KEY TAKEAWAYS
- Massive scale: CLI has acquired a 78.8‑hectare site in Liloan, Cebu, making it the largest integrated township in the province. The project will span more than three barangays.
- Strategic northern location: Located just 17.6 kilometers north of Metro Cebu, the township is positioned to serve the growing residential demand in Cebu’s northern corridor.
- Joint venture development: The project is being developed through Cebu Homegrown Developers Inc. (CHDI), a joint venture with Ixidor Holdings (former Aboitiz Equity Ventures chair Erramon Aboitiz’s holding firm).
- Complete pipeline: Liloan is one of over 20 project launches worth ₱48 billion on CLI’s launchpad, encompassing approximately 9,600 units over the next 12 to 15 months.
- Multi-segment residential offerings: The township will include residential communities across multiple price segments, complemented by commercial centers and green open spaces.
- Execution risk to monitor: Permit delays have affected some CLI launches—verify the project’s License to Sell and construction timeline before committing.
- Best for: Long‑term investors and end‑users seeking value appreciation in Cebu’s northern expansion corridor; buyers who trust CLI’s township track record (Davao Global Township, Manresa Town).
Why This Township Matters
Cebu Landmasters Inc. (CLI) has rapidly grown from a regional developer into the dominant residential player in the Visayas and Mindanao, claiming 18% market share in the region. The Liloan township represents the company’s largest single land acquisition in Cebu and its boldest bet on the province’s northern expansion corridor.
For Cebu real estate investors in 2026, the Liloan township offers an opportunity to get in early on what CLI envisions as a “model Cebuano township.” But early entry carries execution risks—permits, construction timelines, and community build‑out can all face delays. This guide breaks down everything currently known about the project’s location, partnership structure, residential offerings, launch phases, and pricing, along with the developer’s broader context and a honest verdict on whether it fits your investment strategy.
Project Overview
What It Is: CLI’s largest integrated township in Cebu, featuring multi‑segment residential communities, commercial centers, sustainable green and open spaces, and modern infrastructure links.
Location: Liloan, Cebu. The property is located approximately 17.6 kilometers north of Metro Cebu and spans more than three barangays.
Land Area: 78.8 hectares (approximately 79 hectares).
Developer: Cebu Landmasters Inc. (CLI) through joint‑venture subsidiary Cebu Homegrown Developers Inc. (CHDI).
Partners: Ixidor Holdings Inc. (joint venture partner in CHDI).
Current Status: Land acquisition complete; permit processing underway; part of CLI’s planned launch slate of over 20 projects worth ₱48 billion over the next 12 to 15 months.
Projected Housing Units: Part of CLI’s broader target of 10,000 housing units across Cebu within the year (includes Liloan and other projects).
First Residential Phases: Expected to include a mix of affordable, economic, and mid‑market segments following CLI’s proven Casa Mira and Garden Series templates.
Why Liloan? The Strategic Location
Liloan has emerged as one of Cebu’s fastest‑growing residential areas, driven by northward urban expansion from Cebu City and Mandaue. The town offers lower land prices compared to Metro Cebu’s core, making it attractive for developers and homebuyers seeking value.
Distance to Metro Cebu: 17.6 kilometers north (approximately 45–60 minutes by car depending on traffic).
Key Advantages: The location offers proximity to schools, retail centers, and key transport hubs while maintaining a “thoughtfully planned neighborhood” atmosphere. The area is already seeing other major developments, including the 60‑hectare Bay‑ang Ridge Residences and the 74‑hectare Lataban Legacy Estate.
Growth Drivers: Liloan is benefiting from infrastructure improvements in Cebu’s northern corridor, including road widening projects and better connectivity to the Cebu–Cordova Link Expressway (CCLEX) and future transport links. The town has also seen increased commercial activity, with new retail centers and schools attracting young families and professionals.
For investors: Liloan’s position as a growth frontier means appreciation potential could outpace more saturated Cebu City markets over a 5‑ to 10‑year horizon. However, the area is still developing—buyers should expect a longer wait for full community build‑out and commercial amenities compared to established neighborhoods.
The Joint Venture: CHDI and Ixidor Holdings
The township is being developed through CLI’s existing joint‑venture vehicle, Cebu Homegrown Developers Inc. (CHDI), in partnership with Ixidor Holdings Inc.
