Latitude Corporate Center is a landmark 24-storey office tower located on Mindanao Avenue within the Cebu Business Park, Cebu City. Developed by BL CBP Ventures, Inc.—a joint venture between Cebu Landmasters, Inc. (CLI) and Borromeo Bros. Estate, Inc.—the tower was completed in 2021 as a premier financial and IT destination. It stands as a notable addition to the skyline of Cebu’s largest ICT hub, offering 35,000 square meters of gross floor area designed to support local and multinational enterprises.
Architectural and Green Building Excellence
The tower is master-planned by the renowned architectural firm AIDEA Philippines, Inc. It features a distinctive “stacked building blocks” aesthetic with a 60% glass-to-wall ratio that maximizes natural light. The building is officially recognized as the first 5-star BERDE (Building for Ecologically Responsive Design Excellence) certified commercial building in Cebu City, reflecting its status as a leader in sustainable development. Key eco-friendly features include a rainwater collection system, a material recovery facility, LED lighting throughout, and 20% dedicated green space, which includes a ground-floor tree sanctuary and live walls in the lobbies.
Strategic Location
Situated in the heart of the Cebu Business Park, the development offers high-level accessibility. It is positioned directly across from Ayala Center Cebu, providing tenants with immediate proximity to major retail, dining, and lifestyle amenities. Its central address within the 50-hectare IT economic zone makes it a highly desirable location for companies seeking integration into Cebu’s primary business ecosystem.
Building Specifications and Capacity
The 24-storey structure is engineered for high-density corporate and BPO operations. It houses 83 units with leasable areas ranging from 51 square meters up to 2,000 square meters. The building is supported by eight high-speed elevators, with dedicated elevator configurations for BPO and standard office zones to manage traffic efficiency. For vehicle access, the property provides 246 parking slots across five levels.
Vertical Zoning Strategy
The tower utilizes a stratified vertical programming model to cater to different business tiers:
Retail Level (Ground & 2nd Floor): Dedicated to support services, dining, and retail concepts for the convenience of occupants.
BPO Offices (8th to 12th Floors): Specifically configured for large-scale, high-intensity IT-BPM operations.
Enterprise Offices (14th to 16th Floors): Tailored for mid-sized corporate entities.
Executive Offices (17th to 24th Floors): Designed for smaller professional firms and executive suites.
Technical Features and Amenities
Latitude Corporate Center is equipped with mission-critical infrastructure, including 100% backup power with additional N+1 redundancy for BPO-designated floors. It maintains a centralized Variable Refrigerant Flow (VRF) air conditioning system for common areas. Tenant-centric amenities include a sky lounge on the 14th floor, a landscaped garden deck on the 17th floor, and a grand entrance plaza. Security is managed through a comprehensive Fire Detection and Alarm System (FDAS) and 24/7 CCTV surveillance.
Accreditation and Leasing
The building is PEZA-registered, providing qualifying IT and BPO locators with access to fiscal incentives. While originally brought to market through an exclusive partnership, leasing and sales are now managed by a network of accredited real estate brokerages and the developer’s internal leasing team. The building’s combination of Grade A specifications, PEZA status, and 5-star BERDE certification makes it a premier choice for businesses prioritizing both corporate prestige and environmental sustainability.
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
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.
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.
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.
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.
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
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.
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
Cebu’s office real estate market in 2026 presents a fascinating paradox. Overall vacancy is rising — CBRE now expects Cebu office vacancy to reach between 18 and 22 percent by the end of the year — yet premium buildings in prime locations continue to command attention and premium pricing. Approximately 180,000 square meters of new office space is scheduled for completion in 2026, with 60 percent concentrated in the same premium nodes where vacancy is already tight.
What this means for buyers is simple: not all office space is created equal. The buildings that will hold their value and attract quality tenants are those with PEZA accreditation, green certification, prime locations, and world-class amenities. Three buildings stand out in this category: Latitude Corporate Center in Cebu Business Park, One Mandani Bay in Mandaue City, and Arthaland’s Cebu Exchange in Cebu IT Park.
This guide gives you an honest, no-nonsense look at each one — what they offer, what they cost, and whether they are worth your investment.
Latitude Corporate Center: The Cebu Business Park Powerhouse
Latitude Corporate Center is a 24-storey office building located along Mindanao Avenue in Cebu Business Park. Developed by Cebu Landmasters, Inc. and Borromeo Bros. Estate, Inc., it stands as the tallest office building in Cebu Business Park. The building features 83 office units, 246 parking spaces, and eight high-speed elevators, offering flexible spaces for executive offices, enterprise operations, and BPO facilities.
Location and Accessibility
Cebu Business Park is Cebu’s premier business district, hosting over 150 local and foreign companies across 50 hectares. Latitude Corporate Center is within five to ten minutes’ walk of Ayala Center Cebu, which offers over 500 retail outlets and lifestyle amenities. Cebu IT Park is approximately one kilometer away, about ten to fifteen minutes on foot. Mactan-Cebu International Airport is roughly thirty to forty-five minutes away by car. The area has low flood risk, sitting on elevated terrain with proper drainage infrastructure.
Green Credentials and PEZA Status
Latitude Corporate Center is PEZA-registered and BERDE-certified, making it eligible for the tax incentives that BPO and IT companies seek. It was the first BERDE-Certified and Grade A office building in Cebu Business Park.
What Is For Sale
A 79-square-meter office unit in Latitude Corporate Center is listed at PHP 15,943,632. An 82-square-meter unit is available at PHP 16,640,100. A 159-square-meter space is listed at PHP 32,129,028. A 182-square-meter unit is priced at PHP 36,810,180. A 52-square-meter high-end office with city views is priced at PHP 10,400,000. A 121-square-meter space is listed at approximately USD 492,000.
Investment Considerations
The building has been ready for occupancy since 2018. Expected annual rental yield is approximately 8.5 percent. Being the tallest and most modern structure in Cebu Business Park with green building certification, it commands premium pricing. Market trends indicate increased demand for PEZA-registered office spaces with BPO capabilities.
The honest truth about Latitude is this: you are paying for stability and prestige. Cebu Business Park has the lowest vacancy rate among Cebu submarkets at 9.3 percent as of the first quarter of 2026. This is not a speculative investment — it is a proven location with proven demand. The downside is that you are competing with established players, and prices reflect the premium nature of the address.
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One Mandani Bay: The Waterfront Power Play
One Mandani Bay Tower 4 is a 30-storey premium commercial office tower located in the North Reclamation Area of Mandaue City. It is part of the larger Mandani Bay mixed-use development, a 20-hectare waterfront project designed as Asia’s next urban lifestyle destination.
The Development
Mandani Bay features 500 meters of waterfront, a scenic boardwalk with retail and dining, the Green Promenade nature park, and interconnected lifestyle spaces. The development is environmentally sustainable with a BERDE 5-star rating from the Philippine Green Building Council.
The Building
Tower 4 features 196 office units with intuitive design and top-of-the-line facilities. Office spaces are classified into three tiers — Penthouse, Premium, and Standard — with the entire seventh floor dedicated to executive meeting rooms and function rooms. The building is compliant with international standards in sustainable infrastructure design and professionally managed.
Specifications
Units are delivered in bare shell finish with modular design, featuring concrete slab ceilings, tool-jointed partitions with bare concrete hollow block walls, and provisions for toilet and pantry areas. The building includes VRV/VRF air conditioning provisions, fire detection and alarm systems, sprinkler systems, Fiber to the Home connectivity, and 100 percent power backup.
Location and Accessibility
The tower is located along F.E. Zuellig Avenue in Mandaue City’s North Reclamation Area. Nearby landmarks include Singapore School Cebu and Cebu Doctors’ University at just one minute away, Parkmall at two minutes, and Chong Hua Hospital and University of Cebu Medical Center at five minutes. SM City Cebu and Radisson Blu Hotel are approximately eight minutes away. Cebu IT Park is about fifteen minutes away, and Mactan-Cebu International Airport is approximately fifteen minutes away. The walkability score is 85.
What Is For Sale
A 103-square-meter office unit in One Mandani Bay is listed for sale. Another unit is priced at PHP 38,291,658. A premium office unit is listed at approximately SGD 336,000. An office space with helipad is priced at PHP 18,383,000. A 164-square-meter office is listed at approximately PHP 14,400,000. Price ranges for units typically fall between PHP 25,613,000 and PHP 45,181,000.
Investment Considerations
One Mandani Bay Tower 4 launched in 2018 to 2019 as part of Phase 2 of the Mandani Bay Quay development and is currently in the construction phase with estimated turnover in 2025 to 2026. This is a pre-selling opportunity, meaning you are buying before completion.
The honest truth about One Mandani Bay is this: you are betting on the future. Mandaue City is emerging as a key commercial district, and Ayala Land’s upcoming Gatewalk development is set to become a major commercial node in the area. The waterfront location and BERDE 5-star rating give it a unique selling proposition that no other office building in Cebu can match. But pre-selling always carries risk — construction timelines can shift, and the market may look different when the building is finally ready for occupancy.
