128 Nivel Hills stands as one of Cebu’s most anticipated luxury mixed-use developments—a master-planned hilltop enclave that redefines sophisticated urban living in the Queen City of the South. Developed by Sta. Lucia Land Inc. in partnership with Diamond Hiland, this 36-story premier condominium complex rises 150 meters above sea level along Cebu Veterans Drive in the prestigious Lahug district.
The project is officially Sta. Lucia Land’s 33rd development in Cebu, representing the company’s continued commitment to the Visayas region since first entering the Cebu market in 1990. Officially launched in November 2022, 128 Nivel Hills has been designed to become one of Cebu City’s “coveted addresses”.
Sprawling across an expansive 8,470 square meters of prime hilltop real estate, the development comprises three stunning towers interconnected by a shared podium of luxury amenities. The property commands sweeping 360° panoramic views—overlooking Cebu City’s modern skyscrapers on its east side and facing the majestic Mount Busay to its west.
The project represents a significant investment, with sales projected to reach ₱8 billion to ₱9 billion. As Sta. Lucia Land President Exequiel Robles stated: “We believe that this latest project, 128 Nivel Hills, is set to make things even more exciting in Cebu’s property market”.
Historical Background & Developer Credibility
The Genesis of 128 Nivel Hills
The story of 128 Nivel Hills begins in January 2014, when two prominent Cebuano-owned companies—PJ Lhuillier Group and MSY Holdings Corp.—partnered to create Diamond Hiland, Inc. for a major condominium project. The site, a prime 8,472-square-meter lot in Nivel Hills, was formerly occupied by the original Casino Filipino.
Initially announced as a ₱4.9 billion three-tower high-end development, the project was originally called “The Shifting Ovals” due to its design integrating twists and curves into the structure. The original plan included three residential towers: an eight-floor Garden Residences, a 34-floor East Tower, and a 42-floor West Tower, with unit prices starting from ₱8 million.
The Evolution & Modern Launch
The project experienced delays during the height of the COVID-19 pandemic in 2020, when construction was temporarily halted during the excavation phase. However, by November 2022, Sta. Lucia Land and Diamond Hiland officially launched the revitalized 128 Nivel Hills with a glamorous showroom unveiling attended by Cebu City Mayor Michael Rama and other prominent personalities.
Developer Credibility
Sta. Lucia Land Inc. brings over 50 years of real estate expertise to the project. The company is one of the most prominent residential community developers in the Philippines, with a diverse portfolio spanning residential developments, resort communities, and condotel properties. Sta. Lucia Land entered the Visayas region in 1990 and has since established a dominant presence in Cebu.
Diamond Hiland, Inc. is a joint venture between two powerhouse Cebuano families:
- MSY Holdings Corp. , the property development arm of the Salimbangon-Yeung family, led by Hong Kong tycoon Carlos Yeung
- PJL Leisure Inc. , representing the PJ Lhuillier Group of former ambassador Philippe J. Lhuillier
Completing this powerhouse partnership is Casas Architects in masterplanning, with international collaboration from Crone Partners of Sydney, Australia. The architectural firm NS Incorporated (NSI Architects) also contributed to the project’s modern design.
Strategic Location & Geography
Prime Hilltop Coordinates
128 Nivel Hills is strategically located along Cebu Veterans Drive in Barangay Lahug, Cebu City—one of the most premium locations in the Queen City of the South. Situated atop Nivel Hills at 150 meters above sea level, the property benefits from a cooler microclimate and natural sea breezes that provide year-round ventilation.
The site is part of Cebu’s most prestigious elevated neighborhood, home to landmarks such as the five-star Marco Polo Plaza Cebu and other high-end establishments.