CHDI Background: CHDI was originally a joint venture between CLI and AboitizLand. In 2021, Ixidor Holdings — a holding firm chaired by former Aboitiz Equity Ventures chair Erramon Aboitiz — acquired AboitizLand’s 50% stake in CHDI for ₱609 million. Since then, CHDI has operated as a CLI‑Ixidor partnership.
Why This Matters: The partnership brings together CLI’s development expertise in VisMin and Ixidor’s financial strength and local connections. Ixidor’s leadership, through Erramon Aboitiz, carries deep experience in Cebu real estate. However, this is not a joint venture with Ayala Land or other major national developers — CLI bears the primary execution responsibility.
Prior CHDI Projects: The same joint venture previously developed Pristina Town, a 7.2‑hectare township in northern Cebu City featuring the two‑tower North Grove condominium (Lumina with 386 units and Terra with 643 units, catering to middle and upper‑middle market segments).
For buyers: CLI has a working template for township development through CHDI. Pristina Town’s completion provides some track record, though the Liloan site is substantially larger (78.8 hectares vs. 7.2 hectares) and represents a much more ambitious undertaking. Past performance of smaller projects does not guarantee flawless execution on a massive scale.
Development Phases and Residential Offerings
While CLI has not released a detailed phase‑by‑phase breakdown publicly, the available information outlines the township’s planned components.
Multi‑Segment Residential Community: The development will include residential options across multiple price segments, likely following CLI’s established product lines:
- Casa Mira (economic housing) — CLI’s flagship affordable brand, offering quality homes at entry‑level price points with high demand and sell‑out rates consistently above 90%.
- Garden Series (mid‑market) — Best‑selling line offering larger units and more amenities.
- Potential premium offerings — Depending on location within the 78.8‑hectare site, some areas may be designated for higher‑end residential.
Commercial Centers: The township will include retail and commercial spaces designed to serve residents and the surrounding community. This follows CLI’s successful township model, where commercial amenities drive property values and create a self‑sustaining community.
Green and Open Spaces: CLI has emphasized sustainability, with the development including green spaces, parks, and open areas. The company describes this as a “sustainable urban hub” designed for liveability and environmental benefits.
Transport Links: The estate will be connected to transport hubs to balance accessibility and convenience, though specific infrastructure details have not been disclosed.
Total Housing Target: CLI has announced a goal to construct 10,000 housing units within the year across various LGUs in Cebu, with the Liloan township contributing a significant portion of that total.
For buyers: The multi‑segment approach means the township will likely offer options ranging from ₱1.5M–₱3M for entry‑level units (based on CLI’s Casa Mira pricing in other locations) up to ₱5M–₱10M+ for larger mid‑market homes. This diversity creates a balanced community but also means that early phases may focus on the most marketable segments (likely affordable housing) before moving to premium offerings.
Launch Phases and Timeline
Based on available information, here is the expected timeline for the Liloan township:
Land Acquisition Completed: September 2025. CLI disclosed the 78.8‑hectare acquisition to the Philippine Stock Exchange, confirming the property was secured through CHDI.
Permitting Phase (Current): CLI has acknowledged delays in obtaining necessary permits for some of its planned launches, noting that permit acquisition has pushed some timelines “into early next year” from the original 12‑ to 15‑month launch window.
First Residential Phase Launch: Expected to be part of CLI’s planned launch slate of over 20 projects worth ₱48 billion over the next 12 to 15 months (from early 2026). The Liloan township is specifically mentioned as part of this pipeline, along with projects in Cagayan de Oro, Ormoc, Mandaue, Panglao, and CLI’s first Luzon offering in Pasig City.
Full Township Build‑Out: Given the 78.8‑hectare scale, full development will likely take 10 to 15 years, with multiple residential phases rolled out progressively as infrastructure and commercial amenities are completed.
Permit Delay Warning: CLI Senior Executive Vice President Jose Franco Soberano noted in May 2026 that while the original plan was to launch over 20 projects within 12 to 15 months, “there have been some delays in obtaining the necessary permits,” extending some launches into early next year. Potential buyers should verify that the specific Liloan phase they are considering has secured its License to Sell from DHSUD before paying any reservation fee.
Pricing Estimates and Comparisons
As of this writing, CLI has not released official price lists for the Liloan township’s residential phases. However, based on CLI’s existing pricing in comparable Cebu locations and the Liloan area’s current market, reasonable estimates can be made.