The walkability score of 85 is excellent, and the proximity to schools, hospitals, and retail makes it attractive for businesses that want their employees to have everything nearby. If you believe in Mandaue City’s growth trajectory and want a waterfront address with world-class credentials, this is worth a serious look.
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Arthaland’s Cebu Exchange: The Green Giant of IT Park
Cebu Exchange is Arthaland’s first venture in the Southern Philippines. It is a 39-storey office building located along Salinas Drive in Lahug, at the gateway of Cebu IT Park. The building features 301 units across 8,440 square meters of land area.
The Developer
Arthaland is the country’s foremost green developer, with a 100 percent certified portfolio recognized by local and global organizations for superior design, high quality, and focus on sustainability and innovation. Cebu Exchange is a premium, green, and 100 percent sustainable commercial development.
Sustainability Credentials
This is where Cebu Exchange truly stands out. The building vies for the highest ratings for BERDE, LEED, EDGE, and WELL certification. It offers optimized operational performance with 40 percent savings on energy and water.
Sustainable features include double-glazed windows, low-emission building materials, improved indoor air quality, low-emitting fuel efficient vehicle parking, terrace garden and sky park, LED lighting, energy-saving air conditioning systems, water recycling systems, and a materials recovery facility.
Building Features
The building offers large floor plates of up to 5,000 square meters, 100 percent emergency backup power, a smart building management system, 25 full destination control elevators, a sophisticated fire detection and alarm system, and accessibility for persons with disabilities. It also features a potager garden for fresh, nutritious, and organic produce.
Unit Sizes
Typical high zone units range from 94 to 304 square meters, perfect for executive offices. Typical mid zone units range from 161 to 468 square meters, made for flexible mixed-use office layouts. Whole floors range from 2,920 to 5,147 square meters, ideal for BPO operators.
What Is For Sale
A 230.5-square-meter office unit is priced at PHP 54,670,627.53 nett. A 171-square-meter unit at HQ Cebu Exchange Tower is listed at PHP 37,397,272. A retail space is listed at PHP 70 million with projected rental income of PHP 300,000 to PHP 400,000 monthly. A sample computation for a 265-square-meter unit shows a total investment of PHP 69,846,158.92, inclusive of three parking slots. A 301-square-meter unit is listed at PHP 75,000,000.
Investment Considerations
Cebu Exchange is ready for occupancy. The building is positioned at the gateway of Cebu IT Park, which had a vacancy rate of 11.1 percent in the first quarter of 2026. Cebu IT Park accounts for roughly 75 percent of Metro Cebu’s total flexible workspace inventory and hosted 10,500 seats across operators like KMC Solutions, Regus, The Company Cebu, and Enspace.
The honest truth about Cebu Exchange is this: this is the gold standard. If sustainability and green credentials matter to your business or your tenants, nothing else in Cebu comes close. The 40 percent savings on energy and water is not just good for the planet — it is good for the bottom line. The building’s location at the gateway of IT Park gives it excellent accessibility while avoiding the worst of the park’s traffic congestion.
The downside is the price. Cebu Exchange commands a premium that reflects its green credentials and prime location. Average lease rates are approximately PHP 700 per square meter, and association dues run PHP 125 per square meter per month. This is not a budget option — it is a statement.
The Honest Comparison
All three buildings are Grade A, PEZA-registered or PEZA-accredited, and feature green building certifications. Latitude Corporate Center and Cebu Exchange are ready for occupancy, while One Mandani Bay is still in the pre-selling phase.
Latitude Corporate Center offers the lowest entry point among the three, with units starting around PHP 10.4 million. It is located in Cebu Business Park, which has the lowest vacancy rate in the city at 9.3 percent. If you want stability and proven demand, this is your building.
One Mandani Bay offers the most unique selling proposition with its waterfront location and BERDE 5-star rating. It is also the most speculative, being pre-selling with turnover expected in 2025 to 2026. If you believe in Mandaue City’s growth and want to get in early, this is your building.
Cebu Exchange is the most expensive and the most sustainable. With 40 percent savings on energy and water, multiple green certifications, and a prime location at the gateway of IT Park, it offers the strongest long-term value proposition. If sustainability and prestige matter most, this is your building.
How to Make the Right Investment Choice
To choose the right space in 2026, you must align each building’s strengths with your specific business objectives or investment strategy.
Choose Latitude Corporate Center if you prioritize prestige and centralization. This is for law firms, regional corporate headquarters, and consultancies that need to be within walking distance of the city’s major banking and financial institutions. Its location in Cebu Business Park — the submarket with the lowest vacancy rate at 9.3 percent — provides a level of institutional prestige and stability that is hard to replicate.
Choose One Mandani Bay if you prioritize growth and lifestyle-oriented work environments. This is for businesses and investors who want to capitalize on Mandaue’s transformation and prefer a master-planned township over a standalone high-rise. The waterfront location, BERDE 5-star rating, and walkability score of 85 offer a unique proposition that appeals to companies seeking to attract top talent.
Choose Cebu Exchange if you prioritize talent attraction, sustainability, and large-scale operations. This building is a magnet for tech-forward companies. If you need to scale a large team in a world-class, green-certified facility, this is currently the regional benchmark. The 40 percent savings on energy and water translate directly to lower operating costs, making it attractive for both owner-occupiers and investors.
Final Insights for the 2026 Investor
Before you sign any purchase agreement, consider the broader market environment. Cebu’s commercial vacancy is currently seeing a “softer” market due to AI-driven workforce changes and new supply at the South Road Properties. CBRE expects overall Cebu office vacancy to rise to between 18 and 22 percent by the end of 2026.
When evaluating these specific spaces, do not just look at the price per square meter. Demand a current occupancy report from your broker, and ensure you have total clarity on your fit-out period and association dues structure. While all three properties are premium assets, they serve different industries and traffic flows. Whether you are buying for your own business or as an investment, remember that in 2026, building management and technical certifications like LEED or BERDE are the most reliable predictors of long-term asset value.
The 2026 Cebu office market is not a market for casual investors. Overall vacancy is rising, new supply is coming online, and tenants are becoming more selective. But premium buildings in prime locations with PEZA registration and green certification will always have demand.
Latitude Corporate Center, One Mandani Bay, and Cebu Exchange each offer something different. Your choice depends on your risk tolerance, your timeline, and your priorities. But whichever you choose, you are buying into Cebu’s future — and that future remains bright.
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
As of June 2026, Metro Cebu’s real estate market has shifted dramatically. With the Cebu Bus Rapid Transit (BRT) now in partial operation and the CCLEX corridor reshaping southern accessibility, the appetite for “horizontal” living—houses and lots—remains robust. Data from early 2026 indicates that while the condominium market is entering a period of supply normalization with 102,000 units projected by 2028, well-located gated subdivisions and lot-only developments continue to see steady appreciation.
The question today is not whether to invest in Cebu real estate, but which specific property in which specific location with which specific strategy will hold value five or ten years from now. This guide walks you through the numbers, the fees, the risks, and the opportunities that actually matter in 2026—without the developer spin.
Key Takeaways for Busy Readers
Before we dive into the details, here are the most important things you need to know:
For Families Seeking Security and Amenities: Established communities like Maria Luisa Estate Park, Pristina North, and North Town Homes remain top choices. These offer spacious lots, premium security, and proximity to international schools.
For Those Building a Dream Home: Lot-only subdivisions like Vera Estates and Montelago at Monterrazas de Cebu provide the flexibility to design and build a custom home. Always conduct thorough due diligence on the title and budget for closing costs (8% to 12% on top of the contract price).
For Investors and First-Time Buyers: Rising star subdivisions like Serenis Residences, Modena Liloan, and North Grove at Pristina Town offer affordable entry points with modern amenities and growth potential.
The Brutal Truth:
House-and-lot products are appreciating faster than condos (7% to 10% annual gains versus 4% to 7% for condos)
Land is the scarcer, more stable investment with a 94% take-up rate for lot-only projects in 2025-2026
Infrastructure is everything—follow the BRT, CCLEX, and airport expansion
Budget 8% to 12% above the contract price for taxes and closing costs
Part 1: Top 10 Best Gated Subdivisions in Cebu (2026)
Choosing a gated community is about more than just security; it is about choosing a lifestyle. Based on current demand, infrastructure proximity, and community reputation, here are the standout communities in 2026.
1. Maria Luisa Estate Park (Banilad/Budlaan)
Often considered the gold standard of gated communities in Cebu, Maria Luisa offers large residential lots, stunning mountain and city views, and easy access to international schools and business hubs. It is peaceful, green, and located near Cebu International School and Oakridge Business Park.
What Makes It Special:
Premium security with controlled entry points
Clubhouse with function rooms, swimming pools, and tennis courts
Jogging paths and green spaces
Mature trees and well-maintained roads
Remains the “gold standard” for prestige and consistent value
The Brutal Truth: Prices are significantly higher than other communities. Expect to pay a premium for the location and exclusivity. Lot sizes tend to be larger, which means higher overall costs and higher property taxes.
