Category: Properties

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:

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Residential
Area (hectares): 8
Key Developments: 9+ condominium towers, future residential lots

Commercial / Office
Area (hectares): 6
Key Developments: BPO towers, retail, banks, Mactan Alfresco

Hospitality
Area (hectares): 3
Key Developments: Savoy Hotel Mactan (18 stories), Belmont Hotel Mactan (20 stories)

Educational
Area (hectares): 1.5
Key Developments: Newtown School of Excellence (NSEI)

Leisure & Open Space
Area (hectares): 5
Key Developments: Private beach, swimming pools, jogging paths, pocket gardens

Convention / Expo
Area (hectares): 2
Key Developments: Mactan Expo (under construction)

Roads & Utilities
Area (hectares): 4.5
Key Developments: Internal road network, parking structures

4.1 PEZA Accreditation

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.

Upcoming: Portofino Mactan (Pre‑selling starts 2026)

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)

1. Select a tower – Decide between ready‑for‑occupancy (RFO) or pre‑selling. Contact Megaworld’s sales office at the township’s Welcome Center.
2. Reservation fee – ₱25,000 (credited to downpayment). Non‑refundable after 30 days.
3. Contract signing – Contract to Sell is prepared. Foreign buyers need a notarized affidavit stating they are not prohibited by the 40% rule.
4. Downpayment – Paid monthly via post‑dated checks or auto‑debit.
5. Turnover – For RFO units, turnover within 60 days after full downpayment. For pre‑selling, upon completion.
6. 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.

Ready to see if the hype matches the reality? Before you decide, read our Honest Review of Mactan Newtown in 2026 to learn about the maintenance issues, real-world traffic, and the truth about beach access.

If you’ve weighed the pros and cons and are ready to look at active units or current inventory, visit our Mactan Newtown Sales & Available Units page to see live pricing and schedule a site tour.

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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.

2. Location & Regional Accessibility

• Exact Address: VistaMar Subdivision, Sitio Dap-dap, Barangay Mactan, Lapu-Lapu City, Cebu, Philippines (Postal Code: 6015).
• 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:

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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.

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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

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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.

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

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.
• Courtyard Lagoon Pools: Expansive, multi-tiered swimming pools surrounded by tropical landscaping.
• 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.

2-Bedroom
Average Size: ~146 sq.m.
Unique Features: Sweeping corner ocean vistas, massive entertainer’s balcony, maid’s quarters.

Courtyard Pool Units
Average Size: Varies
Unique Features: Ground-level exclusivity featuring your own private plunge pool.

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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.

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

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.

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🌟 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.

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🏝️ 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.

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💳 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

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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

Imagine waking up to the rhythmic sound of waves, stepping out onto your balcony, and greeting a panoramic horizon where the Cebu sky meets a pristine, private 270-meter white sand beach.

Welcome to Aruga Mactan Resort and Residences—Rockwell Land’s premier tropical sanctuary situated along the coveted shores of Punta Engaño, Lapu-Lapu City. This isn’t just a prestigious address; it’s a fully realized, Ready for Occupancy (RFO) paradise blending five-star resort leisure with the signature security and community mastery Rockwell is celebrated for.

💎 The Rockwell Resort Lifestyle

Life at Aruga Mactan is curated down to the finest detail. Whether you are seeking a personal sanctuary or a high-performing legacy asset, the estate grants exclusive access to world-class comforts:

• The Aquatic Sanctuary: Refresh across a multi-pool network featuring a dedicated adult leisure pool, a secure kids’ splash pool, and a pristine lap pool for morning fitness.
• Wellness & Social Hubs: Achieve peak performance in the state-of-the-art fitness gym, discover stillness in the private meditation and yoga room, or collaborate effortlessly inside the open co-working space.
• Impeccable Infrastructure: Enjoy complete peace of mind with 24/7 structural security, an advanced CCTV matrix, automatic fire/sprinkler safety systems, and 100% standby emergency power ensuring your life never loses momentum.
• Rockwell Property Management: Experience seamless operations, premium common areas, guest suite accommodations for visiting friends, and specialized maintenance that aggressively protects your property value over time.

🏢 The RFO Collection: Unit Breakdowns & Premium Copy

Every square meter across these finished layouts utilizes optimized spatial planning, oversized glass apertures to invite natural light, and premium architectural detailing.

🌊 The 1-Bedroom Executive Haven (66 sqm)

Designed for high-flying professionals, discerning couples, or investors targeting premium short- and long-term rental yields.

