Before you buy a real estate property in the Philippines, one of the most important factors you should consider is the location. You should typically look for a property that is flood-free to keep your family safe from the hazards of floodwater and make the most out of your investment.
However, finding a flood-free property can be hard because while some cities are relatively flood-proof, there are still low-lying areas that can be easily flooded in a matter of hours.
Fortunately, there are specific areas in each city where homebuyers can feel dry and at ease. To guide you, here’s a comprehensive list of flood-free areas in the Philippines for your next real estate investment.
List of Flood-Free Areas By City in the Philippines
1. Mandaluyong City
Mandaluyong is surrounded by three bodies of water which might be a warning sign for floods. However, these following areas in the city are still passable because it’s naturally situated in various peaks and hills.
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- Barangka Drive
- Barangka Itaas
- Barangka Ilaya
- Burol
- Hagdan Bato Itaas
- Highway Hills
- Plainview
- Pleasant Hills
- Vergara
- Wack-Wack Greenhills
- Ortigas Center
Acquiring a real estate property in Ortigas Center is a smart investment. The district is the reason why Mandaluyong is an important business district alongside Makati. It is also one of the top choices of families who want to settle down because of its accessibility to several large shopping malls like Megamall and the Podium.
2. Makati City
Makati is the leading financial and business center in the Philippines. That is why the city government ensures that most parts of the city remain flood-free despite the rainy weather. Former mayor, Jejomar Binay, used to order daily dredging operations to prevent flash floods and traffic jams.
However, do avoid the Don Bosco and Magallanes area whenever you’re in the city as they are flood-prone. Instead, look at this list of flood-free districts:
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- Bel-Air
- Carmona
- Cembo
- East Rembo
- Forbes Park
- Guadalupe Nuevo
- Kasilawan
- La Paz
- Olympia
- Pinagkaisahan
- San Antonio
- San Lorenzo
- San Isidro
- Santa Cruz
- Tejeros
- Urdaneta
- Valenzuela
- West Rembo
- South Cembo
- Poblacion
Located in Poblacion is Rockwell Center, a popular high-end destination in Makati. Rockwell’s developer has planned strategies to ease the flow of water through the usage of multiple drainage lines. He has also gauged the property’s elevation through a flood cycle study he has commissioned to develop a suitable plan for the area. These advancements have made the location a good real estate investment for both entrepreneurs and homeowners.
3. Taguig City
Taguig’s flood-free environment is due to its city government’s efforts in recent years. The city is near Laguna de Bay and as a result, the local government has introduced pumping stations and floodgates to prevent flooding. In addition, it has formulated contingency plans in case typhoons affect the city. These developments have successfully made these following areas flood-proof:
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- Calzada
- FTI
- Ligid-Tipas
- Napindan
- Palingon
- Santa Ana
- Tuktukan
- Ususan
- Bonifacio Global City
BGC is a highly-urbanized business district in Taguig City. It is situated at the highest part of the city and features a detention basin that can hold millions of gallons of water. This helps BGC remain flood-free during strong typhoons.
South of BGC is McKinley Hills which is considered to be a coveted place to live in as it boasts some of the most luxurious properties in the city.
4. Pasay City
Pasay City is one of the most progressive cities in Metro Manila. It contains large-scale properties such as the Ninoy Aquino International Airport, SM Mall of Asia and Resorts World Manila.
However, the city’s proximity to Manila Bay continues to be a threat to its development. Some low-lying areas are easily swamped by floodwaters but business districts and areas listed below are relatively unaffected.
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- Bay City
- Cartimar
- Libertad
- Marcela Marcelo
- Newport City
- Nichols
- Padre Burgos
- San Pablo
- San Isidro
- Santa Clara
- Santo Niño
- San Jose
- Tramo
- Villamor Air Base
Numerous commercial establishments and residential properties have made Pasay their address because of its booming economy.
5. Parañaque City
Parañaque City used to suffer from aggressive weather. Fortunately, its implementation of a flood control program has minimized the flooding issues on the following districts.
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- Baclaran
- Don Bosco
- Don Galo
- Marcelo Green
- Moonwalk
- San Antonio
- San Dionisio
- San Martin de Porres
- Sun Valley
These parts of the city are filled with residential properties for middle-class homeowners.
