Shipping daily
Nov 12SHIPPEDTransparency rankings for 30 islands and 30 cities: every tracked off-plan project scored 0 to 100 on what is published and checkable (legal name, permit, handover date and its record, deposit protection, location, website, official lists), with the method and weights public, a source on every line, a right of reply on every row and the full analysis by email on request; Sumba is ranked with a disclosure, and the founder's own project there is excludedNov 12DATA27 more projects added in 11 countries of the Americas and Asia-Pacific, filling markets the previous batch left empty: the Dominican Republic, Panama, Mexico, Belize, the Bahamas, Vietnam, Indonesia and Fiji, plus Texas, New York, California, Colombia and Sri Lanka (1,294 tracked in total): 13 have a handover date as the developer publishes it and 9 have a map pin from the developer's own map, page data or address; every fact has a source link and none is reviewed or scored yetNov 12SHIPPEDError sweep after the 11 November release: market pages no longer jump while they load (layout shift 1.5 to 0), the sealed X-ray page holds its place too, stale totals removed from the French and Russian home pages and the database page in 8 languages, one airport route that ran on an airfield service road taken out of the distance check, the Berlin short-let rule linked to the official page that is online, 26 broken links on translated pages repaired (payment email check, market pages, booking), the verify page now says its file list is weekly, singular forms in the bulk check, and the deploy guard's browser set-up repairedNov 12DATA33 more projects added in 11 countries across the Americas and Asia-Pacific, from Canada, the USA, Brazil and Colombia to Japan, Malaysia, the Philippines, Australia and New Zealand (1,267 tracked in total): 25 have a handover date as the developer publishes it and 12 have a map pin from the developer's own map or address; every fact has a source link and none is reviewed or scored yetNov 12DATA60 more projects added in 17 countries across Europe, the Middle East and Africa, from France, Germany and Spain to the UAE, Oman, Egypt, Kenya and South Africa (1,234 tracked in total): 43 have a handover date as the developer publishes it and 25 have a map pin from the developer's own map or address; every fact has a source link and none is reviewed or scored yetNov 11SHIPPEDDeveloper pages now list official gazette notices about the developer's company when it is identified by its exact legal name: Spain's BORME (every daily issue of the last 12 months), France's BODACC (by SIREN number) and The Gazette in the UK, with notice type, date and link; no names of people are copiedNov 11SHIPPEDAround the site: project pages with a reliable pin now show the nearest sea, beach, airport, runway end, hospital, school, supermarket and transport stop from OpenStreetMap, and the yearly PM2.5 and NO2 of the Copernicus atmosphere modelNov 11SHIPPEDDistance claims check: distances and travel times stated on the project page we track are quoted from our sealed copy next to the straight-line and road distance measured from the pinNov 11SHIPPEDClimate at the plot: hot days, warm nights, yearly rain and heavy-rain days for 1995 to 2014 against 2040 to 2059, with the range across climate models (World Bank CMIP6 data)Nov 11SHIPPED39 developer pages of listed companies now show the exchange, the ticker and a link to the official filings, with the latest annual report date for those filing with the US SEC. No share prices, no adviceNov 11SHIPPEDStricter script rules on every page: a script runs only when our own page loaded it, so injected code is blocked by the browser; tested first on 271 pages, every tool, the portal and the adminNov 11DATA50 more projects added in 21 countries, from the UAE, Spain and the UK to Australia, Malaysia and Greece (1,174 tracked in total): each has its developer page, the handover date as published or "not published", and a source link for every fact; none is reviewed or scored yetNov 11SHIPPEDCan you legally short-let there? Project pages and a new guide show licence or registration, caps and zones, night limits and building rules for 23 places, each linked to the official source and its dateNov 11SHIPPEDDeveloper pages now compare the company name with official regulator warning lists of unauthorised firms (FCA, AMF, MAS, SFC, FINMA, Central Bank of Ireland, SEC) and show a no-match result with each list's date; possible matches go to a private review and are never publishedNov 11SHIPPEDAccessibility pass on 271 pages with an automated checker: charts and status strips are announced correctly, sideways-scrolling boxes work from the keyboard, small links are easier to tap; Russian pages use the right word form after numbers; project links open the project page directlyNov 11SHIPPEDProject pages now say where the developer's own schedule puts the project today, and the promised dates download as a calendar file (.ics) or a subscription that updates when a date moves; the portal exports your payment schedule the same way
Changelog →

Kolaboro / Projects / Philippines

Sands Residences: reviews and facts

What is published about Sands Residences in Mall of Asia, Pasay City, Philippines, what official registers and other sources say, and what changed over time. Facts only, each with its source.

Short answer Sands Residences is listed as off-plan in Mall of Asia, Pasay City, Philippines, by SM Development Corporation. No handover date is published in the sources we read. No permit or licence number is published in the sources we read. Not yet reviewed by Kolaboro (added 11 Nov 2026). There are no verified buyer reviews yet.

Details and sources below

Developer
SM Development Corporation smdc.com
Location
Mall of Asia, Pasay City, Philippines
Stage
off-plan smdc.com
Handover on record
not found in the sources we read
Permit or licence number
not published
Kolaboro
Not yet reviewed by Kolaboro (added 11 Nov 2026)
Deposit protection
not yet reviewed
Page we read
smdc.com smdc.com
Last checked
11 Nov 2026
Open data record
PHL-015

Ranked #6 of 8 for transparency in Metro Manila

Watch this project

One email when what is published about Sands Residences changes: handover date, prices, documents or register results.

