No License to Sell - Victoria Station 2

GAling ako kanina sa office nag tanong about sa dp continue daw bayad for 2 more years without interest tapos pag mag rrefund naman daw 50% lang mababalik.. Either lipat ko sa ibang projects or itutuloy ko nalang since wala naman interest dnaman ako nag mamadali lets see after 2 yrs what will happen then no choice but lipat ng iba.. Humingi ako computation sa ibang projects kaloka cla taas na sobra sa victoria fort 6m na sa
Towers timog 4m na yung pinaka
Maliit.. . Well still thinking about it..actually hindi naman talaga cla mura kung kwentahin halos parehas lang ng dmci n sm.. Laki talaga sisi ko bat hindi ako nag dmci mas ok naman
Maintenance ng dmci sa ngayon.. Hay nako nasa huli talaga pag sisisi

Annibanini wrote:GAling ako kanina sa office nag tanong about sa dp continue daw bayad for 2 more years without interest tapos pag mag rrefund naman daw 50% lang mababalik.. Either lipat ko sa ibang projects or itutuloy ko nalang since wala naman interest dnaman ako nag mamadali lets see after 2 yrs what will happen then no choice but lipat ng iba.. Humingi ako computation sa ibang projects kaloka cla taas na sobra sa victoria fort 6m na sa
Towers timog 4m na yung pinaka
Maliit.. . Well still thinking about it..actually hindi naman talaga cla mura kung kwentahin halos parehas lang ng dmci n sm.. Laki talaga sisi ko bat hindi ako nag dmci mas ok naman
Maintenance ng dmci sa ngayon.. Hay nako nasa huli talaga pag sisisi

panakaot lang nila ung maceda law na 50% na lang babalik, marami ng nakarefund e

anyways, have u tried asking kung may available pa sa francesca tower or sa victoria station 1 sa GMA mrt station?

hi, am a newbie as well. i bought my victoria de makati unit in 2009, with the commitment that it will be RFO in 2012. There have been several changes in the estimated completion date and the latest is 2015. i was asked to pay additional equity after having completed my equity payment. I am now on my 2nd additional equity. According to the developer, this is the only option i have since they do not do refunds. i went to the site last month and have seen that there is not much development, save for the 4th level they are in now.

i am still wondering whether this project will be completed. also, what legal options do i have with regards to money i have already paid out to new san jose builders? this is my first investment and i have been trying to search for similar cases and luckily found this forum last month.

Hopereyes wrote:hi, am a newbie as well. i bought my victoria de makati unit in 2009, with the commitment that it will be RFO in 2012. There have been several changes in the estimated completion date and the latest is 2015. i was asked to pay additional equity after having completed my equity payment. I am now on my 2nd additional equity. According to the developer, this is the only option i have since they do not do refunds. i went to the site last month and have seen that there is not much development, save for the 4th level they are in now.

i am still wondering whether this project will be completed. also, what legal options do i have with regards to money i have already paid out to new san jose builders? this is my first investment and i have been trying to search for similar cases and luckily found this forum last month.

Hi. This is really the risk in delayed projects since you cannot apply for financing via Pag-ibig or Bank since there'll be no collateral without theactual building.

i have read several forums (you can evenbacktrack this thread) and several people were able to get FULL REFUND. you need to file a formal complaint at HLURB. the process will take around 6-8 months. this should be okay than you paying additional equity while the project is still on going. you shouls be able to refund everything you've paid for except the 10k reservation fee. san jose builders is really screwing this up

better go to HLURB as soon as possible and save yourself from further expense.

drv1968 wrote:i have the plan of purchasing units in Victoria Station 2. however i am afraid that same thing will happen to me like the others who posted their sentiments regarding the project. what can you advice to me.

what to advise? Dont buy it did you read they dont have a building yet..... and when its built there would be other problems.

hello..i reserved a combined unit for my art studio and still paying for the DP


kinakabahan lang ako kasi bka k2lad sila ng globe asiatic na na-news sa t.v..sana naman hindi.

at based sa mga nabasa ko here, panget ba talaga sa victoria? kung mag rerefund pa kasi ako kakailanganin ko pa yatang umuwi sa pilipinas para isupervice ang sitwasyon. kakainin nun ang work time ko na syang pinang kukunan ng bayad ko for the DP...hays.

gucci13 wrote:hello..i reserved a combined unit for my art studio and still paying for the DP


kinakabahan lang ako kasi bka k2lad sila ng globe asiatic na na-news sa t.v..sana naman hindi.

at based sa mga nabasa ko here, panget ba talaga sa victoria? kung mag rerefund pa kasi ako kakailanganin ko pa yatang umuwi sa pilipinas para isupervice ang sitwasyon. kakainin nun ang work time ko na syang pinang kukunan ng bayad ko for the DP...hays.

i think you may request for your relatives to process it in your behalf. just issue an SPA (Special Power of Attorney).

