Finding a high-yield real estate investment that seamlessly blends active city life with a laidback tropical lifestyle is the ultimate goal for modern property buyers. One Pacific Residence—a luxury high-rise condominium developed by Megaworld Corporation—is the answer. Located inside the highly successful 30-hectare The Mactan Newtown joint township in Lapu-Lapu City, Cebu, this multi-tower development offers the coveted “live-work-play-learn-shop” master-planned community just a short walk from the shoreline.
For investors seeking a lucrative condo for sale in Cebu near Mactan Newtown Beach, or buyers hunting for a premium condominium in Mactan to call home, this complete project profile outlines why One Pacific Residence remains one of the most profitable addresses in Central Visayas.
Executive Project Overview
One Pacific Residence is a premier residential vertical village designed to resemble a high-end resort. It is a fully completed, Ready for Occupancy (RFO) development, allowing property buyers to immediately move in or instantly generate rental income through long-term leasing or short-term vacation rentals.
Developer: Megaworld Corporation
Property Type: Residential Condominium
Location: Newtown Boulevard, The Mactan Newtown, Lapu-Lapu City, Mactan Island, Cebu
Structure: Four residential towers standing 18 stories tall, comprising 575 units in total
Key Advantage: Fully pre-furnished condo units with private balconies and direct township integration
Prime Location and Beach Accessibility
A key reason buyers search for a Mactan Newtown condo is the unparalleled lifestyle balance. One Pacific Residence is situated approximately 700 meters from the pristine sands of the Mactan Newtown Beach. This sweet-spot distance means you are close enough to enjoy the ocean breeze and beach activities, yet far enough to escape the humid, noisy crowds of the public shoreline. To make coastal living even easier, the property management provides a complimentary shuttle service directly to the beach for all residents.
The connectivity of this address is unmatched. Mactan-Cebu International Airport is only a 15-minute drive away, making it incredibly attractive to jet-setters, expatriates, and business travelers.
Living here means everything you need is just steps away. Within a two-minute walk, residents have direct access to:
An upscale Alfresco dining strip, international restaurants, and Starbucks
The Newtown School of Excellence
Supermarkets, retail shops, and 24/7 convenience stores
Corporate BPO offices, banks, and wellness clinics
Unit Types, Furnishings, and Pricing
One Pacific Residence caters to buyers looking for low-maintenance, high-value spaces. The inventory consists primarily of executive studios and spacious one-bedroom layouts.
Executive Studio with Balcony: Ranging around 41 square meters, these units are perfect for single professionals or frequent travelers. Current secondary market prices for these premium studios start at approximately ₱10,200,000.
One-Bedroom with Balcony: Ranging from 44 to 56 square meters, these units offer distinct living and dining zones. Pricing for these larger configurations typically ranges from ₱11,100,000 to ₱14,100,000 depending on the floor level and view.
Turnkey Condo Deliverables
To eliminate the stress of furnishing a new home, Megaworld delivers these units pre-furnished and move-in ready. Each condo is equipped with:
A complete living room sofa set and entertainment cabinet with an LED TV
A dining table and chairs
A premium bed frame with a mattress
A functional kitchen with a refrigerator, microwave, and cooktop with a range hood
An in-unit washing machine and dryer
Split-type air conditioning units
Every unit features its own private balcony, giving residents beautiful, sweeping views of either the Magellan Bay, the Cebu city skyline, or the resort-style amenity deck below.
World-Class Resort Amenities
The amenity deck at One Pacific Residence elevates it far above standard city condominiums. It provides a collection of outdoor and indoor facilities designed to rival luxury hotels:
Outdoor Leisure: A 20-meter lap pool, a dedicated children’s pool, an innovative aqua gym pool, a sunken lounge, an outdoor tennis court, and an adventurous wall-climbing area.
Wellness and Fitness: A state-of-the-art indoor fitness gym, a yoga and Tai Chi station, and a unique male and female indoor onsen spa with hot jacuzzi tubs.
Social & Utility Spaces: Multi-purpose function rooms, outdoor culinary stations, a stylish clubhouse, and dedicated housekeeping services.
Safety Infrastructure: 24-hour security, CCTV monitoring, audio-video intercom systems linking units to the lobby, and full power backup generators.
Exceptional Real Estate Investment Potential
For savvy investors looking for an affordable condo in Cebu that punches way above its weight in returns, One Pacific Residence is a premier choice.
Sustained Rental Demand: The close proximity to the Mactan-Cebu International Airport, local IT park offices, and white-sand beaches guarantees a steady stream of rental inquiries.
High Capital Appreciation: Properties located within fully integrated Megaworld townships historically appreciate at a much faster rate than stand-alone developments. As the Mactan Newtown continues to expand with its own upcoming mall and luxury hotels, property values here are expected to climb further.
Ready-to-Earn Status: Because the project is already fully completed and turned over, you can acquire an RFO unit and list it on rental markets immediately, ensuring cash flow from day one.
Conclusion
One Pacific Residence successfully merges the luxury of island living with the absolute convenience of a master-planned metropolis. Whether you are looking for a rental asset to add to your investment portfolio, a vacation home near the sea, or a permanent retirement address in the Philippines, this property delivers on every count.
With Megaworld’s trusted seal of quality, incredible on-site amenities, and a prime location just 700 meters from the beach, it remains one of the most highly sought-after properties in Cebu.
Imagine stepping onto your private balcony, coffee in hand, as the sun rises over the Cebu coastline. If you have been searching for a premier 1 bedroom condo in mactan cebu that is completely ready for occupancy, that dream is within reach right now.
Welcome to Tower B, Unit 8I at One Pacific Residence—a stunning 44.6‑square‑meter executive unit that perfectly blends luxury resort‑style living with a payment plan that actually makes sense for smart investors.
We’ve cut through the traditional real estate hurdles with an exclusive “Easy to Own” payment scheme. Instead of waiting years for construction or paying a massive upfront downpayment, this unique layout allows you to move into your new home upon completing just a 5% total payment.
The original unit price is ₱11,112,000. However, if you submit your complete post‑dated checks within 30 days of your reservation, you instantly unlock a massive 5% PDC discount of ₱555,600. This brings the net unit price down to an attractive ₱10,556,400.
Your path to securing this prime property starts with a ₱25,000 reservation fee (payable to Megaworld Oceantown Properties Inc.). After deducting the reservation fee, your net 5% downpayment is a straightforward ₱502,820 due on August 15, 2026—the exact moment that triggers your early move-in eligibility.
From there, your monthly amortization stays remarkably low and predictable, letting you enjoy your new lifestyle—or collect immediate rental income—without financial strain:
Months 1–24: Only ₱15,000 per month (Starts September 15, 2026)
Months 25–36: Only ₱18,000 per month
Months 37–48: Only ₱21,000 per month
To keep your balance shrinking steadily, the schedule includes four strategic 2% lump-sum payments of ₱211,128 each, perfectly timed on the 10th, 20th, 30th, and 40th months. By the 48th month (August 15, 2030), your remaining balance of ₱8,356,068 can be easily transitioned into standard bank financing or settled in cash.
(Please note: the 5% PDC discount requires complete post-dated checks submitted within 30 days. Taxes, utility connection fees, and installation costs are for the buyer’s account, and initial payments are non-refundable upon cancellation.)
Whether you want a profitable rental asset or a permanent retirement oasis near the beach, this unit delivers the ultimate township lifestyle. Opportunities for an immediate-occupancy 1 bedroom condo for sale in lapu lapu city with these low entry terms disappear quickly.
Your Search for a House and Lot in Cebu City Ends Here
If you’ve been looking for a house and lot for sale in Cebu City that delivers premium quality, 24/7 security, and a location that actually works for your daily life, Amari Residences‑Tisa is the answer.
Nestled along Katipunan Street in Tisa, this exclusive enclave by Forestview sits on 3,403 sqm of prime land with just 28 total households. Fewer neighbors mean more space, more privacy, and a quieter, safer environment for your family — a rare find in today’s Cebu real estate market.
Location That Keeps You Connected
Amari Residences is built for real-world convenience. Everything you need is within a short drive or even a walk away:
3–5 minutes to local shops and eateries
5–10 minutes to Tisa Public Market, Gaisano Tisa, and schools
15–20 minutes to Chong Hua Hospital and Cebu Doctors’ Hospital
20–25 minutes to Cebu IT Park and the business district
25–30 minutes to the seaport
45–60 minutes to Mactan‑Cebu International Airport
The market and grocery are walkable, saving you time and gas money on everyday errands.
Three Home Options — One Perfect Fit
Whether you need sprawling square footage or a smart starter home, Amari has a design for your lifestyle and budget.
