# Competitor Research — Philippine Property Portals

> Competitive-intelligence + clean-room reverse-engineering study of the Philippine
> online property-portal landscape. Produced to inform the feature roadmap of
> **property-portal** (our bilingual JP/EN SUUMO-like demo — see `../../DESIGN.md`).

## Purpose

Marco supplied a list of PH property portals (2026-07-10) and asked for a per-competitor
teardown: features, how they're implemented, tech stack, hidden/undocumented API
endpoints, data structures and metadata — assembled into a **feature matrix** we can
design against.

## Method (clean-room, public-data only)

All analysis uses **publicly served** pages and the network traffic a normal browser
makes when loading them. No authentication bypass, no scraping of proprietary content,
no automated harvesting of listing databases. Techniques used per site:

- **HTTP fingerprint** — response headers (`server`, `x-powered-by`, `via`, CDN,
  `set-cookie`), status/redirect behaviour, robots.txt, sitemap.xml.
- **Framework detection** — `__NEXT_DATA__` (Next.js), `__NUXT__` (Nuxt), Angular/React
  markers, WordPress `wp-json`, Rails/Laravel signatures, build manifests, JS bundle
  names and vendor chunks.
- **Data-layer discovery** — JSON-LD (`schema.org` `RealEstateListing`/`Product`/
  `Residence`), OpenGraph/Twitter meta, embedded state blobs, XHR/`fetch` endpoints
  referenced in first-party JS (`/api/…`, GraphQL, Algolia/Elastic, tile servers).
- **Feature inventory** — search & filter model, map, media/gallery, agent contact,
  saved search / alerts, auth, lead capture, monetization, i18n/currency, mobile.

## Files

| File | Competitor | Category |
|---|---|---|
| `homex.md` | Homex | PH agency portal (our mockup reference) |
| `lamudi.md` | Lamudi PH | Major classifieds portal (EMPG) |
| `dotproperty.md` | Dot Property PH | Major classifieds portal (PropertyGuru grp) |
| `onepropertee.md` | OnePropertee | PH marketplace / lead platform |
| `myproperty.md` | MyProperty PH | Classifieds (Lamudi/EMPG stablemate) |
| `hoppler.md` | Hoppler | Brokerage-led portal |
| `filipinohomes.md` | Filipino Homes | Brokerage network portal |
| `rentpad.md` | Rentpad | Rentals-focused portal |
| `propertysourceph.md` | Property Source PH | Boutique brokerage portal |
| `presello.md` | Presello | Brokerage / listings portal |
| `real.md` | REAL.ph | Newer marketplace |
| `berenta.md` | Berenta | Rentals portal |
| `carousell.md` | Carousell Property | C2C marketplace vertical |
| `aggregators.md` | Trovit, Mitula, Nuroa, Nestoria | Meta-search aggregators (Lifull Connect) |
| `_matrix.md` | — | Cross-competitor feature matrix + synthesis |

### Round 2 — new competitors (2026-07 expansion)

Second scouting pass, weighted to **Japan-facing / overseas-buyer** sites. Synthesis + the
"what the JP cluster teaches us" section are appended to `_matrix.md`.

| File | Competitor | Category |
|---|---|---|
| `sekaiproperty.md` | Sekai Property | JP overseas-property portal (closest analog) |
| `fazwaz.md` | FazWaz.jp | Regional SEA portal, full JP edition (auto ¥) |
| `manilacondo.md` | Manila Condo | JP-language niche PH condos |
| `starts-manila.md` | Starts Manila | JP corporate-relocation housing |
| `bedandgo.md` | Bed&Go | JP-run brokerage (video + LINE trust playbook) |
| `rent-ph.md` | Rent.ph | PH rental marketplace (Nuxt) |
| `ohmyhome.md` | Ohmyhome PH | SG-HQ concierge-package marketplace |
| `globallistings.md` | GlobalListings | Overseas aggregator + white-label API |
| `leechiu.md` | Leechiu | PH commercial-RE advisory |
| `juwai.md` | Juwai | cross-border — **unreachable** (status report) |
| `savills-ph.md` | Savills PH | CRE — **URL unresolved** (status report) |
| `housinginteractive.md` | HousingInteractive | 2003 pioneer — full teardown via **Wayback** |

**Deep CDP pass (done):** Sekai + Rent.ph (proof) and FazWaz + Ohmyhome upgraded with live network capture — see the
"Deep CDP / network-capture pass" section in `_matrix.md`. Key catch: Rent.ph proven to be a **Filipino Homes /
Leuterio Realty stablemate** (shared S3 + CRM).

**Still blocked/unreachable (documented in their own files):** `juwai.md` (juwai.asia unreachable; brand is China-facing),
`savills-ph.md` (URL unresolved; CRE, low priority). `housinginteractive.md` was live-blocked but is now a **full teardown via Wayback archives**.
**Excluded (dead/pivoted):** PropertyAccess.ph (now Japan-only, dropped PH), ZipMatch, Property24.com.ph, Persquare.

### Admin / back-office study (`admin/`)

Deeper dig into the **agent / admin / back-office** surface of each competitor
(clean-room: public login-page discovery, agent-onboarding docs, help centers,
pricing pages, publicly-served SPA route tables — no logins, no protected data).

| File | Covers |
|---|---|
| `_admin-features.md` | Cross-competitor **admin capability matrix + CMS recommendation** (start here) |
| `admin/homex.md` | Homex 4-role condo-management back-office |
| `admin/lifull-agent-platform.md` | Proppit agent CRM (Lamudi + MyProperty + Dot Property) + XML feed |
| `admin/onepropertee.md` | Seller "Property Hub" + Buyer-Assistance ops + commission ledger |
| `admin/hoppler.md` | KUMITA partner-broker SPA + staged deal pipeline |
| `admin/filipinohomes.md` | Leuterio Realty CRM + `/editor` site builder + ASA GPT |
| `admin/real.md` | Renture agent SaaS + verification state machine |
| `admin/berenta-carousell.md` | Freemium tiers/credits vs. coin-economy monetization admin |
| `admin/wordpress-and-aggregators.md` | wp-admin/Toolset CMS vs. Thribee advertiser console + feed spec |

## Report template

Each competitor file follows the same sections:

1. Overview & positioning
2. Tech stack & architecture (HTTP fingerprint, framework, hosting/CDN)
3. Data layer & hidden APIs (endpoints, JSON-LD, embedded state, data shapes)
4. Feature inventory
5. UX & content notes
6. SEO & metadata
7. Takeaways for property-portal