University of the PhilippinesDiliman, Quezon City

National College of Public Administration and Governance

In partial fulfillment of the requirements in

PA 151: LOCAL GOVERNMENT AND REGIONAL ADMINISTRATION

Project Analysis:Integrated Shelter & Land Tenure for the

Urban Poor to Effectively Reduce the Incidence of Poverty & Homelessness in Las Piñas City

Submitted by:

Decena, Shella MarieGuiang, Julliano Fernando

Ignacio, Eunice Anne

Submitted to:

Prof. Zita Concepcion Calugay

April 7, 2011

Table of Contents:

 I. Introduction

A. Statement of the problem

B. Objectives of the Paper

C. Methodology

D. Limitations of the paper

II. Review of Related Literature

III. Socio-Economic Profile of the Las Piñas City

IV. Profile of the Project

A. Title of the project

B. Situation Analysis

C. Goals and objectives of the project

D. Structure, staffing, partners

E. Funding, Budget, and Utilization of funds

F. Project Implementation

V. Assessment of the Project

A. Accomplishments

B. Issues and concerns

C. Measures to address the issues

VI. Recommendations and Conclusion

Review of Related Literature

The Philippine Housing Dilemma

There is a notion that could not be written in legal documents or even informal records has been

existent in the minds of people since time in memorial, that is every household must be able to have

their own house, no matter what it looks like or no matter how humble it is – the point is that there is a

house that is owned. Individuals, families, or groups may not be able to materialize this notion abruptly.

There is a choice to own a house of for the mean time rent, but the latter is the less preferred one

because again of the notion of house ownership.1 House ownership assures people the security of

tenure of having a place to live in. It also gives proper investment by means of having a place which

could be developed in the long run, like the place’s value, aesthetic aspects, etc. Lastly, though not very

significant to all, house ownership entails a status in society. So why have status if housing is a necessity

in society? Indeed, it is essential but reality dictates that this certain need is not provided to everyone

due to various dilemmas.

The Philippines faces an enormous housing problem. According to studies, one third of the

Philippine population can only afford appropriate shelter. In the country’s metropolis areas such as

Metro Manila, 3.3 million are considered informal settlers. If we are to analyze further why there

dilemmas occur, it could be results of various aspects such as fiscal difficulties, policies and interventions

or lack of intervention of the government, and even a sociological perspective of norms and culture of

the Filipinos. Another point is that the Philippines stretch out on the destructive “typhoon belt”, this

unfortunate fact of course is out of the hands of the administrators of our country; however, even

though we cannot change this fact, we can still do something about it. It is a point that must be

significantly considered for everyone, especially the authorities, to intensify the concern in solving the

housing problems so as to prevent possible scenarios that could make numerous lives suffer. Talking 1 Llanto, G., Orbeta, A., Sanchez, T., & Tang, M., A Study of Housing Subsidies in the Philippines. [Online] Available at: http://www3.pids.gov.ph/ris/dps/pidsdps9842.pdf [Accessed 06 Mar 2011]

about these possible scenarios, the Philippines spend half a billion yearly as a response to the damages

made by uncontrollable natural disasters. This very massive amount of budget could have been

allocated to other equally or more important services, if only proper housing programs were

implemented.2

Having the situation stated with regard to the dilemmas in Philippine housing, the challenge on

recognizing concrete reasons of why these should be addressed immediately rises. According to a

statement released by the Catholic Bishops’ Conference of the Philippines which was written by

Archbishop Lagdameo of Jaro, there are housing dilemmas in the Philippines due to lack of adequate

housing. Adequate and humane dwelling is said to be a fundamental right of the people. Further human

rights are even connected with it such as having clean and inexpensive water, decent house, a

community that is free of stagnant and disease-ridden waters, and uncollected garbage. Also, proper

housing entails the human right of having security of tenure. The said statement begins with a quote

from the Pontifical Commission Justice & Peace on the International Year of Shelter for the Homeless in

the year 1988, “Any person or family that, without any direct fault on his or her own, does not have

suitable housing is the victim of an injustice.” The Church stands firm that proper housing programs,

being a necessity to all citizens, should be provided due to human rights that must be adhered. Failure

of the government to deliver to address these problems entails unjust implications to the constituents.3