• The Experience: A masterclass in luxury minimalism. This layout maximizes spatial volume, providing a sprawling, continuous living and dining hub that transitions directly into an integrated kitchen. Step onto your private balcony to enjoy the ocean breeze, or utilize the dedicated service area to keep domestic workflows entirely out of sight.
• Total Investment: ₱28,130,999.00
• Reservation Fee: ₱100,000.00
• Down Payment & Equity: ₱2,713,100.00 (Only ₱100,468.00/month for 56 months)
• Loanable Balance: ₱19,691,700.00

🌅 The 2-Bedroom Suite Standard (96 sqm)

The quintessential vacation home or primary residence for small families who refuse to compromise on space or sophistication.

• The Experience: True residential intelligence. The master suite acts as a private fortress, boasting its own dedicated, en-suite Toilet and Bath. A beautifully proportioned second bedroom utilizes a spacious common bathroom, while a separate powder room stands ready for evening guests. Includes an independent Maid’s Room to manage household support discreetly.
• Total Investment: ₱40,487,999.00
• Reservation Fee: ₱100,000.00
• Down Payment & Equity: ₱3,948,799.00 (Only ₱144,600.00/month for 56 months | Spot DP Options Available)
• Loanable Balance: ₱28,341,600.00

🌌 The 3-Bedroom Grand Residence (191 sqm)

An expansive coastal estate built for multi-generational comfort and sweeping, open-concept beach entertaining.

• The Experience: From the elegant formal foyer entry to the massive walk-in master closet, this 191 sqm sanctuary radiates grandeur. Featuring 4 luxurious toilets and baths, an isolated service wing, a dedicated maid’s quarters, and an extensive powder room. The vast living room spills directly onto a sprawling panorama balcony, blending indoor opulence with seaside open spaces.
• Total Investment: ₱88,008,500.00
• Reservation Fee: ₱100,000.00
• Down Payment & Equity: ₱8,700,850.00 (Only ₱314,316.00/month for 56 months | Spot DP Options Available)
• Loanable Balance: ₱61,605,950.00

👑 The 4-Bedroom Beachfront Penthouse Estate (292 sqm)

The pinnacle of Mactan luxury. Built exclusively for ultra-high-net-worth individuals demanding a legacy oceanfront palace.

• The Experience: Unrivaled architectural prestige. Spanning an extraordinary 292 square meters, this unit redefines elite coastal living. A majestic grand foyer welcomes you into a sweeping living and dining pavilion. The palatial Master Bedroom features a spa-inspired en-suite bath and an elite walk-in closet system. With 5 exquisitely finished toilets and baths, a comprehensive service wing, structural maid’s quarters, and an oversized entertainment balcony, it represents the ultimate expression of the Rockwell signature lifestyle.
• Total Investment: ₱182,817,750.00
• Reservation Fee: ₱100,000.00
• Down Payment & Equity: ₱36,463,550.00 (Only ₱4,570,444.00/month over an accelerated 12-month program | Spot DP Options Available)
• Loanable Balance: ₱146,254,200.00

📊 Tailor Your Acquisition Structure

Because an elite investment requires precise financial alignment, use our real-time loan simulator below to evaluate bank amortization schedules across different terms, tailoring the numbers directly to your portfolio needs.

📈 Bank Amortization Matrix

1 Bedroom
Loanable Amount: ₱19,691,700.00
20-Year Term: ₱141,077.45 / mo
15-Year Term: ₱166,169.76 / mo
10-Year Term: ₱218,618.24 / mo
5-Year Term: ₱380,695.73 / mo

2 Bedroom
Loanable Amount: ₱28,341,600.00
20-Year Term: ₱203,048.02 / mo
15-Year Term: ₱239,162.53 / mo
10-Year Term: ₱314,649.87 / mo
5-Year Term: ₱547,922.53 / mo

3 Bedroom
Loanable Amount: ₱61,605,950.00
20-Year Term: ₱441,364.16 / mo
15-Year Term: ₱519,866.02 / mo
10-Year Term: ₱683,952.35 / mo
5-Year Term: ₱1,191,015.60 / mo

4 Bedroom
Loanable Amount: ₱146,254,200.00
20-Year Term: ₱1,047,810.51 / mo
15-Year Term: ₱1,234,176.05 / mo
10-Year Term: ₱1,623,721.47 / mo
5-Year Term: ₱2,827,503.42 / mo

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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

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1. Executive Summary

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Specification: Developer
Detail: 8990 Housing Development Corporation

Specification: Project Status
Detail: Ready for Occupancy (RFO)

Specification: Project Type
Detail: Low‑rise Medium‑Rise Building (MRB)

Specification: Unit Type
Detail: Studio Unit (25 sqm)

Specification: Location
Detail: Mt. Manunggal St., Barangay Tipolo, Mandaue City, Cebu

Strategically located in the heart of Mandaue City, Urban Deca Homes Tipolo delivers one of the most affordable and accessible entry points into Metro Cebu’s real estate market. The RFO Studio unit features a functional 25 sqm layout integrating living, dining, kitchen, and toilet & bath areas, offered at a compelling total price of just ₱1,922,260 —making homeownership truly accessible for first‑time buyers, OFWs, and young professionals.