Odetta – 2‑Storey Single Detached (152 sqm lot | 213 sqm floor area)
Four bedrooms, three T&B, a master suite with private balcony, plus a kitchen, dining, living room, service area, porch, guest room, carport, and a landscaped garden. The ultimate in space and exclusivity. Total Price: ₱22,005,500
Edina – 2‑Storey Duplex (100 sqm lot | 143.59 sqm floor area)
Four bedrooms, three T&B, master’s bedroom with balcony and private bath, kitchen, dining, living room, service area, garden, porch, guest room, and carport. Modern shared living with a premium feel. Total Price: ₱15,073,300
Two bedrooms, two T&B, master suite with its own balcony and bathroom, plus kitchen, dining, living room, service area, porch, and carport. Affordable elegance without compromising quality. Total Price: ₱10,902,430
Every unit is fully finished at turnover — no shell units, no surprises. Delivery is in 2 years, giving you a clear timeline to prepare your move or your investment strategy.
Security & Amenities You Can Count On
Gated entrance with a manned guardhouse
24/7 security patrols and monitored access
Landscaped open spaces for leisure and fresh air
Wide internal roads for easy navigation
A tight‑knit, low‑density community of only 28 homes
Bank Financing Made Simple
Skip the complex paperwork confusion. Amari Residences offers straightforward bank financing with flexible terms and competitive monthly payments.
Odetta (₱22,005,500) Reservation Fee: ₱50,000 (deductible from DP) Down Payment/Equity: ₱3,951,000 at ₱109,750/mo for 36 months Loanable Amount: ₱18,004,500 Amortization: 20 yrs at ₱128,990/mo | 15 yrs at ₱151,932/mo | 10 yrs at ₱199,887/mo | 5 yrs at ₱348,077/mo
Edina (₱15,073,300) Reservation Fee: ₱50,000 (deductible) Down Payment/Equity: ₱2,690,600 at ₱74,739/mo for 36 months Loanable Amount: ₱12,332,700 Amortization: 20 yrs at ₱88,355/mo | 15 yrs at ₱104,070/mo | 10 yrs at ₱136,918/mo | 5 yrs at ₱238,426/mo
Audrey (₱10,902,430) Reservation Fee: ₱50,000 (deductible) Down Payment/Equity: ₱1,932,260 at ₱53,674/mo for 36 months Loanable Amount: ₱8,920,170 Amortization: 20 yrs at ₱63,907/mo | 15 yrs at ₱75,273/mo | 10 yrs at ₱99,032/mo | 5 yrs at ₱172,452/mo
Your reservation fee goes straight to your equity, so you’re not throwing money away — you’re building ownership from day one.
Why This Community Stands Out
Genuinely prime Cebu City address — schools, hospitals, malls, and offices are all nearby
Walkable to public market and grocery — real, daily convenience
Only 28 homes — no overcrowding, no long waits for parking or amenities
Finished units with quality craftsmanship — move‑in ready upon turnover
Licensed and legitimate — License to Sell #838 / 000838 protects your investment
Inventory Is Limited — Don’t Wait
Only 28 homes are available in this entire subdivision. Whether you’re a growing family hunting for a house and lot for sale in Tisa Cebu or an investor eyeing premium Cebu real estate, this is your chance to secure a property that checks every box.
See the community in person. Contact us now to schedule a site visit and reserve your preferred unit before it’s taken.
📍 Katipunan St., Tisa, Cebu City, Cebu, Region VII 📞 Call or message us today — your dream home is just one decision away.
Prices and payment terms are subject to change. Terms and conditions apply.
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
If you are searching for premium, resort-style living in Cebu, your research has likely brought you to The Mactan Newtown. Located on the northeastern coast of Lapu-Lapu City, this 30-hectare Megaworld township is the island’s first fully integrated “live-work-play-learn” community.
At the heart of this master plan sits 8 Newtown Boulevard—one of the most awarded residential complexes in the region. This guide cuts through the marketing noise to deliver the actual 2026 prices, honest floor-plan realities, and a balanced look at the pros and cons. Whether you are an OFW looking for a vacation home or an investor targeting Cebu’s lucrative tourist belt, here is everything you need to know.
The Developer and Township Ecosystem
Megaworld Corporation did not just build a standalone condo here; they designed a self-sustaining coastal city. Buying into 8 Newtown Boulevard means buying into a ₱30-billion ecosystem that actively protects your property value through internal infrastructure:
Corporate Hubs: High-end BPO and office towers generate a steady flow of expat and professional renters right inside the neighborhood, ensuring consistent rental demand.
Education: The Lasallian-supervised Newtown School of Excellence sits within walking distance, making the township highly attractive for families.
Daily Convenience: A five-level retail podium puts grocery stores, banks, pharmacies, and casual dining just steps from your lobby.
Future Growth: Continuous luxury hotel developments in the pipeline ensure the area’s long-term tourism and appreciation value remain strong.
Japanese-Inspired Architecture and Floor Plans
The design philosophy here is distinctly Japanese—minimalist, serene, and highly functional. The four 18-story towers are crowned with wing-like steel structures and deliberately angled along Mactan Boulevard to maximize views of Magellan Bay and the Hilutungan Channel.
Unlike cramped city condos, this development offers a low-density feel with only 14 units per floor. Every unit features floor-to-ceiling glass windows and private balconies to welcome the sea breeze.
Unit Configurations Explained:
Studio Units (36 to 40 sqm): The ideal entry point for investors. These feature an open-plan kitchen and living area, a double-sized sleeping den, and a full bathroom with a bathtub. Most studios come with basic furniture and appliances included.
One-Bedroom Units (46 to 50 sqm): A true independent layout with a separate bedroom (built-in closets), a dedicated utility/service area, and a separate toilet-and-bath setup.
Two-Bedroom and Combined Suites (up to 92.80 sqm): For larger families, specific adjoining units can be combined to create sprawling corner residences with panoramic ocean views.
How Much is 8 Newtown Boulevard Right Now? (2026 Price Guide)
This is the number one question for anyone researching Mactan Cebu condos near beach. Current market pricing depends heavily on the floor level and whether the unit faces the open ocean or the township skyline:
Studio Units: Start around ₱4.2 million to ₱5.8 million. These offer the quickest entry point and the highest potential cash-on-cash return for short-term rentals.
One-Bedroom Units: Range from ₱6.5 million to ₱9.5 million, depending on orientation and sea-view positioning.
Two-Bedroom Units: Premium, ocean-facing corner units command ₱10 million to ₱16 million.
Rental Income Reality Check: Because this property sits in a tourist-heavy corridor (adjacent to Shangri-La Mactan), short-term holiday rentals can yield 5% to 10% gross during peak travel months. However, smart investors must account for seasonal tourist dips—occupancy can drop to around 45% during the rainy season. For steady, predictable cash flow, leasing to corporate tenants working in the township’s BPO offices provides a lower-yield but highly reliable alternative.
The Amenities Deck: Where Resort Living Comes to Life
The fifth-level podium is where the “resort-style living” tagline truly materializes. It features one of Cebu’s longest residential infinity pools (61 meters), balanced beautifully by minimalist cultural touches.
Outdoor Spaces:
A horizon-edge infinity pool with in-pool loungers and a paved sunbathing deck.
Traditional Niwa (Japanese landscaped gardens), curated Bonsai displays, and tranquil Koi ponds.
The Beach Access: While the building is not directly on the sand, residents enjoy exclusive access to the Mactan Newtown Beach. The shore is a scenic 700-meter walk (roughly 8 to 10 minutes) or a quick shuttle ride down the main township avenue.
Indoor Wellness:
Authentic Onsen (Japanese hot spring) rooms for hydrotherapy.
Dedicated Origami and Ikebana (flower arranging) studios for cultural enthusiasts.
A fully air-conditioned fitness center, steam rooms, and an in-house spa.
Honest Pros and Cons for Investors
Why You Should Buy:
Award-Winning Standards: Named “Best Condo Development in Cebu” at the 2016 Philippines Property Awards—proof its construction and design hold up over time.
Airport Proximity: A mere 10-to-15-minute drive from Mactan-Cebu International Airport, making it frictionless for frequent flyers and tourists.
Flexible Entry: Megaworld frequently rolls out lease-to-own or rent-to-own schemes for their RFO (Ready-for-Occupancy) inventory, allowing you to rent out the asset while paying off the equity.
What to Watch Out For:
The Cebu City Commute: If your daily routine requires traveling to Cebu Business Park or IT Park, factor in a 30-to-45-minute drive across the bridges during rush hour.
Seasonal Rental Fluctuations: Unlike business-district condos in Makati or BGC, rental demand here is tied to tourism—your vacation-rental income will fluctuate.
Not Directly Beachfront: If walking straight out of your lobby onto sand is your non-negotiable, remember the beach is a managed 700-meter stroll away, not right outside your window.
Final Verdict: Who Is This For?