Best For: Families with school-age children, executives, and those who value exclusivity and prestige above all else.
2. Pristina North (Talamban)
Developed by AboitizLand, this community is known for thoughtful urban planning, tree-lined roads, and a clubhouse with pool and fitness facilities. It offers close proximity to schools like Bright Academy and feels like a modern village with plenty of open spaces for kids to roam.
What Makes It Special:
Excellent master planning with wide roads
Family-centric amenities
Close to schools and commercial areas
Strong developer reputation
The Brutal Truth: Being in Talamban means you are further from the city center. Commute times to Cebu Business Park or IT Park can be 30 to 45 minutes during peak hours. The community is still developing, so some amenities may take time to mature.
Best For: Families who want a modern, well-planned community and do not mind a slightly longer commute.
3. North Town Homes (Talamban / Canduman, Mandaue)
This established subdivision offers mature trees and landscaped gardens, large homes with lawns, and strict security measures. Its proximity to Cebu International School makes school runs quick and easy.
What Makes It Special:
Fully secured gated community with round-the-clock security
Mature trees and landscaped gardens
Large homes with lawns
Proximity to premier international schools
The Brutal Truth: As an older community, some homes may require renovations. Lot sizes vary significantly, so check carefully before buying. The location is convenient for schools but may be less so for other amenities.
Best For: Families prioritizing proximity to international schools and a classic suburban feel.
4. Beverly Hills Subdivision (Guadalupe)
This iconic Cebu City community is nestled on hilly terrain with panoramic views. It features older but spacious homes in an established community with quick access to uptown Cebu.
What Makes It Special:
Panoramic city views
Spacious older homes
Established community with mature landscaping
Quick access to uptown Cebu
The Brutal Truth: The hilly terrain means steep drives and potential issues with landslides or soil erosion. Some roads are narrow, and older homes may require significant renovation. It is not ideal for those with mobility issues.
Best For: Families who prioritize space and do not mind some hilly driving. Great for those who want an “in-city” suburban feel.
5. South Glendale (Talisay)
Located near SRP and south Cebu areas, this community features newer homes with modern design and is gated with security. It is ideal for families working or studying in the southern part of Metro Cebu.
What Makes It Special:
Newer homes with contemporary architecture
Gated with security
Close to SRP and CCLEX corridor
Good commute-to-value ratio
The Brutal Truth: Being in Talisay means a longer commute to northern areas like IT Park or Mandaue. The area is still developing, so some amenities may be limited.
Best For: Families working in the SRP corridor or southern Cebu who want modern homes at more affordable prices.
6. North Hills Talamban (SterlingLand)
Nestled in the peaceful enclave of Barangay Pit-os, North Hills is a premier gated community thoughtfully designed for elevated living and timeless elegance. It features a lifestyle clubhouse, outdoor lounge, swimming pool, fitness gym, function room, basketball court, children’s playground, and 24/7 security.
What Makes It Special:
Elegant, modern architecture
Comprehensive clubhouse amenities
24/7 security with controlled entry
Master-planned estate with beautiful landscaping
The Brutal Truth: North Hills is a premium community with premium pricing. The location in Talamban means a longer commute to the city center. Some homes are single-attached rather than single-detached, which may affect privacy.
Best For: Families who want a sophisticated, modern community with comprehensive amenities and do not mind the northern location.
7. Silver Hills Subdivision (Talamban)
Silver Hills is a gated community in Talamban that offers a quieter alternative to the hustle and bustle of downtown Cebu. It is close to reputable schools like Cebu International School and Sacred Heart School – Ateneo de Cebu.
What Makes It Special:
Cooler climate due to higher elevation
Quieter, more private atmosphere
Close to reputable schools
Single-detached houses with decent-sized yards
The Brutal Truth: The higher elevation means steeper roads and potentially higher construction costs for any renovations. The location is somewhat secluded, so you will need a vehicle for most errands.
Best For: Families who value privacy, cooler weather, and a quieter lifestyle.
8. Vera Estates (Tawason, Mandaue City)
Vera Estates is a master-planned, lot-only residential subdivision designed for buyers who want to build their own homes. It offers a secure, low-density environment with complete community amenities and controlled development standards.
What Makes It Special:
Lot-only development allowing custom home builds
Lot sizes from 237 sqm to over 600 sqm
Guarded entrance with 24/7 security
Clubhouse, swimming pool, jogging trails, playground, and basketball court
High aesthetic standards with architectural controls
The Brutal Truth: Because it is lot-only, you need to budget separately for construction. The location in Mandaue is convenient but may not be as prestigious as Maria Luisa. The community is still developing, so some amenities may take time to mature.
Best For: Buyers who want to design and build their own dream home with the flexibility to choose their own builder and timeline.
9. Modena Liloan
The fourth subdivision in the successful Modena series, following sites in Minglanilla, Mactan, and Consolacion. It offers updated home designs and the comforts of subdivision living.
What Makes It Special:
Updated home designs
Modern subdivision comforts
Affordable entry pricing
Successful track record from previous sites
The Brutal Truth: Liloan is further north, meaning a longer commute to Cebu City. The community is new, so amenities may still be developing. Prices are affordable, but resale value may take time to build.
Best For: Young families and first-time buyers who want a modern subdivision at an affordable price and do not mind the northern location.
10. 88 Hillside Residences (Pardo)
More budget-friendly but still gated and secure, this community offers duplex and bungalow units with playgrounds and green zones. It is great for young families starting out or relocating on a tighter budget.
What Makes It Special:
Budget-friendly pricing
Gated and secure
Duplex and bungalow options
Playgrounds and green zones
The Brutal Truth: The location in Pardo is further south. Units are smaller and may have less privacy than single-detached homes. The community is more basic than premium subdivisions.
Best For: Young families on a budget who prioritize security and community over size and prestige.
Part 2: Buying the Best Lot for Your Dream Home
In 2026, land is the ultimate hedge against inflation. If you are buying a lot to build your dream home, treat it like a long-term asset, not just a plot of soil.
Why Buy a Lot-Only Property?
A lot-only subdivision gives you full flexibility to design and build homes according to your needs, timelines, and budgets—subject to subdivision guidelines that maintain neighborhood quality. Inland, you can often find larger lots for a fraction of the cost of beachfront or prime city properties, giving you space for a garden, a bigger house, or even a small business.
Top Locations for Residential Lot Purchases
Cebu offers a blend of city and island life. You can find residential lots in Cebu City itself, or in more laid-back areas like Talisay City or Mandaue City, striking a good balance between urban convenience and a relaxed atmosphere.
Prime Lot-Only Developments:
Vera Estates (Tawason, Mandaue City)
Vera Estates is a master-planned, lot-only residential subdivision designed for buyers who want to build their own homes. It offers a secure, low-density environment with complete community amenities and controlled development standards. Located in an elevated area of Mandaue City, it provides a balance of city accessibility and a quieter residential atmosphere. Lot sizes range from approximately 237 sqm to 600+ sqm.
Montelago at Monterrazas de Cebu
This development offers lots overlooking Cebu City with cool mountain breezes and exclusive living. It is part of the larger Monterrazas de Cebu development, a 200-hectare project.
Riverdale Subdivision (Talamban)
An elevated community known for its scenic mountain views and quiet residential environment. It offers lots suitable for end-users or investors planning to build a custom home in an elevated, low-density subdivision.
Doña Rita Village (Banilad)
A prime location for residential lots in Banilad, Cebu City.
The Due Diligence Checklist
Verify the Title
Never rely on a photocopy. Request a Certified True Copy (CTC) from the Registry of Deeds to check for “Lis Pendens,” liens, mortgages, or existing adverse claims. If the property was inherited, ask for the Extrajudicial Settlement of Estate (EJS) and estate tax clearance.
Infrastructure Check
In 2026, look for “future-proof” lots. Are they near the new BRT transit nodes or major highway ramps? Accessibility is now the #1 factor in long-term value. Properties within walking distance of transit nodes historically maintain the highest liquidity even when the broader market softens.
Soil & Topography
Cebu’s hilly terrain can hide high construction costs. A flat, build-ready lot might cost more upfront but saves you millions in retaining walls and soil stabilization later. Always have a soil test done before purchasing.
Zoning and Restrictions
Check the subdivision’s deed restrictions. Are there building height limits? Are commercial activities allowed? What are the architectural guidelines? These restrictions protect property values but may limit your design options.
Utilities and Access
Confirm that the lot has access to reliable water supply, electricity, and high-speed fiber-optic internet. The 2026 professional is choosing suburbs not just for the house, but for the quality of their digital infrastructure.
Budgeting
Always set aside 8% to 12% of the total contract price for taxes, registration, and title transfer fees. Do not stretch your budget so thin that you cannot afford to start construction.