CLI’s Casa Mira (Economic Housing) Benchmark: In other Cebu locations, Casa Mira units typically range from ₱1.5 million to ₱3 million for basic house‑and‑lot packages, with monthly amortizations between ₱5,000 and ₱7,000 for qualified Pag‑IBIG or bank loan borrowers.
CLI’s Garden Series (Mid‑Market) Benchmark: Mid‑market offerings from CLI in other northern Cebu projects generally range from ₱3 million to ₱7 million, depending on unit size and location within the development.
Liloan Area Market Context: The general Liloan real estate market in 2026 shows active developments with house‑and‑lot units priced between ₱2 million and ₱6 million. Nearby projects like Danarra North and The Preston offer ready‑for‑occupancy units, while larger lot‑only subdivisions like Lataban Legacy Estate (74 hectares) cater to premium buyers.
Expected Price Range for Liloan Township:
- Economic housing (Casa Mira‑type): ₱1.5M – ₱3M
- Mid‑market (Garden Series‑type): ₱3.5M – ₱7M
- Premium lots or larger units: ₱8M – ₱15M+
For buyers: Early phases in new townships often launch at promotional prices to generate momentum and preselling success. If you are confident in CLI’s execution, getting in during the first residential phase may offer the best entry price. However, early buyers also bear the risk that later phases or commercial amenities may be delayed, affecting immediate liveability and rental demand.
CLI’s Broader 2026 Pipeline
The Liloan township is part of an aggressive expansion push by CLI in 2026, despite economic headwinds.
2026 Launch Pipeline: CLI plans to launch over 20 projects in the next 12 to 15 months, encompassing around 9,600 units worth an inventory value of ₱48 billion.
Geographic Spread: Majority of these projects are in the VisMin area, including Cagayan de Oro, Ormoc, Liloan, Mandaue, and Panglao. The pipeline also includes CLI’s first offering in Luzon, located in Pasig City.
Capital Expenditure: CLI is maintaining its ₱20 billion capital expenditure budget for 2026, matching 2025 levels, of which ₱12.7 billion is allotted for project development, with the balance for land acquisition and working capital.
First Quarter 2026 Performance: CLI reported consolidated revenues of ₱6 billion in Q1 2026, up 20% from ₱5 billion in Q1 2025, driven by stronger residential revenue recognition from construction progress across ongoing projects. Net income dropped 24% to ₱1 billion due to a one‑time gain that boosted 2025 results, but underlying core residential performance remained strong.
Permit Delay Context: CLI has acknowledged permit delays affecting launch timelines. This is a recurring theme in Philippine real estate — developers often struggle with local government approvals. CLI’s statement that delays will push some launches “into early next year” suggests that while the pipeline remains intact, specific phase launch dates may slip.
For buyers: The breadth of CLI’s 2026 pipeline indicates strong corporate commitment to expansion. However, the company is simultaneously managing projects across multiple regions, including its first Luzon venture. This geographic dispersion could stretch management attention and skilled labor, potentially affecting delivery timelines for all projects, including Liloan.
CLI’s Township Track Record
Before committing to the Liloan township, review CLI’s experience with similar large‑scale projects.
Davao Global Township (Davao City): CLI’s flagship township outside the Visayas. The project has been cited by CLI Chairman Jose Soberano III as a success story and proof of the company’s township strategy. Specific performance metrics are not publicly available, but the project’s completion and ongoing operations suggest CLI can deliver on its township vision.
Manresa Town (Cagayan de Oro): CLI’s second major township, located in Cagayan de Oro. The first three towers were launched as part of CLI’s pipeline. The project has reportedly achieved strong sell‑out rates, with One Manresa Place selling over 90% of its units and generating over ₱5 billion in sales within two weeks.
Pristina Town (Cebu City): A 7.2‑hectare mixed‑use township in northern Cebu City, developed through the same CHDI joint venture. Features the two‑tower North Grove condominium (Lumina with 386 units, Terra with 643 units). This project provides the closest comparable template for the Liloan township, though it is substantially smaller.
Key Takeaway: CLI has demonstrated the ability to launch, market, and sell township projects successfully. However, the Liloan site is more than 10 times larger than Pristina Town. Execution on this scale presents new challenges — infrastructure development, phasing coordination, commercial tenant recruitment, and long‑term property management — that CLI has not yet proven at this magnitude.
