Mandani Bay fundamentally changes the dynamic of urban development in Metro Cebu. For decades, the region’s luxury real estate was concentrated in hillside enclaves or dense IT parks. This PHP 130 billion township shifts the focus directly to the water, reclaiming a massive strip of the Mactan Channel coastline to build a self-contained, pedestrian-first ecosystem. As the first development in the Visayas-Mindanao region to achieve a 5-star BERDE rating, it seamlessly integrates residential towers, premium office spaces, and a vibrant retail boardwalk into a world-class live-work-play community through the global expertise of Hongkong Land and Taft Properties.
Project Overview
- Developer: HTLand Inc. (Hongkong Land + Taft Properties)
- Total Area: 20 Hectares (approximately 200,000 sq. m.)
- Location: F.E. Zuellig Avenue, North Reclamation Area, Mandaue City
- Project Type: Mixed-use Waterfront Community
- Total Investment: PHP 130 Billion
- Status: Ongoing Phased Construction (as of June 2026)
- Master Planner: Crone Architects
- Landscape Architect: CallisonRTKL
- Green Certification: 5-Star BERDE Rating (VisMin Pioneer)
Core Urban Design & Architectural Philosophy
Rather than treating towers as isolated blocks, Mandani Bay relies on structural continuity. Podiums connect the buildings vertically—vehicular traffic is kept below while the ground and upper walkway levels remain completely dedicated to people, open air, and green corridors.
The Connected Podium Network: Residents can traverse residential zones, office facilities, and retail spaces without ever having to cross a traditional, car-choked street intersection.
The Green Axis: A 40-meter-wide linear park bisects the development. It works both as a scenic gathering space and as a natural cooling engine, pulling sea breezes through the concrete architecture to lower ambient temperatures across the district.
Eco-Efficiency at Scale: The township integrates smart water management, dedicated electric vehicle charging grids, and specific solar building orientations. This strict compliance with sustainable master planning earned it the region’s first 5-star BERDE green rating, with perfect marks in management, materials, indoor environment quality, and innovation. It also received the Best Green Development Award at the 2021 PropertyGuru Philippine Property Awards.
A Prime Waterfront Location
Mandani Bay is strategically positioned along the Mactan Channel, between Cebu City (the country’s oldest city and main domestic shipping port) and Mandaue City (a significant center for trade and commerce). This prime location offers easy access to the Mactan-Cebu International Airport—just a 20-minute drive away—and the key business districts of Cebu City.
The development draws historical inspiration from the 16th-century Mandani settlement documented during Ferdinand Magellan’s voyage, aiming to transform the area into a premier urban waterfront hub.
Residential Phases
Phase 1: Mandani Bay Suites (Completed)
Construction began in 2016. All 1,200 units across two towers sold out. Unit turnovers completed; residents moved in.
- Unit Types: Studio to three-bedroom units, penthouses, townhouses, loft and garden units with granite countertops and premium finishes
- Towers: Tower 1 – 28 storeys; Tower 2 – 34 storeys
- Amenities & Tech: Podium-level community facilities, parking, and the Mandani Bay Community App for booking amenities, scheduling services, and paying fees remotely
- Recognition: Awarded the 5-star BERDE rating
Phase 2: Mandani Bay Quay (Under Development)
The second phase shifts emphasis toward an energetic lifestyle. Comprising three residential high-rises (40 stories each) and one landmark office workspace, this sector wraps around an intensive fitness ecosystem.
- Status: Topping-off ceremonies held in January 2024. Construction continues as of Q2 2026 on towers, retail podium, and central Rotunda
- Total Floor Area: Approximately 328,000 sq. m.
- Unit Types: 1-bedroom, 2-bedroom deluxe, 3-bedroom suites, penthouses, and garden units. Tower 3 offers fully furnished units (range hood, induction cooktop, split-type AC) with personalization options. Many units feature balconies with sea or mountain views
- Total Units: 3,325 residential units across the three towers
Commercial & Retail Hub: The Waterfront Lifestyle
The public face of the development centers entirely on its 500-meter coastal promenade. Instead of standard indoor malls, the retail environment is structured horizontally to interact directly with the sea air—ideal for al fresco dining, community gatherings, and leisure. Soft opening was set for July 2025.
The Shops at Mandani Bay features curated retail and dining destinations. Confirmed tenants include:
- Dining: Red House Shabu Shabu, Abaca, Acacia Steakhouse, Café Laguna, Etta’s, Yukga Premium Aged Meat Korean BBQ, Chankonabe, Poke Bowls, Snow Café
- Wellness & Retail: Amana Spa & Wellness, Dharana Yoga Studio, The Fat Chair, Motiv8 Wellness Center
- Groceries & Essentials: Metro Retail’s new premium supermarket concept (Metro Gourmet), Watsons’ first sustainability-themed store in Cebu, Coffee Station, Chill Laundry Lounge
Future Scale: Over 43,000 sq. m. of gross leasable retail space upon full completion.
Lifestyle & Exclusive Amenities
Mandani Bay is designed for an active, connected lifestyle.
The Red Loop: A 1.6-kilometer scenic walking, running, and jogging path open to the public.
Green Spaces: Green Promenade, tree-lined central avenue, landscaped pocket parks.
