THE last surviving “Bahay na Bato” (stonehouse) architecture along Recto Avenue in Manila, the Licauco heritage houses, is under threat of demolition. The structures once lined the busy thoroughfare and stood as symbols of Manila’s unique architectural identity during the early 20th century.
Heritage advocates Renacimiento Manila are sounding the alarm over the impending demolition, emphasizing that the demolition of these houses would represent yet another loss for Manila’s historic landscape. Just last month, the century-old Santa Mesa Fire Station was razed to make way for an elevated expressway project, sparking widespread criticism from cultural groups and citizens alike.
“This is not just about preserving old buildings,” said one heritage advocate. “Every structure we lose is a piece of our identity stripped away. We don’t want Manila to become a city of malls, condos and generic glass towers with no sense of place or history.”
In an exclusive interview with The Manila Times, one of the heirs, Jay Licauco, recounted the long-standing dispute within the family over the property, which ultimately led to a petition to the Manila City Hall to have the house condemned.
“Our house was built in the 1920s by our great-grandfather. It was passed down through generations. When my dad and his siblings inherited it, one of them wanted to sell his share. That was back in the 90s.”
The ownership of the house is under a co-ownership agreement, with seven individuals listed on the title. The dispute escalated after the death of Licauco’s father in 2022, when one of the uncles began pressuring the remaining heirs to sell the property.
“He even sent us a letter demanding rent, but our lawyer said that’s not allowed since we’re co-owners,” he explained. “Our stand is the same as our dad’s: if you want to sell your share, we’ll subdivide. But we’re not leaving our home.”
In 2023, the uncle and other parties petitioned the Manila City Hall to condemn the property, citing structural concerns. The move surprised the family, especially since the house had previously been recognized by the National Historical Commission of the Philippines (NHCP) as a presumed important cultural property.
In a letter dated 2023, NHCP Chairman Rene Escalante reminded Manila Mayor Honey Lacuna that the house could not be demolished or modified without NHCP approval. Despite this, an order for demolition — dated October 2024 — was only delivered to the family on June 9.
Amid growing uncertainty about the property’s fate, advocates have pointed to a pending legislative proposal to declare Quiapo a heritage zone. However, progress has stalled.
The Licauco houses fall within the proposed Quiapo Heritage Zone, which is backed by legislation that passed the third reading in the House of Representatives in 2023. The bill is currently under deliberation in the Senate. If approved, the designation could provide legal protection to historically and architecturally significant sites within Quiapo, including the Licauco residences.
“Sen. Loren Legarda initiated a technical working group, and ‘Quiapo of My Heart’ is part of it,” Licauco said. “But it was halted because of the elections.”
With the upcoming change in leadership at Manila City Hall, the family hopes the incoming mayor — likely former mayor Francisco “Isko Moreno” Domagoso — will intervene.
“I hope Mayor Isko can help us. I know he sympathizes with heritage causes,” the heir said. “Though the demolition order appeals to the DPWH (Department of Public Works and Highways) secretary, maybe the mayor can do something.”
The petitioners have argued that demolition is necessary to “build a new and better structure,” though no specific plans have been disclosed. It remains unclear whether the land will be used for private or commercial development.
