorandum Circular No.1, Series of 2015
C. DOJ Opinion No. 44, Series of 1990
D. Sec 20 of Local Government Code

21. DAR has exclusive authority to approve or decline conversion of lands. However, through an
ordinance passed by the Sanggunian, local government units may authorize the reclassification
of agricultural lands and provide for the manner of their utilization or disposition.
A. DAR AO No. 1, Series of 2002;
B. DENR Memorandum Circular No.1, Series of 2015
C. DOJ Opinion No. 44, SERIES of 1990
D. Sec 20 of Local Government Code

22. Which of the following is tasked with the allocation of lands for agro-industrial centers?
A. Local Government unit
B. Department of Agriculture
C. Department of Agrarian Reform
D. Department of Trade and Industry

23. Act of specifying the potential of agricultural land to be utilized for non-agricultural
purposes.
A. Conversion
B. Screening
C. Reclassification
D. Authorization

24. Act or method of modifying the current physical use of a parcel of agricultural land for either
a non-agricultural purpose or the same agricultural use but other than soil cultivation as well as
growing of crops and trees as approved by DAR.
A. Conversion
B. Screening
C. Reclassification
D. Authorization

25. Under the Republic Act 386, immovables are construed as such because of the following
except;
A. They form an integral part of an immovable
B. There is intention to attach them permanently
C. They cannot be separated therefrom without breaking the material or deterioration of the
object.
D. None of the above

26. The following are examples of patrimonial properties except;

A. Friar lands
B. San Lazaro Estate
C. Properties obtained by the Government in escheat proceedings, or those inherited by or
donated to the government; rents of buildings owned by the State
D. Municipal-owned waterworks system sold to private entity

27. STATEMENT A: Properties of public dominion, owned by the national government, even if
planted upon with trees by a municipality for a number of years, do not become municipal
properties, and may not therefore be registered by a municipality under its name.
STATEMENT B: Private land donated to a town for use as a plaza becomes property for public
use, and may not in turn be donated by the town to the church, nor can the church acquire
ownership over it by prescription, for a town plaza is outside the commerce of man
A. Both statements are TRUE
B. Both statements are FALSE
C. Only Statement A above is TRUE
D. Only Statement B is TRUE

28. A civil fruit which belongs to the owner of the property producing it by right of accession
A. Lease B. Rent C. Money D. Trees and grass

29. The ownership of crops is generally held by the landowner unless the land has been leased to
a tenant, hence these crops are called.
A. Growing Crops B. Standing Crops C. Emblements D. Annual Crops

30. Floating houses are considered real property

A. When tied to a shore or bank post and used as a residence
B. When it makes it a point to journey from place to place:
C. When it may be subject of a chattel mortgage.
D. None of the above

31. Which of the following is true about the animals in animal houses to be considered as
immovable property?
A. When the animals inside the permanent animal houses are alienated onerously or gratuitously
B. The animal structures are detachable from the immovable
C. The building or the tenement is itself also alienated together with the pigeon-house
D. Temporary animal cages

32. Fertilizers that are not yet been actually used or spread over the land are considered
A. Real Property under the Civil Code
B. Personal Property
C. Fungible Property
D. Neither Real nor Personal

33. Trees and plants are real property by nature. Which of the following instances does not
conform to this statement?
A. The moment they are detached or uprooted from the land
B. An uprooted timber from a timber land
C. Trees blown by a typhoon remain part of the land
D. They are the spontaneous products of the soil

34. It pioneered the real estate investment trust (REIT) in the Philippines when it had its
initial public offering in 2020.
A. Double Dragon
B. SM Prime Holdings
C. Megaworld Corporation
D. Ayala Land

35. Effectivity of Comprehensive Agrarian Reform Law

A. June 10, 1988
B. July 15, 1988
C. June 15, 1988
D. July 10, 1989

36. Revised the guidelines and methods aimed at streamlining the long process of land use
conversion in the Philippines. To start, only the landowner or his/her duly authorized
representative can apply for land use conversion and submit all supporting documents.
A. AO No. 1, Series of 2002
B. Republic Act 6657
C. AO No. 1, Series of 2019
D. EO 292

37. The Family Code of the Philippines

A. EO 229
B. EO 292
C. EO 209
D. Executive Optical

38. Provides mechanism for implementation of Comprehensive Agrarian Reform Program

A. EO 229
B. EO 292
C. EO 209
D. Executive Optical

39. The musical arrangement and composition of our national anthem which is played nationally
during Independence Day was originally done by
A. Julian Felipe
B. Jose Rizal
C. General Luna
D. Jose Palma

40. The lyrics of the national anthem of the Philippines were originally written by whom and in
which language?
A. Julian Felipe, Filipino language
B. Jose Palma, Spanish language
C. Jose Rizal, Filipino language
D. Julian Felipe, Spanish language

41. He is known to many as the “Father of Philippine Real Estate”

A. Rodolfo G. Valencia
B. Collin Hoskins
C. Eduardo G. Ong
D. Eduardo Ong Jr.

42. He is considered the “Father of RESA Law”.

A. Rodolfo G. Valencia
B. Collin Hoskins
C. Eduardo G. Ong
D. Eduardo Ong Jr.

43. This law is the brokerage law that expanded the practice of real estate in the
Philippines by including appraisal and consultancy
A. RA 9646
B. Ministry Order 39 Series of 1985
C. Act 2728
D. EO 292

