Location: Cagodoy Road, Basak, City of Lapu-Lapu, Cebu
Developer: Johndorf Ventures
Turnover: RFO (Ready for Occupancy)
Plumera Residences Mactan offers affordable, finished studio and one‑bedroom units in a secure community with pools, clubhouse, retail area, and 24/7 backup power. This guide walks you through the exact buying process – including real payment figures for Pag‑IBIG and bank financing.
Step 1: Choose Your Unit – Studio or 1‑Bedroom
Feature: Studio – Floor area 24 sqm, Layout Living, dining, kitchen, bed area, 1 T&B, Total price ₱3,568,000, License to Sell 2133; 1-Bedroom – Floor area 36 sqm, Layout Living, dining, kitchen, separate bedroom, 1 T&B, Total price ₱5,467,000, License to Sell 2133, 2134, 2135. Both units are finished (not bare shell) and RFO – you can move in immediately after full payment or loan approval.
Step 2: Pay the Reservation Fee
Regardless of which unit you choose:
Reservation fee: ₱25,000
Fully deductible from your down payment (equity)
Paid to Johndorf Ventures or a licensed agent
You sign a Reservation Agreement
✅ The ₱25,000 secures your specific unit and takes it off the market.
Step 3: Understand Your Payment Scheme
Plumera offers different financing paths. Choose the one that fits your budget.
Option A: Studio Unit – Pag‑IBIG Financing
Total price: ₱3,568,000. Down payment (20% equity): ₱511,000. Monthly equity (24 months): ₱21,292. Loanable amount (80%): ₱3,032,000. Monthly amortization (Pag‑IBIG): Term and monthly: 30 yrs: ₱18,178; 25 yrs: ₱19,535; 20 yrs: ₱21,722; 15 yrs: ₱25,586; 10 yrs: ₱33,661; 5 yrs: ₱58,617.
Option B: Studio Unit – Bank Financing
Total price: ₱3,568,000. Down payment (5% equity): ₱178,400. Monthly equity (24 months): ₱7,433. Loanable amount (95%): ₱3,364,600. Monthly amortization (Bank, est. 7‑8%): Term and monthly: 20 yrs: ₱24,105; 15 yrs: ₱28,392; 10 yrs: ₱37,354; 5 yrs: ₱65,047.
Option C: 1‑Bedroom Unit – Bank Financing Only
Total price: ₱5,467,000. Down payment (flat equity): ₱100,000 + ₱25,000 reservation = ₱125,000 total. Monthly equity (4 months): ₱25,000. Loanable amount: ₱5,342,000. Monthly amortization (Bank): Term and monthly: 20 yrs: ₱38,272; 15 yrs: ₱45,079; 10 yrs: ₱59,307; 5 yrs: ₱103,276.
💡 The 1‑bedroom requires a much shorter equity period (4 months) but higher monthly amortization because of the larger loan.
Step 4: Compare Your Monthly Cash Flow
Before you decide, calculate your total monthly housing cost after loan approval: For Studio (Pag‑IBIG, 20 yrs): Amortization ₱21,722, Condo dues (₱70/sqm) ₱1,680, Insurance (est.) ₱500, Total monthly ~₱23,900. For Studio (Bank, 20 yrs): Amortization ₱24,105, Condo dues ₱1,680, Insurance ₱500, Total monthly ~₱26,300. For 1‑Bedroom (Bank, 20 yrs): Amortization ₱38,272, Condo dues (₱70/sqm) ₱2,520, Insurance (est.) ₱800, Total monthly ~₱41,600. Also factor in the equity payment period (24 months for studio, 4 months for 1‑bedroom).
Step 5: Sign the Contract to Sell (CTS)
Once you’ve chosen a unit and payment scheme, you’ll sign a Contract to Sell with Johndorf Ventures.
License to Sell: Verify with DHSUD – Studio: #2133; 1‑Bedroom: #2133, 2134, 2135.
Turnover: RFO – the unit is ready.
Condo dues: ₱70 per square meter per month (₱1,680 for studio, ₱2,520 for 1‑bedroom).
Have a lawyer review the CTS, especially the turnover date, penalties for delay, and refund policy under the Maceda Law.
Step 6: Process Your Loan
For Pag‑IBIG (studio only):
Must have 24 monthly savings.
Submit: proof of income, employment certificate, CTS, developer’s documents.
Processing: 1–2 months.
For Bank Financing (studio or 1‑bedroom):
Prepare: 6–12 months payslips, ITR, bank statements, employment certificate.
Accredited banks: Ask your agent for Johndorf’s partner banks.
Processing: 2–4 weeks.
📌 Get pre‑approved before paying the full equity to avoid delays.
Step 7: Turnover and Move‑In
Because all units are RFO, the process is fast:
Developer issues a Notice of Turnover after full equity payment and loan release.
Schedule a joint inspection of your unit – check finishes, plumbing, electrical, windows.
Sign the Acceptance Certificate (note any defects for warranty repair).
Pay advance condo dues (typically 1–2 months).
Receive keys and access cards.
🗝️ The Condominium Certificate of Title (CCT) will be transferred to your name within 3–6 months after full payment.
Step 8: Enjoy Plumera’s Amenities
As a resident, you get access to:
Adult and kids swimming pools
Multi‑purpose clubhouse
Retail/commercial area
24/7 security + perimeter fence
Fire detection and automatic alarm system
100% standby emergency power
Mailbox and garbage storage areas
Park and lobby/reception
Final Checklist Before You Reserve
[ ] Decide on studio vs. 1‑bedroom.
[ ] Choose Pag‑IBIG or bank (studio only – 1‑bedroom is bank only).
[ ] Compute your total monthly budget (equity + future amortization + dues + insurance).
[ ] Verify Licenses to Sell with DHSUD.
[ ] Pay the ₱25,000 reservation fee (deductible).
[ ] Get loan pre‑approval.
[ ] Sign CTS with lawyer review.
[ ] Complete equity payments (24 months for studio, 4 months for 1‑bedroom).
[ ] Process loan, then move in.
Ready to Start Your Plumera Journey?
You now have the exact numbers and steps for both studio and 1‑bedroom RFO units at Plumera Residences Mactan. Whether you want the lowest monthly cost (studio + Pag‑IBIG) or the quickest equity finish (1‑bedroom + 4 months), there’s a clear path.
👉 Reserve your unit today – contact a licensed agent or return to the Plumera Residences Main Hub for availability and site visits.
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