Land for sale in Esperanza, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$106,195
6,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
THE PROPERTY
This prime land is ideally situated along the main road, boasting a stunning view of Tulang Diot Island. The white sand beach is a mere stone’s throw away—you walk a little bit, and you’re there. With its serene and pleasant surroundings, this plot offers a peaceful
location for those seeking a beautiful view with convenient access to the beach.
DIMENSION & PRICE
This property, which spans 1,181 square meters, is available for 6 million pesos—that’s 5,080 pesos per square meter. Featuring a gentle slope and a rocky surface, the land holds potential for various creative developments.
CONVENIENCE
You can buy fresh fish and other kinds of seafood from the local fishermen. A brisk five-minute boat ride takes you to Tulang Diot Island, renowned for its crystal-clear waters, perfect for diving and snorkeling enthusiasts.
ACCESSIBLE
The lot has easy access to electricity and water services, which are readily available adjacent to the site.
The property is just a few kilometers away from the bustling hub of Consuelo port and the vibrant San Francisco Town.
LOCAL ATTRACTIONS
On the opposite side of the island, you’ll find Mangodlong Beach, famous for its gorgeous resorts, inviting white sand beaches, refreshing swimming pools, and a range of excellent restaurants. 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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