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Category: Condominiums

Royal Oceancrest Mactan 2
Royal Oceancrest Mactan 2 stands as the highly anticipated second phase of PrimaryHomes’ flagship resort-style condominium series—a master-planned, nature-integrated development that is redefining coastal living on Mactan Island. Developed by PrimaryHomes, Inc. , part of the esteemed Primary Group of Builders with over 75 years of combined construction and development experience, this project represents a significant expansion of the Royal Oceancrest brand in one of the Philippines’ most dynamic tourism and investment destinations.

Situated within a future water-centric township development on Mactan Island, Royal Oceancrest Mactan 2 offers discerning investors and homeowners a unique opportunity to own a piece of Cebu’s most promising coastal real estate. The project curates leisure pools, wellness zones, active spaces, social gathering areas, and convenient commercial spaces within the community. Its nature-integrated design emphasizes fluid indoor-outdoor transitions, open walkways, green spaces, and breathable architecture that create a sense of calm within an urban setting.

The Royal Oceancrest Series is being strategically positioned within established tourism-driven corridors in Mactan, Cebu—markets supported by infrastructure expansion and steady visitor flows. In Mactan, a key gateway to the Visayas, demand is reinforced by the Mactan-Cebu International Airport and the Cebu-Cordova Link Expressway (CCLEX) , which have improved accessibility and strengthened the island’s dual role as a residential and tourism hub.

The project reflects a simple yet powerful promise: A Life Filled with Rewards—bringing together the rewards of a resort-like getaway, an enriching gateway, and a business opportunity.

Historical Background & Developer Credibility

The PrimaryHomes Legacy

PrimaryHomes, Inc. is one of Cebu’s most respected homebuilders, operating as part of the Primary Group of Builders (PGB) —a conglomerate with over 75 years of integrated development and construction capabilities. The group’s vertically integrated structure includes:
- Primary Structures Corporation – a Triple-A category general contractor
- Concrete Solutions Inc. – an ISO-certified concrete solutions provider
- ABC LightStrong Building Systems – a construction innovator
This integrated approach allows projects to move through planning, construction, and completion in a coordinated manner, with disciplined execution and on-time delivery treated as core priorities.

The Royal Oceancrest Series Evolution

The initial Royal Oceancrest developments were launched and sold during the height of the COVID-19 pandemic—a period of heightened uncertainty—yet construction proceeded in alignment with committed milestones, reflecting continuity and reliability despite challenging conditions.

Royal Oceancrest Mactan (the first phase) is now fully operational, with completed and energized towers reflecting successful delivery and sustained absorption. The project earned the distinction of “Best Eco-friendly Condo Development” at the Philippines Property Awards 2023, besting two other contenders from prominent developers.

Royal Oceancrest Mactan 2 continues within a township environment, with ongoing market take-up reflecting continued demand. In Bohol, Royal Oceancrest Panglao is already operational, while Panglao 2 is transitioning into turnover following the completion of its first tower, signaling continued expansion in a market anchored on tourism-led demand.

Developer Credibility & Awards

PrimaryHomes secured four prestigious awards at the Philippines Property Awards 2023, including “Best Sustainable Developer” and recognition for Royal Oceancrest Mactan as “Best Eco-friendly Condo Development” . This recognition underscores the developer’s commitment to sustainable practices and quality construction.

PrimaryHomes leverages its integrated development and construction capabilities—built over more than three decades—to maintain delivery timelines and build quality. This track record of disciplined execution provides buyers with assurance of project completion and sustained asset value.

Strategic Location & Geography

Prime Mactan Island Coordinates

Royal Oceancrest Mactan 2 is strategically located in Barangay Basak, Lapu-Lapu City, Mactan Island, Cebu. The development sits on a 1.4-hectare property along Sudtunggan Road, placing it at the center of modern establishments on the tropical island of Mactan while never being too far from the buzzing business capital of Cebu.

Proximity to Key Destinations

Royal Oceancrest Mactan 2 enjoys exceptional connectivity to Mactan’s most important destinations:

Transportation Hubs:
- Mactan-Cebu International Airport – minutes away, providing seamless access for international and domestic travelers
- Cebu-Cordova Link Expressway (CCLEX) – offering rapid access to mainland Cebu
Shopping & Leisure:
- SM City Cebu – 11 kilometers away
- Ayala Center Cebu – 13 kilometers away
- Gaisano Mall and other commercial districts within easy reach
- World-class beach resorts, including the renowned Plantation Bay Resort
- Championship golf courses in the vicinity
Lifestyle & Entertainment:
- Upscale dining establishments
- Lifestyle spots and restaurants
- Nightlife and entertainment venues
The Mactan Island Advantage

Mactan Island serves as a key gateway to the Visayas, supported by sustained infrastructure development, steady residential demand, and positive tourism activity. The island’s dual role as a residential and tourism hub makes it one of Cebu’s most dynamic real estate markets.

The location’s accessibility to island attractions allows owners to maximize occupancy opportunities while enjoying the lifestyle benefits themselves. A condominium near world-class beaches, lifestyle spots, restaurants, and commercial districts creates stronger appeal for both short-term guests and long-term tenants.

Infrastructure, Architectural Design & Sustainability

Master Planning & Scale

Royal Oceancrest Mactan 2 is part of a four-tower residential and commercial condominium complex. The entire Royal Oceancrest Mactan development comprises 952 total saleable units across its residential and commercial components.

The project is being developed within a future township setting, where planned growth, integrated conveniences, and evolving infrastructure contribute to long-term value appreciation.

Nature-Integrated Design Philosophy

The project’s design emphasizes:

Fluid Indoor-Outdoor Transitions: Seamlessly connected layouts that blur the lines between interior and exterior spaces

Open Walkways & Green Spaces: Breathable architecture that creates a sense of calm within an urban setting

Sustainable Features: The project’s eco-friendly design earned it the “Best Eco-friendly Condo Development” award

Scenic Views: Overlooking the Mactan skyline, view-oriented units command stronger interest and pricing

Construction Excellence

The development benefits from the integrated construction capabilities of the Primary Group of Builders, ensuring:
- On-time delivery as a core priority
- Reduced uncertainty through coordinated project execution
- Sustained build quality through the group’s Triple-A contractor accreditation
Property Offerings & Unit Types

Unit Configurations

Royal Oceancrest Mactan 2 offers thoughtfully designed units in various configurations to suit different lifestyles and investment goals:

Studio Units:
- Floor Area: 28 square meters
- 1 Toilet & Bath
- Ideal for single professionals, couples, or investors seeking entry-level coastal property
One-Bedroom Units:
- Floor Area: 28 to 30 square meters
- 1 Bedroom, 1 Toilet & Bath
- Perfect for individuals or couples desiring separate living and sleeping spaces
Two-Bedroom Units:
- Floor Area: 60 square meters
- 2 Bedrooms, 1 Toilet & Bath
- Spacious units that cater to larger families or those who require more space
Unit Finishes

Buyers can choose between two unit types:

Bare Units: Shell units ready for personalized finishing

Finished Units: Featuring painted walls, tiled floors, kitchen countertop and cabinets, tiled bathroom with fixtures, provision for air conditioning, and balcony (select units)

Dual-Purpose Design

Each unit is crafted for efficiency and comfort—ideal for personal use while remaining highly adaptable for rental. Thoughtful layouts, functional spaces, and practical proportions make day-to-day living effortless. This dual-purpose design allows buyer-investors to enjoy the property themselves while maintaining strong rental readiness.

