Federal Land Inc. is one of the Philippines’ most trusted real estate developers, known for premium townships, Japanese design partnerships, and over 50 years of stability under GT Capital Holdings.
With landmark projects like The Seasons Residences in BGC, Grand Midori Makati, and Metro Park in the Bay Area, Federal Land combines architectural innovation, smart living features, and strategic locations near CBDs and transport hubs. Its joint venture with Nomura Real Estate and Sumitomo brings Japanese standards in safety, sustainability, and urban planning—setting a new benchmark for modern condo living in the country.
Federal Land stands where vision meets execution—it’s not just building homes; it’s designing the future of city living.
🔗 Contact Us for available Federal Land units
Company Overview and History of Federal Land Inc.
Established in 1972 by visionary banker George Ty, Federal Land Inc. has evolved from a modest real estate venture into a premier developer shaping the Philippine skyline. As a wholly owned subsidiary of GT Capital Holdings—the conglomerate behind Metrobank, Toyota Philippines, and AXA—Federal Land combines financial robustness with innovative urban planning.
The company’s inaugural project, Tytana Plaza and Mandarin Mansion in Binondo, marked Manila’s introduction to high-rise residential and office buildings tailored for the Filipino-Chinese community. This pioneering spirit propelled Federal Land into developing landmark structures across Metro Manila, including the GT Tower International in Makati and the Metrobank Center in Bonifacio Global City, currently the tallest building in the Philippines.
In 2002, the firm rebranded from Federal Homes to Federal Land Inc., signifying its transition into a developer of integrated communities and commercial hubs. This evolution led to the creation of expansive townships like Metro Park in Pasay and Grand Central Park in BGC, blending residential, commercial, and lifestyle spaces.
Federal Land’s commitment to excellence is further exemplified through strategic partnerships with global leaders. Collaborations with Japan’s Nomura Real Estate Development Co., Ltd. and Isetan Mitsukoshi Holdings Ltd. birthed The Seasons Residences and the first MITSUKOSHI mall in the Philippines. Additionally, alliances with Hyatt Hotels and Foster + Partners have elevated the standards of luxury living in the country.
With over 65 completed projects, including residential towers, office buildings, malls, and hotels, Federal Land continues to uphold its philosophy of “Innovation with integrity.” Its developments span key locations such as BGC, Makati, Pasay, Binondo, and Cebu, consistently delivering value and quality to homeowners and investors alike.
📸 Quick Snapshot
| Name | Federal Land, Inc. |
|---|---|
| Founded | 1972 |
| Founder | George Ty |
| Parent Company | GT Capital Holdings |
| Headquarters | Makati, Philippines |
| Projects Delivered | Over 65 completed projects across the Philippines |
| Key Locations | BGC, Bay Area, Makati, Pasay, Binondo, Cebu |
Flagship Developments and Landmark Projects
Federal Land’s portfolio is a showcase of architectural ambition, cultural fusion, and strategic foresight. From luxury residences to full-scale townships and vibrant lifestyle centers, these developments aren’t just addresses—they’re destinations.
Residential Properties
The Grand Midori Makati
A collaboration with world-renowned Tange Associates of Japan, The Grand Midori is a zen-inspired high-rise condominium that merges minimalist elegance with smart urban functionality. Situated in the Makati CBD, it offers stylish units, top-tier amenities, and unmatched proximity to Manila’s financial core.
The Seasons Residences (BGC)
In partnership with Nomura Real Estate Development and Isetan Mitsukoshi Holdings, this Japanese-designed vertical village in Bonifacio Global City introduces earthquake-resilient features, advanced smart technology, and refined Japanese design. It also houses the first MITSUKOSHI mall in the Philippines, elevating retail and lifestyle experiences in one of the country’s fastest-growing districts.
Mi Casa (Bay Area, Pasay)
Inspired by mid-century Hawaiian architecture, Mi Casa offers resort-style living just steps away from Manila Bay. With spacious layouts and family-focused amenities, it’s ideal for buyers seeking relaxation without leaving Metro Manila.
Four Season Riviera (Binondo)
Located in Manila’s historic Chinatown, this project reimagines riverside living with modern design and a nod to the area’s cultural heritage. It’s one of the few large-scale residential projects in Binondo, making it a rare investment opportunity in a land-constrained heritage district.
Palm Beach West (Pasay)
An emerging residential enclave within the Metro Park community, Palm Beach West offers mid-rise condominium living with access to Federal Land’s vibrant Bay Area township. Ideal for families and professionals who want a mix of leisure and accessibility.
Integrated Townships
Grand Central Park (North BGC, Taguig)
Federal Land’s crown jewel in North Bonifacio Global City, this 10-hectare master-planned community is home to high-end residences (like The Seasons Residences and Park West), business towers, and the upscale MITSUKOSHI mall. The development combines the energy of BGC with Japanese urban planning precision—making it a standout in a hypercompetitive market.