Accessibility & Proximity to Key Destinations
128 Nivel Hills offers exceptional connectivity to Cebu’s most important business, leisure, and educational hubs:
Business Parks:
- Cebu IT Park – 3.0 km / 9 minutes
- Cebu Business Park – 3.9 km / 13 minutes
Shopping & Leisure:
- Ayala Malls Center Cebu – 3.7 km / 10 minutes
- Cebu Country Club – 5.1 km / 15 minutes
- Casino Filipino – 3.2 km / 10 minutes
- Magellan’s Cross – 6.3 km / 25 minutes
Educational Institutions:
- CEU Pelis Institute – 350 meters / 1 minute
- University of the Philippines – Cebu – 2.5 km / 5 minutes
- University of Southern Philippines Foundation – 7 minutes
Healthcare Facilities:
- Chong Hua Hospital – 2.6 km / 15 minutes
- Cebu Doctor’s University Hospital – 2.8 km / 16 minutes
The Nivel Hills Advantage
Nivel Hills has emerged as one of Cebu City’s most vibrant and dynamic sections, attracting restaurants, car dealerships, and other high-end establishments. The neighborhood offers:
- Panoramic views of the entire Cebu City skyline, Mactan Channel, and surrounding mountains
- Upscale living in one of Cebu’s most prestigious addresses
- Proximity to the Marco Polo Plaza Cebu and other landmark establishments
- Premium property values driven by the elevated position and scenic views
Infrastructure, Architectural Design & Sustainability
Master Planning & Scale
128 Nivel Hills is a master-planned community spanning 8,470 square meters of hilltop terrain. The development comprises:
- Tower 1: A 36-story mixed-use tower featuring 210 fully-furnished condotel units (floors 2-12) and 346 residential units (floors 14-36)
- Tower 2: A 36-story purely residential tower with 613 units
- Tower 3: A branded hotel catering to both residents and guests
Architectural Excellence
The project features a sleek modern aesthetic from its exterior down to specific details in its interior, giving off a luxurious and elegant ambiance. Key architectural highlights include:
“The Shifting Ovals” Design: The structure integrates a significant number of twists and curves, creating a dynamic and visually striking silhouette.
Rounded Tower Shape: Strategically designed to channel high-altitude breezes for natural ventilation throughout every building.
Extended Balconies: Each floor features extended balconies that act as environmental sunshades, reducing heat loads in the buildings.
Green Infrastructure: The building harmonizes with its surroundings through a design embracing Cebu’s ordinance on green infrastructure, promoting a more responsible and sustainable lifestyle.
Natural Lighting: The design permits maximum use of natural lighting, minimizing electricity consumption and reducing the carbon footprint.
Podium Garden: Three residential towers are interconnected by a podium garden, creating a seamless transition between towers.
International Collaboration
The project represents a working collaboration with Crone Partners of Sydney, Australia, bringing international design expertise to Cebu’s skyline.
Property Offerings & Unit Types
Tower Configurations
Tower 1 (Mixed-Use):
- 210 Condotel Units (Floors 2-12): Fully-furnished, hotel-managed units ideal for investment or vacation use
- 346 Residential Units (Floors 14-36): Move-in ready residential units for permanent living
Tower 2 (Fully Residential):
- 613 Residential Units: Purely residential development for those seeking a permanent residence
Unit Types & Sizes
128 Nivel Hills offers a diverse range of unit configurations to suit various lifestyles and investment goals:
Studio Units: Approximately 28-30 square meters
Two-Bedroom Units: Approximately 50-71 square meters
Three-Bedroom Units: Approximately 79-84 square meters
Four-Bedroom Units: Approximately 114-163.9 square meters
Condotel Investment Advantage
The condotel units in Tower 1 offer unique investment benefits that set them apart from traditional residential condominiums:
- Tangible Asset: Full ownership covered by Certificate of Condominium Title (CCT)
- Quarterly Dividends: Guaranteed income from Sta. Lucia based on hotel occupancy rates
- 30 Room Nights Per Year: Complimentary, non-cumulative usage of your unit annually
- Hassle-Free Ownership: Professional property management handles everything
- Exclusive Privileges: Option to use 3 room nights at other operational condotels
- Investment Flexibility: Option to use as residential after 15 years
Real Estate Valuation & Investment Analysis
BIR Zonal Values (2026)
The Bureau of Internal Revenue has established the following zonal values for 128 Nivel Hills Tower 1 & 2, effective under Department Order 054-2023:
Residential Condo (RC): ₱175,000 per square meter
Commercial Condo (CC): ₱200,000 per square meter
Parking Slot (PS): ₱107,500 per square meter
Note: Zonal values are minimum assessments for tax purposes and do not reflect actual market prices, which may be higher. Zonal values range from ₱107,500 to ₱200,000 per square meter, with an average of ₱160,833 per square meter.