8 Newtown Boulevard is best suited for retirees, OFWs, and vacation-home seekers who want a secure, beautiful, and low-maintenance coastal base in Cebu. It is less ideal for aggressive investors looking for high-yield, purely corporate monthly rentals (those are better suited for Cebu City proper).
However, as a stable, long-term appreciation asset inside Megaworld’s most scenic coastal township, it remains a premier choice for resort-style living in Cebu. For the most accurate, real-time inventory and updated 8 Newtown Boulevard price lists, contact an accredited Megaworld broker directly—premium ocean-facing units tend to move quickly when they hit the secondary market.
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
Premium Office Space for Rent and Sale in Mandaue City, Cebu
One Mandani Bay stands as the premier corporate centerpiece within a massive 20-hectare master-planned waterfront township development in Metro Cebu. As a premium Grade A office building in Cebu, this 30-storey architectural marvel marks a significant structural shift in the region. It transitions Mandaue City from its historic industrial roots into a highly sought-after, progressive commercial and cultural district. Designed specifically to meet global corporate benchmarks, the tower serves as an elite business hub tailored for multinational corporations, institutional occupiers, and scaling local enterprises searching for world-class workspaces.
Strategic Commercial Property Location in Metro Cebu
The tower is strategically positioned along F.E. Zuellig Avenue within the rapidly expanding North Reclamation Area of Mandaue City, Cebu. This prime waterfront location overlooks the Mactan Channel, offering tenants wide panoramic vistas stretching across Cebu, Lapu-Lapu, and Mandaue.
Logistically, the location provides superior connectivity for daily operations. Key institutional hubs—including Cebu Doctors’ University, UCMed, Chong Hua Hospital, and Parkmall—are reachable within minutes. For retail access, SM City Cebu is a brief eight-minute drive away. Most importantly for global companies, the Mactan-Cebu International Airport is accessible within fifteen minutes.
To future-proof the development against tropical weather challenges, the complex incorporates an advanced flood management layout. The main service road running parallel to F.E. Zuellig Avenue is built exactly two meters above the main highway, providing a secure, elevated buffer zone for incoming and outgoing traffic.
Trusted Joint Venture Developers: HTLand Inc.
The project is executed by HTLand, Inc., a powerhouse joint venture formed in 2015. The partnership bridges the global portfolio management expertise of Hongkong Land—a leading international property investment and development group—with the deep regional development knowledge of Taft Properties, the real estate arm of Cebu’s prominent Vicsal Development Corporation. The broader master plan for the surrounding waterfront township was orchestrated by the internationally acclaimed Crone Architects.
Iconic Architectural Design & First Impressions
Architecturally, the 30-storey tower balances sustainability with striking corporate visual design. The building features a full 100 percent glass curtain wall system that optimizes natural light penetration while utilizing a “riverflow” aesthetic that mirrors its proximity to the Mactan Channel. At night, the tower features custom, integrated architectural facade lighting, distinguishing it on the Metro Cebu skyline.
Arrival at the property is defined by a distinct, canopied porte cochère that ensures privacy and convenient drop-offs for executive tenants and guests. Visitors step into a grand 500-square-meter, double-height main lobby enclosed entirely in structural glass. This versatile space features a dedicated café lounge and is structurally scaleable to host corporate events, vehicle showcases, and art exhibits.
Flexible Office Spaces for Rent & Modular Corporate Layouts
To accommodate diverse operational footprints, One Mandani Bay houses 217 modern office units ranging from flexible 80-square-meter startup modules to expansive 345-square-meter corporate spaces. The building’s structural grid allows for highly customizable, modifiable floor plates where businesses can merge adjacent modules to occupy full floors spanning up to 2,382 square meters.
The tower categorizes its commercial inventory across three target tiers:
Penthouse Floors: Premium top-tier units optimized for multinational headquarters, featuring unbroken waterfront views.
Premium Floors: Intermediate corporate layouts designed for mid-to-large institutions.
Standard Floors: Highly versatile modular layouts perfect for scaling local businesses and regional offices.
Shared common spaces are embedded across every level to foster professional networking and collaboration. Furthermore, the entire 7th floor is explicitly isolated from standard office operations and dedicated to shared executive boardrooms, meeting facilities, and corporate function halls. Vertical transit is handled seamlessly by a core system consisting of nine high-speed passenger elevators and one heavy-duty service elevator.
PEZA Accredited Office Space & Sustainable BERDE Certification
For enterprises seeking long-term operational efficiency and financial advantages, the tower delivers institutional-grade infrastructure compliance:
Tax Incentives: The tower is fully accredited by the Philippine Economic Zone Authority (PEZA), enabling fiscal and non-fiscal incentives for qualifying BPO locators and foreign corporations.
Green Building Certified: It is registered under the Philippine Green Building Council’s BERDE program, capturing a prestigious 5-star BERDE rating—a historic green benchmark for commercial developments across the Visayas and Mindanao regions.
Eco-Efficient Features: The tower’s engineering integrates advanced wind-path optimization, precision sun-shading angles to lower HVAC costs, dedicated rainwater collection mechanisms, and systematic recycling infrastructure. These sustainable engineering achievements earned the tower the Best Office Architectural Design honor at the PropertyGuru Philippines Property Awards.
Technical Specifications & Handover Conditions
The office spaces are optimized for continuous 24/7 corporate operations:
Handover State: Units are delivered in a clean bare-shell condition featuring exposed concrete slabs and tool-jointed concrete hollow block (CHB) perimeter walls, allowing full interior personalization.
Power Redundancy: Secured by a 100% full backup generator system capable of keeping all corporate operations online during grid outages.
HVAC Provisions: Pre-installed mechanical connections for highly efficient Variable Refrigerant Volume (VRV) or Variable Refrigerant Flow (VRF) air conditioning architectures.
Safety Infrastructure: Every unit features fully active Fire Detection and Alarm System (FDAS) points, integrated automatic wet pipe sprinklers, and round-the-clock CCTV surveillance monitoring all lobbies, elevators, and entry thresholds.
Integration into the 130 Billion PHP Waterfront Township
One Mandani Bay forms the commercial anchor of the master plan’s second phase, known as Mandani Bay Quay. This phase links the corporate tower alongside three residential high-rises (encompassing 3,325 residential units) and an expansive commercial podium. Corporate occupants enjoy immediate access to the “Active Zone”—a sprawling open-air amenity collective that includes a 50-meter lap pool, fitness gym facilities, outdoor training yards, and a multi-purpose sports hall.
The broader, 130 billion PHP township grants employees and executives pedestrian access to a 500-meter scenic waterfront boardwalk lined with retail establishments, a lush 300-meter central Green Promenade nature park, tree-lined tree avenues, and elevated, interconnected pedestrian footbridges that separate foot traffic safely away from vehicles.
Verified Construction Milestones and Safety Records
Following its formal market introduction, the construction trajectory of the tower has been characterized by outstanding civil engineering and safety execution. The tower structurally topped off alongside its sister residential structures, representing a combined phase valuation of 38 billion PHP.
The project set a safety benchmark for real estate construction in Southern Philippines by achieving over 20 million consecutive safe man-hours completely free of any lost-time incidents. This achievement earned developer HTLand, Inc. an official Safety Seal Certificate from the Department of Labor and Employment (DOLE). With professional property management systems governing the building’s daily runtime, One Mandani Bay stands as a highly competitive, future-ready business address in Metro Cebu.
Ready to secure your footprint in Metro Cebu’s premier business district? Inquire about available floor plates and lease rates today.
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
Securing a high-yield real estate asset inside Cebu IT Park has officially entered a new phase. For years, the local market has been dominated by traditional corporate high-rises. However, a major structural shift is occurring right in the center of Cebu’s primary economic hub.
Finding a premium condominium in Cebu that genuinely delivers on its promises—world-class design, prime location, and long-term investment value—is becoming increasingly difficult. Most developments either compromise on quality, sit in inconvenient locations, or carry price tags that don’t match the actual experience.
The Wave Towers, an expansive residential joint venture between local real estate powerhouse Cebu Landmasters Inc. (CLI) and Japan’s premier urban developer, NTT Urban Development (NTT UD) Asia, is altering the landscape.
Rising as a premium, multi-tower community, its first tower—Nagomi—stands 40 storeys tall and features 709 master-crafted, smart-ready homes. Groundbreaking commenced successfully, and the project is moving ahead toward its target completion timeline of July 2030.
If you are evaluating this project for your real estate portfolio or personal use, here is a transparent, data-backed analysis of what The Wave Towers brings to the market, the technical unit pricing, and the realistic trade-offs you must consider before placing a reservation fee.
What Makes The Wave Towers Different
The name “Nagomi”—Japanese for “tranquility” or “harmony”—sets the tone for the first tower. But this isn’t just clever branding. The development draws serious design influence from Japanese architecture, with Nikken Sekkei—a globally respected Japanese firm—consulting on the project. The result is a fusion of Japanese precision and Filipino warmth that’s genuinely rare in Cebu’s real estate market.
