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
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