Charm Residences – Stylish Living in the Heart of Cainta, Rizal

If you’ve been searching for a modern, accessible, and family-friendly community in the East, Charm Residences by SM Development Corporation (SMDC) may just be the perfect choice. Located along Felix Avenue, Cainta, Rizal, Charm Residences offers a rare combination of comfort, convenience, and investment potential.

Prime Location with Endless Connectivity

Charm Residences sits at a strategic location near Ortigas Avenue Extension, Marcos Highway, C5, and Taytay Road. With ongoing and future infrastructure projects such as the LRT-2 Extension, MRT-4, and the Mega Manila Subway, residents will enjoy seamless connectivity to Metro Manila’s key business districts including Ortigas, BGC, and Makati. Nearby establishments include:

• Premier educational institutions
• Shopping and entertainment destinations
• Major CBDs in Ortigas and Eastwood

Development Overview

Charm Residences is designed as a resort-inspired residential community, with 3,027 total units spread across multiple 10-story buildings. The development is rolling out in phases:

• Phase 1: 3 buildings (RFO)
• Phase 2: 2 buildings, estimated turnover in July 2026
• Phase 3: 2 buildings, to be advised

Future commercial spaces are also planned, adding more value and convenience for residents.

Unit Types, Sizes & Price Range

Charm Residences offers a wide variety of units to suit different lifestyles and budgets:

Studio Unit (Sold Out)

• Size: 20 sqm
• Price: Estimated ₱3.0M+
• Ideal for singles, young professionals, or investors

1-Bedroom with Mezzanine

• Size: 46.99 – 48.29 sqm
• Price: ₱5.8M+
• Perfect for individuals or couples looking for a stylish, functional space

1-Bedroom End Unit with Mezzanine

• Size: 50.83 – 51.20 sqm
• Price: ₱6.1M+
• Premium option with additional corner views

2-Bedroom Units

• Size: 28.52 – 33.50 sqm
• Price Range: ₱4.4M – ₱4.8M+
• Popular choice for small families and investors

2-Bedroom with Balcony / End Units

• Size: 31.00 – 31.69 sqm
• Price Range: ₱4.7M – ₱4.8M+
• Added outdoor space and functional layout

3-Bedroom Units

• Size: 57.04 – 62.22 sqm
• Price Range: ₱8.5M – ₱8.9M+
• Spacious option for bigger families or buyers wanting more comfort

Amenities & Lifestyle Features

Charm Residences brings resort-style living right at your doorstep with a complete lineup of amenities:

• Adult & Children’s Pools
• Lap Pool
• Pocket Gardens
• Playground
• Function Rooms
• Covered Basketball Court
• Outdoor Fitness Area
• Landscaped pathways and future commercial areas

Today’s Buyer-Driven Market: A Golden Window for Investors

2025 has been characterized as a buyer-driven market in Philippine real estate. This means there are more properties available than buyers, giving serious investors and homebuyers a unique advantage:

• Negotiation Power – Buyers can secure better terms, extended payment options, or promotional discounts from developers eager to close deals.
• Greater Value for Money – With average prices starting at just ₱3M for a Studio Unit, Charm Residences offers competitive pricing compared to neighboring developments.
• Choice & Flexibility – A wider selection of units is available today, allowing buyers to choose the best layouts, building locations, and views before inventories tighten.
• Future Appreciation – While today’s market favors buyers, infrastructure projects like the MRT-4 and Mega Manila Subway are expected to drive property values upward once completed, making this the perfect time to enter at lower price points.

In short, the current market climate makes Charm Residences an even smarter investment. Buyers benefit from today’s competitive prices while positioning themselves for capital appreciation in the next 3–5 years.

Why Invest in Charm Residences Now?

1. Strong Buyer Advantage – Secure units at today’s lower rates and enjoy flexible payment schemes.
2. Strategic Location – Near transport hubs, malls, schools, and CBDs.
3. Future Growth – Infrastructure projects will boost land and unit values in Cainta and the Eastern Metro.
4. Trusted Developer – Built by SMDC, one of the country’s leading real estate developers.

With the market tilted in favor of buyers, now is the best time to act. Whether for personal use or investment, Charm Residences is an opportunity to secure a modern home in a high-growth location—before demand catches up.

Flexible Payment Terms to Fit Every Buyer

One of the strongest advantages of investing in Charm Residences is the flexible payment schemes tailored to suit different buyer needs—whether Ready-for-Occupancy (RFO) or Pre-Selling units.

• For RFO units (Phase 1: B01, B04, B05), buyers can reserve for as low as ₱30,000 (plus ₱10,000 for parking) and enjoy up to 25% discount plus FREE furnishing for spot cash payments. Options include flexible spot-down payments with balance terms ranging from 30 to 90 days, or staggered payments with bank financing for the balance.

Available Standard payterms (P1: B01, B04, B05 - RFO)

100% SPOT CASH - 25% Discount + FREE Furnishing 

5% - 30% Spot, balance in 30 days - 25% Discount + FREE Furnishing 

5% - 30% Spot, balance in 60 days - 23% Discount + FREE Furnishing 

5% - 30% Spot, balance in 90 days - 21% Discount + FREE Furnishing 

5% Spot, 5% in 12 months, 90% Cash/Bank - FREE Furnishing 

5% in 3 months, 5% in 12 months, 90% Cash/Bank - no discount, no furnishing

• For Pre-Selling units (Phase 2: B02 & B03; Phase 3: B06 & B07), buyers benefit from promo discounts of up to 25% with longer payment terms—such as 15% to 20% stretched over 36 months before bank financing.