Hello all,

May problem din ako with new san jose builders, Victoria de Malate, they told me bfeore na sa 2014 yung turn over date pero namove ng 2017, 123k na naibayad ko sa knila.. nag file nako ng formal complaint sa hlurb and may hearing ako sa july 9, 2013..

I asked them na ilipat nalang sa ibang project ung mga nahulog ko pero ang dami nilang conditions.. nag try ako ipamove sa victoria de manila ung mga binayad ko, may outright na 100k, eh 120k na naibayad ko, hindi daw pde na i outright ung naihulog ko na.

tapos sabi nila i staggered payment ko nalang daw, 50/50 pero ung dp monthly payment ko 4 months nalang daw kasi nagamit ko nadaw  sa vd malate ung natira sa monthly payments ko.

Unprofessional din yung mga nasa Customer Relations nila, especially si JULIE NILO, pabalang sumagot nung nagpunta ako sa knila, i-email daw nya or tawagan nyako within the week pero 2 weeks after wala parin.. Pag ako tumatawag i hohold ako ng 20+ minutes sa line eh cellphone ang gamit ko at never ko pa cya nakausap uli.

I hope merong pang ibang magreklamo sa knila at ma media sila para ma stop na panloloko nila.

I just want to know kung may iba pa kong dapat gawin or any tips from you?

Thank you!

hi kramYD,

mukang ung seller mo ang may problema, he's not helping u. i suggest u pursue the hlurb case, marami na ang naka full refund. pero if u really want to transfer na lang sa ibang existing project, pwede un dahil ganun ang ginawa namin.

- we acquired a unit sa VS2 in EDSA. dapat 2013 turnover, pero until now, hukay pa rin cya.
- we've paid roughly 200k already. we requested malipat sa francesca tower
- ung unit sa francesca, 2.1M. 5% outright deposit pra makalipat, thats around 100k. since meron na kming 200k, pasok na cya at pinayagan kming lumipat
- to complete ung 20% deposit, ung balance namin na 200k was distributed in 14months. after nun, financing na either bank or pag ibig.

magdecide ka na lang whether ipursue mo ung case ir papalipat ka. if u want magpatransfer, i suggest u go directly to their ofis dahil mukang hindi helpful ang salesman mo.

Hello akosipipay?

Thank u for responding. Yung request nyo ba to move sa franceska eh during sa mediation or inoffer lang senyo para hindi na umabot sa hlurb?

Saka ung sa hlurb, may two options daw, 1st is to file a case tapos may babyaran na fee, 2nd eh mag file ng complaint eto ung may mediation.

Yung 2nd yung ginawa ko..

i didnt know ung option ng HLURB case before e. that time, akala ko ang pwede lang:

1. we continue VS2 at magsuffer sa mataas na in-house interest rate
2. maceda law na 50% lang marefund
3. magpalipat sa other existing projects

dahil akala ko ya lang ang options, we chose #3 kasi cya ung may minimal loss. ok din naman kami sa naging deal dahil:

VS2 - 21 sqm - 1.7M
Francesca - 43sqm - 2.1M

so nadagdagan lang ng 400k, nadouble na ung size ng unit namin. although walang amenities si francesca. pero ok lang naman sa amin.

pili ka na lang kung magfile ka ng case (magiintay ka lang ng ilang months at mag-attend ng several hearings para mabawi mo) or lilipat ka ng project.