Investment Verdict: Is the Liloan Township Right for You?
✅ Yes, If You Are:
- A long‑term investor (7+ years) who believes in Cebu’s northward expansion and CLI’s ability to deliver on its township vision. Early entry in a master‑planned community of this scale offers significant appreciation potential as phases complete and amenities open.
- An end‑user seeking affordable to mid‑market housing in a planned community. The multi‑segment residential mix means options for various budgets, and township living offers amenities not available in standalone subdivisions.
- A buyer who has confidence in CLI’s track record on township projects (Davao Global Township, Manresa Town, Pristina Town) and accepts that large‑scale developments take time to fully mature.
- Risk‑tolerant enough to absorb potential permit delays or phase pushbacks without immediate financial distress.
❌ No, If You Are:
- A short‑term investor (2–3 years) seeking quick flipping profits. Large‑scale townships take years to build momentum; early phases may not see significant appreciation until later phases and commercial amenities are completed.
- A buyer who cannot tolerate execution risk. Permits, construction timelines, and amenity build‑outs can all face delays — CLI has already acknowledged permit delays affecting some launches.
- An investor who requires immediate rental income. The township will take years to reach critical mass; rental demand in the early phases may be limited.
- A buyer who prefers established, fully built communities with mature amenities and immediate liveability. The Liloan township will be under construction for a decade or more.
⚠️ Proceed with Caution If You Are:
- Buying pre‑selling in the first residential phase. Verify that the specific phase has secured its License to Sell from DHSUD. CLI’s acknowledgment of permit delays means some phases may launch later than advertised.
- An OFW or remote buyer who cannot physically inspect the property and rely heavily on developer representations. CLI’s past issues (as documented in my earlier review, including the Lorega MRB controversy and financial strength concerns) suggest that buyer protections should be taken seriously.
- An investor with tight cash flow. Large‑scale townships often have special assessments for infrastructure development beyond standard association dues. Factor potential additional costs into your financial planning.
The Bottom Line
CLI’s Liloan township is unquestionably a significant development with the potential to reshape Cebu’s northern real estate landscape. The 78.8‑hectare scale, strategic location, CLI’s track record on previous township projects, and the CHDI joint venture with Ixidor Holdings all point to a well‑conceived, professionally managed undertaking.
However, execution risk is real. This is CLI’s largest single project in Cebu, and the company is simultaneously managing an aggressive 2026 pipeline across multiple regions, including its first Luzon venture. Permit delays have already been acknowledged, and CLI’s financial strength rank of 2 out of 100 (documented in my earlier CLI review) means that economic headwinds could affect project momentum.
The question is not “Is this a legitimate project?” — CLI’s public disclosures, partnership structure, and regulatory filings confirm it is. The real question is: “Does your timeline, risk tolerance, and investment strategy align with a decade‑long township build‑out?”
If you are a long‑term investor or end‑user who believes in Cebu’s northern growth and CLI’s ability to execute, the Liloan township represents a compelling opportunity to get in early on what may become one of Cebu’s most significant master‑planned communities. If you need immediate returns, cannot tolerate delays, or prefer established neighborhoods, waiting for later phases or considering other options may be wiser.
Before signing any paperwork:
- Verify that the specific residential phase has a valid License to Sell from DHSUD.
- Request the official price list and payment scheme in writing.
- Understand the phased delivery timeline — when will your unit be completed, and when will key amenities open?
- Factor in all hidden costs: association dues, real property tax, insurance, and potential special assessments for infrastructure.
- Have a clear exit strategy that does not rely on rapid appreciation or immediate rental income.
- Review my full Cebu Landmasters Review for broader context on the developer’s financial health, track record, and red flags.
Disclosure: This guide is based on publicly available information from news reports, stock exchange disclosures, and CLI’s corporate communications as of June 2026. All pricing estimates are projections based on comparable CLI projects and market data; official price lists have not been released as of this writing. Real estate investments carry inherent risks. Seek independent professional advice before making any investment decision.
Author
John Paul Ybañez Paquibot
Licensed Real Estate Broker | PRC No. 00014132 | DHSUD No. CVRFO-B-03/18-2672
Bachelors Realty and Brokerage, Inc. Cebu
G/F Cap Building, Brgy. Corner, Osmeña Blvd.
Arlington Pond St. Extension, Cebu City, 6000 Cebu
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