Real Estate Valuation & Investment Analysis

Pricing Structure (2026)

Royal Oceancrest Mactan 2 offers competitive pricing with flexible payment options:

Pre-Selling Price:
- ₱4,388,163 for select units
Price Range:
- ₱3.3 Million to ₱6.6 Million
Sample Listing:
- Studio Unit: ₱2,358,623 (28 sqm)
Unit Type Price Range (2026):
- Studio Units: Starting from approximately ₱2.3 Million
- One-Bedroom Units: Approximately ₱3.5 Million to ₱4.5 Million
- Two-Bedroom Units: Approximately ₱5 Million to ₱6.6 Million
Note: Prices are subject to change without prior notice. Real estate property values are appreciating daily.

Investment Highlights

Resort-Style Appeal: The project’s resort-like amenities—leisure pools, wellness zones, active spaces, and social gathering areas—translate into stronger rental appeal, higher occupancy, and flexibility.

Tourism-Driven Demand: Mactan’s established tourism corridor, supported by the airport and CCLEX, ensures steady visitor flows and sustained rental demand.

Township Growth Premium: Being nestled in a future township development adds a layer of foresight to the investment. Planned growth, integrated conveniences, and evolving infrastructure contribute to long-term value appreciation.

Flexible Use: Units are designed for flexible use, allowing them to function as residences, long-term rentals, or hospitality-oriented accommodations depending on market conditions.

View Premium: View-oriented units command stronger interest and pricing, enhancing listing performance and improving guest satisfaction.

Capital Appreciation: With Cebu welcoming more businesses and the province continuing to be a dynamic destination, property values are expected to appreciate.

Rental Potential

The project’s location near world-class beaches, lifestyle spots, restaurants, and commercial districts creates stronger appeal for both short-term guests and long-term tenants. For investors, these features translate into:
- Higher occupancy rates throughout the year
- Stronger rental appeal from a broader market—from short-stay travelers to long-term tenants
- Sustained rental desirability through view-oriented units and resort-style amenities
World-Class Amenities & Facilities

Royal Oceancrest Mactan 2 offers an extensive array of resort-inspired amenities designed for leisure, wellness, and social connection.

Swimming & Recreation
- Leisure Pools – multiple pool areas for relaxation and recreation
- Outdoor Swimming Pool – year-round access for residents and guests
- Pool Bar – for refreshments and socializing
Wellness & Fitness
- Fitness Gym – state-of-the-art exercise facilities
- Wellness Zones – dedicated spaces for health and rejuvenation
- Public Bath – additional wellness amenity
Social & Leisure Spaces
- Social Gathering Areas – spaces for community interaction and events
- Grilling Stations / BBQ Facilities – for outdoor dining and entertaining
- Nightclub – for entertainment and nightlife
- Clubhouse – central social hub
Commercial Convenience
- Convenient Commercial Spaces – retail and services within the community
- Restaurants – dining options for residents and guests
Nature & Open Spaces
- Landscaped Gardens – lush greenery for relaxation
- Walking Trails – scenic paths for exercise and leisure
- Private Beach Access – allowing residents to immerse themselves in the natural beauty of Mactan Island
- Open Walkways – breathable architecture creating a sense of calm
Building Features
- Elevators – convenient access to all floors
- Standby Generator Set – uninterrupted power supply
- Fire Alarm and Sprinkler System – with fire exits for safety
- Telephone Cable and Internet Ready – modern connectivity
- Closed Circuit Television (CCTV) System – security monitoring
Security & Services
- 24-Hour Security – ensuring the safety, privacy, and well-being of residents
- Personalized Concierge Services – professional assistance for residents’ needs
- Express Check-in/Check-out – convenient for guests and short-term stays
- Pet-Friendly – accommodating residents with pets
Lifestyle & Investment Potential

The Royal Oceancrest Experience

Royal Oceancrest Mactan 2 offers more than just a condominium—it delivers a lifestyle. As described in the project’s marketing: “A Life Filled with Rewards”. The project brings together:

The Rewards of a Resort-like Getaway: Every day feels like a vacation with resort-inspired amenities, scenic views, and a tranquil coastal environment

The Rewards of an Enriching Gateway: Convenient access to world-class beaches, lifestyle spots, restaurants, and commercial districts

The Rewards of a Business Opportunity: Strong rental potential, capital appreciation, and flexible use options

Resident & Investor Profile

Royal Oceancrest Mactan 2 attracts a diverse mix of residents and investors:
- Tourists & Short-Term Guests – drawn to the resort-style amenities and proximity to Mactan’s attractions
- Business Travelers – seeking convenient access to the airport and business districts
- Long-Term Tenants – professionals and families desiring a coastal lifestyle
- Balikbayans – overseas Filipinos seeking a vacation home or investment property
- Real Estate Investors – attracted by the condotel-style investment model and tourism-driven demand
- Retirees – seeking a peaceful coastal retreat with modern amenities
Strategic Investment Positioning

PrimaryHomes is positioning the Royal Oceancrest Series as long-term assets anchored on:

Location Strength: Established tourism-driven corridors in Mactan, supported by infrastructure expansion

Consistent Execution: On-time delivery and build quality through integrated development capabilities

Sustained Demand: Mactan’s dual role as a residential and tourism hub ensures continued market absorption

Flexible Utility: Units designed to function as residences, long-term rentals, or hospitality accommodations

Challenges to Consider

Pre-Selling Phase: As a pre-selling development, buyers should be prepared for the construction timeline before turnover.

Competitive Market: Mactan Island has numerous condominium developments, requiring differentiation through amenities and location.

Tourism Dependency: The investment’s performance is partially tied to tourism flows, which can be affected by external factors.

Association Dues: Ongoing maintenance and association fees represent a recurring cost.

Comparative Market Positioning

Versus Other Mactan Condominiums

Royal Oceancrest Mactan 2 distinguishes itself through:

Resort-Style Amenities: The project’s comprehensive amenity package—leisure pools, wellness zones, fitness gym, and private beach access—positions it above standard condominium offerings

Nature-Integrated Design: The emphasis on fluid indoor-outdoor transitions, open walkways, and green spaces creates a unique living experience

Township Setting: Being nestled in a future township development adds long-term value appreciation potential

Eco-Friendly Recognition: The “Best Eco-friendly Condo Development” award distinguishes the project from competitors

The Mactan Advantage

Mactan Island offers distinct advantages over mainland Cebu developments:
- Airport Proximity: Unmatched accessibility for international and domestic travelers
- Tourism Ecosystem: World-class beaches, resorts, and attractions drive sustained demand
- Infrastructure Growth: CCLEX and other developments enhance connectivity and value
- Coastal Lifestyle: Unique appeal for those seeking a beach-adjacent residence
Conclusion

Royal Oceancrest Mactan 2 represents a landmark opportunity in Cebu’s coastal real estate landscape—a nature-integrated, resort-style condominium development that combines the prestige of PrimaryHomes’ 75-year legacy with the natural beauty and tourism-driven demand of Mactan Island.

Since the successful delivery of Royal Oceancrest Mactan—which earned the “Best Eco-friendly Condo Development” award—the second phase has continued within a township environment, with ongoing market take-up reflecting sustained demand. The project’s strategic location along Sudtunggan Road in Barangay Basak places it at the center of Mactan’s modern establishments while providing easy access to the Mactan-Cebu International Airport, CCLEX, world-class beaches, and premier shopping destinations.