The partnership itself is significant. NTT UD Asia is the real estate arm of Japan’s NTT Group, with a global portfolio spanning Tokyo, New York, London, Boston, and Melbourne. Their involvement signals international credibility and a commitment to quality that goes beyond typical local developments.
Safety is built-in, not an afterthought. The towers are co-designed by SY² Plus Associates Inc., one of the country’s leaders in structural engineering, ensuring the buildings meet international standards for resilience and safety.
The Strategic Premium of an In-Park Location
To rank its true value, you have to look closely at its exact location coordinates. Unlike many developments that use the deceptive marketing phrase “near IT Park,” The Wave Towers is structurally anchored inside the actual perimeter of Cebu IT Park itself along India Street. Properties located within a true, walkable commercial business district historically command a 20% to 35% premium on rental yields and hold significantly higher capital appreciation velocity.
Ayala Malls Central Bloc: Located just 220 meters away, offering a sub-three-minute walk to grocery stores, essential services, global BPO office hubs, and the park’s central transport terminals. Major shopping, dining, and entertainment options are literally steps from your door.
Banilad Town Centre (BTC): Situated roughly 1.3 kilometers away, providing a quick 5-minute drive to additional retail options.
University of Cebu Banilad: Positioned 2.7 kilometers away (about an 8-minute drive), keeping top educational facilities within easy reach.
Chong Hua Hospital & Perpetual Succour Hospital: Located between 3.1 and 3.5 kilometers away, making the development highly attractive to healthcare executives and transient professionals.
Mactan-Cebu International Airport: Positioned 11.7 kilometers away, offering a manageable 35-minute commute for frequent travelers.
The honest take on positioning: The Wave Towers is positioned as one of the final residential towers within Cebu IT Park, with future development focus shifting to commercial and office projects. This scarcity of residential supply is expected to drive both rental prices and resale values upward over time. For investors, this is a significant factor worth considering.
The Core Architectural Difference: Japanese Engineering Meets Local Flow
Consulted by the globally acclaimed Japanese firm Nikken Sekkei and co-designed by structural powerhouse SY² Plus Associates Inc., the development incorporates high-level engineering details that address traditional high-rise discomforts:
Structural Safety Upgrades: Designed with an advanced thick mat foundation, shear walls, and Special Moment Resisting Frames (SMRF) engineered to withstand extreme wind loads and earthquake forces, fully compliant with the National Structural Code of the Philippines (NSCP).
Enhanced Internal Layouts: The residential hallways are expanded to a wide 1.50 meters up to 1.80 meters, bypassing the cramped, claustrophobic corridors of entry-level condos.
Integrated Japanese Utilities: Units explicitly feature dedicated built-in shoe cabinets at the foyer entryway—honoring traditional Japanese clean-home layouts—along with smart locksets, intercom networks, and pre-installed split-type air conditioning units. Premium TOTO-branded bathroom fixtures are standard.
Technical Layouts, Price Tiers, and Amortization Computations
The Wave Towers features multiple distinct unit sizes to accommodate different capital profiles. Because it is in the active pre-selling phase with a target delivery horizon of July 2030, the payment mechanics use an extended 60-month zero-interest equity structure. The initial investment requires a 12% downpayment (equity) spread across 60 months, with the remaining 88% settled via bank financing upon turnover.
Studio Units (23.79 to 31.53 sqm)
Built for minimalist professionals, corporate tenants, and short-term rental investors looking for optimized cash flow assets. Indicative total contract prices range from ₱7,600,000 to ₱10,500,000. Under a baseline 12% equity term over 60 months, monthly payments start at approximately ₱14,400 to ₱18,300 per month.
1-Bedroom Junior Units (37.82 to 38.54 sqm)
Designed for individuals who want a bit more space without the full one-bedroom price. Indicative total contract prices start around ₱10,400,000. Monthly equity payments range from approximately ₱19,600 per month.
1-Bedroom Units (48 to 58.54 sqm): Designed for couples and mid-level corporate executives requiring isolated living and sleeping zones. These units add dedicated wardrobe closets. Indicative total contract prices span from ₱11,600,000 to ₱17,700,000. The 12% equity framework translates to a monthly cash outlay ranging from ₱21,900 to ₱34,300 per month.
2-Bedroom Junior Units (66 to 71 sqm)
A solid entry point for small families or couples needing a home office. Indicative total contract prices start around ₱15,300,000. Monthly equity payments range from approximately ₱39,000 per month.
3-Bedroom Units (103.59 to 182.08 sqm)
Top-tier executive residences prioritizing luxury, sky-high privacy, and multi-car parking layouts. Indicative total contract prices range from ₱33,200,000 to over ₱54,700,000. Monthly equity outlays scale from ₱62,000 to ₱107,100 per month.
Payment flexibility note: Depending on unit location and initial developer allocations, baseline monthly equity structures can map out to start as low as ₱14,000, making premium urban living highly accessible during the multi-year construction lifecycle.
What You Actually Get: Unit Features
Every unit at The Wave Towers comes with premium finishes that reflect the Japanese-inspired aesthetic:
Solid main door equipped with an electronic smart lockset for enhanced home access security.
Premium porcelain tile flooring throughout living areas, kitchen spaces, and bathrooms; premium luxury vinyl tile layouts in dedicated bedrooms.
Modern modular kitchen with stone countertops, overhead and base cabinetry systems, built-in rangehood, and an integrated entryway shoe cabinet.
Premium TOTO-branded bathroom fixtures complete with glass shower enclosures.
Scenic balconies for select unit configurations featuring durable swing glass doors and non-skid flooring tiles.
Pre-installed split-type air-conditioning units in all key rooms.
Integrated audio-visual intercom networks for real-time visitor screening.
Complete mechanical and technical provisions for water heaters, washer/dryer hookups, cable television, and high-speed fiber internet connectivity.
Dual-Level Wellness Amenities
The amenities are split across two dedicated structural zones to isolate high-energy activities from quiet wellness spaces:
The 6th Floor Shared Amenity Deck
The Pool Zone: A massive 385 sqm main lap pool, a 45 sqm lounge pool, and a 26 sqm designated kids’ pool setup.
The Wellness Complex: An indoor spa pavilion alongside a dedicated wooden sauna room.
The Shared Activity Spaces: Indoor and outdoor children’s play zones, a private theater room, an expansive community function hall, and a localized lounge lobby.
The Spiritual & Relaxation Areas: A beautifully manicured, minimalist Japanese garden layout, a private prayer pavilion, and an open-air Japanese garden chapel.
The 37th Floor Sky Deck
A high-performance fitness gym boasting panoramic city skyline and Mactan channel views.
An executive library lounge designed specifically for quiet remote work, business reading, and studying.
An open-air viewing deck to experience the high-altitude park environment.
Developer Track Record: Why CLI and NTT UD Asia Matter
Cebu Landmasters Inc. (CLI) has nearly 130 projects across 18 cities in the Visayas and Mindanao, making it one of the region’s most trusted developers. Their track record includes successful residential, office, and mixed-use developments that have consistently delivered on promises.
NTT Urban Development Asia brings international expertise. As the real estate arm of Japan’s NTT Group, their portfolio spans Tokyo, New York, London, Boston, and Melbourne. Their partnership with CLI represents a significant vote of confidence in both the developer and the Cebu market.
Post-turnover management will be fully handled by CLI Property Management. For hands-off investors, this is a crucial detail that protects your asset from long-term wear and poor building administration.
The Honest Investment Truth: Weighing the Positives and Negatives
The Unmatched Advantages:
True Institutional Collaboration: Partnering with NTT UD Asia ensures that Japanese quality control, mechanical precision, and structural execution are embedded directly into the project’s build phase. This isn’t just branding—it’s a genuine partnership with a global real estate giant.
Professional Management Backing: Post-turnover management will be fully handled by CLI Property Management, a crucial detail for hands-off investors who want their property assets protected from long-term wear and poor building administration.
Inflation-Proof Payment Window: The 60-month payment window allows you to spread out your capital deployment over five full years without dealing with bank interest rates during the construction timeline.
High Scarcity Value: The Wave Towers is one of the final remaining residential developments inside the actual Cebu IT Park perimeter. This limited supply is expected to drive both rental yields and property values upward over time.
Superior Floor Plans: The integration of Japanese-designed multipurpose rooms, built-in shoe cabinets, and enhanced hallway widths sets these units apart from mainstream builders who often trim these utilities to save on costs.
The Realistic Disadvantages:
The 2030 Delivery Horizon: This is a long-term play, not a quick flip. If your investment mandate requires instant rental income or immediate relocation, you will need to prioritize secondary RFO markets. The target completion date is mid-2030, so this is for buyers thinking five years ahead.
