Robinsons Offices

What Robinsons Offices does

Robinsons Offices is the office development and leasing division of Robinsons Land Corporation (RLC), part of the diversified Gokongwei Group in the Philippines. It develops, owns, and operates prime commercial office space across Metro Manila (Ortigas, Bridgetowne, Bonifacio Global City) and key provincial cities (Cebu, Davao, Bacolod, Iloilo, Naga, Ilocos Norte, Tarlac, Dumaguete, Pavia), with a total leasable footprint exceeding 760,000 square meters across more than 20 locations. The portfolio is heavily green-certified, with 47% of buildings holding LEED (Gold/Silver) or EDGE certifications, and several properties hold PEZA registration that confers tax benefits on BPO and IT tenants.

The core offering comprises three product lines: (1) traditional Grade A office leasing to BPO, IT, and multinational corporations in PEZA-accredited IT parks such as Bridgetowne; (2) build-to-suit customized office developments with over 20 location options; and (3) the work.able flexible workspace brand, which opened at Cyberscape Gamma in 2018 and offers hot desks (PHP 250/half-day), dedicated desks (PHP 550/day), private offices (from PHP 11,000/month), meeting rooms (PHP 350/hour), and event spaces (PHP 3,500/hour). The technology stack emphasizes sustainable, smart buildings, incorporating VRF air conditioning, rainwater harvesting, low-flow fixtures, double-glazed facades, touch-free and QR-activated elevator/turnstile systems, materials recovery facilities, IoT-based QUBE digital smart lockers, and a partner-operated COMET electric shuttle service.

Revenue is generated primarily through recurring rental income from office leases (subscription/recurring model), supplemented by flexible workspace fees and ancillary services. RL Commercial REIT (RCR), the office-focused REIT vehicle, listed on the Philippine Stock Exchange in September 2021 and owns a meaningful subset of the office portfolio. The RLC office division contributed PHP 2.4 billion in the first nine months of 2017 (14% of RLC's total revenues), and the portfolio has since expanded materially via new buildings such as the GBF Centers. The customer base centers on Business Process Outsourcing (BPO) companies, IT firms, and local/multinational corporations, with secondary segments of startups, freelancers, and ESG-focused tenants served through work.able. Distribution runs through dedicated in-house enterprise leasing teams at each property, supplemented by direct booking channels (website, phone, email, walk-in) for flexible workspace and government partnerships to position the brand in provincial BPO hubs.

Name

Robinsons Offices

Legal name

Robinsons Land Corporation – Office Buildings Division

Website

https://robinsonsoffices.com

Company type

Private

Operating status

Operating

Headcount range

51–100 employees

Short description

Robinsons Offices is the office leasing division of Robinsons Land Corporation (Gokongwei Group), operating 760,000+ sqm of PEZA-registered, LEED/EDGE-certified Grade A offices across 20+ Philippine cities. It serves BPO, IT, and multinational tenants with traditional leases, build-to-suit projects, and the work.able flexible workspace brand.

Ownership category

akta.pro rank

Product category

Commercial Office Real Estate

NAICS

Corporate, Subsidiary, and Regional Managing Offices (551114)

SIC

Services-Facilities Support Management Services (8744)

akta.pro industry

PRIMARYBPAJAGAA

Office Property Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Commercial Property Management

SECONDARYIMAIALAK

Workplace Technology & Smart Office Support (Room Booking Systems, IT/AV Liaison)

Industrials, Manufacturing & Construction/Industrial Services & Facility Operations/Facility Operations Support Services (Mailroom/Reception/Catering/Workplace Services)

SECONDARYBPAJAMAG

Office Real Estate Asset Management

Business & Public Services/Real Estate Services (Brokerage, Property Management)/Real Estate Asset & Portfolio Management

Keywords

• Commercial office leasing
• Flexible coworking spaces
• Build to suit offices
• Green certified buildings
• PEZA registered IT parks

Headquarters

HQ city

Pasig

HQ country

Philippines

HQ region

Asia

Offices17 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Infrastructure, Operations, Personnel, Marketing or Sales, Technology or R&D