The development’s defining characteristics—nature-integrated design, resort-style amenities, flexible unit configurations from studios to two-bedroom layouts, private beach access, and township setting—create an unparalleled living and investment environment. Its recognition as an eco-friendly development and the developer’s track record of disciplined execution provide assurance of quality and sustained asset value.

For discerning investors, Royal Oceancrest Mactan 2 offers the unique combination of:
- Resort-style living with leisure pools, wellness zones, and social spaces
- Strong rental potential driven by Mactan’s tourism and business travel demand
- Capital appreciation supported by infrastructure growth and township development
- Flexible use as a residence, long-term rental, or hospitality accommodation
- Developer reliability backed by PrimaryHomes’ 75-year track record
Whether you’re seeking a personal coastal retreat, a high-yield investment property, or a flexible asset that can serve both purposes, Royal Oceancrest Mactan 2 stands ready to deliver A Life Filled with Rewards.
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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
July 9, 2026
128 Nivel Hills
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.
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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
July 9, 2026
1016 Residences Cebu
In the heart of Cebu’s most prestigious business district, a single 24-storey tower rises with an air of quiet exclusivity that sets it apart from the dense, micro-condo developments saturating the modern market. 1016 Residences is not merely a place to live; it is a statement of refined taste. Developed by the powerhouse partnership of Ayala Land Premier (ALP) and Cebu Holdings, Inc., this ultra-low-density residential enclave represents the absolute pinnacle of sophisticated urban living in the Queen City of the South.

By limiting the entire building to just 109 exclusive residential units—averaging approximately six units per floor—the development rejects the hustle of high-density living. Instead, it delivers an intimate community atmosphere where privacy, tranquility, and long-term asset retention are paramount. Whether you are an affluent local professional, a corporate expatriate, or a discerning investor, 1016 Residences offers a lifestyle that balances high-grade urban convenience with the serenity of a private sanctuary.

Prime Location & Unrivaled Lifestyle Connectivity

Location is the golden rule of real estate, and 1016 Residences sits at the absolute epicenter of Cebu’s economic and cultural heartbeat. Situated along Masbate Road within the master-planned Cebu Business Park, residents enjoy a rare combination of dynamic city access and secure, serene residential ambiance.

Proximity to Key Landmarks

The strategic positioning ensures that everything a resident could possibly need is just a stone’s throw away. A quick, direct stroll leads to Ayala Center Cebu, granting immediate access to world-class retail boutiques, gourmet dining, and premium entertainment options. For business travelers and professionals, the property is adjacent to premier office towers, Seda Ayala Center Cebu, and a short drive from the bustling Cebu IT Park. Furthermore, seamless connectivity to major arterial roads ensures smooth transits to the historic city center, the busy sea ports, and the Mactan-Cebu International Airport.

The City Sports Club Cebu Integration

Perhaps the most distinguishing feature of 1016 Residences—and one that no other luxury tower in the region can claim—is its direct, exclusive physical connection to the City Sports Club Cebu (CSCC). Every residence comes with integrated club usage rights, granting homeowners privileged access through a secure walkway that connects the residential tower directly to the club complex. This seamless integration effectively gives residents a private country club at their doorstep, featuring an Olympic-sized swimming pool, tennis and squash courts, a state-of-the-art fitness center, a bowling alley, and multiple fine-dining options.

Architectural Excellence & Sustainable Engineering

The architectural vision of 1016 Residences is one of contemporary sophistication. Clean structural lines and a modern aesthetic are utilized not just for visual appeal, but to frame the breathtaking panoramic views of the Visayan Sea and the surrounding mountain ranges.

The interior architecture and common areas—spanning approximately 500 square meters of estate space—were executed by the renowned firm Asuncion Berenguer, Inc. (ABI). Their design program covers everything from the soaring, high-ceiling ground-floor lobby and reception zones to the passenger lift lobbies and the open-air relaxation decks.

Sustainable Engineering & Layout Design:
The building is structurally engineered to harness natural airflow. Corridors and elevator lobbies are designed to maximize cross-ventilation, significantly reducing energy dependency. Utilizing a corner-unit layout strategy, the low-density floor plan ensures that every single residence occupies a building corner, thereby maximizing natural light, panoramic views, and efficient cross-ventilation. To optimize indoor climate control, localized inverter-type air conditioning units are standard installations throughout the tower, reinforcing the development’s commitment to eco-efficient modern living.

Premium Residential Units: Floor Plans & Specifications

Every private residence at 1016 Residences is designed to amplify space and light. Featuring high ceilings, expansive glass panels, and open-plan layouts, each unit feels larger than its square footage suggests. Interiors are finished with high-quality materials, including natural stone, premium hardwood, and high-grade porcelain tiles.

Kitchens are pre-fitted with European-grade cabinetry and top-tier integrated appliances, while master and common bathrooms feature designer sanitary installations from global leaders like Kohler and Grohe. Below is the exact breakdown of the unit mix available within the tower, designed to cater to different family sizes and lifestyle requirements.

Two-Bedroom (2BR) Units:
With a total volume of 66 units, these residences are the most abundant yet highly sought-after floor plans in the building. They offer a spacious floor area ranging from 98 to 110 square meters, complemented by private balconies spanning 5 to 9 square meters. Each unit is allocated 1 basement parking slot, making this configuration ideal for small families, young professionals, or high-level executives.

Three-Bedroom (3BR) Units:
Catering to larger families who desire more room to entertain, the tower features 32 units of this configuration. These homes range from 131 to 146 square meters of internal living space, with outdoor balconies expanding from 8 to 12 square meters. Each of these units comes with 2 secure basement parking slots to accommodate the needs of a growing household.

Three-Bedroom Special & Penthouse Suites:
Sitting at the absolute zenith of Cebu luxury, this category comprises 11 ultra-exclusive units. With floor areas ranging from 184 to an expansive 238 square meters, these residences often feature wrap-around terraces, multi-level loft spaces, and roof decks up to 37 square meters. They include independent helper’s quarters with dedicated toilets and baths, plus isolated washing and drying zones. Owners of these penthouses are allocated 2 dedicated basement parking slots for ultimate convenience.

World-Class On-Site Amenities

While the direct City Sports Club access is the headline act, the tower itself hosts a curated suite of private amenities designed for relaxation, safety, and community interaction without ever leaving the premises.
- Landscaped Gardens & Courtyards: Thoughtfully manicured green spaces that provide a quiet, natural escape from the surrounding urban jungle.
- The Roof Deck Lounge: An open-air pavilion offering dramatic, unobstructed 360-degree views of the Cebu skyline and surrounding topography—perfect for hosting private events.
- Elegantly Appointed Lobby Lounge: A secure, high-ceiling ground floor area intended for welcoming guests and casual social gatherings in a refined atmosphere.
- Dedicated Kiddie Play Area: A safe, monitored space designed specifically for the recreation of younger residents, ensuring families have a secure environment for children to play.
Security, Utilities, and Technical Infrastructure

To provide absolute peace of mind, Ayala Land Premier integrated redundant, industrial-grade utility systems directly into the building’s core infrastructure. These systems ensure that daily life continues without interruption, even in the event of a city-wide outage.
- 100% Full Back-Up Power: Dual generators guarantee that both common areas and individual private residences remain completely operational during blackouts.
- Proximity Card Access Control: Electronic card readers restrict access to all basement parking levels and elevator lifts, ensuring that only verified residents and their guests can move freely through the building.
- 24/7 Security Command: Round-the-clock physical patrols are paired with a network of CCTV surveillance cameras monitoring all entrance, exit, and shared pathways.
- Advanced Fire Safety Networks: Integrated smoke and heat detection arrays are paired with centralized automatic fire sprinkler systems throughout all 24 floors.
- Data & Communication Hubs: Pre-installed structural infrastructure for CATV, multiple phone landlines, and a direct audio guest annunciator intercom system fitted with a one-touch emergency duress button.
Investment Value & Real Estate Market Position

1016 Residences firmly occupies the ultra-premium segment of the Visayas real estate market. Because the project was completed and turned over in the third quarter of 2014, investors face zero construction or developer-delivery risk. This allows for immediate occupancy or immediate generation of rental income.