6. Muntinlupa City
Muntinlupa is not included in the list of flood-prone areas released by MMDA despite its proximity to Laguna de Bay. It’s one of the cleanest cities in Manila and is one of the first municipalities to implement a ban on the usage of plastic and styrofoam products. As a result, the following areas listed below do not suffer from floodwater.
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- East Service Road
- Meralco Road
- Ayala Alabang
Ayala Alabang Village is probably the most exclusive residential area in Metro Manila. It exudes a laid-back environment fit for families. It’s also accessible to large shopping centers and reputable schools for families who want to enjoy the urban modern lifestyle.
7. Las Piñas City
Similar to Muntinlupa, Las Piñas has committed to proper waste disposal which results in nonsusceptibility to floods.
Did you know? Garbage is the main item found in drainage systems which blocks the passage of water leading to floods.
The city also has adequate drainage systems to ensure the following areas remain flood-free.
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- Almanzo Dos
- Pamplona Dos
- Pamplona Tres
- BF International
- Daniel Fajardo
- Ilaya
- Talon Uno
- Talon Dos
- Talon Tres
- Talon Cuatro
Half of the city is comprised of large gated communities which just shows that a lot of families find Las Piñas as a good residential area.
8. Quezon City
Quezon City is the largest city in Metro Manila. And while often depicted in the news with knee-deep waters every time there’s a typhoon, other parts of the city are relatively flood-proof.
The Metropolitan Manila Development Authority constantly advises the public to avoid roads like Quezon Avenue, North Avenue, and Tandang Sora when heavy rains pour. However, barangays such as Diliman, Loyola Heights, and Santa Mesa Heights are safe from the risk of floods. Listed below are the other areas not affected by heavy flooding.
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- Cubao
- Galas-Santol
- Lagro
- Pinagkaisahan
- Teachers Village West
- Ugong Norte
If you want to buy a property in QC, consider these specific areas as they are near shopping malls, government offices, and prestigious schools.
9. Tagaytay City
The city of Tagaytay is one of the top places outside Metro Manila where locals and foreigners alike can settle in. Fresh air is just one of the several benefits you can enjoy when investing in a Tagaytay property.
Furthermore, Tagaytay City is situated at 610 meters above sea level on average which results in cool temperatures and minimal flooding. The city is also easily accessible via public transportation to go through various malls and famous tourist spots.
6 Essential Tips When Buying Flood-Free Properties
After knowing which areas remain unaffected by flooding, the next step you must take is to find a property that can remain flood-free to avoid costly building repairs and health hazards. Make the most out of your investment by following these 6 essential tips when buying flood-free properties.
1. Ask Important Details About the Property
One of the first things you should do before buying a property is to get all the important details. Ask about the year the house was built and how it was constructed. You should also be aware of the soil and for possible fault lines near your property as active volcanoes can trigger earthquakes and seismic tremors.
2. Avoid Coastal Areas and Riverbanks
This is obvious as areas near bodies of water tend to be flood-prone. You should also avoid properties near esteros and creeks because it can quickly overflow if the rain is heavy.
You can also ask long-time residents about the flood history of the place before investing in a property.
3. Check the Area’s Drainage and Flood Control System
Check if the drainage is properly working in the area. You should look out for poor sewerage and drainage systems as these can only bring you trouble during the rainy season.
4. Avoid Low-Lying Areas
Avoid low-lying areas as much as possible. If the rain falls, your area would be the first one to drown in floodwater.
5. Be Cautious of High Grounds
However, higher grounds don’t always necessarily ensure safety. Be wary of hilly sites as they’re likely to erode. You should also take note of the soil. Strong rains can reveal if the property’s soil is loose and prone to landslides.
6. Consider Investing in a Condominium
However, even the highest parts of the cities can be submerged in floodwater as shown by super typhoons Ondoy and Yolanda. Most homes became inhabitable due to the high levels of flood.
That’s why you should consider investing in a high-rise condominium building because it’s safe from the floods. You can also have everything that you need in one place because most condos already include restaurants and convenient stores.
You can avoid floods if you choose the right location for your property. Be sure to consider these flood-free locations in the Philippines for your next real estate investment!
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