We send a link to confirm first. Every email has a link to stop.

Follow changes in a feed reader: Atom JSON Feed API

In short

  • Not yet reviewed by Kolaboro (added 11 Nov 2026). Our research agent has not reviewed this project yet. Below are only the facts we have, each with its source. No checks, score or label are shown until the review is done.
  • Sands Residences is listed as off-plan in Mall of Asia, Pasay City, Philippines, by SM Development Corporation. smdc.com
  • No handover date is published in the sources we read. smdc.com
  • No permit or licence number is published in the sources we read. smdc.com

What is promised

As published by the developer or on listing pages, in the wording of the source.

  • Price from: PHP 6,000,000 - 17,500,000 smdc.com
  • Unit types: studio, 1-bedroom, 2-bedroom smdc.com
  • Status shown as "Pre-selling" smdc.com
  • 51-floor condominium with studio, 1-bedroom and 2-bedroom units smdc.com
  • Price range published as PHP 6,000,000 to PHP 17,500,000 smdc.com
  • No turnover date and no License to Sell number are printed on the developer page smdc.com

Prices over time

We hold no dated copy of this page yet, so we cannot show its prices over time. Data as JSON

Price per m² against official data

No official comparison available for this project. The developer does not publish both a starting price and a unit size (no size found), so there is no price per m² to compare.

We compare only with official open data: registered sale prices where a government publishes them (Dubai Land Department) and the official appraised value where that is what is published (Spain). Many markets publish neither as open data. How we use data.

Delivery and delay record

Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.

  • No dated promise found in the sources we read.

Delivery forecast

An estimate from the dated handover history of comparable projects (Kaplan-Meier survival estimate). It describes what happened to other projects, not a finding about this one.

No dated handover promise in our records, so there is no forecast.

Permits and licences

  • No permit or licence number is published in the sources we read.

Live check in the official registers

Queries the official registers we can reach for this country now and shows what each returns. Each answer is hashed (SHA-256); nothing is invented, a register with no data says so.

The six buyer checks

Not yet reviewed by Kolaboro (added 11 Nov 2026). Our research agent has not reviewed this project yet. Below are only the facts we have, each with its source. No checks, score or label are shown until the review is done.

Developer claims we tested

Claim (source wording)ResultChecked againstSource
Status shown as "Pre-selling"not verified yet smdc.com
51-floor condominium with studio, 1-bedroom and 2-bedroom unitsnot verified yet smdc.com
Price range published as PHP 6,000,000 to PHP 17,500,000not verified yet smdc.com
No turnover date and no License to Sell number are printed on the developer pagenot verified yet smdc.com

What changed, with dates

  • No dated change recorded yet.

Public reports

What public sources report, with the link. We list reports; we do not judge the developer.

  • No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read.

About the developer

    All facts about SM Development Corporation

    Market context: Philippines

    • We track 18 projects in Philippines. 61% publish a permit or licence number and 0% state deposit protection. kolaboro.com/m

    All projects in Philippines

    Philippines, November 2026: monthly data story

    Buyer reviews

    There are no verified buyer reviews of Sands Residences yet. We publish a review only from a buyer who proves the purchase (fingerprint of the contract or receipt, signed with a passkey) and only after a moderator has read it.

    Reviews waiting for moderation are not shown.

    Bought here? Submit a verified review

    Right of reply

    Are you the developer? Send documents and we add your reply to this page. Found a wrong fact? Tell us and we correct it with a dated note.

    Reply as the developer Report a correction Questions to ask the developer

    Before you pay

    Paste the project link for a free live check of what official registers say. For a full desk review and a site visit by a local agent, order the pre-purchase check.

    Free live check Pre-purchase check, €490

    Questions buyers ask

    Is Sands Residences legit?

    Kolaboro does not label projects or developers. What the public record shows: Not yet reviewed by Kolaboro (added 11 Nov 2026). No permit or licence number is published in the sources we read. No handover date is published in the sources we read. No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read. Check the sources on this page and ask the developer for documents before paying.

    Where is Sands Residences?

    Sands Residences is in Mall of Asia, Pasay City, Philippines, according to the sources listed on this page.

    When will Sands Residences be delivered?

    No handover date is published in the sources we read.

    Is Sands Residences delayed?

    No handover date is published in the sources we read.

    Who is the developer of Sands Residences?

    SM Development Corporation, according to the sources listed on this page.

    Does Sands Residences have a permit or licence?

    No permit or licence number is published in the sources we read.

    What do buyers say about Sands Residences?

    There are no verified buyer reviews yet. Buyers who prove their purchase can submit one; it is published after moderation.

    How much does Sands Residences cost?

    The lowest price in the sources we read is PHP 6,000,000 and the highest PHP 17,500,000. Prices are as published and can change; ask the developer for the current price list.

    When was Sands Residences last checked, and what changed?

    Last checked 11 Nov 2026. No change to the published facts is recorded.

    Sources

    Every fact on this page links to its source. Pages we read are fingerprinted and kept by date.

    1. smdc.com https://smdc.com/properties/heights/sands-residences/

    Archived copies of the page we read (Internet Archive)

    Last checked 11 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.

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