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:
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)
- Select a tower – Decide between ready‑for‑occupancy (RFO) or pre‑selling. Contact Megaworld’s sales office at the township’s Welcome Center.
- Reservation fee – ₱25,000 (credited to downpayment). Non‑refundable after 30 days.
- Contract signing – Contract to Sell is prepared. Foreign buyers need a notarized affidavit stating they are not prohibited by the 40% rule.
- Downpayment – Paid monthly via post‑dated checks or auto‑debit.
- Turnover – For RFO units, turnover within 60 days after full downpayment. For pre‑selling, upon completion.
- Taxes and fees – Buyer pays 3‑4% of contract price for documentary stamp tax, transfer tax, and registration fees. Seller pays capital gains tax (if selling).
9. Comparison with Other Cebu Townships
Location
The Mactan Newtown: Beachfront, Mactan Island
Cebu Business Park (Ayala): Cebu City center
South Coast City (SM): SRP, Cebu City
Beach access
The Mactan Newtown: Yes (private)
Cebu Business Park (Ayala): No
South Coast City (SM): Planned (man‑made lagoon)
PEZA zone
The Mactan Newtown: Yes
Cebu Business Park (Ayala): Yes
South Coast City (SM): No
Avg. condo price (per sqm)
The Mactan Newtown: ₱195,000–340,000
Cebu Business Park (Ayala): ₱280,000–450,000
South Coast City (SM): ₱180,000–250,000
BPO presence
The Mactan Newtown: High (offshore gaming limited)
Cebu Business Park (Ayala): Very high
South Coast City (SM): Medium
Airport distance
The Mactan Newtown: 15‑20 min
Cebu Business Park (Ayala): 30‑45 min
South Coast City (SM): 40 min
The Mactan Newtown offers the unique value proposition of beachfront living combined with economic zone benefits – something no other Cebu township can match.
10. Future Outlook and Master Plan Updates (2026–2030)
Megaworld has announced additional investments of ₱5 billion for the next phase of The Mactan Newtown, which includes:
- A 12‑story medical arts building (specialist clinics and diagnostic center).
- An amphitheater with 2,000 seats for outdoor concerts.
- Expansion of the private beach by reclaiming a 1‑hectare lagoon (environmental permits secured).
- A ferry terminal connecting the township to Olango Island and Cordova – expected 2029.
These developments will likely sustain property appreciation at 6‑8% annually through 2030.
11. Conclusion
The Mactan Newtown is not just a condominium project; it is a fully integrated economic zone and lifestyle destination. With over 2,000 existing condo units, a private beach, school, hotels, and convention facilities, it offers one of the most compelling real estate propositions in the Visayas. For investors, the combination of PEZA‑driven rental demand, tourism influx, and limited beachfront land underpins strong long‑term value. For residents, the convenience of living within a walkable, secure, amenity‑rich township is unparalleled on Mactan Island. Whether you are looking for a retirement home, an Airbnb investment, or a primary residence close to the airport, The Mactan Newtown deserves serious consideration.
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.
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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