i checked sa HLURB and till now wala pa din registration and license to sell! and take note, dun sa verification window pagkabanggit ko pa lang ng "check ko po kung may cert. of registration and license to sell na ang victoria station 2" hindi na nagcheck yung in charge dun sagot agad sya ng wala, which means notorious na talaga tong victoria station 2 project na to. nascam ako sa reservation fee, pinapirma ako ng waiver dahil sabi nila required daw at di maaprove yung reservation ko and sabi nila common practice daw sa mga preselling ang nagpapapirma ng waiver, as a first time buyer naniwala naman ako, and sabi pa nila since may license to sell at registration na daw sila parang baliwala na daw yung waiver. so sad lang na huli ko na nalaman mga issue ng victoria projects kung kelan nakabayad na ako ng reservation. good thing pa din siguro at least reservation lang at di na nadagdagan pa. muntik ko na simulan monthly ko naayos ko na cheques and all requirements. buti na lang talaga. nakakainis scammers and nsjbi at agents nila grabe talaga at napaka aggressive nila mag market ng scam na ito bakit hindi pa to napapansin ng mga media or government agencies lalo na HLURB at hinahayaan magpatuloy sila sa pangscam. sobra na sila ha

Hi Everyone,

Buti na lang nakita ko ang forum na ito, isa rin ako sa mga nakabili sa victoria de makati...in 4 months tapos na DP period ko, ang problema ni walang pagasa na matatapos yung building agad.

Kung pwede sana magtanong:

1] ano po ba ang latest na balita sa turnover ng victoria de makati
2] ang pagfile ba ng case sa HLURB or pagtransfer nung nadeposit sa ibang project ang best option in this case?
3] wala na bang other relief under the law na pede ko i-avail, dahil sa lantarang panloloko ng NSJBi

Salamat po

condobuyer18 wrote:

Please review article above. This was provided to me by a unit buyer as well with the same situation as me.

There is a paragraph "Option to suspend payment or demand for reimbursement given to buyer."

My case has been filed at HLURB, I am waiting for a date wherein HLURB would mediate between me and NSJBI. I will post results of the said meeting. I hope the law would favor the people who purchased units in "GOOD FAITH" and sanction developers that are not following the law.

How does the law define failure to develop? In case of Victoria de Makati... there is a bit but not enough to meet commitment to buyers

Hi. I've been reading posts at prang lahat yta is about victoria station. I also bought a condo in nsjb pero Isabelle de Valenzuela yung sakin.. I bought 2 units pa naman. Nakapangalan sa kin both pero yung isa sa mommy ko nagbabayad.
Ang kaso, sabi sakin aug 2013 turnover. Last June sabi sakin tuloy daw ang turnover. This month when we inquired again, dec 2013 na daw o kya 1st quarter ng 2014. Oh my!!! dito na ko ntkot. Yung friend ko kasi bumili din ng unit sa kanila tho ibang tower (tower C) at 1 YEAR DELAYED NA TURNOVER nila. I was thinking bka ganun din mangyari sakin.

May plan is: Request for a document from them stating kung kelan tlga specific turnover. Pag di nasunod turnover date which is dec or 1st q of 2014, ipapalagay ko sa doc na dapat irefund na nila.

Posible ba to? Tingin nyo pwede sa nsjb ganito arrangement.. I just want their word (AND A DOC) stating kung kelan tlga turnover at ano ang consequences pag di nasunod ito..

Legal ba sa isang developer na hindi mag-issue ng official turnover date pag hiningi ito ng buyer? I just think that this document would prevent them from moving the turnover date at protection ko if they are not true to their word.

Please help. Sino po may idea kung may license to sell ang Isabelle de Valenzuela. I don't remember signing a waiver na wala sila nito..

May license to sell pla ang Isabelle de Valenzuela. Nakita ko online sa HLURB. LS no is 22687. Pero kung ang kaso is delayed lang ang turonver, pwede pa ba magrequest ng refund? Pag mamo-move pa kasi yung turnover ng later than 1st q of 2014, ayoko na. Kasi ung 80% payment ko is due na on Nov. 2014. Ayoko naman nagbabayad sa bahay na di ko pinakikinabangan =(

As a unit owner to victoria station 1,I just want to make an advice to everyone as a concerned citizen. Please do yourself the biggest favor and NEVER BUY A PROPERTY FROM NSJBI. If you have a chance to refund from one of their many non-existing projects, then do it by all means. 4months or 8months of hearings is nothing compared to the stress of living in a hell-like building that is being run by this realtor.

This condo is a total RIP-OFF and if you do not learn to live by all the crap the management puts to your face, you'll seriously die in stress.

Yes, my neighbor's unit got flooded with water from the ceiling and the only explanation he got was a plastic got stuck on the condo's drainage that led to the flooding.

