The Promo Window: Occupancy and Equity

When I was an in-house agent back in 2014, clients would ask if they could move in before full payment, and my answer was always no. Today, major developers are letting buyers move into RFO units as long as key payment milestones are met. Here's what changed, and what it means if you're deciding between primary and resale.

INVESTING

Ralph Ocampo

7/1/20262 min read

Back when I was still in-house, one of the questions I got the most from clients was: "Can we move in even before full payment?"

Clients usually asked this when they were hoping their unit would be turned over earlier than projected, which, in reality, rarely happened. But when it did, my answer was almost always the same.

"No, not yet. Not until the full contract price and all other charges are settled."

The unit could be standing right there, physically ready, but you wouldn't be able to move in unless you'd paid your full obligation to the developer. Back then, Occupancy and Full Payment belong in the same sentence.

What we are seeing for a while now is different.

Major developers, Ayala Land among them, are now structuring their Ready-for-Occupancy (RFO) inventory, across their brands like Ayala Land Premier, Alveo, and Avida, so that early move-in is possible while a buyer is still paying down their amortization, as long as specific milestones in the payment term are met. The unit being ready is no longer the only condition. Now it's simply: ‘Have you hit the right point in your payment schedule.’

Why developers are doing this now: Colliers' Q1 2026 data shows Metro Manila's condo market is still sitting on a heavy pile of unsold RFO units, with vacancy projected to hit a record 25.6% by year-end. Letting buyers move in earlier, paired with flexible terms, is one of the most effective ways developers have found to move that inventory instead of letting it sit empty.

What it means for buyers today: Before, buyers often leaned toward the resale market, because depending on where you look, it was 20% to 30% cheaper, but it almost always demanded a full cash outlay upfront. The primary market deserves a second look now, precisely because of its lower buy-in cost: you no longer need to pay the full amount just to move in.

Looking back, I wish I'd had this answer to give my clients back then. Now, when someone asks me the same question, I actually get to say yes.

Moving forward and moving in,

The Shortlist.