Key Differentiators at a Glance:

• RFO Advantage – No construction wait; immediate move‑in or lease.
• Best‑in‑Class Affordability – Total price under ₱2M with equity promo of just ₱90,584.
• Lowest Barrier to Entry – Reservation fee of only ₱15,000 (deductible from equity).
• Dual Financing Options – Bank Financing or In‑House Financing to suit different buyer profiles.
• Prime Mandaue Location – Walking distance to Pacific Mall, minutes to SM City Cebu and Ayala Center.
• 20‑Building Community – A large, established residential enclave with substantial rental demand.

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2. Prime Mandaue Location: The Industrial Heart of Metro Cebu

Nestled along Mt. Manunggal Street in Barangay Tipolo, the property offers a strategic balance of accessibility, urban convenience, and affordability. Its location along the main highway corridor ensures seamless connectivity to key destinations across Mandaue and beyond.

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Pacific Mall
Approximate Travel Time: Walking distance

Parkmall
Approximate Travel Time: Short drive

City Time Square
Approximate Travel Time: Short drive

J Centre Mall
Approximate Travel Time: ~5 minutes

SM City Cebu
Approximate Travel Time: ~10 minutes

Ayala Center Cebu
Approximate Travel Time: ~10–15 minutes

Cebu IT Park
Approximate Travel Time: ~15–20 minutes

Mactan‑Cebu International Airport
Approximate Travel Time: ~20 minutes

What Makes Tipolo a Strategic Location:

Mandaue City is the industrial and commercial heart of Metro Cebu, home to furniture manufacturers, light industry, logistics hubs, and an expanding BPO sector. The city’s metro area population reached 442,000 in 2026, reflecting a steady 1.84% annual growth rate, which consistently fuels demand for vertical housing.

Beyond its current advantages, Mandaue is undergoing unprecedented infrastructure transformation:

• Fourth Mandaue–Lapu‑Lapu Bridge (₱76.4 Billion). A four‑lane, 3.3‑kilometer bridge and coastal road, funded in part by a 120‑billion‑yen JICA loan, will connect Barangay Ibo in Lapu‑Lapu City to the Cansaga Bay Bridge area, providing an alternative crossing and significantly easing peak‑hour traffic flows.
• New Mandaue City Hospital (₱1.5 Billion). Construction is set to begin in mid‑2026, upgrading the current facility into a Level II hospital, dramatically improving healthcare access for Tipolo residents.
• Mandaue City College – New Campus. The new campus at Norkis Park in Barangay Looc is under development, further enhancing educational options in the city.
• Ayala Malls Gatewalk. A new mixed‑use mall project in Mandaue City is scheduled to open in December 2026, adding a major lifestyle and retail destination.
• Banilad Drainage Project (80% Complete). A large‑scale flooding mitigation initiative, complemented by a planned dredging of the Butuanon River, will improve overall livability.

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3. Why Invest in Urban Deca Homes Tipolo Studio?

Mandaue City has emerged as a practical value area for real estate investment—offering a sweet spot between affordability and strong rental demand driven by the city’s industrial and commercial employment base.

Key Investment Highlights:

• Sub‑₱2M Entry Point. With a total price of just ₱1,922,260, this studio unit sits comfortably within the most active market segment. The ₱2.5 million to ₱7 million price bracket dominates sales activity in Metro Cebu, capturing nearly two‑thirds of pre‑selling take‑up in 2025–2026. Units under ₱2M are increasingly scarce.
• Strong Rental Yields in Mandaue. In 2026, Mandaue City offers estimated net rental yields of approximately 5.0% to 5.5%, supported by access to malls, offices, hospitals, and cross‑city routes. The median gross rental yield for condos in Mandaue is 5.9%. Studio apartments continue to deliver strong returns, with yields ranging from 6% to 8% annually due to affordability and high demand among renters seeking practical living spaces.
• Steady Capital Appreciation. Metro Cebu condo prices are forecast to grow at 3–7% annually through 2028, with a central projection of approximately 5% for well‑located units. The fourth bridge and new hospital will likely accelerate appreciation in Tipolo.
• Massive Rental Demand Pool. Mandaue’s diverse employment base—including industrial workers, BPO employees, retail staff, and students—creates a broad and resilient tenant pool. End‑user demand drives market stability more than speculative investment, with buyers increasingly prioritizing practical considerations like proximity to employment centers and transportation access.

