FNG Elevates Property Development with a Japanese Experience

Federal Land Nomura Real Estate (FNG) elevates property development with a Japanese home-living experience

Yume at Riverpark Japanese Garden (Artist's perspective)

The combined expertise of Federal Land, Inc., one of the Philippines’ most trusted developers with over 50 years of legacy, and Nomura Real Estate Development Co., Ltd., a Japanese real estate giant with 65 years of global innovation, marked a new era in property development. In 2022, the formidable partnership forged between the real estate giants brought Federal Land NRE Global Inc. (FNG) with a vision of reshaping the Philippine landscape and redefining urban living.

Federal Land, Inc., a subsidiary of GT Capital Holdings, has more than five decades of experience in innovating residential, retail, commercial developments, and integrated communities in key cities in the country. Founded in the 50s, Nomura Real Estate Development Co., Ltd. (NRE) is a long-standing leader in Japan’s real estate industry involved in residential development, leasing, investment management, property brokerage, and facility management. With its overseas expansion, the property developer brings Japanese innovation, strategies, and design principles to the local setting.

Spacious lots in Yume at Riverpark provide ample room for larger gardens. (Artist’s Perspective)

Since its inception, FNG has been guided by its brand pillars, with underlying principles of sustainability and human-centric designs, in its vision of elevating the urban living of Filipinos.

FNG introduces the “Japanese” pillar in its creation of spaces with intentional functionality by applying new methods, ideas, or technology. This is combined with the “innovation’ pillar in developments that will be fitted with highly thought of design, architecture, and features. In addition, FNG’s “collaboration” brand promises future partnerships with local government units, local companies, and individuals with corporate social responsibility initiatives.

Future homeowners of Yume at Riverpark can build their own Contemporary-modern Japanese designed homes. (Artist’s Perspective)


Thriving communities

As partners, FLI and NRE created The Seasons Residences which brings a taste of the Japanese lifestyle combined with a Filipino sense of community to the heart of Bonifacio Global City in Taguig. Its distinct Japanese design concept showcases minimalist yet innovative and advanced features. Elements of Japanese living stand out in its amenities and features, such as earthquake-resistant technology, air-washing tiles, oil-filter range hoods, and customizable storage spaces. The property also hosts the first Mitsukoshi Mall in the country that provides a Japanese shopping experience to local consumers.

Yume at Riverpark is FNG’s first horizontal residential project located within a sprawling 600-hectare township that offers residential, commercial, institutional, and office spaces. To be completed in May 2026, Yume’s 18-hectare development integrates Japanese home living with the modern conveniences of the urban setting.

The Observatory (Artist’s Perspective)

These groundbreaking projects have earned industry awards, showcasing FNG as a young developer with remarkable impact in the highly competitive industry. In the 12th PropertyGuru Philippines Property Awards 2024, the largest and most prestigious awards ceremony in the local real estate industry, FNG bagged the Best Breakthrough Developer award in recognition of its remarkable impact in the industry. Yume at Riverpark was given the Best Subdivision Development award, a standout project that offers a sublime lifestyle combined with the modern sophistication of Japanese urban living. These are accolades that solidify FNG’s position as a formidable player in the property sector.

A notable addition to FNG’s property portfolio is the mixed-use development named The Observatory. Located in Mandaluyong City, this landmark project delivers sophisticated urban living, an unparalleled view of the BGC skyline, and a complete, convenient, and comfortable experience in its residential, retail, and commercial spaces.

The Observatory Retail (Artist’s Perspective)


Market leader

FNG’s amazing feats would not have been possible without the people who brought their expertise to the challenge of innovating the property sector. As one of the leading conglomerates in the country, GT Capital’s track record in the real estate industry laid the groundwork to develop FNG’s goals to stand out in the industry.

Federal Land is led by seasoned real estate professionals with valuable insights on the local market. Their understanding of the country’s property sector directs FNG’s developments to be receptive and adaptive to the Filipino’s needs and aspirations in today’s modern living. The real estate experts from Nomura provide the insight that pushes boundaries for quality and ingenuity. This team of expatriates brings their strengths in operations, architecture, property development, sales, and marketing with a global mindset.

The Observatory Pet Park (Artist’s Perspective)

With its expanding portfolio and solid partnership, FNG is perfectly positioned to create new value for its stakeholders. As FNG President Thomas Mirasol said, “At FNG, we envision more than just developments; we see nests where lifestyles across various walks of life converge to nurture thriving communities. We are also always grateful to contribute to the growth of areas that we are present in, creating impact not only to the location but its people.”