No Socialized Pricing: With baseline studios beginning at the ₱7.6M tier, this is strictly a premium development. The price per square meter reflects its high-density business district address and international backing. It is not aimed at entry-level or budget-focused buyers.
Premium Financial Profile: This represents a serious financial commitment compared to mass-market housing alternatives located further out in provincial municipalities. However, for the quality, location, and international backing, the pricing is competitive within the luxury segment.
Who Is This Really For?
IT and BPO professionals: Located in the heart of Cebu IT Park. Walk to work. Walk to dining. Walk to entertainment. Your commute is measured in footsteps, not hours.
Young professionals and singles: Studio and one-bedroom units offer an entry point into premium urban living with international design standards and flexible payment terms starting at just ₱14,400 per month.
Growing families: Two- and three-bedroom units with multipurpose rooms, children’s play areas, and proximity to top schools. The enhanced hallways and thoughtful layouts make family living comfortable.
Executives and investors: The scarcity of residential supply in Cebu IT Park, combined with the international partnership, positions this for strong long-term capital appreciation. Reliable tenant pools of multinational workers ensure strong rental demand.
Medical professionals: Close proximity to Chong Hua Hospital and other major medical facilities makes this ideal for healthcare executives and professionals who value quick access to work.
Final Verdict
The Wave Towers isn’t pretending to be something it’s not. It’s a premium, Japanese-inspired residential development in Cebu’s premier business district, developed by a proven local developer in partnership with an international real estate giant.
The pre-selling phase presents an opportunity to secure a unit at current pricing before construction progresses and values potentially rise. The 60-month zero-interest equity structure provides a powerful inflation-proof payment window that protects your capital over the long term.
If your real estate goal is to capture high capital appreciation inside Cebu City’s economic core, secure reliable tenant pools of multinational workers, and hold an asset built by an award-winning regional developer alongside a world-class Japanese firm, The Wave Towers stands out as one of the most fundamentally secure, high-potential residential investments available today.
Ready to Take the Next Step?
The Wave Towers is currently in its active pre-selling phase, with units available for reservation. Early movers can secure preferred units and introductory pricing before public launch escalations.
Contact a licensed real estate professional handling The Wave Towers for the latest updates on:
Current pricing configurations and available floor inventory
Exact payment options, flexible downpayment structures, and amortization bank partners
Unit selection mapping and physical reservation documentation procedures
Active developer promotions, seasonal discounts, and spot-cash terms
Act now while the 60-month zero-interest payment window and priority unit selection remain open to early-stage buyers.
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
Finding a modern house and lot for sale in Cebu City that perfectly balances space, premium security, and realistic payment terms is becoming a massive challenge. Most centrally located developments push you toward cramped, single-floor condominiums. On the flip side, looking for a traditional house often means moving so far north or south of the city center that your daily commute turns into an exhausting ordeal.
Pemberley Residences in Talamban, Cebu City aims to target that exact sweet spot. Developed by the reliable King Properties, this low-density, pocket community offers an exclusive collection of only about 80 modern homes.
If you are looking for an intentional, family-centric neighborhood that bypasses the crowded nature of massive master-planned subdivisions, here is an honest breakdown of what Pemberley Residences delivers, what it costs, and who it is truly built for.
The Location Realities: Living in Talamban, Cebu City
The Talamban corridor is highly favored by growing families, school-age parents, and medical professionals for a very clear reason: proximity. Pemberley Residences is strategically situated to keep your daily essentials well within reach.
Medical Accessibility: It sits just a 1-minute drive from Cebu North General Hospital—an invaluable feature for healthcare professionals or multi-generational families prioritizing quick medical access.
Top-Tier Schools: It is roughly 3 to 4 minutes away from the Talamban National High School and CITE Technical Institute, and sits a short drive away from Sacred Heart School – Ateneo de Cebu and the University of San Carlos (USC) Talamban Campus.
Daily Shopping: Gaisano Grand Mall Talamban is right down the road to handle your weekly grocery runs, household errands, and retail needs.
The Honest Take on Traffic: While the location keeps you incredibly close to hospitals and top universities, the main intersection roads in Talamban experience heavy bottleneck congestion during peak morning and evening rush hours. If your workplace sits deep inside Cebu IT Park or the Cebu Business Park, you will need to plan your departure times. However, if your daily schedule revolves around the schools, universities, and medical centers in the Banilad-Talamban area, the localized time saved here is unbeatable.
House Models, Prices, and Amortization Computations
Pemberley Residences moves away from standard, cookie-cutter townhomes by offering three distinct vertical layouts. Because the project is currently in its initial pre-selling and Letter of Intent (LOI) phase, early buyers can lock in introductory prices before official public launch escalations.
1. The 3-Storey Attached House and Lot
This model is engineered specifically for young professionals and expanding families who want to maximize their vertical living footprint without taking on the maintenance of an oversized lot.
Space Specs: Approximately 80 sqm lot area and 100 sqm floor area.
Layout Features: 3 bedrooms, 1 back-of-house quarter, 4 toilets and baths, 2 carports, a porch, and 2 functional balconies.
Estimated Pricing: Total Contract Price sits at around ₱15,000,000, with an estimated monthly equity amortization hovering near ₱35,000.
2. The 2-Storey Attached House and Lot
This option favors buyers who prefer a wider, more traditional configuration with expansive ground-floor living spaces rather than navigating multiple flights of stairs daily.
Space Specs: Approximately 96 sqm lot area and 111.34 sqm floor area.
Layout Features: 4 bedrooms, 1 back-of-house quarter, 4 toilets and baths, a 2-car carport, an open porch, and a scenic balcony.
Estimated Pricing: Total Contract Price is around ₱17,000,000, with an estimated monthly equity amortization of roughly ₱50,000.
3. The 2-Storey Detached House and Lot
The flagship option of the community is designed for executives and long-term investors who prioritize absolute privacy, standalone space, and a distinct perimeter away from neighbors.
Space Specs: Approximately 192 sqm lot area and 200 sqm floor area.
Layout Features: 5 spacious bedrooms, 4 toilets and baths, and a generous 3-car carport layout.
Estimated Pricing: Total Contract Price ranges from ₱25,000,000 to ₱30,000,000, with an estimated monthly equity amortization starting at around ₱80,000.
Low-Density Subdivision Amenities
Unlike massive residential developments where hundreds of households compete for shared facilities, Pemberley’s boutique 80-unit layout ensures its amenities maintain a highly private, relaxed atmosphere. The gated community features:
A smart, technology-based neighborhood security system
A modern community clubhouse for family milestones
A fully equipped fitness gym
A clean swimming pool for weekend leisure
Formally landscaped green gardens and dedicated pet-friendly zones
The Final Verdict: Is Pemberley Residences Worth It?
The Investment Advantages:
High Scarcity Value: A neighborhood limited to 80 homes means low vehicle noise, high privacy, and excellent long-term capital appreciation.
Smart Floor Plans: King Properties integrated back-of-house quarters and multi-car garages directly into their baseline structures—utilities that other mainstream builders often trim to save on costs.
First-Mover Benefit: Entering at the current LOI stage allows you to secure prime corner lots and initial entry pricing structures before the public rollout.
The Trade-offs to Consider:
Pre-Selling Wait Times: This is a pre-selling development. If your family requires an immediate, Ready-For-Occupancy (RFO) option this month, you will need to look elsewhere while construction matures.
Premium Financial Profile: With entry points starting at ₱15M, this represents a serious financial investment compared to mass-market socialized housing alternatives located further out in provincial municipalities like Liloan or Consolacion.
If your objective is to own an exclusive, secure, and master-crafted house and lot inside Cebu City proper—and you want to escape the crowded nature of high-rise condominiums without sacrificing urban accessibility—Pemberley Residences stands out as a highly logical, premium investment for your family’s future.
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
Property Type: 2-Storey Single-Attached House & Lot
Price Range: ~₱17,019,000 to ₱18,505,000 (depending on current lot allocation)
Status: Pre-selling (8 units left as of June 2026)
Location: Singson Street, Barangay Guadalupe, Cebu City
What Golden Lane Villas Actually Is
Golden Lane Villas is a boutique residential community of only 12 single-attached villas located on Singson Street in Barangay Guadalupe, Cebu City. It is a pre-selling development with 8 units still available as of June 2026.
This is not a sprawling subdivision with hundreds of homes. It is a limited, low-density enclave designed for buyers who value privacy, exclusivity, and a central location over sprawling amenities.
The developer behind Golden Lane Villas is MLD Dream Builders Inc. , an established mid-market residential developer in Cebu. The company started operations in September 2007 and specializes in horizontal, pocket-sized developments for the mid-urban market of Cebu. Their portfolio includes projects like Dreamhomes Quijada in Guadalupe, Insular Residences in Mandaue, and South Verdana 3 in Labangon—all indicating a consistent focus on accessible, well-located mid-range housing.