Market Pricing (2026)
Based on current active listings, unit prices are as follows:
Studio Unit: Starting from approximately ₱3.5 million to ₱3.88 million
Two-Bedroom Unit: Approximately ₱7.76 million to ₱11.43 million
Three-Bedroom Unit: Approximately ₱11.43 million
Sample Studio Computation:
- Selling Price: ₱3,878,051
- Reservation Fee: ₱50,000
- Monthly Equity (36 months): ₱14,770
- In-House Financing Options (12% interest):
- 5 Years: ₱73,325 per month
- 10 Years: ₱47,293 per month
- 15 Years: ₱39,562 per month
Investment Considerations
Strong Sales Performance: In just four months of marketing, the first tower’s inventory was 30% sold, with the majority of units sold being condotels.
High Rental Demand: The location in a booming area with proximity to business parks and educational institutions ensures strong rental demand.
Five-Star Development: Positioned as a high-end, five-star development with sales expected to reach ₱8-9 billion.
Condotel Income Potential: Investors can earn guaranteed quarterly dividends based on hotel occupancy rates.
Flexible Payment Options: In-house financing and bank financing options are available.
Appreciation Potential: With Cebu welcoming more businesses and the province continuing to be a dynamic destination, property values are expected to appreciate.
World-Class Amenities & Facilities
128 Nivel Hills offers an extensive array of five-star amenities designed to enhance the lifestyle of every resident and guest.
Shared Podium Amenities
The three towers are connected via a common podium that houses first-class amenities for the use of all residents from both towers:
Indoor Amenities:
- Fitness Gym: State-of-the-art equipment for health enthusiasts
- Spa and Wellness Center: For relaxation and rejuvenation
- Game Room: For leisure and entertainment
- Meeting Rooms: For business and personal gatherings
- Open Lounge: A serene and inviting space for relaxation
- Library: For quiet reading and introspection
- Pantry: Convenient food preparation area
- Coffee Shop: For casual meetings and refreshments
- Function Room: Located on Tower 2 for larger events
Outdoor Amenities:
- Pool Complex: Featuring a lap pool and deck for relaxation and family picnics
- Lush Gardens: A touch of nature within the urban setting
- On-site Restaurants: Culinary delights for residents and guests
Lobby & Common Areas
The expansive lobby boasts high ceilings that welcome both residents and guests to the posh yet homey atmosphere of 128 Nivel Hills. The lobby’s finishes and interiors speak to the meticulous curation that went into the project.
Security Features
- 24-Hour Security: Ensuring the safety and peace of mind of all residents
- Concierge Services: Professional assistance for residents’ needs
Lifestyle & Community
The 128 Nivel Hills Experience
128 Nivel Hills offers a lifestyle that combines the tranquility of hilltop living with the convenience of urban accessibility. As described in the project’s marketing: “After chasing deadlines and pursuing career advancement all day in the Visayan metropolis, you find yourself returning this crown jewel of a home—one that props you up for a restful break inside your bespoke unit or amid splendid amenities”.
Nestled on top of a hill, residents are tucked away from the busy metropolis but rewarded with a commanding view of it. The development offers a unique blend of tranquility and convenience, situated atop a scenic hill while being easily accessible to Cebu’s bustling city life.
Resident Profile
128 Nivel Hills attracts a diverse mix of residents and investors:
- Young Professionals: Seeking a premium address close to Cebu IT Park and business districts
- Affluent Families: Looking for spacious units with world-class amenities
- Expatriates & Executives: Drawn to the five-star lifestyle and panoramic views
- Real Estate Investors: Attracted by the condotel investment model and guaranteed returns
- Retirees: Seeking a peaceful hilltop retreat with easy access to healthcare facilities
Community & Lifestyle Amenities
Residents enjoy access to a curated lifestyle that includes:
- Panoramic Views: Sweeping 360° views of Metro Cebu and Mount Busay
- Five-Star Living: Hotel-inspired amenities and services
- Wellness Focus: Fitness gym, spa, and wellness center for health and rejuvenation
- Social Spaces: Game room, open lounge, and function rooms for entertainment and gatherings
- Convenience: On-site restaurants, coffee shop, and retail options
Challenges to Consider
Pricing Premium: As a high-end five-star development, 128 Nivel Hills commands premium pricing compared to other Cebu condominiums.
