11 Bedroom Villa for sale in Union, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$796,460
45,000,000 PHP
PROPERTY TYPE
villa
BEDROOMS
11
BATHROOMS
8
Description
This White Sand Beach Resort is on the market for PHP 45 million and spans 11,207 square meters. A portion of the land includes a main residence and two bungalow-style houses, leaving plenty of space for further development.
Property
Features:
Main Residence: A 198-square-meter owner’s residence featuring three expansive bedrooms, a large living room, a dining area, an L-shaped kitchen, a full bathroom, and ample storage. This house also accommodates four guest rooms, each air-conditioned with private bathrooms, ensuring optimal comfort for visitors.
Resort Bungalows: Two bungalow-style houses, each measuring 76.32 square meters, offer four additional air-conditioned rooms with private baths and balconies providing serene sea views.
Capacity: Comfortably accommodates up to 30 guests, with
facilities maintained in excellent condition and requiring only minor updates.
Development Potential: The property offers significant expansion possibilities. Future enhancements could include constructing additional modern
facilities such as a restaurant, swimming pool, tennis court, fitness center, and larger parking area. These improvements are poised to significantly enhance the resort's appeal and functionality.
Natural Beauty and Activities: Enjoy
about 100 meters of pristine white sand shoreline, perfect for various water sports and hosting special events like weddings, birthdays, and corporate gatherings.
Local Attractions: Guests can explore
nearby caves, zipline over Lake Danao, or dive around Tulang Diot Island’s vibrant coral reefs. Mangodlong Beach, known for its exquisite resorts and dining options, is also within easy reach.
Community
Amenities: San Francisco Town is conveniently located nearby, and offers essential services like a hospital, college, shopping malls, and a vibrant market.
This property represents a rare opportunity to own a slice of paradise, merging tranquility with convenience and the rustic charm of beachfront living with the dynamic lifestyle of island adventures. Embrace this chance to acquire a premier resort that promises both personal enjoyment and a profitable business venture. Telephone number: View Phone
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) — 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) — requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the Philippines→Key Fact
English is an official language and widely spoken — 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 Abroad→Philippines 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
- ·Transfer tax: 0.5-0.75%
- ·Documentary stamp: 1.5%
- ·Capital gains tax: 6% (seller, but often negotiated)
- ·Registration: ~0.25%
- ·Notary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
₱5,000-15,000/yr
HOA / Condo Fees
₱3,000-10,000/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 — 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 — yours.
Contact Agent
Inmar Advertising & Marketing
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 — the complete pre-move checklist.
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