Part 3: The True Cost of Buying a Lot
The listed price of a lot is just the beginning. Government taxes, professional fees, and ongoing costs can add thousands of dollars to your total budget.
Buyer Closing Costs (One-Time)
Total buyer closing costs in Cebu typically range from 3% to 6% of the purchase price. On a ₱3 million lot, that is an extra ₱90,000 to ₱180,000 in fees and taxes.
The minimum extra budget for closing costs, when keeping expenses to the bare legal minimum, is around 2.5% to 4% of the purchase price.
The maximum extra budget buyers should realistically plan for can reach 15% to 20% of the purchase price, especially if you agree to a “net of taxes” contract that shifts the seller’s 6% capital gains tax to you.
Key Taxes and Fees Explained
Capital Gains Tax (CGT): 6% of the selling price, zonal value, or fair market value—whichever is higher. This is typically the seller’s responsibility, but some contracts shift it to the buyer.
Documentary Stamp Tax (DST): 1.5% of the property’s selling price, zonal value, or fair market value—whichever is higher. This is a buyer cost.
Transfer Tax: Paid to the local government, this rate usually sits between 0.5% and 0.8% of the selling price or fair market value.
Registration Fees: Fees charged by the Registry of Deeds to process the title transfer.
Notary Fees: Fees for notarizing the Deed of Sale.
Processing Timeline and Penalties
The BIR requires that taxes be processed promptly. Delays in processing deeds of sale and title transfers can lead to legal problems, especially if sellers pass away or documents remain unprocessed for years.
Standard processing timeline:
Within 3 days – Review and evaluation of documents and computation of taxes
After 3 days – Taxpayer returns to pay the assessed taxes
Within 3 days after payment – Verification of proof of payment
Within 7 days – Issuance of Electronic Certificate Authorizing Registration (eCAR)
Penalties for delay: Failure to process and pay the required taxes within the prescribed period may result in penalties, including a 25% surcharge, 12% annual interest, and a compromise penalty depending on the amount of tax due.
Part 4: Rising Stars — Suburban Subdivisions in Cebu
While established communities like Maria Luisa and North Town Homes remain highly desirable, several emerging suburban subdivisions are gaining attention for their affordability, modern amenities, and growth potential.
What Makes a Subdivision a “Rising Star”?
Rising star subdivisions are typically characterized by:
Affordability: Priced lower than established communities, making them accessible to young families and first-time buyers
Modern Amenities: Clubhouses, swimming pools, basketball courts, and playgrounds
Strategic Location: Proximity to developing commercial hubs, schools, and infrastructure projects
Master Planning: Thoughtfully designed layouts with wide roads, green spaces, and organized homeowners’ associations
Infrastructure Catalysts: Close to new roads, BRT stations, or other planned improvements
The Liloan-Consolacion North Corridor
With new road networks and the continued expansion of commercial townships, this is the prime zone for value-seeking investors who want to get in before prices hit city-center levels. The area offers modern subdivisions like Modena Liloan and Serenis Residences at competitive prices.
Notable Communities:
Modena Liloan: Updated home designs with the comforts of subdivision living
Serenis Residences: Described as the most elegant middle-end subdivision in the north
North Grove at Pristina Town: Garden-inspired township development
The Brutal Truth: The north corridor is still developing. Commute times to Cebu City can be long during peak hours. Some amenities are still being built. However, the potential for appreciation is significant as infrastructure improves.
Best For: Young families and investors who are willing to wait for appreciation and do not mind the commute.
The SRP-Adjacent Pockets (Talisay & Minglanilla)
The South is the current focus of developer interest. Properties here now offer the best commute-to-value ratio for professionals working in Cebu City or the SRP business hubs. The CCLEX has dramatically reshaped property values, making southern communities more accessible than ever.
Notable Communities:
South Glendale (Talisay): Newer homes with modern design
The Crescent Ville (Minglanilla): Overlooking subdivision with swimming pool and clubhouse
Modena Minglanilla: Affordable suburban comfort
The Brutal Truth: Southern communities are further from northern business hubs. The area is still developing, and some roads are still being improved. However, the CCLEX has made the commute to Cebu City much faster.
Best For: Professionals working in SRP or southern Cebu who want modern homes at affordable prices.
Balamban (Foressa Mountain Town)
For the “lifestyle investor,” mountain communities are becoming the new standard for second-home or leisure-focused investments, offering a reprieve from the city’s density.
Notable Communities:
Foressa Mountain Town (Balamban): Mountain community with cool climate and scenic views
The Brutal Truth: The location is far from the city. It is suitable for weekend homes or retirement but not for daily commuters. The area is still developing, and some amenities may be limited.
Best For: Lifestyle investors, retirees, and those looking for a second home or weekend retreat.
Part 5: The Brutal Truth About Buying a Subdivision Lot
Here are the uncomfortable truths that many buyers discover too late.
The 102,000-Unit Question
Condo supply in Metro Cebu is projected to reach 102,000 units by 2028. This massive supply pipeline may cap price growth in oversupplied segments while prime locations stay firm. For those considering lot-only or house-and-lot investments, this supply dynamic suggests that well-located horizontal developments may offer stronger appreciation potential than condos in saturated areas.
Land Is Scarcer Than Condos
The 94% take-up rate for lot-only projects in 2025-2026 confirms that land is the scarcer, more stable investment. Unlike condos, which can be built in unlimited quantities, land is finite. This fundamental scarcity supports long-term value.
Infrastructure Is Everything
The Cebu-Cordova Link Expressway (CCLEX) has dramatically reshaped property values. Cordova land values jumped 900% from around ₱500 per sqm to ₱5,000 per sqm after the bridge opened. The Cebu BRT system, which began partial operations in late 2025, is another infrastructure catalyst. Neighborhoods along its 13-kilometer route from SRP to IT Park are already seeing price premiums.
Actionable Advice: Focus on areas within walking distance of planned BRT stations and other infrastructure improvements. Infrastructure-led growth is the key to capital appreciation.
The Commodity Trap
Standard 25 to 35 sqm condos in non-prime areas are the most vulnerable segment. When supply exceeds demand, the first thing that happens is rent compression. The second thing is extended vacancy periods. For horizontal properties, the equivalent risk is buying in an area with oversupply of subdivisions and limited demand.
Before buying any lot, ask yourself: “If 10,000 new condo units come online in the next two years, what makes this location stand out?” If you cannot articulate a clear answer, you may be buying in a saturated area.
Hidden Costs
Association dues, property taxes, and maintenance costs can consume a significant portion of your budget. Budget carefully and do not assume you will have 100% occupancy or zero vacancies.
Part 6: Expert Insights for 2026
Follow the Infrastructure
The Cebu BRT’s partial operation (SRP to IT Park) is already changing commute patterns. Properties within 2km of these transit nodes are your safest bets for rental demand and resale value.
The CCLEX has made southern communities more accessible than ever. The airport expansion is another catalyst for properties near Mactan.
Supply Dynamics
Metro Cebu’s condo supply is high, which may cap rental yield growth for investors. Conversely, the 94% take-up rate for lot-only projects in 2025-2026 confirms that land is the scarcer, more stable investment.
The Work-from-Home Shift
When choosing a location, prioritize areas with high-speed fiber-optic reliability. The 2026 professional is choosing suburbs not just for the house, but for the quality of their digital infrastructure.
Developer Promotions
Extended payment schemes and promotional offers are becoming more common—a sign that the market is adjusting to higher inventory levels. Take advantage of these if they fit your budget, but read the fine print carefully.
Foreign Investors: Know the Rules
Foreigners can own condos (subject to 40% cap) and lease land for up to 99 years under the new law (RA 12252), but cannot own land directly. If you are a foreigner, consider a condo investment or a long-term land lease.
Part 7: Your Cebu Subdivision & Land Investment Checklist
Before You Buy
Verify the Title: Request a Certified True Copy of the title from the Registry of Deeds. Check for any liens, mortgages, or adverse claims.
Check Infrastructure: Is the property near BRT stations, CCLEX, or other planned improvements? Accessibility is the #1 factor in long-term value.
Assess Soil & Topography: Have a soil test done. Hilly terrain can hide high construction costs.
Review Zoning & Restrictions: Check subdivision deed restrictions. Are there building height limits? What are the architectural guidelines?
Confirm Utilities: Does the lot have access to reliable water, electricity, and high-speed internet?
Budget for Closing Costs: Plan for 8% to 12% on top of the contract price for taxes, registration, and transfer fees.
During the Transaction
Have the Deed of Sale Notarized: Early in the month is best to allow sufficient time for BIR processing.
Pay Taxes at the BIR: Pay Capital Gains Tax (6%) and Documentary Stamp Tax (1.5%) within 30 days of notarization.
Secure the eCAR: Wait for the BIR to issue the Electronic Certificate Authorizing Registration. This is mandatory for title transfer.
Pay Transfer Tax: Pay Transfer Tax at the Local Treasurer’s Office (up to 0.50% in the provinces).
Transfer the Title: File all documents at the Registry of Deeds.