Why This Studio Unit Specifically Stands Out:

At 25 sqm, the studio is efficiently designed to maximize every square meter—integrating living, dining, bedroom, kitchen, and toilet & bath areas into a cohesive, functional space. As part of a 20‑building, four‑storey condominium community, the property offers economies of scale reflected in its purchase price, while the RFO status eliminates construction delays and uncertainty, providing immediate cash flow potential for investors.

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4. Developer Profile: 8990 Housing Development Corporation

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Statistic: Parent Company
Details: 8990 Holdings, Inc.

Statistic: Status
Details: Formerly publicly listed; voluntarily delisted July 2025

Statistic: Industry Recognition
Details: Top 1 Pag‑IBIG Developer for Visayas (StAR Awards 2025); Top Philippine Property Developer (2015, 2017 by take‑out value)

Statistic: Projects Completed
Details: 39 completed projects across the Philippines

Statistic: Housing Units Constructed
Details: 42,884 units

Statistic: Number of Employees
Details: 285

Statistic: Key Innovations
Details: Pioneered low‑equity, low down‑payment terms in mass housing

Why Developer Reputation Matters:

8990 is considered the country’s first truly nationwide mass housing developer, pioneering low‑equity, low down‑payment terms and other market innovations that have enabled it to stay ahead of the curve. The company develops low‑cost residential complexes of medium‑rise buildings (MRBs) under the Urban DECA Homes brand, with unit floor areas typically starting at 25 sq. m. The company has been awarded as the Top 1 Developer and Highest Number of Members Served for Visayas during the Pag‑IBIG StAR Awards Visayas 2025, demonstrating consistent performance in delivering affordable housing.

The Urban DECA Homes brand operates on a “Micro Living” concept, maximizing space efficiency to keep prices accessible while delivering essential features and amenities.

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5. Project Details

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Category: Developer
Information: 8990 Housing Development Corporation

Category: Project Status
Information: Ready for Occupancy (RFO)

Category: Total Buildings
Information: 20 buildings (four‑storey MRB)

Category: Building Configuration
Information: All 4‑storey buildings connected to each other

Category: Unit Type
Information: Studio (25 sqm)

Category: Accessibility
Information: Walking distance to main highway

Category: Property Type
Information: Low‑rise condominium

Source: Amancia Land Realty

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6. Unit Specifications – Studio (25 sqm)

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Living Area
Included: ✓

Dining Area
Included: ✓

Bedroom Area
Included: ✓

Kitchen Area
Included: ✓

Toilet & Bath
Included: ✓

Balcony
Included: ✓

Design Philosophy: The 25 sqm layout is thoughtfully designed as a “Micro Living” space—every square meter is optimized for functionality without sacrificing comfort. The integrated living and dining area flows naturally into the bedroom space, while the kitchen and T&B are positioned for efficient use. The included balcony provides additional living space and natural ventilation.

Building Specifications:

The property comprises 20 buildings of four storeys each, all interconnected to form a cohesive residential community. The buildings are walk‑up (no elevator), which significantly reduces monthly association dues compared to high‑rise buildings. The first building constructed was Building 4.

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7. Amenities & Facilities

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Swimming Pool
Description: Kids pool

Clubhouse
Description: Multi‑purpose clubhouse for community events

Park
Description: Open space / garden area

Playground
Description: Dedicated children’s playground

Basketball Court
Description: Sports and recreation facility

24/7 Security
Description: Personnel on duty around the clock

CCTV System
Description: Security cameras in common areas

Fire Alarm / Sprinkler System
Description: Comprehensive fire safety system

Garbage Storage Area
Description: Centralized waste management

Water Refilling Station
Description: On‑premises water refilling convenience

Maintenance Personnel
Description: On‑site staff for upkeep

Additional Community Features (per listings):

• Air Conditioning – Provision for AC unit
• Smoke Detector – In‑unit safety
• Laundry / Drying Area – Indoor space for laundry needs
• Fully Fenced Perimeter – Enhanced security
• Open Space – Common areas for relaxation

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8. Financing & Payment Options

🔹 Bank Financing

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Total Price
Amount: ₱1,922,260.00

Reservation Fee
Amount: ₱15,000.00 (deductible from equity)

Down Payment / Equity
Amount: ₱90,584.00

Equity Promo Terms
Amount: ₱90,584 total equity (no monthly installment indicated – inquire for flexible terms)

Loanable Amount
Amount: ₱1,816,676.00

Bank Monthly Amortization Estimates:

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Loan Term: 20 years
Estimated Monthly Payment: ₱13,015.23

Loan Term: 15 years
Estimated Monthly Payment: ₱15,330.14

Loan Term: 10 years
Estimated Monthly Payment: ₱20,168.83

Loan Term: 5 years
Estimated Monthly Payment: ₱35,121.44

🔹 In‑House Financing

In‑house financing is ideal for buyers who may have difficulty securing bank approval, prefer a more flexible approval process, or want to complete the purchase directly with the developer.