Construction Timeline: Turnover is scheduled between late 2026 and early 2027, requiring patience from investors.
Condotel Restrictions: Condotel units have specific usage limitations and are managed by the hotel operator.
Association Dues: Ongoing maintenance and association fees represent a recurring cost.
Comparative Market Positioning
Versus Other Nivel Hills Developments
Nivel Hills has become Cebu’s premier elevated residential address, hosting several luxury developments:
Marco Polo Parkplace (Federal Land): A 20-storey development offering 168 residences with hotel-inspired living.
Auria Residences (Grand Land Inc.): A 33-story mixed-use condominium also located along Veterans Drive.
128 Nivel Hills distinguishes itself through its condotel investment model, three-tower masterplan, and the ₱8-9 billion projected sales value.
Versus Other Cebu Luxury Condominiums
Compared to other luxury condominiums in Cebu, 128 Nivel Hills offers:
- Hilltop Location: 150 meters above sea level with cooler temperatures and panoramic views
- Condotel Option: Unique investment model with guaranteed quarterly dividends
- Mixed-Use Concept: Combination of residential, condotel, and hotel in one development
- Five-Star Amenities: World-class facilities typically found in premium hotels
- Developer Credibility: Backed by Sta. Lucia Land’s 50+ years of experience
Investment Positioning
128 Nivel Hills is positioned as a high-end, five-star development that offers both luxury living and investment potential. As Sta. Lucia Marketing President Liezel Tuason-Magpoc noted: “Right now, majority of the units sold are condotels. Our sales team has been actively marketing this concept as one way to earn, hassle-free, from your property investment”.
The project appeals to:
- Local Buyers: Rising interest and appreciation from local investors
- Overseas Investors: Traditional condotel market with proven benefits
- End-Users: Those seeking a permanent residence with five-star amenities
- Business Professionals: Proximity to Cebu IT Park and business districts
Conclusion
128 Nivel Hills represents a landmark achievement in Cebu’s luxury real estate landscape—a master-planned hilltop community that combines the prestige of Sta. Lucia Land’s 50-year legacy with the vision of Cebu’s most prominent business families.
Since its official launch in November 2022, the development has captured the imagination of investors and homebuyers alike, achieving 30% take-up in just four months for its first tower. With projected sales of ₱8-9 billion, 128 Nivel Hills is poised to become one of Cebu City’s most successful real estate developments.
The project’s defining characteristics—150 meters above sea level, 8,470 square meters of prime hilltop real estate, three stunning towers, and five-star amenities—create an unparalleled living and investment environment. Its strategic location along Cebu Veterans Drive, near Cebu IT Park, Ayala Center Cebu, and premier educational institutions, offers the perfect balance of tranquility and convenience.
For discerning investors, 128 Nivel Hills offers a unique opportunity through its condotel investment model—providing guaranteed quarterly dividends, 30 complimentary room nights per year, and hassle-free ownership. For end-users, the development offers spacious units ranging from 28-square-meter studios to 163.9-square-meter four-bedroom residences, all with access to world-class amenities and breathtaking panoramic views.
As Sta. Lucia Land President Exequiel Robles stated: “We were one of the first—if not the first—national developers to bet big on Cebu as we recognize its huge potential as an investment destination”. With 128 Nivel Hills, that vision continues to evolve—creating not just a development, but a legacy for generations to come.
Whether you’re seeking a luxury residence with panoramic views, a high-yield condotel investment, or a five-star lifestyle in Cebu’s most prestigious neighborhood, 128 Nivel Hills stands ready to welcome you home.
Author
John Paul Ybañez Paquibot
Licensed Real Estate Broker | PRC No. 00014132 | DHSUD No. CVRFO-B-03/18-2672
Bachelors Realty and Brokerage, Inc. Cebu
G/F Cap Building, Brgy. Corner, Osmeña Blvd.
Arlington Pond St. Extension, Cebu City, 6000 Cebu
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