Location Realities: Singson Street, Guadalupe
Guadalupe is a bustling, highly urbanized hub. While travel times to local centers are short, traffic along the main Guadalupe stretch during rush hour can be heavy. The primary benefit here is walkability to immediate local amenities:
Golden Success Singson College – 2-minute walk
Guadalupe Barangay Hall – walking distance
Guadalupe Sports Complex – walking distance
Guadalupe Elementary School – walking distance
Archdiocesan Shrine of Our Lady of Guadalupe – 4 minutes’ drive
Cebu Provincial Capitol – 5 minutes’ drive
Chong Hua Hospital – 7 minutes’ drive
Ayala Center Cebu – 12 minutes’ drive
Landers Superstore Cebu – 12 minutes’ drive
Cebu IT Park – 12 minutes’ drive
The honest take: Guadalupe is centrally located and well-connected, but it is also a busy, urban barangay. You are buying into an established neighborhood, not a quiet, far-flung subdivision. The trade-off is convenience over seclusion.
Unit Details
Golden Lane Villas offers single-attached, 2-storey houses.
Specifications:
Lot Area: 120 square meters
Floor Area: 150.45 square meters
Bedrooms: 4
Toilet and Bath: 3
Layout:
Ground Floor:
Living, dining, and kitchen area
Guest room
Common toilet and bath
Porch
Service area
2 tandem parking slots
Second Floor:
Master’s bedroom with own toilet and bath
Master’s bedroom with balcony
Bedroom 1 and 2
Common toilet and bath
Amenities:
Modern tropical-inspired gated entrance
24/7 security
Perimeter fence
Financial Breakdown & Hidden Fees
Base Contract Price: ₱17,159,840
│
├── 10% Equity/Down Payment: ₱1,715,984
│ ├── Less Reservation Fee: ₱50,000
│ └── Monthly Equity (20 Months): ₱83,299
│
└── 90% Bank Financing Balance: ₱15,443,856
⚠️ The Missing Cost: Transfer fees, registration fees, and document stamp taxes are excluded from the Total Contract Price. Budget an extra ₱1.2M to ₱1.5M (roughly 7% to 10% of the TCP) to cover closing expenses before turnover.
Pricing Note: While the base price is listed at ₱17,159,840, some brokerages list it up to ₱18.5M depending on specific lot cuts and modern modifications. Always verify the exact price for the specific unit you are considering.
Pros vs. Honest Caveats
The Good:
High land value retention in central Cebu City
Excellent square footage ratio for a boutique city lot (120 sqm lot / 150.45 sqm floor space)
Dedicated ground-floor guest room ideal for elderly relatives
Walkable location to schools, barangay hall, and sports complex
24/7 security in a fully gated community
Limited supply – only 12 units total, with 8 still available
The Honest Caveats:
No communal lifestyle amenities – no swimming pool, clubhouse, or gym. You are paying exclusively for a private footprint and security structure.
Single-attached design – you share a firewall on one side. Soundproofing properties depend heavily on the construction quality.
Pre-selling risks – you are buying based on plans and specifications. There is no finished product to inspect.
Premium pricing – at over ₱17 million, this is competing with larger lots and detached homes in other areas. Compare pricing carefully.
Excluded costs – transfer fees and other charges are not included. Budget an additional 7-10% for closing costs.
Urban traffic – Guadalupe’s main stretch can be congested during rush hour.
Who Is This For?
Who should consider Golden Lane Villas:
Families who need 4 bedrooms and want a central location near schools and hospitals
Professionals working in Cebu IT Park or the Capitol area who value a short commute
Buyers who prefer a low-density, intimate community over a large subdivision
Investors targeting the premium residential rental market in Guadalupe
Who should think twice:
First-time buyers with limited budgets – ₱17 million is a significant investment
Buyers seeking resort-style amenities – there is no pool, clubhouse, or gym
Buyers seeking a fully detached home – this shares a firewall on one side
Anyone needing a home immediately – this is a pre-selling project
The Bottom Line
Golden Lane Villas is a legitimate, well-located boutique residential development developed by MLD Dream Builders Inc. in Guadalupe, Cebu City. Its central location, limited inventory of only 12 units, and spacious 4-bedroom layout make it an attractive option for families and professionals who value convenience and exclusivity.
But it is also a pre-selling project with premium pricing and minimal amenities. At ₱17.16 million, you are paying for location and scarcity—not for resort-style living. As a single-attached unit, you share a firewall with a neighbor, which may limit privacy compared to a detached home.
Do your own homework. Verify the developer’s track record. Visit the site. Talk to neighbors in the area. Request a complete specification sheet and sample contract. And never buy based on renderings alone.
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
CostaVida Residential Resort is Megaworld’s active-adult residential community within The Mactan Newtown, a 30-hectare master-planned township on Mactan Island, Cebu. The name combines Costa (Spanish for coast) and Vida (Spanish for life)—coastal living, plain and simple.
This is not a sprawling beachfront subdivision. It is a single 10-storey building with 151 units on a 3,870 sqm lot. It is marketed primarily to active adults aged 50 and above—both local and international buyers—who want resort-style amenities with healthcare and property management services built in.
Turnover is scheduled for May 31, 2029, with a six-month grace period. That is the honest timeline. If you are buying, you are buying for the long term.
Location: The Mactan Newtown
CostaVida sits on Sunrise St. corner Beach Rd. within The Mactan Newtown in Lapu-Lapu City. The township is the only mixed-use community in Mactan with its own beach. That is a genuine differentiator.
What is nearby:
Mactan-Cebu International Airport – roughly 15 minutes away
Mactan Newtown Beach – a few steps from the property
Hilutungan Channel – units face this body of water
Hotels – Belmont Hotel Mactan and Savoy Hotel Mactan within the township
Retail, dining, banks, pharmacies – all within walking distance
BPO offices and commercial buildings – also within the township
The location is quiet within the township but has easy access to the beachfront developments. The trade-off is that you are on Mactan Island, not in Cebu City proper. That means a more relaxed pace but also more reliance on the bridge or CCLEX to get to the mainland.
Developer: Megaworld Corporation
Megaworld is one of the Philippines’ largest real estate developers. In the first half of 2024 alone, the company reported a net income of ₱9.81 billion. CostaVida was launched as part of ₱18 billion worth of residential projects in the second quarter of 2024.
The project is exclusively marketed by Megaworld International, the global marketing arm. That means they are actively targeting overseas Filipino workers and foreign retirees.
Megaworld has a track record of delivering large-scale townships. The Mactan Newtown itself is their showcase for “live-work-play” island living. But like any large developer, their projects vary in quality and execution. CostaVida is still in pre-selling, so there is no finished product to inspect yet.
Project Details at a Glance
Developer: Megaworld Corporation
Location: Sunrise St. cor. Beach Rd., The Mactan Newtown, Lapu-Lapu City, Cebu
Total Land Area: 3,870 sqm
Building: 10 storeys
Total Units: 151
Target Market: Active adults 50+
Turnover: May 31, 2029 (+6 months grace period)
Unit Types and Finishes
The project offers studio, one-bedroom, and two-bedroom units. Specific floor areas are not widely published, but the finishes are clearly specified.
Standard unit deliverables include:
Homogenous tile flooring for living, dining, kitchen, and toilet and bath
Porcelain plank flooring for bedrooms
Modular bedroom closets with sliding doors for the master bedroom
Modular kitchen cabinets with undercounter and overhead storage, open shelves, and under-cabinet lights
Granite countertop in the kitchen
2-burner cooktop for 1-bedroom units; 4-burner cooktop with built-in oven for 2-bedroom units
Rangehood
Granite countertop in the toilet and bath
Grab bars in the master toilet and bath
Duress call buttons in the living/dining, bedroom, and toilet and bath
Provisions for inverter window-type air-conditioning
What is not included: Move-in fees, utility connections (electrical, water, internet), association dues, and any loan-related charges. These are standard exclusions, but they add up. Budget accordingly.
Amenities: Resort-Style, Not Beachfront
CostaVida is marketed as a “residential resort,” and the amenity list reflects that:
Direct access to the Mactan Newtown Beach
Breathtaking views of the Hilutungan Channel
Wellness zones
Aqua therapy pool
Social lounges
Putting green
Meditation garden and prayer room
Smart home-ready units with balcony options
Healthcare and technology-enabled property management
The beach access is a real advantage—most Mactan condominiums do not have their own beach. However, the beach is shared with the rest of the township, not exclusive to CostaVida residents.
The “smart home-ready” claim means the units have provisions for smart features, not that they come fully equipped. The duress call buttons are a thoughtful safety feature, particularly for the active-adult demographic.