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Item: Total Price
Amount: ₱1,922,260.00

Item: Reservation Fee
Amount: ₱15,000.00 (deductible from equity)

Item: Down Payment / Equity
Amount: ₱90,584.00

Item: Loanable Amount
Amount: ₱1,816,676.00

In‑House Monthly Amortization Estimates:

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Loan Term: 25 years
Estimated Monthly Payment: ₱17,152.72

Loan Term: 20 years
Estimated Monthly Payment: ₱18,137.33

Loan Term: 15 years
Estimated Monthly Payment: ₱20,081.52

Loan Term: 10 years
Estimated Monthly Payment: ₱24,513.32

Loan Term: 5 years
Estimated Monthly Payment: ₱39,047.45

Comparison of Financing Options:

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Minimum Monthly (Lowest Term)
Bank Financing: ₱13,015 (20 years)
In‑House Financing: ₱17,153 (25 years)

Lowest Monthly Overall
Bank Financing: ₱13,015
In‑House Financing: ₱17,153

Approval Process
Bank Financing: More stringent; requires credit history
In‑House Financing: More flexible; developer‑managed

Interest Rates
Bank Financing: Generally lower market rates
In‑House Financing: Typically higher than bank rates

Best For
Bank Financing: Buyers with good credit wanting lowest monthly payments
In‑House Financing: Those seeking flexible approval, or ineligible for bank loans

Additional Financing Note: Common financing options for Urban Deca Homes units also include Pag‑IBIG Fund housing loans and rent‑to‑own schemes through accredited agents.

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9. Rental Market Analysis: Why This Unit Generates Strong Cash

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Metric: Estimated Monthly Rent (Studio)
Value: ₱10,000 – ₱12,000

Metric: Mandaue Condo Net Rental Yield (2026)
Value: 5.0% – 5.5%

Metric: Mandaue Condo Gross Rental Yield
Value: 5.9%

Metric: Studio Rental Yield Range
Value: 6% – 8% (nationally)

Rental demand drivers in Tipolo:

• Industrial and BPO Employment. Mandaue’s furniture manufacturing, light industry, and expanding BPO sector provide a steady stream of young professionals and workers seeking affordable, conveniently located housing.
• Students. Proximity to Cebu Doctors’ University and other educational institutions creates consistent student rental demand.
• OFW Families. The ₱1.5M–₱3M price range is commonly preferred by OFWs seeking long‑term investments or future homes for their families.
• Accessibility to Major Hubs. A short commute to SM City Cebu, Ayala Center, and Cebu IT Park makes the unit attractive to employees in those areas.

Sample Rental Listing Analysis (2026):

• A furnished studio unit at Urban Deca Homes Tipolo (Building 10) is listed for rent at ₱12,000/month, featuring a double‑size bed, dining table, refrigerator, and TV rack.
• An unfurnished studio unit is listed at ₱10,000/month.

These actual rental listings validate that an investor can expect gross rental income of approximately ₱120,000–₱144,000 annually, translating to a gross rental yield of roughly 6.2%–7.5% at the ₱1,922,260 purchase price—before financing costs. The ₱10,000 per month rental income would nearly cover the bank monthly amortization of ₱13,015, leaving a minimal gap covered by the investor.

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10. Why Choose Urban Deca Homes Tipolo Studio?

• ✅ RFO (Ready for Occupancy). No waiting period. Move in immediately or start earning rental income right away.
• ✅ Unbeatable Price Point. At just ₱1,922,260 total price, this is one of the most affordable RFO studio units in Metro Cebu—ideal for first‑time buyers and budget‑conscious investors.
• ✅ Lowest Barrier to Entry. With a ₱15,000 reservation fee and an equity promo of just ₱90,584, you can secure your unit with minimal upfront capital.
• ✅ Dual Financing Options. Bank Financing offers the lowest monthly payments (₱13,015 for 20 years), while In‑House Financing provides more flexible approval.
• ✅ Proven Rental Demand. Active rental listings at ₱10,000–₱12,000/month demonstrate strong cash flow potential with minimal vacancy risk.
• ✅ Massive Infrastructure Catalysts. The ₱76.4 billion fourth bridge, ₱1.5 billion new city hospital, Ayala Malls Gatewalk, and drainage improvements are all under construction or launching in 2026—positioning Tipolo for significant appreciation.
• ✅ Established Developer with Track Record. 8990 is the country’s #1 mass housing developer with Pag‑IBIG recognition and decades of experience in delivering affordable housing.
• ✅ Comprehensive Amenities. Swimming pool, clubhouse, basketball court, playground, 24/7 security, and on‑site maintenance personnel provide a complete living experience.
• ✅ Large Community, Strong Liquidity. With 20 buildings, the property has substantial resale and rental transaction volume, making it easier to exit when needed.