Exclusive Amenities at Mandani Bay Quay (Active Zone):
- 50-meter Lap Pool, Water Play Area, Pool Cabanas
- Adventure Playground, Multi-purpose Court, Sports Hall
- Outdoor Fitness Area, Yoga Deck
- Clubhouse and Lounge Areas
Commercial & Office Component
One Mandani Bay is a Grade A, sustainable office tower registered with the BERDE program and the Philippine Economic Zone Authority (PEZA). It acts as the local economic engine, ensuring the community isn’t just a bedroom suburb, but a destination that pulls daily workforce traffic and executive tenants into the ecosystem.
- Storeys: 30 floors
- Units: 217 office spaces
- Unit Sizes: 80 to 345 square meters
- Recognition: Recipient of the 2021 PropertyGuru Philippine Property Awards’ Best Office Architectural Design
Current Project Milestones (As of June 2026)
- Phase 1: Fully completed and occupied. High resale and rental activity reported
- Phase 2 (Quay & One Mandani Bay): Structural works completed. Office and residential towers in advanced stages of fitting and turnover preparations
- Retail Expansion: The Boardwalk continues adding flagship brands, cementing its status as a premier lifestyle destination in Cebu
- Recent Development: In January 2026, an arbitration ruling awarded HTLand PHP 368.92 million in a dispute with a construction firm regarding Phase 2. The project continues full steam ahead
- Safety Milestone: Mandani Bay Quay logged 20 million safe manhours without lost time incident
Projected Timeline
- Overall Completion: 10-15 years from 2016 launch, with 21 towers planned for the 20-hectare site
- Future Phases: Subdivided into 8 blocks/phases, expected to add a total of 10,000 residential units to Cebu’s inventory
Honest Investor Analysis: Market Reality & Risks
Mandani Bay represents a high-conviction, premium asset play, but it requires a specific investment mindset.
The Premium Price Tag: Because of its international backing (Hongkong Land) and high-end construction standards, the entry price per square meter is among the highest in the Visayas. Unit prices typically start around PHP 8 million for a studio and scale up to PHP 30 million or more for sprawling multi-bedroom penthouses and specialized garden suites. This is an asset built for long-term capital appreciation and premium expat or corporate rental yields, rather than rapid, short-term house flipping.
Traffic & Surrounding Area: The immediate surrounding area in the North Reclamation Area is still transitioning from its industrial roots. While the internal 20 hectares offer a world-class environment, investors must look at a multi-year horizon as neighboring plots gradually modernize to match Mandani Bay’s aesthetic. Peak rush hours on F.E. Zuellig Avenue experience typical Metro Cebu bottlenecks, though the CCLEX and airport proximity mitigate this significantly.
Strict Rental Regulations: If your primary strategy relies on high-turnover transient Airbnb hosting, you will face strict operational hurdles. The property management enforces rigid building security protocols and guest registration guidelines to protect primary resident privacy. The estate functions far more predictably as a long-term capital preservation asset, targeting high-yield, stable corporate leases and expatriate professionals tied to the nearby Grade A office spaces at One Mandani Bay.
Operating Costs: In line with other high-end corporate luxury developments in Metro Cebu, monthly condominium association dues hover around PHP 125 per square meter. These fees strictly cover 24/7 estate-wide security, high-frequency maintenance of the elevated pedestrian podium networks, upkeep of the expansive pool systems, and the operational digital frameworks powering the community app.
Frequently Asked Questions
Who is the developer behind Mandani Bay in Cebu?
The township is developed by HTLand Inc., a powerhouse joint venture combining the international development expertise of Hongkong Land (a member of the Jardine Matheson Group) with the localized premium real estate track record of Taft Properties.
What are the average condominium prices at Mandani Bay?
As a premium luxury township, real estate entry points generally scale from around PHP 8 million for standard studio units up to PHP 30 million or more for sprawling multi-bedroom penthouses and specialized garden suites. Prices fluctuate depending on the specific development phase, floor level, and view orientation (mountain vs. sea).
What does the 5-star BERDE rating mean for residents?
Mandani Bay secured the first 5-star BERDE green rating in the Visayas-Mindanao region. For everyday residents, this translates to tangible design benefits: energy-efficient building orientations that lower personal cooling costs, extensive natural open-air common zones, advanced smart water management networks, and robust electric vehicle charging infrastructures built directly into the parking decks.
Is Mandani Bay a good property investment for short-term rental or Airbnb?
Generally, no. The property management enforces strict security protocols and guest registration guidelines to protect resident privacy. The estate is optimized for long-term capital preservation and high-yield corporate leases to expatriate professionals, rather than high-turnover transient hosting.
How is the traffic around Mandani Bay?
While peak rush hours on F.E. Zuellig Avenue experience typical Metro Cebu bottlenecks, the location is strategically situated mid-way between central Cebu City and Mactan Island. Residents enjoy a direct driving route to the Mactan-Cebu International Airport via the bridges or down toward the south via the CCLEX.
What are the monthly association dues?
Monthly condominium association dues hover around PHP 125 per square meter. These cover 24/7 security, maintenance of the elevated podium networks, pool systems, and the community app’s digital framework.
Ready to Invest or Learn More?
Mandani Bay offers a rare combination of institutional backing, prime waterfront location, and future-ready amenities. Whether you are looking for a luxury home, a rental income property, or a long-term capital appreciation asset, this township delivers.
Mandani Bay: Live Your Passion
Contact Us
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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