Who Is This For?
This project is specifically designed for active adults aged 50 and above. The amenities, the healthcare provisions, the social programs, and even the duress buttons are all geared toward this demographic.
Who should consider CostaVida:
Retirees looking for a maintenance-free coastal home with resort amenities
Overseas Filipinos planning for retirement in Cebu
Investors targeting the retirement and expat rental market
Empty nesters downsizing from a larger home
Who should think twice:
Young families – the project is not designed for children or schools
First-time buyers with limited budgets – this is a premium product
Anyone needing a home within the next 2-3 years – turnover is 2029
Buyers who prefer a house and lot – this is a condominium
Investment Considerations
The Good
Megaworld track record. The developer has delivered large-scale projects before. They have the financial capacity to complete this.
Prime location within a master-planned township. The Mactan Newtown is genuinely well-planned, with beach access, hotels, retail, and offices all in one place.
Active-adult niche. The 50+ demographic is growing, and there are few purpose-built communities like this in Cebu.
Resort-style amenities. The beach access, aqua therapy pool, and wellness zones are real differentiators.
International marketing. Megaworld International is actively selling to foreign buyers, which could support resale value.
The Honest Caveats
Turnover is 2029. That is three years away. If you need a place to live now, this is not it.
Limited unit count. 151 units in a single building means less flexibility in unit selection and potentially higher association dues.
Not beachfront. The building is a few steps from the beach, not on the sand. The view units will face the Hilutungan Channel, but lower floors may have limited views.
Active-adult focus limits resale market. If you need to sell, your buyer pool is narrower than a general-market condominium.
Pre-selling risks. You are buying based on renderings and specifications. Finished quality can vary.
Excluded costs. Move-in fees, utility connections, and association dues are not included in the published price. Factor these into your budget.
Pricing
Specific price points are not widely published, but the project was launched as part of Megaworld’s ₱18-billion residential portfolio in Q2 2024. Budget ranges on the Megaworld International website suggest a starting point around ₱5 million to ₱50 million.
For accurate, current pricing, you need to contact Megaworld International directly. The investment range varies per floor and unit orientation, and prices are subject to change without notice.
The Bottom Line
CostaVida Residential Resort is a legitimate, well-located active-adult community developed by one of the Philippines’ largest real estate companies. It offers resort-style amenities, beach access, and a master-planned township setting that few other Mactan condominiums can match.
But it is also a pre-selling project with a 2029 turnover, targeting a specific demographic. It is not for everyone. If you are 50+, planning for retirement, and willing to wait, it is worth a serious look. If you need a home now, or if you are looking for a quick flip, look elsewhere.
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
Avalon Condominium stands as one of the most prestigious residential addresses in the Queen City of the South—a 19-storey, high-end condominium that embodies Modern-Asian architecture at its finest. Developed by Primary Homes Inc. , one of Cebu’s most reliable homebuilders with a proven track record of excellence, this exclusive residential tower offers discerning homeowners and investors an unparalleled opportunity to own a piece of Cebu’s most prime real estate.
Comprising only 200 meticulously designed units, Avalon is strategically positioned within the heart of the Cebu Business Park (CBP) —the beating center of Cebu’s Central Business District. This exclusive development is located just steps away from the world-class Ayala Center Cebu, placing residents at the epicenter of the city’s most vibrant commercial, leisure, and lifestyle hub.
Avalon represents the pinnacle of urban sophistication—a sanctuary where luxury, convenience, and exclusivity converge. As one property description eloquently states: “Avalon awards the chosen few to rightfully own a residential property remarkably valued as a crown jewel”. This is a place fit for the who’s who in town, a high-end residential address exclusive to those who deserve a home spelled as luxurious elegance.
Historical Background & Developer Credibility
The Primary Homes Legacy
Avalon is developed by Primary Homes Inc. , a distinguished member 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, ensuring that projects move through planning, construction, and completion in a coordinated manner with disciplined execution.
Primary Homes has established itself as one of Cebu’s most trusted developers, known for delivering quality residential projects that stand the test of time. The company’s portfolio includes other notable developments, and Avalon represents a flagship project that showcases the developer’s commitment to excellence.
Project Timeline & Milestones
Avalon was constructed and completed in the early 2010s, with the building having been built around 2010. The development has since established itself as a premier residential address in Cebu Business Park, with units now available as Ready for Occupancy (RFO) —offering buyers the advantage of immediate move-in.
Developer Credibility
Primary Homes Inc. brings to Avalon:
Over 75 years of combined construction and development experience through the Primary Group of Builders
Triple-A contractor accreditation ensuring construction quality and reliability
Proven track record of on-time delivery and sustained build quality
ISO-certified property management with a solid track record of maintaining property values
Established brand recognition as one of Cebu’s most reliable homebuilders
Strategic Location & Geography
Prime Cebu Business Park Coordinates
Avalon is strategically located at Luzon Avenue, Cebu Business Park, Barangay Luz, Cebu City. This prime address places residents at the very heart of Cebu’s premier business and lifestyle district—a master-planned urban community that houses multinational and local offices, residential condominiums, hotels, world-class shopping malls, and leisure centers.
Cebu Business Park is recognized as the center of Cebu’s Central Business District, making it the preferred business and lifestyle destination in Cebu. The park’s ideal and central location ensures that everything residents need is within easy reach.
Unmatched Accessibility
Avalon enjoys exceptional connectivity to Cebu’s most important destinations:
Shopping & Lifestyle:
Ayala Center Cebu – just steps away, literally across the street
SM City Cebu – a short drive away
SM Seaside City Cebu – approximately 6.4 kilometers away
Business & Employment Hubs:
Cebu IT Park – minutes away, a major draw for young professionals
Cebu Business Park – the development itself is located within this premier district
Transportation Hubs:
Mactan-Cebu International Airport – approximately 8.25 kilometers away
Pier 1 – approximately 2.74 kilometers away
Entertainment & Recreation:
Waterfront Cebu City Casino – an 18-minute walk
Fuente Osmena Circle – 2.1 kilometers away
The Cebu Business Park Advantage
Cebu Business Park is one of the Philippines’ most prestigious addresses. This master-planned district offers:
World-class shopping at Ayala Center Cebu, one of the city’s premier malls
Premium office spaces housing multinational and local corporations
Luxury residential developments creating an exclusive community
Five-star hotels and leisure facilities
Landscaped gardens and park jogging trails for relaxation and recreation
The park’s ideal and central location makes it the preferred business and lifestyle destination in Cebu, and Avalon places residents at the very center of it all.
Neighborhood Lifestyle
Living at Avalon offers a unique blend of convenience and sophistication. As one review noted: “Perfect location with a less than a minute walk to Ayala Mall”. The area is packed with restaurants, cafes, and convenience stores, making daily errands effortless. Residents enjoy easy access to major roads like Salinas Drive, making it relatively simple to get around Cebu City.
Infrastructure & Architectural Design
Master Planning & Scale
Avalon is a 19-storey condominium comprising 200 residential units. The building’s Modern-Asian architecture creates a timeless aesthetic that complements the urban landscape of Cebu Business Park.
Architectural Excellence
The development features Modern-Asian architecture—a design philosophy that blends contemporary clean lines with Asian design elements. Key architectural characteristics include:
Sleek, modern facades that create a striking presence in the Cebu skyline
Thoughtful unit layouts designed for functional living
High-quality finishes throughout the building and individual units
Expansive windows that maximize natural light and ventilation
Building Features
Avalon is equipped with state-of-the-art building features that ensure comfort, convenience, and safety:
3 High-Speed Passenger Elevators for efficient vertical transport
1 Heavy Duty Service Elevator for logistics and maintenance
100% Back-up Power Generation ensuring uninterrupted electricity
Top-of-the-line Fire Alarm and Sprinkler Systems with fire exits
24/7 Security and Closed Circuit Television (CCTV) systems
Perimeter Fence for enhanced security
4 Levels of Basement Parking with visitor parking slots
Centrally Located Garbage System per floor
Individual Mailbox for each unit
Access Card Key System for enhanced security
Property Management
Avalon is managed by an ISO-certified property management company with a solid track record. This ensures that the building and its amenities are maintained to the highest standards, preserving property values and enhancing the resident experience.