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11. Important Considerations for Buyers

What to Keep in Mind:

• Walk‑Up Building. With four storeys and no elevator, this may not be suitable for elderly residents or those with mobility challenges. However, the lack of elevators significantly reduces monthly association dues.
• High Density. With 20 buildings, the community has higher population density than smaller boutique developments. This is typical for affordable mass housing and contributes to strong rental demand and active community life.
• Maintenance Vigilance Required. Some reviews across Urban Deca Homes properties have noted maintenance concerns, including aging building conditions and occasional garbage management issues. Prospective buyers are encouraged to conduct a site visit and speak with current residents. Thorough due diligence is recommended.
• Traffic Congestion. Tipolo can experience significant traffic during peak hours. However, this is being actively addressed by the fourth bridge and coastal road project.
• Parking Considerations. Parking can be limited and strict in Urban Deca Homes properties. Buyers requiring a parking slot should inquire separately.

💡 Ready to Reserve?

1. Reservation Fee: Only ₱15,000 (deductible from equity).
2. Secure Equity: ₱90,584 total equity promo.
3. Select Your Preferred Financing: Bank Financing (lowest monthly payments) or In‑House Financing (flexible approval).
4. Loan Application: Submit requirements to bank or developer’s in‑house financing team.
5. Move In or Lease Out: Immediately after loan approval.

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13. Additional Resources

• Mandaue City Government Infrastructure Updates

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

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1. Executive Summary

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Specification: Developer
Detail: Pacific Land Ventures & Property Development, Inc.

Specification: Project Status
Detail: Ready for Occupancy (RFO)

Specification: License to Sell
Detail: 033690

Specification: Completion Date
Detail: March 31, 2023

Specification: Number of Units
Detail: 340 across 18 storeys

Specification: Total Land Area
Detail: Approx. 1,206 sqm

Specification: Unit Type
Detail: Studio Unit (25.28 sqm)

Specification: Location
Detail: Angasil Road, Barangay Mactan, Lapu-Lapu City, Cebu

Strategically positioned in the heart of Mactan Island, Mactan Plains Residences Studio delivers a smart, high‑value entry point into one of Cebu’s most dynamic real estate markets. With a ready‑for‑occupancy studio measuring 25.28 sqm, this unit is offered at a compelling total price of ₱2,911,898—making homeownership or investment accessible without compromising on quality, location, or amenities.

For those seeking a turnkey living solution, the unit comes fully finished with premium interior features, including melamine board kitchen cabinets, granite countertops, bedroom closets, full bathroom fixtures, and complete electrical provisions for air conditioning, water heating, and range hood—all on a non‑LPG, purely electric cooking setup.

Key Differentiators at a Glance:

• RFO Advantage – No construction wait; immediate move‑in or lease.
• Low Entry Barrier – Reservation fee of just ₱10,000 (deductible from equity).
• Dual Financing Options – Pag‑IBIG or Bank Financing to suit different buyer profiles.
• Premium Amenities – Adult swimming pool, fitness gym, clubhouse, high‑speed elevators, basement parking, 100% standby emergency power.
• Prime Mactan Location – 5 minutes to Mactan Doctors’ Hospital, 10 minutes to Shangri‑La’s Mactan Resort, 20 minutes to Mactan‑Cebu International Airport.

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2. Prime Mactan Location: Where Convenience Meets Lifestyle

Nestled along Angasil Road in Barangay Mactan, the property offers a strategic balance of accessibility, urban convenience, and island living. Its location along the Quezon National Highway ensures seamless connectivity to key destinations across Lapu‑Lapu City and beyond.

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Destination: Mactan Newtown
Travel Time: 5 minutes

Destination: Mactan Doctors’ Hospital
Travel Time: 5 minutes

Destination: Shangri‑La’s Mactan Resort
Travel Time: 10 minutes

Destination: Aruga Mactan
Travel Time: 12 minutes

Destination: Island Central Mactan
Travel Time: 14 minutes

Destination: MerryMart Grocery (Mactan Town Center)
Travel Time: 17 minutes

Destination: Lapu‑Lapu City College
Travel Time: 17 minutes

Destination: Mactan‑Cebu International Airport
Travel Time: 20 minutes

Beyond these immediate conveniences, Mactan Island is undergoing rapid infrastructure and economic transformation. Recent expansions at the Mactan‑Cebu International Airport have significantly boosted passenger capacity and efficiency, positioning the island as a central node in the region’s transportation network. The opening of the Cebu–Cordova Link Expressway and ongoing upgrades to key road networks have dramatically improved accessibility to and from the main island. Moreover, new mixed‑use developments such as Mahi Center, a PEZA‑accredited lifestyle and business hub just minutes from the airport, are further elevating Mactan’s appeal as a destination for both leisure and enterprise.

