Since 1989, Mervin Realty Corporation (MRC) has been leasing residential and commercial spaces within Metro Manila. After the successful completion of its first project in the university area along Vito Cruz st. (Taft Ave. area) in 1994, it entered into real estate development by acquiring a townhouse developer in the name of Las Casas de Manila Development Corp. Riding the property boom starting the year 2008, a spin-off to the leasing business on which Mervin Realty has been founded on was established, Anne Francis Management & Builders Corporation (AFM), to develop condominiums offering the concept of lease-to-own to the steadily growing market base of MRC. AFM’s first project, like MRC, was also in the vicinity of the De La Salle University area in Taft Ave., Manila. Experiencing success in AFM’s first project, the Company’s foray into real estate development increased even more with the establishment of FVJ Realty Inc. (FVJ) and G&J Suburbia Properties Inc. (G&J). Furthermore, to streamline operations of its hotel and leasing business from its property development, 24H Property & Management Services Inc. (24H) was established to serve as Property Management from the Company’s operating properties.