Revenue model

1. Office Space Leasing: Core revenue stream from leasing prime office spaces to BPO, IT, and multinational corporations. Rental rates at Bridgetowne are approximately P750 per square meter. Revenue contributed P2.4 billion in the first nine months of 2017 (14% of RLC's total revenues).
2. work.able Flexible Workspaces: Flexible workspace brand offering hot desks (P250 half-day), dedicated desks, private offices (from P11,000/month), meeting rooms (P350/hour), and event spaces (P3,500/hour). Targets startups, freelancers, and corporations seeking extra space. Soft opened December 2018 at Cyberscape Gamma.
3. RL Commercial REIT (RCR): RL Commercial REIT (RCR), the REIT company of Robinsons Land, was listed on the Philippine Stock Exchange in September 2021. RCR owns and manages a portfolio of office buildings including EDGE and LEED-certified properties, generating recurring rental income from office tenants.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels8 records

Core offering

Robinsons Offices develops, owns, and leases prime office spaces across more than 20 buildings and Destination Estates spanning Metro Manila (Ortigas Center, Bridgetowne, Bonifacio Global City), Cebu, Davao, Bacolod, Iloilo, Naga, Ilocos Norte, and Tarlac, offering a portfolio of over 760,000 sqm of PEZA-registered, LEED- and EDGE-certified office space to BPO, IT, and multinational corporate tenants. It also offers build-to-suit custom office development at over 20 locations and operates the work.able flexible workspace brand providing hot desks, dedicated desks, private offices, meeting rooms, and event spaces.

Product overview

Robinsons Offices is the office development arm of Robinsons Land Corporation, offering a comprehensive portfolio of over 760,000 sqm of prime office spaces across Central Business Districts, Destination Estates, and key cities throughout the Philippines. The product portfolio consists of three core offerings: (1) Office Spaces for rent/lease in PEZA-registered buildings, (2) Build to Suit Projects for customized office development, and (3) work.able, a flexible workspace/coworking sub-brand. Supporting services include COMET electric shuttle transportation and QUBE digital smart lockers. Key properties include LEED-certified towers at Bridgetowne (Tera, Exxa, Zeta, Giga, GBF Centers 1&2), EDGE-certified Cyberscape buildings in Ortigas, and Cybergate properties in regional cities. The portfolio targets BPO companies, multinational corporations, and local businesses seeking sustainable, well-designed workspace solutions.

Differentiator

Problem solved

Functional benefit

Brands

• work.able: Flexible workspace and coworking brand offering hot desks, dedicated desks, private offices, meeting rooms, and events space for startups, freelancers, and corporations. First location opened at Cyberscape Gamma in Ortigas Center, Pasig City in 2018.

Products and services

• Office Spaces (Office Space for Rent/Lease) Portfolio of prime PEZA-registered office buildings for rent and lease, offering large floor plates (averaging ~2,500 sqm), 24/7 operations, 100% backup power with N+1 redundancy, multiple telecom providers, and LEED/EDGE green-certified sustainable features. Targeted at BPO companies, IT firms, and local and multinational corporations seeking office space across Philippine CBDs, mixed-use developments, and Destination Estates.
• Build to Suit Projects Customized office development solutions where Robinsons Offices designs, builds, and delivers office space tailored to a client's specific requirements across more than 20 available locations. Targeted at enterprises with specific operational, layout, or capacity needs that off-the-shelf office buildings cannot accommodate.
• work.able Flexible Workspaces Flexible workspace and coworking brand offering hot desks (P250/half-day), dedicated desks (P550/day), private offices (from P11,000/month up to 6-desk suites), meeting rooms (P350/hour with Samsung Digital Flipchart and Epson Interactive Laser Projector), and event spaces (P3,500/hour). Targeted at startups, freelancers, and corporations needing overflow or satellite workspace, with Scandinavian/industrial design and Community Managers on site. Notable build-to-suit customer: Tupperware Brands Philippines, Inc. at Cyber Sigma, Taguig.
• COMET Electric Shuttle Service City Optimized Managed Electric Transport (COMET) shuttle service providing full-electric motor buses (up to 30 passenger capacity) operating between Bridgetowne Destination Estate and Robinsons Galleria. Accessible via the GETPASS mobile app, with personalized QR codes for Robinsons Riders Club members and Monday-Saturday operating hours. Targeted at office tenants and commuters within Bridgetowne Destination Estate.
• QUBE Digital Smart Lockers IoT-based digital smart locker technology providing 24/7 parcel reception, personal storage, food delivery solutions, secure document storage, and guest management services for tenants and visitors of Robinsons Offices properties. Implemented in partnership with QUBE Smart Technology Corp.