And yes after two years, my cable and telephone lines coming from the central box that was being managed by the admin had problems and the only explanation I got was every cable suffers from wear and tear and I have to pay for the replacement cables from the common area all the way my unit.

Yes every common area in this condo has a defect aside from the reception area which is probably only what most unsuspecting potential buyers will see when theyre trying to inspect similar prjects by nsjbi.

Yes, despite agreements in a fake condo association they still put up a billboard facing EDSA to the expense of unit owner's view from the unit and a glimpse of daylight. It is also despite an owner complaining loudly to the management over phone while workers are putting up the billboard and you can easily hear him get mad to the managements reasoning that they have no idea that someone is placing a billboard at their own building.

Yes you have no idea where your association dues are going. The have a lot of security guards and janitors that live in-house yet this is the most unsecured and dirtiest building ever. My guests freely get into my unit without questioning and If you see a dead cockroach in the hallway you can bet that you'll see it in 3 days. No finacial reports are made and they even tried to ask money from tennanrts to repaint the outside of the building, which should have been credited to the association dues that are being used by the management to earn money rather than use it for the building.

There are literally hundreds of reasons not to buy a property from this developer and I lived in 5 condo units before I bought this and visited numerous condos where my friends live but nothing compares to this house of trash. And yes one of the condos I used to live in is a 15year old condo.

If you though you cant take the stress during the pre-selling stages of the unit, please think again coz it would definitely be a new level of stress once you lived in their property. And that sports condo for VS2, I'll bet you that those recreational activities would never exist there. They can't even have a small gym here, what makes you think they'll have a bowling alley, even archery for God's sake.

Hi, i'm desperate kaya ako naghanap ng forum to know if there's progress sa construction ng Victoria de Makati. We bought a unit in VM in 2009 and i think their promised turn over dates were moved several times na kaya mas kinabahan ako. Our DP is already paid and we're still paying for the rest of the amount. It's so hard for us to know kung anu na ang nangyayari kasi both me and my mom are not from manila. I live in Germany and my mom is from Mindanao pa. We we're thinking na to ask for a refund pero nasa contract nga na hindi mo pwede kunin ang refund. Sobrang worried na kami kasi ang laki na ng pera na nabayad namin sa building na hanggang ngayon wala parin progress ang contruction. What should we do to get a full refund kasi people from their office are not really helping. I would really appreciate if you guys could tell me what better thing to do. Where to file a complaint?

akosipipay wrote:

Annibanini wrote:Hi newbie!!! Ako rin bought a tandem dyan sa v2
2 months nalang tapos ko na dp dont know what to do gusto ko irefund nalang sana papayag kaya cla.. grabe sobra naman nila move yung project sabi nila sakin 2013 turnover .. matutuloy pa kaya tong project na to kelan? pano gagawin sa remaining 2 years ko?

Kami kasi last year, ang ginawa namin ay nirequest na itransfer lahat ng payment na nadeposit namin for VS2 to Francesca Tower, around 200k na din un. Ung francesca kasi, existing condo na, so currently, naka-move in na kami agad kasi ung 200k ay pasok na sa requirement na 5% deposit to move in. pwede rin sa victoria station sa timog or sa VS1 sa GMA MRT station ka magpalipat.

although, i read from another forum na nakarefund sila. you need to file a formal complaint sa HLURB. nakapag full refund sila except for the 10k na reservation fee. inabot ng 4-6months ung process bago na refund.

pili ka na lang kung anong option ang pipiliin mo

hello po, nakakuha din po ko ng unit sa Victorai station 2, at worried n rin po ko simula nung mabasa ko tong forum, gusto ko n lng po irefund ung binayad ko. nung nagreklamo ka po pa sa HLURB, with your atty po ba yun or ikaw lang, first investment ko po kasi to.

Hi guys! i need ur help.. I just read it now. My boyfriend and I also bought unit in VS2 last Jan2012, and ngaun ko lang nalaman na my problem pala na ganito. I keep on updating to my agent kasi friend k sya pro d nia naman cnbi na my prob pala na ganito. kaya pala until now puro hukay pa rin. I want a full refund of my downpayment. Where do I start? Can someone help me please. Im working overseas, so d ko kaya umatend ng mga hearing na matagalan... Please help me. Thanks!

sa mga balak po magreklamo sa HLURB, tomorrow po after lunch punta po ko dun, sa tingin ko po mas ok po sabay sabay na tyo. contact me at 09064116012

confirm po na up til now wla pa rin sila contract to sell,

PLEASE,, isama nyo po ako kung magrereklamo kau sa impyerno, este sa office nila,, ndi ko na po kasi alam ang gagawin ko..
0915-6465636

Meron na ba nakapag refund dito?