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3. Why Invest in Mactan Plains Residences Studio?

Mactan Island has emerged as a prime destination for real estate investment, driven by robust economic growth, rising tourism, and a flurry of infrastructure developments. A studio unit at Mactan Plains Residences offers a compelling entry point into this thriving market.

Key Investment Highlights:

• Capital Appreciation. Steady double‑digit appreciation has been observed in key areas of Mactan, fueled by limited land availability and sustained demand. With continued infrastructure spending and commercial expansion, property values are poised for long‑term growth.
• Strong Rental Demand. The Mactan condo market in 2026 shows steady growth, with annual price gains of approximately 5% and rental yields ranging from 6% to 9% in prime areas. Demand from OFW returnees, tourism workers, and airport‑adjacent professionals keeps vacancy rates low.
• Resort‑Island Lifestyle. Positioned near world‑class beach resorts, the Mactan Newtown township, and the upcoming Mahi Center, the studio unit appeals to both long‑term renters and short‑term leisure travelers seeking a modern, secure, amenity‑rich base.
• High Liquidity for Resale. Smaller studio units in well‑located, amenitized condominiums consistently rank among the most liquid real estate assets, attracting first‑time buyers, young professionals, and small investors.

Why This Studio Unit Specifically Stands Out:

At just 25.28 sqm, the studio is thoughtfully laid out to maximize every square meter—integrating living, dining, bedroom, kitchen, and toilet & bath areas into a cohesive, functional space. It is designed as a true turnkey investment: ready for immediate occupancy or lease with no additional fit‑out costs. The RFO status eliminates construction delays and uncertainty, providing immediate cash flow potential for investors.

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4. Project Details

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Category: Developer
Information: Pacific Land Ventures & Property Development, Inc.

Category: Project Status
Information: Ready for Occupancy (RFO)

Category: License to Sell
Information: 033690

Category: Completion Date
Information: March 31, 2023

Category: Total Land Area
Information: Approx. 1,206 sqm

Category: Building Storeys
Information: 18 storeys

Category: Total Units
Information: 340 residential units

Category: Elevators
Information: Three (3) high‑speed elevators

Category: Safety Systems
Information: Fire alarm and automatic sprinkler system

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5. Unit Specifications – Studio (25.28 sqm)

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Living & Dining Area
Included: ✓

Bedroom Area
Included: ✓

Kitchen Area
Included: ✓

Toilet & Bath
Included: ✓

Balcony
Included: —

Interior Finishes & Features:

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Kitchen Cabinets
Specification: Melamine board with stainless steel sink and granite countertop

Bedroom Closet
Specification: Melamine board wardrobe

Flooring
Specification: Tiled flooring throughout; ceramic floor and wall tiles in toilet & bath

Walls & Ceilings
Specification: Painted cement finish

Bathroom
Specification: Complete fixtures, accessories, and exhaust fan

Air Conditioning
Specification: Electrical provision for AC unit

Water Heating
Specification: Electrical provision for portable water heater at shower area

Range Hood
Specification: Electrical provision for filter‑type range hood

Cooking
Specification: Non‑LPG, purely electric cooking provisions

Connectivity
Specification: Telephone and CATV provisions

Safety
Specification: Fire alarm and smoke detector in each unit

Deliverable: Finished — no additional renovation required; ready for immediate occupancy or rental placement.

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6. Building & Amenities

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Swimming Pool
Description: Adult swimming pool

Fitness Gym
Description: Fully equipped fitness center

Clubhouse
Description: Multi‑purpose clubhouse

Lobby & Reception
Description: Main lobby with reception area

Multi‑Purpose Court
Description: Recreational court for sports & events

Parking
Description: Basement and ground floor parking

Garbage Disposal
Description: Centralized collection with segregated garbage chutes

Mailboxes
Description: Individual mailboxes for each unit

Elevators
Description: Three (3) high‑speed elevators for efficient vertical transport

Security
Description: 24/7 security personnel

Fire Safety
Description: Fire detection and automatic alarm & sprinkler system

Emergency Power
Description: 100% standby generator

Key Operational Advantages:

• Centralized Garbage System with Segregated Chutes. Promotes cleanliness and environmental responsibility.
• Three High‑Speed Elevators. Minimizes wait times across 18 storeys.
• Standby Generator. Ensures uninterrupted power for lighting, elevators, and common areas during outages—a critical feature for both residents and short‑term renters.
• Fire Detection & Alarm System. Provides peace of mind and compliance with safety regulations.