Quantifiable outcome

• 34% energy savings, 31% water savings, 69% embodied energy savings in EDGE-certified buildings (Cyberscape Gamma)
• +6 more outcomes

Named customers1 record

Segments6 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature10 records

Partnerships

Two partnerships are on record, tiered core.

• QUBE Smart Technology Corp.coreTechnology or Integration · 10 July 2023QUBE Smart Technology Corp. and Robinsons Land Corporation formalized a collaboration to introduce digital smart locker technology across Robinsons Offices properties. QUBE will provide 24/7 smart lockers for enhanced personal storage, hassle-free parcel reception, food delivery solutions, secure document storage, and elevated guest experience. The technology will also serve riders, customers, and property management within the Gokongwei Group ecosystem. Deployment was targeted for Q4 2023.
• Global Electric Transport (GET) Philippines, Inc.coreTechnology or Integration · 22 June 2023Robinsons Offices partnered with Global Electric Transport (GET) Philippines, Inc. to launch the COMET (City Optimized Managed Electric Transport) electric shuttle service. The partnership provides eco-friendly electric shuttle buses operating between Bridgetowne Destination Estate and Robinsons Galleria, reducing CO2 emissions by approximately 40,000 kg per bus per year. The GETPASS mobile app enables commuter access, with personalized QR codes for Robinsons Riders Club members. Service operates Monday to Saturday, 6 a.m. to 10 a.m. and 4 p.m. to 8 p.m.

Scale indicators15 records

Recent moves11 records

Expansion highlights5 records

Regional players

• Anchor Land Holdings: Philippine developer focused on office and mixed-use developments in Manila. A secondary peer whose office segment targets similar BPO and corporate tenants but at a smaller scale than Robinsons Offices.
• Century Properties: Philippine developer with office components in mixed-use developments (e.g., Century City, Knightsbridge). A smaller peer competing in the same Manila BPO-office market with comparable but more limited scale.

Direct peers

• KMC Solutions: The largest privately-owned flexible-workspace operator in the Philippines, directly competing with Robinsons Offices' work.able brand. KMC operates multiple coworking locations serving the same startups, freelancers, and enterprise overflow demand that work.able targets.
• DoubleDragon Properties: Philippine developer with a meaningful office and provincial-city portfolio through its DD Meridian Park and community-mall office hybrids. Competes with Robinsons Offices in provincial BPO hubs and is pursuing REIT structures of its own.
• Ayala Land: The Philippines' largest property developer and Robinsons Offices' primary direct competitor. Ayala Land operates a comparable portfolio of PEZA-registered BPO-grade office towers (e.g., Ayala North Exchange, Bonifacio Global City) under similar enterprise-leasing model targeting the same BPO and multinational tenant base.
• Megaworld Corporation: Major Philippine developer with the largest BPO office portfolio in the country, including the Eastwood City and McKinley Hill cyberparks. Competes directly with Robinsons Offices for BPO tenants in Metro Manila with comparable PEZA-registered, large-floor-plate offerings.
• Filinvest Land: Philippine developer with a sizable office portfolio including Filinvest Cyberzone in Alabang and Futura offices in Palawan. Targets the same BPO/IT tenant base as Robinsons Offices with similar PEZA-accredited buildings outside Makati and BGC.

Broad incumbents

• IWG plc (Regus): Global coworking and flexible-office incumbent with multiple locations in Metro Manila. Competes with work.able for enterprise overflow and flexible-workspace demand at greater geographic scale but with less local brand differentiation.
• SM Prime Holdings: Diversified Philippine real-estate conglomerate whose office segment (e.g., Two E-Com Center, SM Aura) overlaps with Robinsons Offices' offerings. As a broader incumbent with a dominant mall franchise, SM Prime is a credible BPO office competitor but does not specialize as heavily in office REIT plays.

Emerging players

• JustCo: Asia-focused flexible-workspace operator with Manila presence. Competes with work.able for startup, enterprise, and freelancer segments across the region with a tech-forward, design-led brand.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks5 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/robinsonsoffices
• LinkedInlinkedin.com/company/robinsonsoffices
• Instagraminstagram.com/robinsonsoffices

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Robinsons Offices