Recognizing grave effects and possible scenarios that could occur in the future if the said

dilemma is not addressed, the government, non-government organizations, religious organizations, and

other groups have been proactive in contributing to the desired solution of the Philippine housing

problem. The success of formulating and implementation of solutions firstly depends on the active

2 Torres, J., Addressing Housing Problems. [Online] Available at: http://housingproblem-torresjohn.blogspot.com/2009/01/addressing-housing-problem-in.html[Accessed 06 Mar 2011]

3 Catholic Bishops’ Conference of the Philippines, A Statement of the Nation’s Housing Problems. [Online] Available at: http://www.cbcponline.net/statements/statementonhousingproblems.html [Accessed 06 Mar 2011]

participation of the national and local government, the constituents being affected by certain programs,

non-government organizations, and other groups. The government is in the perfect position lead the

move in addressing the problem such as creating policies that could deliver timely and long-term needs.

It is also the government’s responsibility to mobilize and make the people follow the policies which they

have created, for instance is the policies on land use which basically prohibits illegal settlement.

Government must exert much effort in informing all citizens regarding all laws, so as to have a society

that is sound and orderly due to the citizens’ adherence to proper guidelines. The government is also in

the proper position to focus on the financial aspect, by regulating policies that would promote the

feasibility of financing programs and projects. The successful implementation of these programs would

definitely prevent the existence of other possible dilemmas.4

Another aspect that could be considered as a solution is the proper management of financial

matters such as the administration of taxation. Efficient and effective management would surely entail

more funds for the program, or much proper allocation of budget to certain programs. Upon discussing

taxation, the inclusion of another linking age-old dilemma of corruption will never be passé. If the

citizens want to have proper allocation of funds and proper administration of taxes, citizens must also

play their part to ensure that these will all materialize by being proactively vigilant.5

Another solution would be subsidies and other sources. Here enters the crucial role of the non-

government organizations and international organizations. The government could only do so much,

which is why these groups enter the frame. Their image do not necessarily make the government look so

bad; rather it entails the notion that government would be much effective if there is participation of

external efforts which primarily focus on the further development of the nation, same as what the

4 Torres, J., Addressing Housing Problems. [Online] Available at: http://housingproblem-torresjohn.blogspot.com/2009/01/addressing-housing-problem-in.html

[Accessed 06 Mar 2011]

5Ibid.

government focuses on. The said groups must just only ensure that proper coordination would be

conducted so as not to make their efforts and programs overlap with one another.6

There is rapid formation of new households, most especially in urban areas, and with these

formations, great demand for supplies arises – which is also a primary reason why poor households fail

to get full access to decent housing. The demand-supply gap being suggested is being responded by the

government through intervention of the housing market, again for the benefit of the poor households.

Government’s intervention entails formulation of regulatory, production, and financing measures. Such

measures bring back the discussion to subsidies. Housing subsidies exist to bring down the cost of

housing. It is an instrument used by the government to provide targeted households of having decent

housing. This instrumentality is targeted to relatively poor members of the society; however,

government and as well as non-governmental organization and concerned citizens must ensure if these

‘target’ beneficiaries are the ‘actual’ beneficiaries of the subsidies – it is just a notion of consistency on

being proactively vigilant.7

The government has also made efforts to addressing the dilemma being tackled. The National

Shelter Program was created to address the housing problem. It aims to solve housing problems through

minimum government assistance. It also states that the private sector would be the principal player in

giving decent and affordable housing, this basically reiterates the notion of participatory and inclusive

governance, that sectors would be tapped so as to make the administration of the government more

effective in being able to focus on matters which they should prioritize. Also, the said program allows

the government to focus more in assisting poor families.8

6 Torres, J., Addressing Housing Problems. [Online] Available at: http://housingproblem-torresjohn.blogspot.com/2009/01/addressing-housing-problem-in.html

[Accessed 06 Mar 2011]

7 Llanto, G., Orbeta, A., Sanchez, T., & Tang, M., A Study of Housing Subsidies in the Philippines. [Online] Available at: http://www3.pids.gov.ph/ris/dps/pidsdps9842.pdf [Accessed 06 Mar 2011]

8 Ibid.

Banks of the government such as the Land Bank of the Philippines (LBP) also have programs in

providing loans to people for housing. LBP had launched their “Pabahay Program” in line with their

social mission that is to allocate housing fund to lend to eligible borrowers, specifically homeless

