Exploring the Environmental and Social Impacts and Challenges of Property Flipping as a Business Venture in Re-shaping Neighborhood Character in Pulilan, Bulacan, Philippines

This study investigates the environmental and social dimensions of property flipping as a business venture and its role in reshaping neighborhood character in Pulilan, Bulacan, Philippines. Employing a mixed-methods, qualitative-dominant design, the research combines 18–22 semi-structured interviews with property developers, local government planners, environmental officers, and residents, plus 4–6 focus groups with nearby small business owners and affected residents across four neighborhoods. The environmental focus includes waste management, water and energy use, and green-building practices; the social focus covers housing affordability, displacement risk, changes in neighborhood identity, and social cohesion. Thematic analysis identified five core themes: (1) environmental stewardship versus environmental strain, (2) neighborhood character transformation and gentrification pressures, (3) community engagement and legitimacy in development decisions, (4) regulatory and financing constraints shaping environmental and social outcomes, and (5) strategies for sustainable flipping within SME constraints. A cross-case synthesis reveals that flips can improve livability where developers adopt low-cost green strategies and engage communities, yet risk social costs where there are limited stakeholder engagement and lax environmental oversight. Policy implications emphasize streamlined permitting for small-scale flips, incentives for green retrofits, and community-benefit arrangements. Practical implications for SMEs include modular designs, local sourcing, and transparent communications with residents to mitigate displacement concerns. Limitations include regional focus and reliance on self-reported data; future research should incorporate longitudinal designs and quantitative environmental indicators.