Available  Standard payterms (B02, B03, B06, B07 - Pre-Selling) 

Additional: Promo Discount of 5% for  P2:B02 & B03 (July 2026), P3:B06 & B07 (ongoing ETD Application) 

100% SPOT CASH - 25% Discount  

5% - 30% Spot, balance in 30 days - 25% Discount 

5% - 30% Spot, balance in 60 days - 23% Discount  

5% - 30% Spot, balance in 90 days - 21% Discount 

5% in 3 months, 15% in 36 months, 80% Cash/Bank 

20% in 36 months, 80% Cash/Bank

• For unsold 3-bedroom units, special payment options are available with 15% down payment over 36 months and the balance through bank financing.

These payment terms give investors the flexibility to choose between maximizing discounts through spot cash or spreading payments comfortably over time, making Charm Residences accessible to both end-users and seasoned property investors.

Sample Computations:

Charm Residences – 3 Bedroom (RFO Unit)

• Size: 62.22 sqm
• List Price: ₱8,569,000
• Payment Term: 15% in 36 months / 85% cash/ bank
• Monthly Downpayment: ~₱42,190
• Estimated Monthly Amortization 
  (Bank 20 yrs): ~₱76,167
• (Bank 15 yrs): ~ ₱86,428

Why it’s a great buy:

This ready-for-occupancy 3BR unit is perfect for families who want to move in immediately and enjoy spacious living in a central Cainta location. With complete amenities and easy access to schools, malls, and major roads, it combines convenience with long-term value.

Charm Residences – 1 Bedroom with Mezzanine (RFO Unit)

• Size: 47.31 sqm
• List Price: ₱5,831,000
• Payment Term: 5% in 3 months, 5% in 12 months / 90% cash or bank
• Monthly Downpayment: ~₱26,776 (12 mos)
• Estimated Monthly Amortization 
  (Bank 20 yrs): ~₱54,878
  (Bank 15 yrs): ~₱62,272

Why it’s a great buy:

This unique 1BR with mezzanine offers flexible space for young professionals, newlyweds, or small families who want a stylish, modern home. Since it’s move-in ready, you can start enjoying your home or lease it out for immediate rental income.

Charm Residences – 2 Bedroom (Pre-Selling Unit)

• Size: 33.5 sqm
• List Price: ₱5,117,000
• Payment Term: 20% in 36 months / 80% Cash / Bank
• Monthly Downpayment: ~₱31,709
• Estimated Monthly Amortization 
  (Bank 20 yrs): ~₱40,667
  (Bank 15 yrs): ~₱46,146

Why it’s a great buy:

This preselling 2BR unit is perfect for buyers who want the lowest monthly payments and time to prepare before turnover. With a 5% discount promo until Sept 2025, it’s an ideal choice for investors who want to lock in today’s price and benefit from future appreciation.

Whether you’re a first-time homebuyer, a growing family, or an investor looking for long-term value, Charm Residences in Cainta, Rizal is an opportunity you wouldn’t want to miss.

Here are some of the most common questions asked by homebuyers and investors about Charm Residences—and the answers you need before making your decision:

What are the monthly association dues, property taxes, and other recurring costs I should expect?

Association dues are typically charged per square meter of your unit and cover maintenance of common areas, security, and amenities. At Charm Residences, dues generally range from ₱80–₱100 per sqm monthly (e.g., a 30 sqm unit would pay around ₱2,400–₱3,000/month). Property taxes depend on the local government’s assessed value, usually around 1–2% annually of the taxable value. 

Are utilities (electricity, water) metered individually in each unit?

Yes. Each unit at Charm Residences has separate water and Meralco electricity meters, ensuring transparency and accurate billing for residents. 

What are the parking fees, availability, and is the parking space guaranteed or optional?

Parking slots at Charm Residences are sold separately from the units. Reservation fee for parking is ₱10,000, with full prices depending on slot type. 

Can I rent out my unit or use it for short-term/rental purposes (e.g., Airbnb)? Are there restrictions?

Yes, unit owners can lease out their property either long-term or short-term (Airbnb). However, owners must comply with condominium rules and regulations set by the property manager (Greenmist). Registration of tenants or guests is required for security and safety purposes.

Is there a model unit or showroom I can tour? What are the viewing hours?

Yes. Charm Residences has model units and showroom mock-ups available for viewing. Buyers can schedule a site visit through accredited brokers and agents. Viewing hours are usually during office hours, Monday to Saturday (9AM–5PM), but appointments are required for confirmation.

What financing options are accepted, and which banks are working with this project?

Charm Residences accepts cash, bank financing, and in-house financing. Several major Philippine banks are accredited, and one of the partners and owned by the company is BDO, which offers flexible loan terms of up to 20 years for qualified buyers.

What happens if I miss a down payment or delay part of the payments? Are there penalties/charges?

Yes. Late payments are subject to penalty charges as stipulated in your reservation agreement and contract to sell. It’s essential to communicate with the developer or your broker promptly if you anticipate delays, so that restructuring options or payment arrangements can be discussed.

Are pets allowed? What are the pet policies/size/breed restrictions (if any)?

Pets are not allowed in Charm Residences, as per current house rules for units and short-term/rental listings. 

Are pets allowed? What are the pet policies/size/breed restrictions (if any)?

Book a site viewing today!

Cherrie Osia Nieves, REB, LPT

SMDC, Associate Director for Property Investment

PRC: 0022996 I DHSUD: NCR-B-06/25-2946 

0921 873 2838 (Viber | WhatsApp | Telegram) 

📧 nievescherrie.smdc@gmail.com 

📧 services@pro-realty-network.com

www.pro-realty-network.com 

📲 Schedule an APPOINTMENT HERE!