Summary: Your 2026 Cebu Subdivision & Land Investment Strategy
Location is Everything: Prime locations near infrastructure and transit nodes remain stable. Outside these areas, oversupply risks are real.
Land is Scarce: The 94% take-up rate for lot-only projects confirms that land is the more stable investment compared to condos.
Budget for Closing Costs: Plan for 3% to 6% in buyer closing costs, and up to 15% to 20% if taxes are shifted to you.
Follow the Infrastructure: Focus on areas within walking distance of BRT stations and other planned improvements. Infrastructure-led growth is the key to capital appreciation.
Understand the Risks: Real-world vacancy rates can hit 50% in overbuilt sectors. Commodity units in non-prime areas face the highest risk.
Foreign Investors: Know the Rules: Foreigners can own condos (subject to 40% cap) and lease land for up to 99 years, but cannot own land directly.
Apply the Quality Filter: Prioritize defensible units with unique value propositions. Avoid commodity units in non-prime areas.
Need Expert Guidance?
Real estate is a significant commitment. Don’t go it alone. Whether you are buying a lot to build your dream home, investing in a gated subdivision, or looking for the next rising star, having honest, data-driven insights makes all the difference.
Book a consultation to discuss your goals and avoid the common pitfalls of the current Cebu market. Our team provides transparent advice tailored to your specific needs—no developer spin, no hidden agendas.
Disclaimer: This guide is for informational purposes only and does not constitute financial or legal advice. Real estate markets are dynamic, and individual results vary. Always conduct your own due diligence and consult qualified professionals before making investment decisions.
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
The Mactan Newtown is a 30-hectare (74-acre) master-planned, mixed-use central business district (CBD) and the flagship township development of Megaworld Corporation outside Metro Manila. Located on Mactan Island, Lapu-Lapu City, Cebu, it holds the distinction of being the first beachfront township in the Philippines. The project is PEZA‑accredited as a Mixed‑Use Special Economic Zone (covering tourism, IT, and retirement), designed as a self‑contained “Live‑Work‑Play‑Learn” environment. As of 2026, the township includes over 2,000 residential condominium units across nine completed towers, with several more under construction, plus office towers, two hotels, a lifestyle mall, a private beach, and a school. This document provides a complete project breakdown, including master plan, condominium tower specifications, amenities, investment potential, and future developments.
Developer Background: Megaworld Corporation
Megaworld is the Philippines’ largest developer of integrated urban townships, with a portfolio that includes over 100 residential projects, more than 80 office towers, and 14 homegrown hotel brands. The company pioneered the “live‑work‑play” concept in the country with Eastwood City in Quezon City. Megaworld is publicly listed (PSE: MEG) and has a proven track record of transforming large‑scale properties into thriving economic centers. The Mactan Newtown, launched in the early 2010s, represents Megaworld’s commitment to decongesting Metro Manila and bringing high‑value economic zones to the Visayas. The developer is known for its themed architectural designs, resort‑style amenities, and strategic partnerships with BPO locators, hotel chains, and educational institutions.
Location and Accessibility
3.1 Geographic Context
The Mactan Newtown is situated on the northeastern coast of Mactan Island, facing the Magellan Bay and the Olango Island Group. The exact physical address is Mactan Newtown Boulevard, Barangay Mactan and Barangay Maribago, Lapu‑Lapu City, Cebu.
3.2 Key Distances
Mactan‑Cebu International Airport (MCIA) – approximately 6 km (15‑20 minutes by car). MCIA is the second busiest airport in the Philippines with direct international flights to Seoul, Tokyo, Singapore, Hong Kong, and major Middle Eastern hubs.
Cebu City downtown – 12 km (30‑40 minutes via the Marcelo Fernan Bridge or Cebu‑Cordova Link Expressway, which opened in 2022 and reduced travel time).
Cebu South Road Properties (SRP) – 15 km.
Nearby beaches – The township has its own private beach, but public beaches like Maribago Bluewaters and Jpark Island Resort are within a 5‑10 minute drive.
3.3 Transport Infrastructure
The Cebu‑Cordova Link Expressway (CCLEX) provides a direct toll road connection from Mactan Island to Cebu City’s SRP, easing access to the southern metropolitan area. The Mactan Newtown is also served by a dedicated jeepney and shuttle terminal within the township, plus Grab and taxi stands. For air travelers, the MCIA’s Terminal 2 (designed by world‑renowned architect Kenneth Cobonpue) handles international flights, while Terminal 1 serves domestic routes.
4. Master Plan and Land Use Breakdown
The 30 hectares are divided into distinct zones, each with a specific function. Below is the approximate land allocation:
The entire township is a Special Economic Zone under Republic Act 7916 (PEZA Law). Benefits for locators (e.g., BPO companies) include a 4‑7 year income tax holiday followed by a 5% gross income tax (instead of the regular corporate rate), tax‑free import of equipment, and simplified customs procedures. For residential buyers, PEZA status typically enhances property values because of the influx of high‑earning expatriates and BPO employees seeking rental housing.
4.2 Sustainability Features
Megaworld has incorporated several green initiatives: rainwater catchment systems in most towers, energy‑efficient LED lighting in common areas, sewage treatment plants that recycle water for landscaping, and shaded walkways to reduce heat island effect. The township is also designed to be pedestrian‑friendly, with wide sidewalks and crosswalks.
5. Detailed Condominium Towers
Below is an exhaustive description of each residential tower, including status, unit mix, amenities, and architectural style.
8 Newtown Boulevard (Completed 2016)
Overview: The first residential project within the township. It consists of four 18‑story clusters (labeled A, B, C, D) connected by sky gardens, total 716 units.
Unit Types: Studio (24–28 sqm), 1‑bedroom (32–38 sqm), 2‑bedroom (48–65 sqm).
Target Market: Japanese retirees (the tower is popular with Japanese expats due to its proximity to a Japanese clinic and Japanese grocery store) and young professionals.
Amenities: Japanese‑themed zen garden, koi pond, tea house, lap pool, kiddie pool, function room, gym, 24/7 security, backup generator.
Average Price (2026): ₱210,000–250,000 per sqm (resale).
Rental Yield: 6‑8% gross annually for fully furnished units (short‑term Airbnb or long‑term lease to BPO workers).
One Pacific Residence (Completed 2017–2018)
Overview: A four‑tower development – three residential towers (Pacific 1, 2, 3) and one office tower (Pacific Offices). Total 575 residential units.
Unit Types: Mostly studios (22–26 sqm) and 1‑bedroom (30–40 sqm); limited 2‑bedroom (50–60 sqm). Designed for efficiency and rental appeal.
Amenities:Three swimming pools (including an aqua gym pool with resistance jets), a tennis court, a basketball half‑court, children’s playground, barbecue pavilion, spa pool, 24‑hour convenience store on the ground floor.
Notable Feature: Direct internal access to the office tower via a covered walkway – very attractive for BPO employees who work night shifts.
Current Status: Fully sold out, but resale units available. Average price ₱195,000/sqm.
La Victoria Global Residences (Completed 2019)
Overview: A 20‑story residential tower with 181 units – a boutique, low‑density building. Architectural style is Spanish colonial revival: red tile roofs, wrought‑iron balconies, cobblestone‑patterned driveway.
Unit Types: 1‑bedroom (45–55 sqm), 2‑bedroom (70–95 sqm), and three penthouse units (120–150 sqm with private roof terraces).
Amenities: Direct beach access via a private gated path, infinity pool overlooking the sea, pool bar (operational on weekends), fitness center with sea view, library/lounge, wine cellar (for resident events).
Target Market: High‑net‑worth retirees, foreign investors, and corporate executives.
Appreciation: From launch price of ₱175,000/sqm in 2015 to resale price of ₱300,000–340,000/sqm in 2026 – a ~70% increase.
5.4 The Pearl Global Residences (Completed 2020)
Overview: A 20‑story, 222‑unit modern tower named for its lustrous white and pearl‑gray facade. It is positioned adjacent to Mactan Alfresco dining hub.
Unit Types: Studio (25 sqm), 1‑bedroom (35 sqm), 2‑bedroom (55 sqm). All units feature floor‑to‑ceiling glass windows for natural light.
Amenities: Co‑working space on the 2nd floor (equipped with high‑speed fiber internet – a rarity in condo common areas), rooftop fitness center (open 24/7), two swimming pools (one adult, one kiddie), outdoor grill deck, pet‑friendly policy (small dogs under 10 kg allowed).
Rental Market: Very high turnover for Airbnb – average daily rate ₱2,500–4,000 for a studio, with occupancy around 65% year‑round (higher during Sinulog and summer).
Price (2026): New units no longer available; resale from ₱220,000/sqm.
Positano Mactan (Under Construction – Estimated Completion 2028)
Overview: A 17‑story Italian‑themed “smart home” tower with 301 units. The name references the Amalfi Coast town of Positano. The design includes pastel facades, terraced gardens, and decorative ceramic tiles.