Metro Park (Bay Area, Pasay)
An evolving 36-hectare waterfront township, Metro Park fuses leisure, retail, education, and residential components into one cohesive community. Anchored by Blue Bay Walk and Mi Casa, this district continues to draw young professionals, families, and investors who see long-term value in Manila’s expanding entertainment hub.
Commercial Hubs and Lifestyle Centers
Blue Bay Walk (Bay Area)
A lifestyle retail strip within Metro Park, Blue Bay Walk is known for its pet-friendly open spaces, al fresco dining, art installations, and weekend markets. It draws a diverse crowd—students, professionals, tourists—adding vibrancy to the surrounding residential developments.
Met Live Mall (EDSA-Pasay)
Located at the heart of Metro Park along EDSA, Met Live offers three levels of shopping, dining, and leisure. It’s directly connected to future office towers and residential clusters, making it a core amenity hub for both residents and nearby communities.
Strategic Global Partnerships
Federal Land isn’t just building with local muscle—it’s scaling with global mastery. Through its groundbreaking joint venture Federal Land NRE Global, the company partners with Japan’s Nomura Real Estate Development Co., Ltd. and Sumitomo Corporation, two titans of construction, urban design, and smart technology.
This collaboration fuses Filipino market intelligence with Japanese precision, bringing next-generation real estate to the Philippines. The result? Developments that don’t just meet expectations—they anticipate them.
From earthquake-resistant structural engineering to advanced building systems and sustainable design, Federal Land NRE Global is setting a new standard for urban living. This isn’t hype. It’s real-world innovation built into every floorplan, every tower, every community.
With Japanese innovation and Filipino insight, Federal Land NRE is redefining premium living.
Projects under this partnership include The Seasons Residences in BGC and future developments that prioritize disaster resilience, energy efficiency, and human-centric design. These communities are forward-looking, globally benchmarked, and deeply attuned to the evolving needs of Filipino homebuyers and investors.
This partnership doesn’t just elevate Federal Land. It raises the bar for the entire Philippine real estate industry.
Federal Land vs. Other Top Developers: How it Compares
The Philippine real estate landscape is dominated by a handful of powerhouse developers—but not all are created equal. Federal Land distinguishes itself through a blend of Japanese engineering precision, master-planned communities, and a forward-thinking approach to city living.
Unlike developers focused solely on scale or affordability, Federal Land delivers depth: elevated design, resilient construction, and long-term community value. It sits in a unique tier—premium, but grounded in purposeful living, not just luxury for luxury’s sake.
Here’s how it stacks up against the country’s biggest names:
| Developer | Known For | Flagship Township | Est. Price per sqm |
|---|---|---|---|
| Federal Land | Japanese precision, townships | Grand Central Park | ₱190K–₱250K |
| Ayala Land | Masterplanned sustainability | Nuvali, Parklinks | ₱250K-₱400K |
| SMDC | Mass-market condos | Light Residences | ₱140K–₱180K |
| Megaworld | Mixed-use lifestyle cities | Uptown Bonifacio | ₱200K–₱350K |
Federal Land may not be the most affordable, but its value-per-square-meter is justified by its build quality, earthquake resistance, and future-ready infrastructure—especially in high-growth zones like BGC and the Bay Area.
Innovation and Sustainability: Building Smarter, Living Greener
Federal Land isn’t just building homes—it’s engineering tomorrow’s cities. With climate risks rising and urban demands evolving, the company’s developments integrate innovation and sustainability at their core.
From materials to master plans, every detail is guided by long-term livability, efficiency, and resilience. Federal Land embraces low-carbon construction practices, invests in smart infrastructure, and designs communities that promote healthier lifestyles and environmental accountability.
♻️ What Sets Federal Land Apart in Green and Smart Development?
| Green buildings with LEED-ready standards: |
|---|
| Select developments are designed with energy efficiency and environmental stewardship in mind—reducing carbon footprints while enhancing comfort. LEED compliance or readiness reflects a commitment to internationally recognized green building practices. |
| Smart home integrations: |
|---|
| Newer towers come equipped with smart lighting, air-conditioning, keyless entry, and app-based controls, giving residents greater convenience and energy control at their fingertips. |
| Walkable, transport-oriented, and flood-resilient planning: |
|---|
| Federal Land masterplans are built around human mobility—with wide walkways, proximity to transit hubs, and engineering that mitigates flood risks through elevated roadways and integrated drainage systems. |
| Commitment to low-impact development (LID): |
|---|
| Sustainable materials, energy-efficient utilities, and climate-conscious construction techniques are part of the blueprint—ensuring that Federal Land developments are future-ready and eco-responsible. |
GT Capital’s Sustainability Report and Disclosure
Awards, Recognitions, and Delivery Record: Proof in Performance
Federal Land’s reputation is more than just talk—it’s backed by prestigious accolades and a track record that delivers real results for buyers and investors alike.