Filipinos. LBP had formulated a basis in providing financial assistance such as entertaining eligible

borrowers only. They should not legally own a house and lot and has not availed any housing loans from

funding institutions like the SSS and GSIS. Borrowers should also have a Gross Family Monthly Income

(GFMI) of Php10,000. LBP had also cleared that amount of loan that could be transacted is from

Php80,000 to Php180,000 only. Lastly, the bank had created and continuously uses a methodical and

efficient collection system.9

The Catholic Church had also contributed in giving our possible solutions to solve the housing

dilemma. They recognize that our country lacks resources, but that should not hinder us in doing

something about it. First, the government must stop uncaring evictions and demolitions. Authorities

must recognize that there are laws which entail proper processes in evicting people from their places.

They should also ensure that the people they are evicting should be transferred to a relocation site with

provisions of human needs such as clean water, electricity, etc. Second, government officials must be

able to be consistent with the plans which they were saying during their campaigns before they were

elected. Lastly, the Church suggests to create a government-church-civil society commission that will

focus in formulating guidelines for further development of our cities.10

In status quo, the Philippines continue to face the mentioned series of dilemmas on housing.

The new administration, under the leadership of President Benigno Aquino III, has laid out their list of

9 Land Bank of the Philippines, Housing Loans. [Online] Available at: https://www.landbank.com/products_houseloan.asp[Accessed 06 Mar 2011]

10 Catholic Bishops’ Conference of the Philippines, A Statement of the Nation’s Housing Problems. [Online] Available at: http://www.cbcponline.net/statements/statementonhousingproblems.html [Accessed 06 Mar 2011]

promises. The 45th promise is called “Working with LGUs in solving housing problems.” National

government will continue to work with the Local Government Units to be able to have full

implementation of the provisions provided by the Urban Development & Housing Act (UDHA). LGUs will

also be empowered to address their housing needs, according to their contextual situations.

‘Empowerment’ will be concretized upon the provision of incentives such as co-financing schemes,

technical assistance, among others. Lastly, there will be institutionalization and strengthening of

participatory shelter planning at the local level.11

Las Piñas Socio-Economic Profile

Summary

Las Piñas has grown from a municipality into a highly urbanized city by the late 1990s. In 2000, it

had a total population of 472,780 (which composed 4.8 percent of the region’s population) and a growth

11 President Benigno Aquino III, Promise. [Online] Available at: http://www.noynoy.ph/v3/covenant-urban-poor.php [Accessed 06 Mar 2011]

rate of 2.93 percent. In the same year, Las Piñas was considered the tenth densest city in the National

Capital Region with a density of 14,463 persons per sq. km.

Two districts compose Las Piñas City: District 1 which has more barangays but a smaller land

area, and District 2 which has fewer barangays but a bigger land area. The two biggest barangays,

Almanza Dos and Talon Dos, are located in District 2. The smallest barangay in terms of land area is

Barangay Ilaya.

Most of the lands in Las Piñas are used for residential structures, followed by commercial

establishments. Smaller areas are occupied by industries, institutions and utilities. Vacant areas and

open spaces are still present; however, they are already undergoing development or are planned to be

developed for residential and commercial uses.

At present, the Alabang-Zapote Road serves as the primary spine of Las Piñas City while the Old

Quirino Highway serves as the secondary spine. The city does not have a central business district.

Activities are concentrated in areas surrounding major shopping malls and residential subdivisions,

which result in heavy vehicular and pedestrian traffic. To address the build-up in traffic along major

thoroughfares, the so-called Friendship Routes were opened up to motorists.

Political Subdivision

Las Piñas City comprises two districts and twenty barangays. Found in Table 1 is the list of

barangays with their corresponding land area.

District 2 has fewer barangays than District 1 but it has a bigger land area with 1,995.17

hectares. This represents approximately 60 percent of the total land area of the city. It also has the two

biggest barangays: Almanza Dos with 507.01 hectares (15.37 percent) and Talon Dos with 391.61 has

(11.87 percent). The smallest barangay in terms of land area is Barangay Ilaya which covers less than a

hectare.