Unit Features
Each unit at Avalon is designed with meticulous attention to detail, featuring:
Shower enclosure with bathroom fixtures
Provisions for air conditioning unit
Tiled toilet and bath with bathroom fixtures
Hot water provision
Bathtub (except 1-bedroom units)
Partitions for flexible living spaces
Painted Interiors
Engineered wood (HDF) for bedrooms
High-quality ceramic tiles for living, dining, and kitchen areas
Kitchen cabinets for ample storage
Telephone, Cable, and Internet ready
Exhaust fan/exhaust duct provisions
Servant’s quarters/service area for added convenience
Property Offerings & Unit Types
Unit Configurations
Avalon offers a diverse range of unit configurations to suit different lifestyles and family needs. While specific floor plans may vary, typical unit types include:
Studio Units: Ideal for singles, students, or young professionals seeking a compact, efficient living space
One-Bedroom Units: Perfect for young couples or professionals desiring separate living and sleeping areas
Two-Bedroom Units: Suitable for small families or those requiring additional space
Three-Bedroom Units: Spacious units designed for families, featuring generous floor areas of approximately 123 to 124 square meters
Penthouse Units: The crown jewel of Avalon, offering expansive living spaces and premium finishes
Unit Finishes & Features
Units at Avalon are finished to a high standard, with features including:
Engineered wood (HDF) flooring in bedrooms
High-quality ceramic tiles in living, dining, and kitchen areas
Tiled toilet and bath with complete bathroom fixtures
Kitchen cabinets for storage
Provisions for air conditioning
Telephone, cable, and internet ready
Ready for Occupancy (RFO) Advantage
Avalon units are available as Ready for Occupancy (RFO) —meaning buyers can move in immediately upon completion of the purchase process. This offers significant advantages:
Immediate enjoyment of the property
No waiting period for construction completion
Ability to generate rental income immediately
Certainty of product quality as the building is already complete
Real Estate Valuation & Investment Analysis
BIR Zonal Values (2026)
The Bureau of Internal Revenue has established the following zonal values for Avalon Condominium, effective under Department Order 054-2023:
Residential Condo (RC):₱133,000 per square meter
Parking Slot (PS):₱78,000 per square meter
Average Zonal Value:₱109,667 per square meter
Zonal values range from ₱78,000 to ₱133,000 per square meter, reflecting the premium nature of this prime Cebu Business Park location.
Note: Zonal values are minimum assessments for tax purposes and do not reflect actual market prices, which may be significantly higher.
Market Pricing (2026)
Based on current active listings, unit prices at Avalon are as follows:
Primary Homes offers an attractive buyer’s promo for Avalon:
Move in after first 3 months of equity payment
33 months of equity while staying in the unit
Move-in fee payment (1.5% of TSP)
Remaining Balance through Bank financing
Investment Highlights
Prime Location Premium: Avalon’s location in Cebu Business Park, steps away from Ayala Center Cebu, commands a significant premium. Properties in this district consistently outperform the broader Cebu market.
Limited Supply: With only 200 units total, Avalon offers scarcity value that supports sustained appreciation.
Strong Rental Demand: The location near Cebu IT Park, Ayala Center, and major business districts ensures robust rental demand from professionals, executives, and expatriates.
Immediate Occupancy: As an RFO development, buyers can generate rental income immediately upon purchase.
Established Asset: Built in approximately 2010, Avalon is a well-established property with a proven track record of value appreciation.
Exclusive Address: As a high-end residential address in one of Cebu’s most prestigious districts, Avalon appeals to discerning buyers who value exclusivity.
Rental Market
The rental market for Avalon units is robust, driven by the property’s prime location:
Monthly Rental Range: ₱10,000 to ₱200,000
Target Tenants: Young professionals, IT Park employees, executives, and families
Rental Yield Potential: Strong due to consistent demand and limited supply
Short-Term Rental Potential: The location’s proximity to Ayala Center and the airport makes it attractive for short-term stays and corporate housing
World-Class Amenities & Facilities
Avalon offers an extensive array of first-class amenities designed to provide utter respite for a fast-paced lifestyle.
Main Lobby and Reception Area – welcoming residents and guests
Function Room – for private events and gatherings
Business Center – for work and meetings
Rooftop Terrace – offering panoramic views of Cebu City
Landscaped Gardens – lush greenery for relaxation
Family & Convenience
Daycare Center – for residents with young children
Individual Mailbox for each unit
Centrally Located Garbage System per floor
4 Levels of Basement Parking with visitor parking
Security & Safety
24/7 Security and Closed Circuit Television (CCTV) systems
Top-of-the-line Fire Alarm and Sprinkler Systems with fire exits
Perimeter Fence for enhanced security
Access Card Key System
Building Infrastructure
3 High-Speed Passenger Elevators
1 Heavy Duty Service Elevator
100% Back-up Power Generation
Telephone, Cable, and Internet Ready
Lifestyle & Community
The Avalon Experience
Avalon offers a lifestyle that combines the convenience of urban living with the tranquility of a well-designed residential sanctuary. As described in the project’s marketing: “A place fit for the WHO’s WHO in town”.
Residents enjoy immediate access to world-class shopping, dining, and entertainment at Ayala Center Cebu—literally steps away from their doorstep. The proximity to Cebu IT Park makes Avalon ideal for professionals working in the city’s premier business district.
Resident Profile
Avalon attracts a discerning mix of residents:
Young Professionals – seeking a premium address close to Cebu IT Park
Executives & Business Leaders – who value the prestige of the address
Affluent Families – looking for spacious units in a prime location
Expatriates – drawn to the central location and world-class amenities
Investors – attracted by the strong rental potential and capital appreciation
Community & Lifestyle Amenities
Residents enjoy access to a curated lifestyle that includes:
Adult and kiddie swimming pools for recreation
Fitness gym and sauna for health and wellness
Function rooms for social gatherings
Business center for work needs
Daycare center for families with young children
Landscaped gardens for relaxation
Park jogging trails at Cebu Business Park
The Cebu Business Park Lifestyle
Living at Avalon means being part of the vibrant Cebu Business Park community:
World-class shopping at Ayala Center Cebu
Premium dining options within walking distance
Professional networking opportunities
Landscaped open spaces for relaxation
A secure, master-planned environment
Challenges to Consider
Premium Pricing: As a high-end development in Cebu Business Park, Avalon commands premium pricing compared to other Cebu condominiums.
Urban Environment: The central location means exposure to typical urban noise and traffic, especially during peak hours.
Limited Inventory: With only 200 units, availability is highly constrained.
Association Dues: Ongoing maintenance and association fees represent a recurring cost.
Established Building: Built around 2010, some building systems may require updates compared to newer developments.
Comparative Market Positioning
Versus Other Cebu Business Park Developments
Cebu Business Park hosts several premium residential developments, including:
The Alcoves: A 37-storey luxury condominium developed by Ayala Land Premier, featuring unique amenities and premium finishes.
Other CBP Residences: Various residential towers within the park offering varying levels of luxury and amenities.
Avalon distinguishes itself through:
Modern-Asian architecture that creates a timeless aesthetic
Limited inventory of only 200 units ensuring exclusivity
Proximity to Ayala Center Cebu – literally steps away
Developer credibility of Primary Homes Inc.
RFO availability for immediate occupancy
The Cebu Business Park Advantage
Cebu Business Park offers distinct advantages over other Cebu locations:
Master-planned environment with world-class infrastructure
Proximity to Ayala Center Cebu – the city’s premier shopping destination
Access to business districts and employment hubs
Secure, well-maintained environment
Premium property values that consistently outperform the broader market
Investment Positioning
Avalon is positioned as a high-end residential condominium that offers both luxury living and strong investment potential. Key differentiators include:
Prime location in Cebu Business Park
Limited supply of only 200 units
Established asset with proven appreciation
Strong rental demand from professionals and executives
Immediate occupancy as an RFO development
Conclusion
Avalon Cebu represents the pinnacle of urban sophistication in the Queen City of the South—a 19-storey, high-end condominium that combines the prestige of Primary Homes Inc.’s 75-year legacy with the unmatched convenience of Cebu Business Park’s premier address.
Since its completion around 2010, Avalon has established itself as one of Cebu’s most sought-after residential addresses. With only 200 meticulously designed units, this exclusive development offers discerning homeowners and investors a rare opportunity to own a piece of Cebu’s most prime real estate.
The development’s defining characteristics—Modern-Asian architecture, prime Cebu Business Park location, comprehensive amenities including adult and kiddie pools, fitness gym, sauna, function rooms, and business center, and limited inventory—create an unparalleled living and investment environment.
For discerning investors, Avalon offers the unique combination of:
Prime location steps away from Ayala Center Cebu
Strong capital appreciation driven by limited supply and sustained demand
Robust rental potential from professionals and executives
Immediate occupancy as a Ready for Occupancy (RFO) development
Developer reliability backed by Primary Homes Inc.’s proven track record
Whether you’re seeking a prestigious urban residence, a high-yield investment property, or a convenient home base in the heart of Cebu’s business district, Avalon stands ready to welcome you home.
As one property description eloquently states: “Avalon awards the chosen few to rightfully own a residential property remarkably valued as a crown jewel”. In Avalon, that vision has become a reality—a sanctuary where luxury, convenience, and exclusivity converge in the heart of Cebu’s most prestigious address.
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