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7. Financing & Payment Options

🔹 Pag‑IBIG Financing (Recommended for First‑Time Homebuyers & OFWs)

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Total Price
Amount: ₱2,911,898.00

Reservation Fee
Amount: ₱10,000.00 (deductible from equity)

Down Payment / Equity
Amount: ₱60,000.00

Equity Payment Terms
Amount: ₱10,000.00/month for 6 months

Loanable Amount
Amount: ₱2,841,898.00

Pag‑IBIG Monthly Amortization Estimates:

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Loan Term: 30 years
Estimated Monthly Payment: ₱17,038.61

Loan Term: 25 years
Estimated Monthly Payment: ₱18,310.39

Loan Term: 20 years
Estimated Monthly Payment: ₱20,360.24

Loan Term: 15 years
Estimated Monthly Payment: ₱23,981.55

Loan Term: 10 years
Estimated Monthly Payment: ₱31,550.89

Loan Term: 5 years
Estimated Monthly Payment: ₱54,941.85

Pag‑IBIG Advantage as of 2026: Qualified first‑time homebuyers earning below ₱34,686 per month (outside NCR) may access a subsidized 3% interest rate for the first five years under the Expanded 4PH Program. Early borrowers may even lock in the 3% rate for the first ten years under the Early Bird Promo. This represents a significant savings compared to standard market rates.

🔹 Bank Financing (Alternative for Higher Income or Larger Loan Amounts)

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Total Price
Amount: ₱2,911,898.00

Reservation Fee
Amount: ₱10,000.00 (deductible from equity)

Down Payment / Equity
Amount: ₱281,190.00

Equity Payment Terms
Amount: ₱46,865.00/month for 6 months

Loanable Amount
Amount: ₱2,620,708.00

Bank Monthly Amortization Estimates:

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Loan Term: 20 years
Estimated Monthly Payment: ₱18,775.57

Loan Term: 15 years
Estimated Monthly Payment: ₱22,115.02

Loan Term: 10 years
Estimated Monthly Payment: ₱29,095.23

Loan Term: 5 years
Estimated Monthly Payment: ₱50,665.63

Comparison of Financing Options:

Minimum Down Payment
Pag‑IBIG Financing: ₱60,000 (plus ₱10,000 reservation)
Bank Financing: ₱281,190 (plus ₱10,000 reservation)

Equity Monthly (6 mos)
Pag‑IBIG Financing: ₱10,000
Bank Financing: ₱46,865

Lowest Monthly Amortization
Pag‑IBIG Financing: ₱17,039 (30 years)
Bank Financing: ₱18,776 (20 years)

Potential Interest Rate
Pag‑IBIG Financing: As low as 3% for qualified borrowers
Bank Financing: Standard market rates (typically 6%–8%)

Best For
Pag‑IBIG Financing: First‑time buyers, OFWs, moderate income
Bank Financing: Higher income, larger down payment capacity

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8. Why Choose Mactan Plains Residences Studio?

• RFO (Ready for Occupancy). No waiting period. Move in immediately or start earning rental income right away.
• Smart Studio Layout. 25.28 sqm efficiently designed to maximize living, dining, sleeping, and kitchen spaces—ideal for singles, couples, or short‑term rentals.
• Premium Finishes Included. Granite countertops, tiled flooring, full bathroom fixtures, and complete electrical provisions are all part of the standard unit—no hidden upgrade costs.
• Comprehensive Amenities. From the adult swimming pool and fitness gym to the clubhouse and multi‑purpose court, every amenity is designed for modern urban living.
• Peace of Mind. 24/7 security, automatic fire detection and alarm, standby generator, and basement parking ensure safety and convenience for all residents.
• Flexible Ownership Paths. Whether you are a first‑time homebuyer leveraging Pag‑IBIG’s subsidized 3% rate, an OFW securing a retirement property, or an investor seeking rental income, the financing options accommodate your specific financial profile.

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9. Developer Profile: Pacific Land Ventures & Property Development, Inc.

Pacific Land Ventures is an established developer in Cebu with a track record of delivering thoughtfully planned residential communities. The company’s portfolio includes Mactan Plains, Pueblo El Grande, and Midpoint Residences. The developer completed Mactan Plains Residences on March 31, 2023, demonstrating reliability in project execution and timely turnover. The license to sell (LS No. 033690) and HLURB CVR AA‑2019/02‑555 further attest to full regulatory compliance.

💡 Ready to Reserve?

1. Reservation Fee: Only ₱10,000 (deductible from equity).
2. Select Your Preferred Financing: Pag‑IBIG (lowest entry) or Bank Financing.
3. Sign the Contract to Sell and begin your 6‑month equity payment plan.
4. Move In or Lease Out immediately after loan approval.

Important Note: Real estate property values are appreciating daily. The prices and payment terms above are subject to change without prior notice. To lock in the current rate and reserve your studio unit, contact the developer’s marketing team today.

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