Table 1. Land Area in Las Piñas, by Barangay

Source: 1995 Socio-Economic Profile of Las Piñas

Land Use

Las Piñas became a first-class municipality with the construction of the South Superhighway

during the late 1960s. This eased access from the southern provinces of Laguna and Batangas, and

the eastern region of what would eventually be called Metro Manila. The seat of local government

was transferred from Barangay Daniel Fajardo to Barangay Pamplona Tres, and the

commercialization of the Old Town shifted to areas along the Alabang-Zapote road. Residential

subdivisions and large industrial establishments were put up in the municipality because of its

Barangay Land Area (has.) Percent to totalLas Piñas 3,298.60 100.00

District ICAA-BF International Village 216.65 6.57

Daniel Fajardo 30.77 0.93Elias Aldana 33.36 1.01

Ilaya 13.32 0.40Manuyo Uno 74.85 2.27Manuyo Dos 187.89 5.70

Pamplona Uno 72.64 2.20Pamplona Tres 235.31 7.13

Pulanglupa Uno 143.56 4.35Pulanglupa Dos 195.40 5.92

Zapote 69.68 2.11District II

Almanza Uno 247.44 7.50Almanza Dos 507.01 15.37

Pamplona Dos 112.16 3.4Pilar Village 204.09 6.19

Talon Uno 209.62 6.36Talon Dos 391.61 11.87Talon Tres 115.22 3.49

Talon Kuatro 70.77 2.15Talon Singko 137.25 4.16

Island 30.00 0.91

geographical advantage and relatively inexpensive land rent. Because of the development of the

nearby towns of Cavite, traffic congestion along the old Quirino highway became problematic. Las

Piñas City became vulnerable to urban sprawl.

In the 1980s, the Manila-Cavite Coastal Road was constructed and it somehow relieved the

Quirino highway of traffic congestion. Commercial growth along the Alabang-Zapote Road

continued. During the same period, population increased and became concentrated in the central

portion of Las Piñas where many residential subdivisions were developed. The conversion of

agricultural lands into urban uses, mostly commercial and residential, was very evident.

In the same decade, Las Piñas began to play host to new industries and those that were

originally based in the center of Metro Manila. It experienced a boom in the commercial and

industrial sectors; major transport routes became dense with commercial establishments.

Meanwhile, the influx of migrants to Las Piñas City contributed significantly to the mushrooming of

informal settlements on public and private lands.

At present, Las Piñas City is largely residential. Population growth has become more

dispersed as the need to urbanize more areas increased. The current uses of land in Las Piñas are

based on the Land Use Plan crafted in 2002. Residential lands occupy roughly 71.48 percent of Las

Piñas City. At present, there are over 200 existing residential subdivisions or ongoing residential

development in the city. The land uses are summarized in Table 2.

Table 2. Land Uses in Las Piñas City, 2002

Source: City Planning & Development Office, Las Piñas City

Land Use Map:

Population

In the year 2000, Las Piñas City registered a total count of 472,780 with a growth rate of

2.93 percent, compared to a total population of 413,086 and a growth rate of 6.39 percent in

1995. Its fast population growth was due to rapid urbanization influenced by the construction of

major infrastructure such as the South Expressway in the late 1960s. The population continued to

grow especially in the 1970s and 1980s when a lot of migrants from the provinces came to Las

Piñas to seek greener pastures in what is now known as Metro Manila.

Land UseArea (has.)

PercentCommercial 1 136.48 4.14Commercial 2 100.19 3.04Commercial 3 297.68 9.02

Industrial 131.29 4.0Institutional 72.17 2.19

Residential 1 462.96 14.04Residential 2 1,753.54 53Residential 3 146.37 4.44Tourist Area 9.08 0.28

Utility 3.0 0.09Cemetery 16.43 0.5

Parks & open spaces 82.61 2.5Mixed Use 24.68 0.75

Promenade 18.68 0.57PUD 43.45 1.32

Total3,298.60 100.00

Table 3. Total Population by Barangay, 2000

BarangayPopulation

Percent to total

Rank(1 as the highest)

Las Piñas City 472,780CAA-BF International Village 72,768 15.39 1

Talon Dos 37,136 7.85 2Almanza Uno 35,684 7.55 3Almanza Dos 33,548 7.10 4

Pulanglupa Uno 30,891 6.53 5Talon Uno 27,514 5.81 6

Pamplona Tres 26,538 5.61 7Talon Singko 24,617 5.21 8

Talon Tres 24,076 5.10 9Pulanglupa Dos 23,301 4.93 10

Pilar 21,544 4.56 11Talon Kuatro 20,478 4.33 12

Zapote 17,925 3.79 13Pamplona Uno 17,415 3.68 14

Manuyo Dos 13,438 2.84 15Elias Aldana 11,097 2.35 16

Pamplona Dos 10,379 2.20 17Daniel Fajardo 9,411 1.99 18

Manuyo Uno 8,643 1.83 19Ilaya 6,377 1.35 20

Source : National Statistics Office (NSO)

Based from the National Statistics Office survey, the city had a total number of 97,962

households in 2000. The average household size in 2000 was about five family members per household.

