Divided ownership, retrofit costs stall Calle Real restoration

By Rjay Zuriaga Castor

ILOILO CITY — Divided ownership of heritage properties and the steep cost of retrofitting continue to hamper efforts to restore historic buildings along Calle Real, as owners struggle to agree on preservation plans and secure funds for major repairs.

Emmanuel “Nonel” Gemora, chairperson of the Iloilo City Cultural Heritage Conservation Council (ICCHCC), told Daily Guardian that securing the cooperation of building owners remains one of the biggest challenges, as a single structure may have as many as five owners, each with different views on how it should be managed.

He added that some owners plan to rebuild their properties eventually but intend only minor retrofitting for now, waiting until the structures deteriorate enough to require reconstruction.

Calle Real, officially J.M. Basa Street, is a historic commercial street in Iloilo City’s downtown district.

The National Historical Commission of the Philippines (NHCP) declared it a heritage zone on Aug. 8, 2014, recognizing its long-standing commercial importance and its collection of Spanish- and American-era buildings.

The area is known for its neoclassical, Beaux-Arts, and Art Deco architecture.

The district has 24 heritage buildings, Gemora said.

At the Calle Real Stakeholders’ Forum on Heritage Preservation on Oct. 29, a third-generation owner of the heritage building that houses The Commoner Inc. said her family intends to retrofit the property, as well as the Western Union-Market Square Building, which it also owns.

The Commoner Inc., a longtime general merchandise and school and office supplies store, operates from a historic building along J.M. Basa Street.

The owner said the family has considered repairing the structures but remains constrained by the substantial expenses involved.

“Actually, we are thinking of repairing it, but the finances hinder us because the expenses would be huge,” she said.

She said the family had previously sought an estimate for roof repairs but was told the work could cost millions of pesos.

The number of permits required has also made it difficult for them to proceed with the project, she added.

While heritage buildings are eligible for real property tax incentives from the city government, she said the benefits are offset by the rising costs of goods and services.

Owners urged to see returns

Gemora urged property owners to attend stakeholder meetings and work with the ICCHCC on conservation and preservation concerns.

He said the council hopes to show that investing in the repair and retrofitting of heritage properties can generate returns for owners.

Some buildings, he added, could be leased to the city government for events or rented out for private functions and other commercial purposes.

“There seems to be some hesitancy because some of them think that retrofitting is very expensive and they do not think they can recover their investment. But I beg to disagree,” Gemora said.

He noted that the City Planning and Development Office is also preparing a master plan to revitalize the entire Calle Real district, including areas along the Iloilo River.

Among the initiatives is a night market along Guanco Street, with revitalization efforts eventually extending to J.M. Basa Street and Esplanades 9 and 11 along the Iloilo River.

The city government first staged the Calle Real Night Market in August 2024, during Iloilo City’s 87th Charter Day and its recognition as a UNESCO Creative City of Gastronomy.

A Christmas edition followed in November 2024 with about 100 stalls, while the 2025 Charter Day edition, held Aug. 29 to 31, was projected to draw about 15,000 visitors.

Repainting of heritage buildings

Gemora said retrofitting is a prerequisite for the National Commission for Culture and the Arts (NCCA) to finance the restoration of the buildings’ facades.

He said the NCCA has so far identified five heritage buildings for the restoration initiative.

“We recommended to the NCCA to finance the repainting of the facades. The project is now ongoing, but they are requiring the owners to retrofit their buildings first before these can be repainted,” Gemora said.

He explained that some structures are already in good condition and may proceed directly to repainting, while others require repairs before work can begin.

Before repainting, Gemora said, the city must commission a study by heritage and conservation experts to determine the buildings’ original paint colors.

Gemora said the ICCHCC could help owners who lack funds by facilitating feasibility studies in partnership with universities and other stakeholders.

“It is about time that they retrofit their buildings,” he said.

“We are trying to make Calle Real livable and a place where people can hang out at night. So we are starting with the night market,” he added.