FNG’s vision is clear as it treads the future: to elevate Philippine real estate with its developments. The developer’s commitment to prioritizing convenience, efficiency, and wellbeing will lead the way in making livable, lasting homes available for Filipinos. FNG is steady in its evolution to create smarter communities as the property developer continues to anticipate and respond to emerging needs and distinct preferences of its customers.

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Frequently Asked Questions

Find answers to your queries from the categories below.

General Question
Can a foreigner purchase a condominium unit in the Philippines?

Yes, foreigners are allowed to own condominium units in the Philippines, as stated in Section 5 of Republic Act No. 4726, otherwise known as the Condominium Act.

Yes, on the condition that the parent or legal guardian signs the contract on behalf of the minor. Please contact us for more details.

Yes, you can upgrade your purchase. The Developer will first check if the preferred unit is still available. If it is still available, the Buyer will be required to submit a written request. Once the request is approved, a new contract will be drawn up for the upgraded unit.

Yes. The process to downgrade is similar to that of upgrading a unit purchase. However, all expenses incurred by the Developer (commission, incentives, penalties, downgrading fee, etc.) shall be deducted from the Buyer’s original contract price, in favor of the Developer.

What are the available payment terms?

There are several payment terms available – Cash Term, Bank Financing Term, Deferred Cash/Installment Term, and No Down Payment Term. Please contact us for more details as the availability of these payment terms also vary per project.

Yes, you may change or restructure your selected term, but this will also be subject to Management’s approval and we will be charging a minimal processing fee.

Yes, we accept payment in US dollars. The exchange rate shall be based on the date the payment is credited to the Developer’s account.

On or before the due date of the first (1st) monthly amortization, the Buyer is required to submit Postdated Checks for the remaining monthly amortizations (that is, until the end of the payment term).

The developer adheres to provisions as stipulated in Republic Act No. 6552 or the “Realty Installment Buyer Protection Act,” also known as the Maceda Law. This law states that when the Buyer has paid at least two (2) years of installments, the seller/developer shall refund 50% of the total payments made if there is a cancellation on the purchase. For payments less than two years, the provisions as stipulated in the Contract to Sell will prevail.

How much is the reservation fee?

Reservation fees vary per project from Php ____ to Php ______.

Requirements to officially reserve a unit or lot are as follows:

1. Full payment of the Reservation Fee

2. Photocopy of one (1) valid government-issued IDs of Principal Buyer/s and Spouse/s (if applicable). Valid government-issued IDs with photos and signatures:

  • Passport
  • Driver’s License
  • GSIS ID
  • SSS ID
  • Professional Regulatory Commission ID
  • Tax Identification Number ID card
  • Senior Citizen ID
  • Postal ID
  • Photocopy of TIN ID card or BIR validated 1904 form

3. Fully accomplished and signed Reservation Application

4. Fully accomplished Buyer’s Information Sheet. For purchase under a Corporation, the following additional documents are required:

  • Articles of Incorporation and By-Laws (photocopy)
  • Secretary’s Certificate indicating the name of authorized signatory (notarized)
  • BIR-validated 1903 or copy of Certificate of Registration
  • For the authorized signatory to submit items 2 and 3 above

The reservation is valid for thirty (30) calendar days from the settlement of reservation fee. Kindly submit all the required documents to finalize the unit booking.

No, the reservation fee is non-refundable and non-transferrable. As stated in the Reservation Application, the reservation fee will be forfeited in favor of the Developer if no succeeding payments are received.

Will I be allowed to inspect the Unit before the actual turnover?

Yes, the Hand Over Team will coordinate with the Buyer on the schedule of unit inspection.

Yes, the Buyer may assign a representative to accept the unit on his behalf thru a notarized Special Power of Attorney (SPA). The SPA is also required to bring a valid ID plus photocopy.

Yes, you may have your unit leased out.

Monthly Association Dues vary per project, depending on the operating expenses of the building. Association Dues are used to defray the cost of maintaining and operating the building’s common areas and facilities. These costs include administration/management fees, janitorial, security, taxes and licenses, insurances, real estate tax, maintenance of equipment water distribution, garbage collection, maintenance of sewage treatment plant, and other miscellaneous expenses.

The unit turnover will be scheduled when all the following conditions are met:

  • Full payment of the contract price (including penalties and interests, if applicable)
  • Complete submission of all the required sales documents (listed above)
  • Payment of related Advance Registration Charges (ARC).

No, this is not allowed. Buyers are encouraged to either avail of bank financing (with accredited banks) or in-house financing to pay the unit in its entirety.