Smart Features: Each unit comes with a smart home control system (lights, air conditioning, door locks via mobile app), pre‑installed fiber optic ports, and a smart intercom.
Unit Types: Studio (24 sqm), 1‑bedroom (32 sqm), 2‑bedroom (48 sqm), and a few 3‑bedroom “garden units” (72 sqm) on the lower floors with private patios.
Sustainability: Solar panels for common area lighting, EV charging stations in the basement parking (two slots), and low‑flow plumbing fixtures.
Current Preselling Price (2026): ₱185,000–205,000/sqm, with payment terms of 10% downpayment spread over 36 months, 90% balance upon turnover via bank financing.
Rental Projection: Estimated 7–9% gross yield due to smart features appealing to tech‑savvy tenants.
CostaVida Residential Resort (Under Construction – Phase 1 Completion 2027)
Overview: A unique “active living” community designed for residents aged 50+ and global investors seeking a wellness‑oriented property. It is not a nursing home; rather, it offers age‑friendly design (wider doorways, grab bars, no‑step showers) with resort amenities.
Building Count: Two 12‑story towers (Tower A and B), total 260 units.
Unit Types: 1‑bedroom (42 sqm) and 2‑bedroom (65 sqm). All units have emergency pull cords in bathrooms and bedrooms connected to a 24/7 concierge.
Amenities: Aqua therapy pool (heated, with resistance jets), putting green, bocce ball court, arts and crafts studio, library, medical clinic (on‑site doctor twice a week), scheduled shuttle to hospitals and malls.
Target Price: ₱210,000/sqm. The developer offers a leaseback option – owners can enroll their unit in a hotel‑managed rental program when not in personal use.
Market Positioning: Capitalizing on the growing retirement market in the Philippines (Philippine Retirement Authority’s SRRV visa holders). Mactan already has a large Japanese and Korean retiree community.
One Manchester Place (Completed 2018)
Overview: A condotel (condominium‑hotel) – 15 stories, 178 units. It operates as a hotel for short‑term stays (managed by Megaworld Hotels), but individual units can be purchased. Owners receive 70% of net room revenue when the unit is rented out, plus 30 days of personal use per year.
Unit Types: Studios only (22–28 sqm), fully furnished with hotel linens, mini‑fridge, microwave.
Amenities: Hotel lobby, 24/7 front desk, daily housekeeping (optional for owners’ personal use for a fee), rooftop plunge pool, coffee shop on ground floor.
Location: Directly across from the Mactan Expo site – ideal for convention attendees.
Investment Note: Lower appreciation (≈5% annual) but strong cash flow (9‑11% cash‑on‑cash return) due to hotel operations. Resale units available from ₱180,000/sqm.
Overview: A 22‑story Italian‑Mediterranean tower, 350 units. Focus on large family units – 2‑bedroom (65 sqm) and 3‑bedroom (90 sqm). Launch price estimated at ₱195,000/sqm. Amenities include a lagoon‑shaped pool, mini‑golf, and a children’s indoor playroom.
6. Township Amenities Beyond Condominiums
Residents of any Mactan Newtown tower enjoy access to the following common facilities (some for a nominal fee):
Mactan Newtown Beach Walk – A 1‑km lifestyle strip with 50+ retail tenants: Starbucks, Bo’s Coffee, Jollibee, McDonald’s, Gold’s Gym, Watsons, BDO bank, and a supermarket (Fresh Options). The beach walk has a boardwalk that leads to the private beach.
Private Beach – Manicured white sand beach (imported sand) with cabanas, lounge chairs, and a beach bar. Open to residents and hotel guests. No entrance fee for residents; free use of umbrellas.
Mactan Alfresco – A hawker‑style food hall with 20 stalls specializing in Cebuano lechon, seafood, Chinese, Korean, and Japanese street food. Live acoustic music on weekends. Open until 2 AM.
Savoy Hotel Mactan & Belmont Hotel Mactan – Residents receive discount cards (10‑20% off food and spa services) at both hotels. The hotels’ swimming pools are also accessible to residents for a daily fee of ₱300.
Newtown School of Excellence (NSEI) – La Sallian‑supervised K‑12 school. Tuition is mid‑range (₱80,000–120,000 per year). Residents get priority enrollment and a 10% discount. The school has a covered gymnasium and a performing arts center.
Mactan Expo (Expected 2027) – A 5,000‑seat convention center with a 2,000 sqm exhibition hall. It will host trade shows, concerts, and corporate events, driving short‑term rental demand.
Mactan World Museum (2028) – A 6,000 sqm museum focused on Philippine maritime history and the Battle of Mactan (Magellan vs. Lapu‑Lapu). Designed by an international architecture firm. Another amenity that will boost tourism.
6.1 Healthcare Facilities
Mactan Doctors Hospital – A 100‑bed tertiary hospital located 800 meters from the township entrance.
Wellness Center – Within CostaVida, with a full‑time nurse and visiting specialists.
7. Investment and Financial Analysis
7.1 Price Appreciation History
From 2015 to 2026, average condo prices in The Mactan Newtown have grown at a compound annual growth rate (CAGR) of 8.3%, outpacing the 5‑6% average of Metro Manila’s suburban condo market. The drivers: limited beachfront land on Mactan, PEZA incentives, and the post‑pandemic boom in Cebu’s tourism and BPO sectors.
7.2 Rental Yield Scenarios
Long‑term lease to BPO employee / expat: 5‑7% gross yield (e.g., a ₱5M studio can rent for ₱25,000–30,000/month).
Short‑term vacation rental (Airbnb): 8‑12% gross yield, but requires active management. Peak rates during Sinulog (January), summer (March–May), and Chinese New Year.
7.3 Payment Schemes for Pre‑selling
Megaworld offers standard terms: 10% downpayment payable over 24‑36 months (no interest), 90% balance due upon completion (approx. 3‑4 years). Bank financing available – BDO, Metrobank, and Pag‑IBIG (for units up to ₱6M). Foreigners can purchase up to 40% of total units per tower, subject to constitutional limits (no land ownership, but condominium titles allowed).
7.4 Risks and Considerations
Over‑supply risk – Several new towers are under construction; rental rates might stagnate from 2027‑2030.
Flooding – Mactan Island is generally above sea level, but some low‑lying areas near the beach had minor flooding during Typhoon Odette (2021). The township installed improved drainage in 2022.
Foreign ownership – Only 40% of total units can be foreign‑owned; some towers may already be at that cap, so buyers should check with Megaworld.
8. How to Purchase a Unit (Step‑by‑Step)
Select a tower – Decide between ready‑for‑occupancy (RFO) or pre‑selling. Contact Megaworld’s sales office at the township’s Welcome Center.
Reservation fee – ₱25,000 (credited to downpayment). Non‑refundable after 30 days.
Contract signing – Contract to Sell is prepared. Foreign buyers need a notarized affidavit stating they are not prohibited by the 40% rule.
Downpayment – Paid monthly via post‑dated checks or auto‑debit.
Turnover – For RFO units, turnover within 60 days after full downpayment. For pre‑selling, upon completion.
Taxes and fees – Buyer pays 3‑4% of contract price for documentary stamp tax, transfer tax, and registration fees. Seller pays capital gains tax (if selling).
9. Comparison with Other Cebu Townships
Location The Mactan Newtown: Beachfront, Mactan Island Cebu Business Park (Ayala): Cebu City center South Coast City (SM): SRP, Cebu City
Beach access The Mactan Newtown: Yes (private) Cebu Business Park (Ayala): No South Coast City (SM): Planned (man‑made lagoon)
PEZA zone The Mactan Newtown: Yes Cebu Business Park (Ayala): Yes South Coast City (SM): No
Avg. condo price (per sqm) The Mactan Newtown: ₱195,000–340,000 Cebu Business Park (Ayala): ₱280,000–450,000 South Coast City (SM): ₱180,000–250,000
BPO presence The Mactan Newtown: High (offshore gaming limited) Cebu Business Park (Ayala): Very high South Coast City (SM): Medium
Airport distance The Mactan Newtown: 15‑20 min Cebu Business Park (Ayala): 30‑45 min South Coast City (SM): 40 min
The Mactan Newtown offers the unique value proposition of beachfront living combined with economic zone benefits – something no other Cebu township can match.
10. Future Outlook and Master Plan Updates (2026–2030)
Megaworld has announced additional investments of ₱5 billion for the next phase of The Mactan Newtown, which includes:
A 12‑story medical arts building (specialist clinics and diagnostic center).
An amphitheater with 2,000 seats for outdoor concerts.
Expansion of the private beach by reclaiming a 1‑hectare lagoon (environmental permits secured).
A ferry terminal connecting the township to Olango Island and Cordova – expected 2029.
These developments will likely sustain property appreciation at 6‑8% annually through 2030.