🏆 Notable Awards & Industry Recognition
- PropertyGuru Philippines Property Awards: Multiple wins including Best High-End Condo Development (Metro Manila)
- BCI Asia Top 10 Developers: Recognized for consistent excellence and project scale
- DOT Property Awards: For design-forward residential projects
🏅 Delivery Performance & Customer Satisfaction
- On-time project turnover: Maintains strong reputation for timely handovers
- High resale values: Units in Bay Area, Makati, and BGC appreciate faster than average
- Investor confidence: Especially among OFWs and rental investors due to developer reliability
Why Choose Federal Land as Your Property Developer?
Proven Legacy & Financial Strength
Over five decades of unwavering presence in Philippine real estate—Federal Land stands tall, fully backed by the financial might of GT Capital Holdings and the Metrobank Group. This isn’t a fly-by-night player. It’s a fortress of stability where your investment is anchored in rock-solid credibility.
Strategic Locations & Integrated Communities
Federal Land builds where the action is—near central business districts, major transport hubs, and prime bayfronts. These locations aren’t chosen by chance; they’re future-proofed demand magnets. Their master-planned townships blend residential, retail, and lifestyle elements into seamless, self-sustaining ecosystems.
Quality Assurance Through International Standards
With partnerships involving Japanese giants like Nomura and Sumitomo, Federal Land integrates advanced construction technologies, earthquake-resistant design, and meticulous quality controls. This guarantees homes built to last—not just today, but for generations.
Lifestyle-First Philosophy
More than concrete and steel, Federal Land designs for living. Thoughtfully crafted retail centers, lush open parks, fitness amenities, and pedestrian-friendly streets create vibrant communities where residents thrive, socialize, and unwind. It’s a 360° lifestyle, curated with care.
Who Should Invest in a Federal Land Property?
Federal Land crafts properties with real people—and real goals—in mind. Whether you’re starting a career, securing your family’s future, or building a diversified portfolio, there’s a Federal Land property built for you.
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Urban Professionals
Live closer to what matters. Federal Land’s high-rise condominiums in Makati, BGC, Ortigas, and Pasay offer unbeatable access to business hubs, MRT/LRT lines, co-working spaces, and retail centers. Ideal for professionals seeking work-life balance with upscale convenience.
✈️
OFWs & Expats
Looking for a high-return investment while working abroad? Federal Land units boast strong rental yield potential, strategic locations near embassies and international schools, and professional property management services. Your income property runs itself—while you grow your wealth.
👨👩👧
Families
Safety, schools, green spaces, and grocery runs—all in one community. Federal Land’s integrated townships like Metro Park and Grand Central Park are designed for family life, with child-friendly amenities, parks, healthcare facilities, and retail hubs within walking distance.
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Retirees
Enjoy the quieter pace of life without compromising comfort. Federal Land offers low-maintenance condominiums in serene, secure communities with nearby clinics, cafes, and leisure amenities. Ideal for retirees looking for stress-free living in familiar cityscapes.
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Real Estate Investors
Federal Land projects in emerging high-growth corridors—like the Bay Area, North BGC, and the Manila Chinatown revival—are magnets for capital appreciation. With a strong delivery record and master-planned locations, your investment is both resilient and future-ready.
📈 Smart buyers know: Matching the right lifestyle with the right location is what turns a property into a powerhouse investment. Federal Land delivers that alignment—consistently.
Latest Projects & Upcoming Launches (2024–2026)
Federal Land isn’t slowing down. It’s accelerating into the future with bold, design-forward developments in Metro Manila’s most in-demand corridors. These launches represent the next wave of premium urban living—anchored in accessibility, lifestyle, and smart planning.
🏙️ The Grand Midori Ortigas
Now rising in the Ortigas CBD, this Japanese-inspired tower offers minimalist elegance and seamless accessibility to business centers and lifestyle hotspots. Units are moving fast—this is one to watch for upward value movement.
🏢 Park West, BGC
A refined vertical residence in the Grand Central Park township, Park West still has a few available units. It blends Manhattan-inspired architecture with proximity to BGC’s High Street energy. Ideal for professionals and investors eyeing a prestigious BGC address.
🌆 Grand Central Park’s Future Towers
Federal Land’s flagship township in North BGC continues to expand with upcoming residential towers, commercial spaces, and integrated leisure zones. These projects promise high capital appreciation and world-class urban design.
🌊 New Bay Area Launches via Federal Land NRE Global
In collaboration with Nomura Real Estate and Sumitomo Corporation, new residential projects will rise in the Bay Area, integrating Japanese standards in earthquake resilience, sustainable construction, and smart living features. Expect refined living with a waterfront backdrop.
How to Buy a Federal Land Unit?
1. Choose a project based on your preferred location and budget
👉 Browse featured properties here
2. Contact a real estate professional for personalized assistance
👉 Complete the Contact Form
3. Reserve your unit with a minimal reservation fee
Typically starts at ₱20,000 to ₱50,000, depending on the project
4. Choose your preferred financing option
Bank Financing, In-House Financing or Spot Cash
5. Sign the contract and monitor construction progress
Once approved, you’ll sign your Contract to Sell (CTS) or Deed of Absolute Sale (DOAS). Federal Land provides regular updates and turnover timelines so you can track progress until move-in day.
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