11 Bedroom House for sale in Union, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$796,460
45,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
11
BATHROOMS
8
Description
๏ฟฝ Beach House For Sale โ White Sandfront Estate, Camotes Island, Cebu
Private Coastal Living | Resort-Inspired | Rare Beachfront Property
Own a private white sand beachfront estate with a beautifully maintained beach house in San Francisco, Camotes Island, offering wide shoreline access, peaceful island living, and future investment upside. This rare coastal property delivers the perfect blend of privacy, space, nature, and lifestyle comfort, making it ideal for families, retirees, vacation homeowners, and Airbnb/short-stay investors.
๏ฟฝ Property
Overview
Property Type: Beach House For Sale
Location: San Francisco, Camotes Island, Cebu, Philippines
โ Lot Area: 11,207 sqm (โ 120,638 sq.ft.)
โ Beach Frontage: Approx. 100 meters (white sand shoreline)
โ Structures Included: Main Beach House + Bungalow Guest Units + Rooms
โ Guest Capacity: Up to 30 persons (ideal for future rental income)
Selling Price: โฑ45,000,000
โ USD $780,000*
(*Approximate, exchange-rate dependent)
Beach House + Guest Structures
๏ฟฝ Main Beach House
3 Spacious Bedrooms
Living & Dining Area
L-shaped Kitchen Counter
Toilet & Bath
Storage Area
Garage (car + motorcycle)
Designed for coastal sunlight & ventilation
๏ฟฝ Bungalow Guest Houses
2 Units
76.32 sqm each
Each with private ensuite rooms
Balcony with sea views
๏ฟฝ Additional Guest Rooms
Suitable for Airbnb / vacation rental
Potential for retreat or family estate use
๏ฟฝ Why This Beach House Is Special
โ True white sand beachfront property
โ Massive lot + wide frontage (rare in Camotes)
โ Turnkey-ready for residential living or vacation use
โ Existing structures ideal for hosting family or guests
โ Flat & buildable land for future expansion
โ Peaceful
location with natural privacy & greenery
โ White sand + blue water + stunning sunsets
๏ฟฝ Island Lifestyle Living
Wake up to:
Soft sea breeze
White sand steps away from your door
Golden sunsets across the coastline
Quiet island living away from city noise
Perfect for:
โ Retirement
โ Second home lifestyle
โ Family retreat
โ Long weekends & staycations
โ Wellness or creative work-from-island living
Nearby Attractions
Minutes away from top Camotes tourism spots:
โ Lake Danao Eco-Park + Zipline
โ Santiago White Beach
โ Bukilat Cave
โ Tulang Diot Island
โ Mangodlong Beach Resorts
Nearby essentials:
โ Hospital
โ Colleges & Schools
โ Local Market
โ Groceries & Hardware
โ Town Center (San Francisco)
๏ฟฝ Access & Travel
Camotes is accessible via:
โ Danao โ Consuelo (fastest route)
โ Cebu Pier 1 โ Poro
โ Private boats, ferries & RORO options
Travel Time: 1.5โ2.5 hours total
Improving infrastructure continues to boost land values, tourism traffic, and accessibility.
๏ฟฝ Investment Potential
Ideal for:
โ Vacation Home / Private Beach Residence
โ Airbnb / Short-Term Rentals
โ Boutique Coastal Retreat
โ Land Banking + Long-Term Value
โ Multi-Home Family Estate
White sand beachfront land is scarce, high-value, an
Location
Open in Google MapsLiving in Cebu
Island-hopping on weekends, karaoke as a national religion, and a Filipino hospitality so genuine that you will be adopted by your neighbor's entire extended family before your first month is over.
Visa
SRRV (Special Resident Retiree Visa) โ available from age 40+. Requires $15,000-50,000 deposit depending on age and pension status. Grants indefinite stay with multiple-entry privileges. SIRV (Special Investor Resident Visa) โ requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the PhilippinesโKey Fact
English is an official language and widely spoken โ making the Philippines the easiest Asian country for American expats to navigate daily life. Private healthcare is excellent and affordable, but infrastructure outside Manila can be underdeveloped.
Learn more: The Cheapest Cities to Live AbroadโPhilippines at a glance
How Philippines scores for American expats
Cost of buying in Philippines
Estimated fees and ongoing costs for this property
Closing Costs
5-8% of purchase price
- ยทTransfer tax: 0.5-0.75%
- ยทDocumentary stamp: 1.5%
- ยทCapital gains tax: 6% (seller, but often negotiated)
- ยทRegistration: ~0.25%
- ยทNotary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
โฑ5,000-15,000/yr
HOA / Condo Fees
โฑ3,000-10,000/mo for condos
Good to Know
Agent Fees
Seller pays (3-5%)
Foreign Buyer Note
Foreigners CANNOT own land. Can own condo units (max 40% foreign quota per building). Houses possible via long-term lease or Filipino spouse.
Legal help in Philippines
Hire your own attorney โ not the seller's. We'll match you with a vetted local lawyer.
Need a local attorney in Philippines?
We'll connect you with an independent, English-speaking real estate attorney experienced with foreign buyers. Not the seller's lawyer โ yours.
Contact Agent
PH PRO REALTY
Next steps for moving to Philippines
Interested in this property? Here's how to move forward.
Understand the buying rules
Foreign ownership laws vary wildly by country. Some welcome you, others restrict or ban foreign buyers entirely.
Sort out your visa
Owning property doesn't give you the right to live there. Research residency options before you buy.
Plan your finances
Understand currency risk, international wire transfers, and whether you can get a local mortgage.
Know your tax obligations
US citizens are taxed on worldwide income. You'll need to file US taxes from abroad and may owe local taxes too.
Set up healthcare
Medicare doesn't cover you overseas. You'll need international health insurance or a local plan.
Run the full checklist
Banking, mail forwarding, power of attorney, pet import rules โ the complete pre-move checklist.
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