Market Valuation & Pricing Metrics

The secondary market for 1016 Residences is robust and resilient. Current resale values generally float between PHP 18 million and PHP 50 million, highly dependent on unit size, customization, floor height, and facing views.

On a per-square-meter basis, the property commands an average valuation of PHP 180,000 to PHP 275,000—a significant premium over the wider Cebu City condominium median of USD 2,100 to 2,700 per square meter. This premium is justified by the Ayala Land Premier pedigree, the ultra-low density, and the highly coveted City Sports Club Cebu access.

Rental Market Performance & Investor Yields

For buy-and-hold investors, the development consistently maintains an impressive occupancy rate of 94% to 96%, driven by robust corporate tenant demand from executives and expatriates stationed at the nearby IT Park and Business Process Outsourcing (BPO) headquarters. Long-term lease rates currently range from PHP 75,000 per month for standard two-bedroom units up to PHP 250,000 per month for fully furnished penthouses.

While gross rental yields of 3 to 4 percent are moderate compared to mid-range projects, 1016 Residences compensates through consistent capital appreciation and strong value retention, making it a safe harbor for large-capital investors.

Foreign Ownership Eligibility

Under Philippine real estate laws, foreign nationals can legally purchase and hold absolute freehold Condominium Certificates of Title (CCT) in their individual names at 1016 Residences. This is permitted as long as total foreign ownership within the entire building corporation does not exceed the legal limit of 40%. For international buyers looking for a prestigious Philippine asset, this is a highly attractive, legally secure pathway.

Frequently Asked Questions (FAQ)

Can foreign citizens legally buy a unit at 1016 Residences Cebu?
Yes. Foreign nationals can purchase units under a Condominium Certificate of Title in their individual name, subject to the standard 40% foreign equity ceiling per condominium corporation. This makes it a viable option for expats seeking permanent assets in the Philippines.

How do residents access the City Sports Club Cebu facilities?
Every residence comes with integrated club usage rights. The building features an exclusive, secure physical walkway that connects residents directly from the residential tower into the sports club complex without needing to step outside the estate perimeter.

What are the estimated monthly condominium dues?
While figures vary based on annual budget adjustments, typical high-end condominium dues in Cebu Business Park range from PHP 60 to PHP 120 per square meter monthly. These fees cover 24/7 security, common area maintenance, generator readiness, landscaping, and professional property management services.

Who handles the property management of the tower?
The building is managed exclusively by the Ayala Property Management Corporation (APMC). This ensures that the common areas, structural utilities, and landscaping maintain the strict quality control and high standards associated with the Ayala Land Premier brand.

Conclusion: A Legacy Address in the Queen City

1016 Residences is more than just a condominium; it is a legacy address. It represents the culmination of Ayala Land Premier’s vision for luxury urban living in Cebu, offering a rare combination of prime location, architectural integrity, and unrivaled exclusivity. For those who value privacy, demand the finest amenities, and seek a property that retains its luster and value over decades, this development remains the gold standard in the Visayas.

Whether as a primary family home, a secure weekend retreat, or a blue-chip investment asset, 1016 Residences offers a distinctive address that embodies the very best of modern living in the Queen City of the South.
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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
July 7, 2026
Mandani Bay: Cebu’s Premier 20-Hectare Waterfront Township
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

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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
July 6, 2026
Penthouse Condos for Sale in Cebu: An Honest Guide to the Island’s Most Exclusive Addresses – SeekCebu
The Cebu penthouse market is the ultimate “scarcity play” in Philippine real estate. Unlike standard units, penthouses represent less than one percent of the total condominium inventory in the region. In 2026, as Cebu’s skyline matures, these sky-high properties have become more than just homes—they are trophy assets for high-net-worth individuals and serious investors who prioritize exclusivity, privacy, and unobstructed views.

When you search for a penthouse in Cebu, you are looking for something beyond a condominium unit. You are looking for the pinnacle of urban and resort living—the best views, the most space, the highest level of privacy, and a statement of success. In Cebu’s maturing luxury real estate market, the penthouse has become the ultimate trophy property.

This guide gives you an honest, no-nonsense look at the finest penthouses available across Cebu’s most prestigious developments. From the beachfront sanctuaries of Mactan Island to the towering luxury of Cebu Business Park and Cebu IT Park, we have profiled the developments that define penthouse living in 2026.

Before we dive into the properties, understand this: penthouses in Cebu are not just larger condos. They command premiums for their positioning, their views, and their exclusivity. And in 2026, with Cebu’s luxury condo market seeing robust take-up rates, they remain some of the most resilient investments in the region.

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At a Glance: Top Penthouses for 2026
- Solinea Tower 3: Best for resort-style living and investment liquidity.
- Aruga Resort and Residences: Best for branded luxury service and Rockwell quality.
- The Residences at Sheraton: Best for 5-star hospitality and rental management.
- The Alcoves: Best for ultimate convenience and Ayala Land Premier prestige.
- 38 Park Avenue: Best for skyline drama and the highest residential address in IT Park.
- 1016 Residences: Best for privacy and direct sports club access.
- Mandani Bay Suites: Best for waterfront living and BERDE-certified sustainability.
- Avalon: Best for location dominance directly across from Ayala Center.
- Tambuli Seaside Living: Best for accessible beachfront resort living.
- The Reef Island Resort: Best for floor-to-ceiling ocean views.
- Calyx Residences: Best for the most accessible entry point into Cebu Business Park.
What Makes a Penthouse in Cebu

In Cebu, the term “penthouse” typically refers to the top-floor units of a residential building. But not all penthouses are created equal.

The best penthouses offer:
- Expansive floor areas with premium finishes.
- Private outdoor spaces like terraces or roof decks.
- Unobstructed panoramic views of the city skyline, mountains, or ocean.
- Higher levels of privacy, with some developments reserving entire floors for a single unit.
The price spectrum is wide:
- Entry-level penthouses can start around ₱8 million to ₱10 million.
- Ultra-luxury units can exceed ₱100 million.
- The difference comes down to location, size, developer reputation, and the quality of finishes and amenities.
Beachfront Penthouses on Mactan Island

Mactan Island is Cebu’s premier resort destination, and it is where you will find the most spectacular beachfront penthouses in the region. These are not just homes—they are private sanctuaries with direct access to white sand beaches and world-class resort amenities.

Tambuli Seaside Living

Best For: Buyers seeking a tropical sanctuary with a natural white sand beach and resort-style amenities at an accessible price point.

Tambuli Seaside Living in Maribago, Lapu-Lapu City, is the first solely residential resort development in Cebu. Spread across 11 hectares, the development boasts a ready 200-meter natural beachfront with fine, powdery white sand.