11. Conclusion
The Mactan Newtown is not just a condominium project; it is a fully integrated economic zone and lifestyle destination. With over 2,000 existing condo units, a private beach, school, hotels, and convention facilities, it offers one of the most compelling real estate propositions in the Visayas. For investors, the combination of PEZA‑driven rental demand, tourism influx, and limited beachfront land underpins strong long‑term value. For residents, the convenience of living within a walkable, secure, amenity‑rich township is unparalleled on Mactan Island. Whether you are looking for a retirement home, an Airbnb investment, or a primary residence close to the airport, The Mactan Newtown deserves serious consideration.
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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
The Reef Island Resort and Residences is an upscale, mixed-use beachfront development located on the northeastern coast of Mactan Island in Cebu, Philippines. The project seamlessly integrates a luxury 5-star boutique resort hotel with private, high-end residential condominiums, forming a highly distinct architectural landmark in the region.
1. Project Overview & Corporate Profile
Developer: Developed by Nextland Estate Venture Inc., the specialized real estate arm of the LandCaster Group (Land Caster Estates).
Hotel Management: The resort’s hospitality operations, including its curated food, beverage, and bakery concepts, are managed in partnership with the acclaimed Abaca Group.
Design Collaborators: The architectural blueprint is credited to the renowned duo Budji Layug + Royal Pineda, featuring interior aesthetics and custom furniture statement pieces by world-famous Cebuano industrial designer Kenneth Cobonpue.
Current Operational Status: The hotel component, The Reef Island Resort Mactan, celebrated its soft opening in November 2022 and is fully operational.
Airport Proximity: Located approximately 9 kilometers from the Mactan-Cebu International Airport (MCIA), translating to a 20-to-30 minute drive depending on traffic.
Surrounding Enclave: Situated along Mactan’s high-end resort strip, bordered by Crimson Resort & Spa to the south, and the Mactan Newtown mega-township and Shangri-La Mactan to the north.
3. Architecture & Structural Layout
The property’s facade is inspired by Cebu’s natural coastal geography, mimicking cascading, asymmetric reef plates stacked upon one another. The layout is split into two interconnected primary towers:
Tower 1 (North Reef) Floor Count: 25 Stories Primary Designation: Dedicated primarily to luxury residential condo units and core wellness amenities.
Tower 2 (South Reef) Floor Count: 18 Stories Primary Designation: Features a mix of residential spaces and the integrated boutique hotel rooms.
Hotel Key Capacity:175 official hotel rooms and suites, positioned primarily throughout Tower 2 and select lower floors of Tower 1.
Residential Inventory: Approximately 240 premium private condominium units occupying the mid-to-upper levels.
Future Master Plan Expansion: The developer’s roadmap includes constructing exclusive residential villas on the west side of the property.
4. Residential Condominiums & Real Estate Data
Every private residence is designed as a turnkey, fully-fitted luxury home focused on expansive views of the Hilutungan Channel and Olango Island.
Architectural Features: Floor-to-ceiling glass structural walls, wide sliding doors, and glass-faced balconies with clear glass railings for unobstructed sunrise views.
Premium Finishes: Built-in Daikin split-type air conditioning units, custom designer kitchens by Mobelhaus (with integrated cooktops and exhaust hoods), and marble/stone bathroom layouts.
Financials & Maintenance Rates:
Sample Market Valuation: A standard 45-sqm studio unit paired with a 7-sqm balcony lists at approximately ₱11,600,000.
Association / Condo Dues: Base building maintenance is maintained at ₱90 per square meter for unit owners.
5. Hotel Accommodations (Room & Suite Types)
The resort offers multiple tiers of luxury accommodations, detailed below by size and orientation:
Deluxe Room (31–32 sqm / 334–344 sq ft): The standard room tier, offering private balconies with a choice of partial or full sea views.
Deluxe Premium: Configured flexibly with expanded bedding options optimized for small families.
Premier Room / Premier Seaview (38 sqm / 409 sq ft): Upgraded floor plans offering panoramic, direct ocean views from expanded balconies.
Junior Suite (54 sqm / 581 sq ft): Features a distinct, separate living room area overlooking the resort’s landscaped entryways and partial sea views.
Two-Bedroom Suite: A spacious multi-room layout tailored for larger groups or families, prioritizing full-frontal ocean vistas.
The Reef Suite (112 sqm / 1,205 sq ft): The pinnacle luxury layout, offering sprawling entertainment, dining, and living spaces.
6. Amenities, Recreation & Gastronomy
Wellness & Leisure Facilities
The Infinity Pool & Private Beach: A scenic rim-flow pool stretching out toward the horizon, an exclusive children’s swimming area, and direct access to a 110-meter private white-sand beach.
Pahayahay Massage & Spa: A full-service luxury spa offering bespoke botanical treatments alongside a state-of-the-art gym and panoramic yoga facilities.
Aqua Sports: On-site hubs for motorized and non-motorized water sports, including jet-skis, wakeboarding, kayaking, and stand-up paddleboarding.
Family Infrastructure: A structured Kids Club, an indoor electronic arcade room, and professional on-call babysitting services.
Food & Beverage Concepts (Managed by Abaca Group)
The Kitchen (HWKR): The main restaurant hub, serving all-day dining with indoor and al-fresco seating, specializing in elevated Southeast Asian street-food interpretations.
The Grounds (HA·LI·NA): An open-air lounge celebrating traditional Filipino sugba (charcoal grills), cold craft cocktails, and local beers on tap.
The Bakery: An artisanal lobby-level café serving fresh-baked pastries, sourdough variations, and specialty coffees.
Spiaggia: An upscale dining concept situated on the upper levels, serving authentic Italian fine dining over seaside backdrops.
Sky Lounge Bar: A high-altitude cocktail lounge highlighting panoramic views of the Mactan coastline.
Corporate & Social Events Space
The resort features three primary event zones totaling 603 square meters of meeting space:
Habagat Room: 182 sqm located at the Lobby Level.
Amihan Room: 165 sqm located at the Mezzanine Level.
The Boardwalk: 256 sqm of open-air structural deck at the Ground Level, ideal for weddings and galas.
7. Ongoing Infrastructure & Future Enhancements
To continuous optimize the guest and resident experience, the developer is executing the following site updates:
Parking Expansion: Construction of a dedicated, multi-story parking garage on the western side of the property to resolve high-season parking constraints.
Beach Front Development: Programmed removal of an older concrete structural barrier on the shoreline to drastically improve the natural flow and wading area of the swimming beach.
Tambuli Seaside Living is the Philippines’ first solely residential resort development. It is a master-planned coastal community where residents can live, work, and play in a seamless, forest-by-the-sea environment.
📍 Project Overview: The Big Picture
Built on the historic footprint of the old Tambuli Beach Resort—affectionately known as the “mother of all beach resorts in Mactan Island”—this expansive development integrates high-end coastal living with an old-growth tropical forest.
Developer: Tytans Properties & Development, Inc.
Location: Buyong Road, Barangay Maribago, Lapu-Lapu City, Mactan Island, Cebu, Philippines
Total Land Area: 11 to 12 Hectares
Beachfront Property: 200 linear meters of natural, pristine white sand beach
Central Amenity Area: A massive 4-hectare (40,000 sqm) dedicated sanctuary—larger than the entire footprint of most standard city condominiums.
Architectural Concept: Modern Tropical, built carefully around preserved, centuries-old acacia and banyan trees.
Transit Proximity: 9.1 km (~30 minutes) from Mactan-Cebu International Airport (MCIA); ~45 minutes from the Cebu Central Business District.
🏗️ Master Plan & Phase Progression
The estate balances private residential enclaves with premium global hospitality branding to drive continuous asset appreciation.
Phase / Component: Development Profile: Current Status (2026)
Phase 1: Residential 6 mid-rise towers (A, B, C, D, E, F) totaling 1,350 units. Fully Structurally Completed; active community.
Phase 2: Luxury Expansion Pullman Mactan Cebu Hotel & Residences: 200 hotel rooms + 900 branded residences across 3 towers. Under active development; targeted completion 2028.
Tambuli Seaside Resort & Spa 85 dedicated resort rooms integrated primarily within Towers A & B. Fully operational for residents and hotel guests.
🏢 Tower Specifications & Structural Status
Towers A & B Total Structural Floors: 10 storeys Residential Floors: 9 floors Dedicated Parking Levels: 1 floor (Ground) Residential Unit Count: 144 units per tower Current Project Status: Ready for Occupancy (RFO) Inventory Matrix: Studios & 1-BR
Towers C & D Total Structural Floors: 15 storeys Residential Floors: 13 floors Dedicated Parking Levels: 2 floors Residential Unit Count: 192 units per tower Current Project Status: Ready for Occupancy (RFO) Inventory Matrix: Studios, 1-BR, & 2-BR
Tower E Total Structural Floors: 20 storeys Residential Floors: 17 floors Dedicated Parking Levels: 3 floors Residential Unit Count: 280 units Current Project Status: Completed / Ongoing Unit Turnovers Inventory Matrix: Studios, 1-BR, & 2-BR
Tower F Total Structural Floors: 20 storeys Residential Floors: 17 floors Dedicated Parking Levels: 3 floors Residential Unit Count: 278 units Current Project Status: Ready for Occupancy (RFO) Inventory Matrix: Studios, 1-BR, & 2-BR
Structural Note: In keeping with local cultural preferences, elevator panel numbering omits floors designated as 4 and 13.