New San Jose Builders selling condos without gov't permit
By: Likha Cuevas-Miel, InterAksyon.com
September 9, 2013 6:20 AM

InterAksyon.com means BUSINESS

MANILA - New San Jose Builders is selling condominium units without a license and certificate of registration from the government, according to people who bought units in a yet to be built tower.

Lily (not her real name) said she has already paid P200,000 for the amortization of a studio unit in Victoria Station 2, which should rise beside the GMA-Kamuning MRT station along EDSA. She bought the unit middle of last year and was promised it would be turned over to her by 2014.

She called up InterAksyon.com after discovering that the 40-storey project remains a barren lot with no sign of construction activities.

"Hukay lang sya. Pano sya matu-turn-over sa akin eh malaking hukay lang sya?" she said.

photo 1

Lily could not reveal her real name because she fears she would be unable to get a refund if New San Jose Builders, which is owned by Jose L. Acuzar, retaliates after she raised the matter in the media.

Lily asked the Housing and Land Use Regulatory Board (HLURB) about New San Jose Builders and was dismayed to learn that the developer has no license to sell Victoria Station 2 nor does it have a certificate of registration with the government agency that oversees condo and subdivision projects. The real estate firm has been selling Victoria 2 since 2010 and continues to peddle the units to unsuspecting buyers.

photo 2

Lily said she was told that it was "kalakaran" within the company to continue to market these condo units without the governement requirements since "these are in the process of being obtained anyway." The company even told her that other listed property firms are doing the same.

As to when the project will start construction, a company representative supposedly told her that the building cannot begin New San Jose Buildes pays P30 million to obtain the license from HLURB.

InterAksyon.com sought an interview with New San Jose Builders president Cesar Sanqui but his secretary said she was ordered to tell media that, "nag-uusap na kami with HLURB, ongoing ang proseso.”

HLURB Commissioner Antonio Bernardo did not reply to InterAksyon.com's queries, and instead referred HLURB-Expanded National Capital Region Field Office director M. Tan II, who has yet to reply as this article went online.

In HLURB's website, New San Jose Builders has been issued a cease and desist order on May 4, 2010 due to the lack of registration and license to sell.

Dashed dreams

Erwin Pascual told InterAksyon.com that he has filed his refund claim with New San Jose Builders on September 5 but was told it was still subject to approval.

A seaman by profession, Pascual has paid a total of P160,000 for two P2.13-million penthouse units measuring 27.21 square meters, as well as for a combined-studio unit, with each unit measuring P25 square meters and costing P1.8 million. He bought the units last April.

"Yung iba nga pong buyers na nakausap ko, sinabihan ng New San Jose Builders na hindi mabibigyan ng cash, property [in exchange] na lang daw sa ibang projects," he said.

When he sought HLURB’s help, Pascual was told that it may take a year before his complaint would bear fruit.

Arnell Angelo Monillas, a teacher, said he bought a 33-square meter unit in another New San Jose Builders project in Malate called Victoria de Manila. He is in the same boat as Pascual, whom he met in the developer’s office to file their refunds. Monillas said he has already shelled out P80,000 for the P2-million unit he bought in October last year.

"Hanggang ngayon, hukay pa rin sya. Walang din syang license to sell, sabi sa akin," he told InterAksyon.

These are some of the many stories posted in various online forums against New San Jose Builders.

Under Section 23 of Presidential Decree No. 957 or the Subdivision and Condominium Buyers Protective Decree, a buyer can demand a refund of the total amount paid, with amortization interest and excluding reservation fee, if the project is not developed according to approved plans and within the time limit for development.

The buyer must inform the owner or developer of his or her decision to suspend payments for the home purchase.

Claro Cordero, Jones Lang LaSalle Philippines head of research, consultancy and valuation, said it is not industry practice to sell housing units without any license, "even if they are already in the process of obtaining one."

"This may hit those small developers and put a doubt on the public's mind as to their capacity or expertise to build big projects like these," he said.

"It's just a matter of choosing carefully your home-builder," he added.