Key highlights of the penthouse offerings at Tambuli:
- Luxurious two-bedroom beachfront penthouse units at Tower C.
- Breathtaking panoramic views of the ocean.
- Access to world-class resort amenities.
- Wide open spaces with nothing formal or restricted about the lifestyle.
Price range: Contact us for the updated pricelist

The honest truth: The resort-style living experience, combined with the prime beachfront location, makes this an attractive option for those seeking a permanent beachside residence or a high-end vacation home.

The Reef Island Resort

Best For: Buyers who want expansive, light-filled spaces with floor-to-ceiling glass and sweeping ocean views.

The Reef Island Resort, located in Dapdap, Lapu-Lapu City, was completed in May 2022 and offers a more exclusive beachfront experience.

Key features of The Reef Island Resort:
- 22 levels with approximately 175 residences.
- Floor-to-ceiling glass in every unit.
- Sweeping panoramic views of the ocean and the distant Olango Islands.
Penthouse offering:
- Three-bedroom, 2,949-square-foot beachfront penthouse.
- Listed at $1,870,000.
- Ultra-luxury living with direct beachfront access.
- Resort-style amenities that rival the best in Southeast Asia.
Accessible entry point:
- Studio units available starting at ₱8,000,000.
The honest truth: The penthouse is the statement piece—a rare opportunity to own one of the most exclusive addresses on Mactan Island.

Aruga Resort and Residences

Best For: Buyers who appreciate the Rockwell lifestyle—meticulous detail, refined elegance, and 5-star service standards.

Aruga Resort and Residences is Rockwell’s boldest move yet in Cebu. This 4.7-hectare beachfront sanctuary in Punta Engaño fuses a luxury hotel with exquisitely designed residences.

Penthouse highlights:
- 4-bedroom penthouse positioned at the highest tier of the residential inventory.
- Full-floor, family-scale home with unobstructed views of Magellan Bay and the Hilutungan Channel.
- Spanning 275 to 292 square meters.
- Expansive interiors with private outdoor living.
- Rockwell’s signature residential standards within a true resort environment.
Premium finishes include:
- SMEG appliances in the kitchen, including rangehood, cooktop, and oven.
- Air conditioning in all bedrooms, living, and dining areas.
Starting price: ₱122,000,000.

The honest truth: This is for buyers who want the best that Mactan has to offer—a beachfront residence with Rockwell’s renowned quality and service.

The Residences at Sheraton Cebu Mactan Resort

Best For: High-net-worth investors seeking a branded residence with 5-star hospitality standards and rental management programs.

The Residences at Sheraton Cebu Mactan Resort is a branded residence—one of the most prestigious categories in luxury real estate.

Property highlights:
- Located on a 3.8-hectare property with a private white sand beach.
- 22-storey main tower with 154 residential units.
- One, two, and three-bedroom configurations.
- 36 courtyard villas with private pools.
What residents enjoy:
- The prestige of the Sheraton name.
- World-class resort amenities.
- Unobstructed ocean views.
- A lifestyle that blends contemporary design with tropical aesthetics.
- Marriott-managed hospitality.
- Private beach access.
- Rental management programs.
Price range:
- Initial selling prices: ₱16.7 million to ₱51 million.
- Current market listings: ₱17.25 million to ₱61.89 million.
The honest truth: This is a solid investment in a proven luxury development with strong brand recognition and stable to appreciating market conditions.

The Mactan Newtown

Best For: Buyers who want the convenience of a master-planned township with resort-style amenities and a complete lifestyle.

The Mactan Newtown is a 30-hectare township on Mactan Island that integrates resort living with BPO offices and residential condominiums.

What the development offers:
- Shopping mall, pharmacy, coffee shops, and restaurants.
- A school within the community.
- Private access beach.
- Spacious unit options from executive studios to two-bedroom units with maid’s rooms.
- Balconies with access to world-class amenities.
Starting price: ₱6.5 million.

The honest truth: The appeal here is the township lifestyle—everything you need is within walking distance. For buyers who want the convenience of a master-planned community with resort-style amenities, The Mactan Newtown is worth considering.

Urban Penthouses in Cebu Business Park

Cebu Business Park is the most prestigious address in the Visayas. Spanning 50 hectares in the heart of Cebu City, this master-planned district is home to over 150 local and multinational companies and the sprawling Ayala Center Cebu. The penthouses here offer the ultimate in urban convenience—steps away from world-class shopping, dining, and entertainment.

The Alcoves

Best For: Those who value absolute convenience and institutional prestige with Ayala Land Premier quality.

The Alcoves is a high-end condominium development by Ayala Land Premier, located along Luzon Avenue and directly connected to Ayala Center Cebu.

Key features of The Alcoves:
- Physically connected to Ayala Center Cebu—not just “near” the mall.
- Units ranging from one-bedroom to four-bedroom configurations.
- Areas from approximately 58 square meters up to 259 square meters.
- High-grade finishes and fittings reflecting Ayala Land Premier standards.
- Swimming pool and fitness gym with panoramic views.
- Playgrounds, gardens, and 24-hour security.
Penthouse pricing:
- One-bedroom, 58-square-meter unit with balcony and parking: ₱20 million.
- Units can reach up to ₱37 million for larger configurations.
- Monthly rentals for one-bedroom units start at approximately ₱85,000.
The honest truth: The Alcoves offers the ultimate convenience—literally connected to Ayala Center Cebu. The trade-off is that this convenience comes at a premium price. For buyers who value convenience above all else and want the prestige of an Ayala Land Premier address, this is a compelling option.

1016 Residences

Best For: Discerning buyers who prioritize privacy, low-density living, and direct access to an exclusive sports club.

1016 Residences is located centrally at Cebu Business Park, a short walk from Ayala Center Cebu.

What sets 1016 Residences apart:
- Direct connection to the exclusive City Sports Club Cebu.
- Access to facilities for shopping, recreation, and business.
- Two-bedroom and three-bedroom configurations.
- A quieter, more sophisticated atmosphere than larger developments.
Pricing:
- Two-bedroom unit: ₱17.5 million.
- Three-bedroom, 131-square-meter unit: ₱30 million.
- Visible sale prices on listing portals range from ₱17 million to ₱46 million.
The honest truth: The direct connection to City Sports Club Cebu is a significant value-add for active residents. If you want a distinctive address in a select community with low-density living, this is an excellent choice.

Solinea Tower 3

Best For: Families and investors who want the largest, most amenity-rich resort-style community in Cebu Business Park.

Solinea is Alveo Land’s flagship development in Cebu Business Park—a 2.6-hectare, five-tower resort-style community that is widely considered the gold standard for residential living in the park.

Solinea Tower 3 highlights:
- Also known as the Lazuli Tower.
- Unit configurations from studios to three-bedroom units with maid’s rooms.
- Special units located in the podium and penthouse levels.
- Two-bedroom, 62-square-meter unit with 23-square-meter balcony and garden views: ₱14 million.
Amenities include:
- Massive lagoon-style pools.
- The Ultramarine lifestyle zone.
- Fitness centers and jogging paths.
- Expansive landscaped gardens.
- Professional property management ensuring pristine condition.
Market position:
- 169 units catalogued on major listing portals.
- 49 for sale and 75 for rent.
- The most liquid secondary market in Cebu Business Park.
The honest truth: Solinea has the most liquid secondary market in Cebu Business Park. This liquidity is a significant advantage for investors who may need to exit their position in the future. The resort-style amenities and Alveo quality make it a secure long-term investment.