The population of Las Piñas City is projected to increase at an annual rate of2.93 percent.

Table 4. Projected Population of Las Piñas (2007-2017)

Year Total PopulationPercentage Increase from

Previous Year2000 472,780 (actual) n/a2007 532,330 (actual) 12.602008 547,927 2.932009 563,981 2.932010 580,506 2.932011 597,515 2.93

2012 615,022 2.932013 633,042 2.932014 651,590 2.932015 670,682 2.932016 690,333 2.932017 710,560 2.93

Source: Actual figures from 2007 Census; Projected figures computed by research group based on NSO projected annual rate.

Informal Settlers

Like other urban areas in Metro Manila, Las Piñas City is faced with the challenge of an

increasing number of informal settlements that encroach on both public and private lands. As of 2006,

there are about 226 identified informal settlements or urban poor communities within the city,

consisting of an estimated 34,061 household structures (Table 5). Roughly 3,127 structures are in danger

of demolition.

Table 2.12 Identified informal settlements in Las Piñas, June 2006

LocationNo. of household

structuresSocial housing

beneficiaries

No. of identified community-based

organizationsAlmanza I 2,390 1,056 15

Almanza II 2,026 30 6CAA/BF International 11,178 10,191 13

D. Fajardo 470 292 5E. Aldana 248 108 4

Ilaya 422 220 6Manuyo I 1,286 828 7

Manuyo II 1,411 1,411 5Pamplona I 374 348 6

Pamplona II 256 0 5Pamplona III 582 252 4

Pilar 938 818 12Pulang Lupa I 2,193 903 17

Pulang Lupa II 704 374 7Talon I 2,319 1,447 46

Talon II 1,504 463 15Talon III 1,072 750 9Talon IV 1,369 1,113 7Talon V 2,002 1,071 27Zapote 1,317 457 10

Total 34,061 22,132 226

Source: Urban Poor Affairs Office, Las Piñas City

These figures have increased exponentially as time passed, from 34,061 households to 36,710 in

2007, then to 41,505 households of informal settlers (from final figures gleaned in December 2009).

Profile of the Project

Title of the Project

Integrated Shelter & Land Tenure for the Urban Poor to Effectively Reduce the Incidence of Poverty & Homelessness in Las Piñas City

The project of the city of Las Piñas on housing for the urban poor entitled “Integrated Shelter &

Land Tenure for the Urban Poor to Effectively Reduce the Incidence of Poverty & Homelessness” was

awarded as one of the ten outstanding local government programs in 2007 by Galing Pook Foundation.

The program recognized the fact that shelter is an important factor in upholding one’s dignity. The late

Pope John XXIII also said that “Shelter is not only a basic human need but a basic right of every person

and families that must be uphold by those who have been given the responsibility and authority to do

so”. Being said so, the government had the responsibility not just to help but also to uplift the life and

situation of those who are in need.

Poverty as defined by the United Nations is the “absence or inadequate realization of certain

basic freedom, foremost of which are the freedoms to avoid hunger, disease, illiteracy, and other

brought about in the lack of command over resources.” By taking that view into account, Las Piñas City

considered charity as an important tool in achieving their obligations as well as an instrument for

empowerment to the urban poor.

Situational Analysis

Prior to the implementation of the project, the number of informal settlers in the City was

numerous and had been going uncontrolled for a long time. Informal settlers were squatting on idle

lands that are either owned by the local government or by private land owners. In order to address the

issue on land ownership and housing problems of the informal settlers the City of Las Piñas decided to

create a housing program for them.

