6 Bedroom House for sale in Luyang, Cebu, Carmen, Cebu
Cebu, Philippines
Guide Price
$1,592,920
90,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
6
BATHROOMS
6
Description
� For Sale: Brand-New Luxury Beachfront House – Carmen, Cebu
Location: Luyang, Carmen, Cebu
Price: ₱90,000,000 (≈ USD $1.6M)*
Fully Furnished | Solar-Powered | Beachfront | Move-In Ready
*USD conversion is approximate; subject to change.
� Your Private Coastal Sanctuary
Indulge in the ultimate seaside lifestyle with this brand-new luxury bungalow beach house, where comfort meets sophistication. Perfectly set along the tranquil shores of Carmen, this home combines resort-style amenities, eco-friendly design, and expansive living spaces—a true paradise for discerning homeowners.
Property
Highlights
Lot Area: 2,173 sqm (≈ 23,393 sq. ft.)
Floor Area: 474 sqm (≈ 5,102 sq. ft.)
Bedrooms: 4 generously sized rooms with ensuite baths
Additional Rooms: Maid’s Room + Driver’s Room
House
Features
✔ 4 Ensuite Bathrooms + 1 Common Toilet & Bath + 1 Bath/Shower Room
✔ Private Swimming Pool with Jacuzzi
✔ Fully Landscaped Garden facing the beach
✔ 10KW Solar Energy System for sustainable living
✔ 5 Split-Type Inverter AC Units + 1 Freestanding AC
✔ Parking space for up to 10 vehicles
✔ Delivered Fully Furnished
Why This Property is Exceptional
Absolute beachfront
location in a peaceful coastal town
Eco-conscious with solar power & energy efficiency
Ideal for a vacation retreat, luxury rental, or retirement haven
Expansive indoor-outdoor living for family & guests
Move-in ready — no waiting, no hassle
Schedule a Private Tour
This is a rare opportunity to own a luxury beachfront estate in Cebu. Don’t just dream of paradise—make it yours.
� Message us today to request full details or book an exclusive site visit.
� Disclaimer
All details, pricing, and availability are subject to change without prior notice. USD conversions are approximate and may vary depending on current exchange rates. 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
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 — the complete pre-move checklist.
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