Avalon

Best For: Location purists who want to be directly across from Ayala Center Cebu in a mature, established building.

Avalon is a 19-storey condominium located along Luzon Avenue, directly fronting Ayala Center Cebu.

Penthouse offering at Avalon:
- 259-square-meter, three-bedroom penthouse.
- Four bathrooms, two parking slots, a private sauna, and two terraces.
- Fully furnished with breathtaking panoramic views of Ayala Center Cebu and the city skyline.
- Listed at ₱120,000 per month for rent or available for sale.
Amenities include:
- Adult and kiddie swimming pools.
- Fitness gym and sauna.
- Function rooms and business center.
- Daycare center and landscaped gardens.
- 100 percent backup power generation.
- ISO-certified property management.
The honest truth: Avalon is almost filled in, and the location is simply jaw-dropping. For buyers who want to be directly across from Ayala Center Cebu—literally across the street from the mall’s restaurants, shops, and entertainment venues—Avalon is hard to beat.

Calyx Residences

Best For: First-time penthouse buyers or investors who want an accessible entry point into Cebu Business Park.

Calyx Residences, completed in March 2023, is a 28-storey development located in the residential enclave of Cebu Business Park.

Key features of Calyx Residences:
- Developed by Cebu Investment.
- 38 to 47 units per floor.
- Inspired by the outer whorl of green leaves that cradle the flower.
- Designed to support the environment.
- Three-bedroom, fully furnished penthouse available for sale.
Amenities include:
- Swimming pool and pool bar.
- Fitness gym.
- Lounge and function area.
- 24-hour security.
The honest truth: For buyers who want to own a penthouse in Cebu Business Park but cannot afford the premium prices of The Alcoves or Solinea, Calyx Residences offers a realistic entry point.

The IT Park Option: 38 Park Avenue

Best For: Tech-forward high-flyers and entrepreneurs who want the highest residential address in Cebu IT Park.

38 Park Avenue is a 40-storey residential condominium that stands as the tallest residential tower in Cebu IT Park.

Development highlights:
- Inspired by New York architecture.
- Redefines luxury urban living with breathtaking skyline views.
- 745 units total.
- 440 studios, 211 one-bedroom units, 75 two-bedroom units, 11 three-bedroom units, and 8 penthouse units.
Penthouse offering:
- 431-square-meter unit.
- Four bedrooms and five bathrooms.
- Contract price: ₱145,491,552.
The honest truth: This is the most expensive penthouse in Cebu IT Park and one of the most expensive in the entire region. For buyers who want the highest residential address in Cebu IT Park with unobstructed skyline views and a New York-inspired living experience, 38 Park Avenue delivers. The building’s commanding position in the IT Park—the hub of Cebu’s BPO and tech industry—ensures strong rental demand from expatriates and senior executives.

The Waterfront Option: Mandani Bay Suites

Best For: Buyers who want waterfront living with stunning sea views in a BERDE-certified green building.

Mandani Bay Suites is a 34-storey high-end residential condominium development located along the Mactan Channel waterfront in Mandaue City.

Development highlights:
- Studio to penthouse units with modern architecture.
- World-class amenities.
- 5-star BERDE rating from the Philippine Green Building Council.
Penthouse offering:
- Bi-level penthouse with panoramic sea views.
- Three bedrooms and two bathrooms.
- 155 square meters of living space.
- Listed at ₱55,000,000.
The larger development:
- Mandani Bay Suites Tower 2 features 850 residential units.
- Part of the 20-hectare Mandani Bay master plan.
- 200,000 square meters of prime land with 21 towers planned.
The honest truth: The residential component is sold out. Any available units are resale, and the penthouse offering represents a rare opportunity to own in one of Mandaue City’s most prestigious developments.

Essential Considerations for Penthouse Buyers

Buying a penthouse in 2026 is a significant financial commitment. Before you commit, keep these hidden realities in mind.

Parking Allocation
- In Cebu’s dense business parks, parking is the most overlooked asset.
- Ensure your penthouse comes with at least two, ideally three, dedicated parking slots.
- This is especially critical for buyers who own multiple vehicles or expect to host guests frequently.
The Dues Factor
- Penthouse units often have massive floor plates.
- Your monthly association dues will be higher than standard units.
- Always verify the per-square-meter rate before signing.
- In some developments, penthouse dues can be significantly higher due to the additional maintenance required for private roof decks and terraces.
Maintenance of Sky Decks
- Many Cebu penthouses feature wide terraces or private roof decks.
- In a tropical climate, verify the developer’s waterproofing track record for these areas.
- Proper upkeep of sky gardens is essential to avoid long-term structural issues.
- Ask about the building’s maintenance history and any past issues with water penetration.
The Branded Residence Distinction
- Some properties profiled in this guide are “branded residences.”
- These include The Residences at Sheraton Cebu Mactan Resort and Aruga Resort and Residences.
- They are managed by a hospitality brand and offer 5-star service standards.
- They provide rental management programs and access to resort amenities.
- These properties often command higher prices but also offer stronger resale value and rental yields.
The Honest Comparison

Choosing the right penthouse depends on your priorities, your budget, and your vision for how you want to live.

If you want beachfront living with resort amenities:
- Tambuli Seaside Living offers the most accessible entry point.
- Aruga Resort and Residences offers the ultimate in Rockwell luxury and service.
- The Residences at Sheraton Cebu Mactan Resort offers the prestige of a branded residence.
If you want the prestige and convenience of Cebu Business Park:
- The Alcoves, 1016 Residences, and Solinea Tower 3 are the premier addresses.
- Avalon offers the best location directly across from Ayala Center Cebu.
If you want the height and drama of Cebu IT Park:
- 38 Park Avenue’s penthouse offers the highest residential address in the district.
If you want waterfront living with a BERDE-certified green building:
- Mandani Bay Suites’ bi-level penthouse offers stunning sea views and a 5-star sustainability rating.
Final Honest Word

The Cebu penthouse market is a scarcity play. While standard mid-market condos may face pressure from supply, true penthouses in prime buildings remain resilient assets. If you are looking for a unit that holds value regardless of market trends, target buildings with branded residence status like Sheraton or Aruga, or prime location dominance like The Alcoves or 1016 Residences.

Penthouse living in Cebu is not for everyone. It requires a significant financial commitment, and it comes with premium pricing that reflects the exclusivity, the views, and the lifestyle.

But for those who can afford it, a penthouse in Cebu offers something that no other property type can match: the best views, the most space, the highest level of privacy, and the ultimate expression of success.

Whether you choose a beachfront sanctuary on Mactan Island, an urban tower in Cebu Business Park, or a waterfront address in Mandaue City, you are buying into Cebu’s future—and that future remains bright.

The developments profiled in this guide represent the best that Cebu has to offer. Visit them in person. Walk the grounds. Talk to residents if you can. And most importantly, be honest with yourself about what you can afford and what you actually need.

The right penthouse is the one that matches your lifestyle, your budget, and your long-term goals. All of these developments offer something valuable. The key is finding the one that offers exactly what you are looking for.

Looking for Off-Market Penthouse Inventory?