44. The count of act performed by real estate practitioner that already constitute engagement in
real estate practice
A. Six B. Five C. Two D. One

45. The first real estate organization created in the history of the Philippines.
A. Philippine Realty Associations Incorporated
B. PRBRES
C. PHILRES
D. Manila Board of Realtors

46. In pursuant to President Rodrigo Duterte’s directive to complete the land acquisition and
distribution (LAD) of the remaining private agricultural lands by June 30, 2022. Land acquisition
process will only take these number of days through Administrative Order (AO) No. 01, Series
of 2020.
A. From 291 days to 112 days
B. From 291 days to 92 days
C. From 292 days to 112 days
D. From 292 days to 92 days

47. The four-lane, two-way bridge, from Kapitolyo Pasig, traversing Pasig River, extending to
BGC Taguig. It is a major section of the Bonifacio Global City (BGC) – Ortigas Road Link
Project.
A. Sta. Monica-Lawton Bridge
B. Kalayaan Bridge
C. Bonifacio Global City–Ortigas Link Bridge
D. All of the above
48-100 ESSAY

*Please include the developer’s name as well.

GOOD LUCK

49-70. Cite 3 best vertical developments for you in the Philippines? Discuss the PROS and
CONS.

 FILINVEST LAND

Filinvest Land is one of the Philippines’ most established developers. Its parent company,
Filinvest Development Corporation, emerged in 1955. Since then, it has built a variety of
commercial, residential, and leisure properties throughout the Philippines.

Like others on this list, the company is also financially sound. It’s consistently profitable, and it
has plenty of new projects in the works, such as Studio City.

Filinvest is best known for its mid-market developments, such as Alta Vida. At this development
in San Rafael, buyers can find houses for less than $100,000. However, the company has
recently expanded into luxury projects like Brentville International Community.

 FEDERAL LAND

Federal Land has become one of the best-known property developers in the Philippines. In fact,
the company is most famous for its role in building the GT Tower in Makati.

This firm is also one of the most financially well-off developers on this list. In addition to its
many successful projects, it is a member of GT Capital Holdings and a partner of Metrogroup.

In general, Federal Land’s residential properties tend to cater to wealthy Filipinos and foreign
investors. Some of its best condo developments include the Grand Hyatt Residences and the
Marco Polo Residences.

A typical Federal Land unit will cost upwards of $100,000, which is expensive by Philippine
standards.

 ROBINSONS LAND CORP.

Buyers looking for reliability should turn to Robinsons Land Corp. The company has completed
more than 140 projects since its inception in 1980, and it continues to produce excellent work.

Currently, the company’s portfolio includes a variety of residential, commercial, and other
buildings. Its projects have also won awards for sustainability, interior design, and overall
quality.

Robinsons’ units range from mid-level to luxury. More affordable units often cost under
$50,000. Luxury developments, such as the Trion Towers, will have options that cost more than
$100,000.

Although the company has developed plenty of condo buildings, its focus appears to be shifting
toward commercial properties. Currently, Robinsons does not have any new residential projects
in progress.

71-100. C Cite 3 best horizonal developments for you in the Philippines? Discuss the PROS and
CONS.

 AYALA LAND

Ayala Land, Inc., is one of the Philippines’ largest and most established property developers.

The company has over 150 years of experience in real estate. It has also consistently ranked
among the Philippines’ top developers, winning awards from major organizations like Frost &
Sullivan.

It’s also the company behind one of the country’s most expansive planned communities –
Bonifacio Global City. Ayala also developed many parts of Makati, which is Manila’s business
and financial center.

Today, Ayala Land has a wide variety of real estate projects in its portfolio. These range from
resorts and malls to residential developments, which offer buyers plenty of options in terms of
pricing.

A condo at Anvaya Cove in Morong costs less than $150,000 while a house at the Courtyards is
more than $400,000.

 ROCKWELL LAND

Rockwell Land pioneered the “city within a city” concept that defines Manila’s real estate
landscape today.

In the 1990s, the company developed Rockwell Center – a “mini-city” on the site of a former
power plant. This development quickly became popular among foreigners and Filipinos, and it
launched a new trend of comprehensive real estate developments.
Today, Rockwell Land is best known for its luxury real estate. Most of its projects are within
Metro Manila, but it has a presence in other major cities like Cebu.

As a high-end developer, most of Rockwell’s properties are expensive by Philippine standards. A

townhome at 205 Santolan costs nearly $500,000. The company’s more affordable options, such
as The Grove, still cost over $100,000.

Since its founding in 1994, Megaworld Corporation has successfully completed over 250 real
estate developments in the Philippines.

 MEGAWORLD

Like Ayala, Megaworld has finished a variety of commercial and residential projects, including
the Forbes Town Center and McKinley Hill. The company primarily operates in Metro Manila,
but it also has a presence in both Cebu City and Davao.

Megaworld also has its fair share of awards and accolades. PropertyGuru Philippines has given
its Best Developer Award to the company on several occasions. Additionally, at its 2017
Philippines Property Awards, it nominated Megaworld in a whopping 25 categories.

While Megaworld has shifted its focus to large-scale commercial and township developments, it
still has many residential offerings. Condos at the San Antonio Residences in Makati go for less
than $100,000. Luxury condos at The Florence Taguig cost just under $150,000.