Objectives of the Project

To successfully trim down the incidence of poverty and homelessness in Las Piñas City, the

program on Integrated Shelter and Land Tenure for the Urban Poor aims to achieve the following:

1. Ensure security of land tenure of the 36, 710 urban poor families of Las Piñas City;

2. Generate local as well as national resources for social housing;

3. Enhance the capabilities of Community Based Organizations (CBOs) in implementing their housing project from beginning to end and beyond;

4. Establish mechanisms for CBO empowerment towards participatory governance and

5. Work for a more meaningful principled partnering with NGOs, the private sector and other sections.

ORGANIZATIONAL STRUCTURE OF THE LAS PIÑAS CITY URBAN POOR OFFICE

Project Implementers and Their Roles

1. ICSI

Acts as the project holder and will be directly accountable for the documentation and reporting

of the project. It will be responsible in putting together the inputs for the research component and the

discussions as well as serve as resource person for the trainings.

2. Urban Poor Affairs Office (UPAO)

It coordinates all the activities including meetings, dialogue, and workshop involving other

department; trainings of interviewers, encoders and database person in-charge and the field work in the

barangays. It will facilitate participants’ attendance and logistical requirements (venue, computer and

other equipments) of trainings and discussions.

3. FDA

The organization assists in facilitating the conduct of activities in the community such as data

gathering and training of community leaders. It will also actively join as a participant in the training

process. Having previous working relationship with Las Piñas City Government in securing tenure for the

urban poor, it will definitely involve in post-project activities particularly in institutionalizing the pro-

poor mechanisms in the LGU.

FINANCIAL PROFILE OF THE PROGRAM FOR THE LAST THREE YEARS

Sources of Funds

Year 2004 Year 2005 Year 2006 Total

LGU of Las Piñas

P 151,857,608.83 P 149,791,210.31 P 111,535,321.45 P 413, 184, 140. 59

National Government

257, 676, 810. 60 350, 744, 534. 80 412, 282, 896. 95 1, 020, 704, 242. 35

Community-Based Organizations

7, 432, 091. 00 10, 404, 927. 40 11, 891, 345. 60 29, 728, 364. 00

NGOs & Private Sector

1, 955, 000. 00 1, 900, 000. 00 2, 000, 000. 00 5, 855, 000. 00

PROGRAM BUDGETCALENDAR YEAR 2007

I. Personal Services 2,586,507.00

Salaries and Wages 1,329,600.00PERA 120,000.00ADCOM 120,000.00Clothing & Uniform Allowance 60,000.00Productivity Incentive Benefits 40,000.00Overtime & Night Pay 432,120.00Cash Gift 100,000.00

Year end Bonus 110,020.00Life & Retirement Insurance Benefits 158,709.00Pag-ibig Contribution 24,000.00Philhealth Contribution 15,000.00ECC Contribution 24,000.00Monetization 52,973.00

II. Maintenance and Other Operating Expenses 4,045,385.00

Travelling Expenses - Local 215,385.00Office Supplies Expenses 600,000.00Gasoline, Oil & Lubricants Expense 200,000.00Telephone Expenses – Landline 50,000.00Repairs & Maintenance – Office Equipment 70,000.00Repairs & Maintenance – Motor Vehicles 100,000.00Donations 2,000,000.00Other Maintenance & Operating Expenses 800,000.00

III. Economic Development (CDC Res. No. 02-06) 42,000,000.00

IV. Comprehensive Development Plan and 14,000,000.00

Public Investment Program ________________

TOTAL BUDGET 62,631,892.00

Program Delivery and Assisted Projects ( 2007 YEAR END REPORT)

Mode of Land Acquisitions

No. Of CBOs Area Occupied(sq. M)

No. Of HH per Acquisition

Project Cost(Land Acquisition)

Community Mortgage Program

97 323, 857. 1 8, 573 427,853,314.37

Direct Purchases 18 42, 150 1, 115 74, 918, 377. 98Zonal

Improvement Program

8 141, 064. 2 2, 072 34, 410, 187. 63

Presidential Proclamation

46 569, 919 10, 985 520, 000. 00

Miscellaneous Sales

4 8, 001 310 3, 000, 000. 00

Deed of Donation 3 23, 069 661 0Usufruct 4 15, 000 785 0

Area for Priority Development

1 0 180 0

Land Tenurial Assistance

Program of NHA

5 16, 936 601 40, 118, 200

Group Land Acquisition and

Dev’t of PAG-IBIG fund

1 657 24 1, 182, 600