The best trophy properties in Cebu often trade privately before they ever hit public listing portals. If you are searching for exclusive, off-market penthouse availability, reach out to our team today. We maintain a private portfolio of high-rise sky homes that are not publicly advertised.
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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
June 19, 2026
Condominiums for Sale Inside Cebu Business Park: An Honest Guide to Nine Premier Residences
Cebu Business Park is the most prestigious address in the Visayas. Spanning 50 hectares in the heart of Cebu City, this master-planned district is home to over 150 local and multinational companies, the sprawling Ayala Center Cebu, and some of the finest residential condominiums in the region. If you are searching for condominiums for sale inside Cebu Business Park, you are looking at properties that combine world-class amenities with unparalleled convenience and strong investment potential.

But not all condos are created equal. The park offers everything from massive resort-style communities to intimate boutique towers, and the right choice depends on your budget, your lifestyle, and your investment goals. This guide gives you an honest, detailed look at nine of the best residential developments inside Cebu Business Park, starting with the one that stands above the rest.

Solinea: The Crown Jewel of Cebu Business Park

Best For: Investors and families who want a resort-like lifestyle with high resale value.

If there is one development that defines luxury living inside Cebu Business Park, it is Solinea. Developed by Alveo Land, the premium residential brand of Ayala Land, Solinea spans 2.6 hectares and features five distinct towers: Cyan, Turquoise, Lazuli, Palatine, and Cerule. This is not just a condominium—it is a resort-style community that offers a rare combination of urban convenience and serene, suburban tranquility.

Why Solinea leads the pack: Solinea offers the widest range of unit configurations in the park, from efficient studio units starting at approximately 24 square meters up to expansive four-bedroom layouts spanning 163 square meters. This variety means that whether you are a young professional looking for your first home or a family seeking a spacious penthouse, Solinea has something for you.

The amenities are genuinely resort-grade. Residents enjoy an elegant lobby, the expansive Ultramarine lifestyle zone, landscaped gardens, fitness facilities, jogging paths, function rooms, and multiple swimming pools. The entire development is managed by professional property management, ensuring that the building remains in pristine condition—a critical factor for long-term investment value.

Location and accessibility: Solinea is situated along Cardinal Rosales Avenue, placing it at the very heart of Cebu Business Park. Ayala Center Cebu is just a few steps away, offering world-class shopping, dining, and entertainment. Major corporate offices, BPO centers, hospitals, and international schools are all within easy reach, driving high rental demand from expatriates, senior executives, and medical professionals. Higher-floor units offer stunning views overlooking the Cebu-Cordova Link Expressway, a feature that consistently enhances resale value.

What it costs: Studio units in Solinea are currently listed from approximately ₱4.8 million to ₱5.8 million, depending on the tower, floor level, and furnishing. One-bedroom units range from around ₱18.8 million, while larger configurations command premium pricing. Given Ayala Land’s proven track record of high appreciation and strong resale demand, Solinea represents one of the most secure real estate investments in Cebu.

The honest truth: Solinea is the gold standard. It is the largest, most amenity-rich, and most versatile development in the park. The trade-off is that you are paying for prestige—units here command a premium over other buildings. But for buyers who want the best that Cebu Business Park has to offer, Solinea is the clear choice.

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Lucima Residences: The Future of Sustainable Luxury

Best For: Sustainability-conscious buyers and wellness-focused professionals.

If Solinea is the gold standard, Lucima is the future. Developed by Arthaland, the country’s foremost green developer, Lucima is a 37-storey residential condominium located at the corner of Cardinal Rosales Avenue and Samar Loop. It is envisioned to be the first quadruple-certified sustainable high-rise residential building in the Philippines, vying for LEED Gold, WELL, BERDE, and EDGE certifications.

What makes Lucima different: Sustainability is not a marketing gimmick here—it is built into the building’s DNA. Lucima features an efficient building envelope that keeps interiors cooler year-round, rainwater collection systems, bicycle facilities, and a potager garden that supplies fresh, organic produce. Residents benefit from lower electricity and water bills, improved indoor air quality, and a healthier living environment.

The building offers 263 units ranging from 38 to 542 square meters, with configurations from one to five bedrooms. Amenities include a sun deck with lounge chairs, lap pool, kiddie pool, fitness center, kids’ playroom, and function hall.

Location and accessibility: Lucima is situated at the strategic corner of Cardinal Rosales Avenue and Samar Loop, placing it within 200 meters of Ayala Center Cebu. The University of San Carlos is 1.3 kilometers away, the University of the Philippines is 1.8 kilometers away, and Cebu IT Park is just 2.4 kilometers from the property.

What it costs: Lucima is a premium development, and prices reflect that. Units typically range from approximately ₱25 million to over ₱45 million, depending on size and configuration. The building had its turnover in the third quarter of 2025, meaning units are now ready for occupancy.

The honest truth: Lucima is for buyers who prioritize sustainability, wellness, and long-term value. The quadruple-certified credentials are genuinely impressive—no other residential building in the Southern Philippines comes close. However, this is a premium product with premium pricing. If you are an investor who believes that green buildings are the future, or a buyer who wants to live in the most technologically advanced building in Cebu, Lucima is worth every peso.

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The Alcoves: The Pinnacle of Luxury

Best For: Executives and luxury-seekers who want direct mall access.

The Alcoves is a high-end condominium development located along Luzon Avenue, directly connected to Ayala Center Cebu. This is not a building that is “near” the mall—it is physically connected to it, offering residents the ultimate convenience of stepping from their home directly into Cebu’s premier shopping and entertainment destination.

The ultimate convenience: The Alcoves consists of two towers, with the residential component rising 39 storeys and featuring 480 units. Unit configurations range from one-bedroom to four-bedroom layouts, with areas starting at approximately 58 square meters and going up to about 259 square meters. The building offers high-grade finishes and fittings, reflecting its positioning as an Ayala Land Premier development.

The amenities are top-tier, including a swimming pool and fitness gym on the top floor with panoramic views overlooking the ocean, mountains, and Cebu City. Residents also enjoy playgrounds, gardens, 24-hour security, and direct access to all the retail, dining, and entertainment options that Ayala Center Cebu provides.

What it costs: A one-bedroom, 58-square-meter unit with a balcony and parking is listed at ₱20 million. A one-bedroom, 65-square-meter unit is listed at ₱15 million. Prices can reach up to ₱37 million for larger configurations. Monthly rentals for one-bedroom units start at approximately ₱85,000.

The honest truth: The Alcoves offers the ultimate convenience—literally connected to Ayala Center Cebu. This is the building for buyers who want to step out of their home and into a world-class mall without ever stepping outside. The trade-off is that this convenience comes at a premium price. The building is also positioned as a high-end luxury development, so unit prices are significantly higher than other buildings in the park. For buyers who value convenience above all else and have the budget to match, The Alcoves is a compelling option.

1016 Residences: Exclusive Privacy

Best For: Discerning buyers who prioritize privacy and low-density living.

1016 Residences is a centrally located condominium within Cebu Business Park, offering residents a short walk from Ayala Center Cebu and direct connection to the exclusive City Sports Club Cebu. This is a significant advantage—residents have access to an endless array of facilities and amenities for shopping, recreation, and business, all without leaving the building complex.

The details: 1016 Residences offers units ranging from two-bedroom to three-bedroom configurations. A two-bedroom unit is listed at ₱17.5 million. A three-bedroom, 131-square-meter unit is also available. The building is located centrally within the park, making it convenient for professionals and families alike.

What it costs: A two-bedroom unit is listed at ₱17.5 million. Prices vary by unit size and configuration.

The honest truth: 1016 Residences is a solid mid-range option for buyers who want to be in Cebu Business Park without paying the premium for the newest or most luxurious developments. The direct connection to City Sports Club Cebu is a unique selling point that adds significant value for residents who value fitness and recreation.