🏡 Unit Typologies, Layouts, & Price Ranges
All units are delivered fully finished with premium tiling, solid-surface kitchen countertops, custom cabinetry, and high-end bathroom fixtures.
Studio Units
Floor Area: 30.9 to 36.5 sqm
Price Range: ₱5,800,000 – ₱9,000,000
1-Bedroom Suites
Floor Area: 47.5 to 70.6 sqm
Price Range: ₱7,500,000 – ₱14,500,000
2-Bedroom Suites
Floor Area: 92.96 to 102.0 sqm
Price Range: ₱17,600,000 – ₱25,500,000
Dedicated Parking Slots
Floor Area: 12.5 sqm per slot
Price Range: ₱1,200,000 – ₱1,500,000 per slot
3 bedroom unit
💰 Financial Outlines & Operational Fees
Unit Reservation Fee: ₱30,000 per unit.
Monthly Condominium Dues: Approximately ₱200 per square meter, per month (covers estate security, common area maintenance, and tree preservation tracking).
Financing & Equity: Flexible payment structures remain available through the developer for newly completed inventory, including localized terms for secondary-market handovers.
🎁 World-Class Amenities: The 4-Hectare Resort Backyard
The lifestyle estate functions like a five-star destination resort, offering direct access to premium aquatic and wellness options.
The Aquatic Network: Over five distinct swimming pools, including a massive 3,700 sqm free-form lagoon-style pool, a dedicated swim-up bar, a lap pool, a shallow kiddie pool, and an oceanfront infinity pool.
Recreation & Wellness: State-of-the-art indoor fitness gym, premium wellness resort spa, specialized indoor kids’ playroom, electronic game lounge, and outdoor sand volleyball and tennis courts.
Dining Experiences: On-site multi-cuisine options including Café Hojas (native/fusion farm-to-table cuisine using ingredients grown in the resort’s private gardens) and Caverna (Mediterranean specialty dining), alongside beachfront lounge bars.
Health & Safety: An on-site, fully operational 24/7 Emergency Medical Clinic staffed with professional medical personnel and an on-call estate transport ambulance.
⚠️ Important Amenity Access Allocation: Free pool and beach facility access is allocated directly by unit typology (e.g., maximum of 3 verified residents for a studio unit; maximum of 6 verified residents for a 2-bedroom unit). Additional unaccompanied guests are welcome via a day-use facility fee (approximately ₱1,800 on weekdays; ₱2,000 on weekends).
⚙️ Engineering & Integrated Building Features
Power Redundancy: 100% full-capacity backup power supply via industrial generators servicing all units and common areas continuously.
Vertical Mobility: 2 high-speed passenger elevators and 1 dedicated service/cargo elevator per tower.
Eco-Infrastructure: Dedicated Rainwater Collection System and water reservoir with separate fire reserves.
Security Profiles: 24-hour manned checkpoints, full perimeter CCTV tracking, and hardwired Audio/Video Guest Annunciator systems linking tower lobbies directly to individual living rooms.
Estate Logistics: Centralized, ventilated garbage rooms per floor level and a complimentary, on-demand fleet of golf carts for resident transport across the 11-hectare estate.
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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
The Residences at Sheraton Cebu Mactan Resort | Punta Engaño, Mactan Island, Cebu
Vacation doesn’t have to end when you check out. Imagine owning a private sanctuary where the pristine white sands of Mactan are your backyard, and world-class, five-star hospitality handles every detail of your daily life.
The Residences at Sheraton Cebu Mactan Resort blends contemporary global architecture (designed by the renowned Blink Design Group) with the warmth of tropical island living. This is more than a premium address—it is a legacy investment in paradise.
✦ The Ultimate Resort Lifestyle
As an owner, you gain exclusive access to a meticulously curated sanctuary completely separated from the main resort crowd, while retaining full signing privileges across all Sheraton amenities.
The Beach Club: A private, residents-only stretch of white sand beach along the stunning Hilutungan Channel.
Wellness & Fitness Floor: State-of-the-art gym, dedicated yoga rooms, and separate male/female steam rooms.
The Residents’ Lounge & Library: A quiet, sophisticated space to unwind, take meetings, or read.
✦ Effortless 5-Star Living (À La Carte Services)
Why worry about housekeeping or home maintenance? A dedicated Director of Residential Services ensures your home runs perfectly, offering premium Marriott-standard care:
🛎️ Available At Your Fingertips: 24-hour in-residence dining & catering, professional housekeeping, grocery shopping & delivery, on-call maintenance, and full personal assistant/courier services.
✦ Thoughtful Interiors, Panoramic Views
Every residence is delivered fully fitted with premium, durable materials—natural stone, marble, fine wood, and rattan—mirroring the surrounding cliffs and ocean.
1-Bedroom Average Size: ~68 to 73 sq.m. Unique Features: Panoramic glass windows, spacious master bath, private balcony, inclusive parking.
Courtyard Pool Units Average Size: Varies Unique Features: Ground-level exclusivity featuring your own private plunge pool.
Every Unit Includes: Fully integrated kitchens with induction cooktops, ovens, high-end refrigerators, built-in cabinetry, and multi-zone inverter air conditioning.
3 bedroom villa
✦ A Turnkey Investment in the Region’s Coveted Address
Located in Punta Engaño, you are just 15–20 minutes away from the Mactan-Cebu International Airport, keeping you effortlessly connected to major global hubs while nestled safely inside a secure, private enclave.
🔒 Ready to Claim Your Piece of Paradise?
Units at this iconic beachfront development are highly exclusive. Schedule a private viewing of our remaining inventory or request a digital walkthrough today.
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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
Imagine waking up to the gentle sound of waves, stepping out onto your expansive private balcony, and breathing in the crisp ocean breeze of Mactan.
Welcome to Aruga Mactan Resort and Residences—where world-class resort living meets the comfort of a permanent private sanctuary. Located along the prestigious Punta Engaño strip in Lapu-Lapu City, this Ready-for-Occupancy (RFO) 4-bedroom estate is designed exclusively for those who accept nothing less than extraordinary.
🌟 The Pinnacle of Space & Sophistication
Spanning a massive 292 square meters, this masterfully designed, fully finished residence offers the scale of a standalone mansion with the effortless convenience of condo living.
The Master Suite: A grand sanctuary featuring a private walk-in closet and a resort-style en-suite bathroom.
Designed for Entertaining: A seamless flow between the formal foyer, expansive living room, and dedicated dining area—all opening up to breathtaking coastal views.
Functional Luxury: Equipped with a modern kitchen, 5 elegant toilets & baths, a powder room for guests, a dedicated service area, and separate maid’s quarters.
🏝️ A Five-Star Resort Experience, Every Single Day
Living at Aruga means gaining access to a curated collection of world-class amenities designed to rejuvenate your mind, body, and soul:
Sun & Surf: Dip into the beachfront lap pool, adult pool, or let the kids splash in their own dedicated pool.
Wellness & Leisure: Stay active at the state-of-the-art fitness gym, find your center in the meditation/yoga room, or unwind at the viewing deck and amenity lounge.
Modern Conveniences: Seamlessly blend work and play with an open co-working space, executive lobby, and exclusive guest suites for your visiting VIPs.
Uncompromised Security & Peace of Mind: Enjoy 24/7 top-tier security, CCTV monitoring, 100% standby emergency power, and professional property management services.
💳 Premium Investment & Flexible Bank Financing
This rare, move-in-ready beachfront piece of paradise is an asset of a lifetime.
TOTAL PRICE: ₱182,817,750.00 Reservation Fee: ₱100,000.00 (Deductible from Down Payment)
Flexible Down Payment Options (₱36,463,550.00):
Option 1: Spread over 12 months at ₱4,570,444.00/month
Option 2: Maximize your investment with a Spot Down Payment
Loanable Amount (₱146,254,200.00) Estimated Bank Term Options:
20 Years: ₱1,047,810.51/month
15 Years: ₱1,234,176.05/month
10 Years: ₱1,623,721.47/month
5 Years: ₱2,827,503.42/month
Your Private Oasis Awaits
Opportunities to own a 4-bedroom beachfront property of this caliber in Punta Engaño are incredibly rare. Skip the pre-selling wait—this masterpiece is Ready for Occupancy.
Secure your private, exclusive viewing today and step into the lifestyle you deserve.
Contact Us
Author John Paul Ybañez Paquibot Licensed Real Estate Broker | PRC No. 00014132 | DHSUD No. CVRFO-B-03/18-2672 Bachelors Realty and Brokerage, Inc. Cebu G/F Cap Building, Brgy. Corner, Osmeña Blvd. Arlington Pond St. Extension, Cebu City, 6000 Cebu