Park Point Residences: Seamless City Living

Best For: Professionals who want luxury without the “busy” feel of a multi-tower development.

Park Point Residences is a luxury condominium development located within Cebu Business Park, directly beside Ayala Center Cebu. Developed by Alveo Land, the same developer behind Solinea and Sedona Parc, Park Point Residences offers the quality and design that Alveo is known for, in a location that is hard to beat.

Location and accessibility: Park Point Residences is situated closer to Cardinal Rosales Avenue, placing it within minutes of Ayala Center Cebu. Residents can reach the mall, supermarkets, restaurants, and service shops within minutes. The prime location makes this one of the most sought-after addresses in the park.

What it costs: A one-bedroom, 61-square-meter unit is listed at approximately ₱18 million. Prices vary by unit size, view, floor level, and furnishing.

The honest truth: Park Point Residences offers the Alveo Land quality in a prime location directly beside Ayala Center Cebu. The building is smaller and more intimate than Solinea, making it a good choice for buyers who want the Alveo brand without the scale of a larger development. The trade-off is that there are fewer units available, so inventory is more limited.

Avalon: The Heart of the Park

Best For: Those who want to be in the “action center” of the park.

Avalon is a 19-storey condominium located along Luzon Avenue, directly fronting Ayala Center Cebu. Developed by Primary Homes, Inc., Avalon features 200 units with Modern-Asian architecture and is one of the most conveniently located residential buildings in the entire park.

Location and accessibility: Avalon’s location is its strongest selling point. It sits right in the very heart of Cebu Business Park, directly across from Ayala Center Cebu. Residents can literally walk across the street to access the mall’s restaurants, shops, supermarkets, and entertainment venues. This is a “live above the mall” experience that is rare outside of Metro Manila.

Amenities and features: Avalon offers adult and kiddie swimming pools, a fitness gym and sauna, function rooms, a business center, a daycare center, landscaped gardens, and 100 percent backup power generation. The building is managed by an ISO-certified property management company, ensuring professional maintenance and security.

What it costs: A two-bedroom, 89-square-meter unit in Avalon is currently listed at ₱15.5 million. A three-bedroom penthouse with 259 square meters and two parking slots is available at a premium. Units are ready for occupancy, and the developer has only a few remaining units available for sale.

The honest truth: Avalon is for buyers who prioritize convenience above all else. If you want to be steps away from Ayala Center Cebu’s retail and dining options, this is the building for you. The trade-off is that the building is older than some of the newer developments, and units are more limited in availability. But for location purists, Avalon is hard to beat.

Sedona Parc: Boutique Living in a Tranquil Enclave

Best For: Buyers who dislike “tower-heavy” developments.

Sedona Parc is a stylish residential condominium located along Leyte Loop, beside Park Tower 2, nestled in a private enclave within Cebu Business Park. Developed by Alveo Land, the same developer behind Solinea, Sedona Parc was completed in March 2019 and features only 114 units, making it one of the most intimate residential buildings in the park.

Boutique appeal: With only 114 units, Sedona Parc offers a level of privacy and exclusivity that larger developments cannot match. The building features a designer lobby, private lounge, fitness gym, function room, swimming pool with three lanes, and a 371-square-meter roof deck. A 1,200-square-meter lot along Leyte Loop fronts a 3,000-square-meter park, providing residents with green space that is rare in a business district.

Location and accessibility: Sedona Parc is situated in a residential enclave within the park, offering tranquility while remaining within walking distance of shops, theaters, and banks. It is right beside Park Tower 2 and fronting a large park, giving residents a sense of space and openness that is uncommon in urban condominiums.

What it costs: Prices for units in Sedona Parc range from approximately ₱8.7 million to ₱45 million, with monthly rentals ranging from ₱22,000 to ₱70,000. A two-bedroom, 86-square-meter unit rents for approximately ₱70,000 per month.

The honest truth: Sedona Parc is for buyers who value privacy, exclusivity, and a more intimate living environment. The boutique nature of the building means fewer neighbors, less crowding, and a stronger sense of community. The trade-off is that there are fewer units available, so finding the right one may require patience. For buyers who want the Alveo Land quality without the scale of Solinea, Sedona Parc is an excellent choice.

Calyx Residences: The Boutique Entry Point

Best For: First-time buyers and young professionals on a budget.

Calyx Residences is a 28-storey development located in the residential enclave of Cebu Business Park, just two blocks from Ayala Center Cebu. Completed in March 2023, Calyx Residences features 38 to 47 units and offers one of the most affordable entry points into the park.

The details: Calyx Residences offers studio units starting at 26 square meters, with prices ranging from ₱4 million to ₱4.8 million. The building features a swimming pool, pool bar, fitness gym, lounge, function area, 24-hour security, and other standard amenities. Three-bedroom penthouses are also available for buyers seeking larger spaces.

Location and accessibility: Calyx Residences is located in the residential enclave of the park, just two blocks from Ayala Center Cebu. The location offers residents convenient access to nearby amenities and commercial areas while maintaining a more residential feel.

The honest truth: Calyx Residences is the budget-friendly option. If you want to own a condominium inside Cebu Business Park but cannot afford the premium prices of Solinea, Lucima, or The Alcoves, Calyx Residences offers a realistic entry point. The trade-off is that the building is smaller, the amenities are more basic, and the units are more limited in size and configuration. But for young professionals, first-time buyers, or investors looking for a rental property with a lower barrier to entry, Calyx Residences is a smart choice.

Which One Is For You?

The prestige play: Choose The Alcoves or Solinea. These are the most prestigious addresses in the park, offering the highest levels of luxury, amenities, and investment security.

The sustainable or tech play: Choose Lucima. If sustainability, wellness, and lower long-term operating costs matter to you, this is the most advanced building in the park.

The privacy play: Choose 1016 Residences or Sedona Parc. If you prefer low-density living with fewer neighbors and a more intimate community, these are your best options.

The convenience or location play: Choose Park Point Residences or Avalon. If you want to be steps away from Ayala Center Cebu and everything the park has to offer, these buildings deliver.

The value or budget play: Choose Calyx Residences or Park Tower. If you want to own inside Cebu Business Park without paying a premium for the newest developments, these offer the most accessible entry points.

Before You Buy in 2026

Remember that management quality is your biggest hidden amenity. A building that looks great today but has failing elevators or poor security in three years will kill your resale value. Always visit the lobby and hallways of your chosen building before signing. If they are clean, well-lit, and professionally maintained, you are looking at a sound investment.

Also consider the broader market environment. Cebu Business Park remains the most prestigious address in the Visayas, and demand for well-located, well-managed properties remains strong. But as with any real estate investment, do your due diligence, compare your options carefully, and choose the building that genuinely matches your lifestyle and financial goals.

Final Honest Word

Cebu Business Park is the most prestigious address in the Visayas, and owning a condominium here is a significant investment. The buildings in this guide represent the full spectrum of what is available — from the resort-style luxury of Solinea to the sustainable innovation of Lucima to the affordable entry point of Calyx Residences.

Before you make a decision, visit the buildings in person. Walk the grounds. Talk to residents if you can. Get a feel for the community and the management. And most importantly, be honest with yourself about what you can afford and what you actually need.

The right building for you is the one that matches your lifestyle, your budget, and your long-term goals. All nine of these developments offer something valuable. The key is finding the one that offers exactly what you are looking for.
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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
June 19, 2026