3 Bedroom House for sale in Consuelo, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$495,575
28,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
3
BATHROOMS
3
Description
� Beach House and Lot For Sale — Camotes Island, Cebu, Philippines
2-Storey Coastal Residence w/ Sunset Views + Beachfront Access
Lot Area: 3,853 sqm (≈ 41,474 sq.ft.) • Price: ₱28,000,000 (≈ USD $485,000)*
A Rare Chance to Own Coastal Living in Camotes Island
Discover a peaceful coastal home set on a generous 3,853 sqm cliffside beach lot in San Francisco, Camotes Island, one of Cebu’s fastest-emerging lifestyle and tourism markets. Ideal for vacation home ownership, retirement living, boutique hospitality, or Airbnb investment, this two-storey beach house offers privacy, open spaces, lush greenery, and unobstructed ocean views that transform every sunset into a postcard moment.
This property blends modern island comfort with development potential—making it both a lifestyle upgrade and a future-proof coastal investment.
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Property Details
✔ Lot Area: 3,853 sqm (≈ 41,474 sq.ft.)
✔
Floor Area: 115 sqm (≈ 1,238 sq.ft.)
✔ Beach Frontage: approx. 25 meters (rocky shoreline; landscaping-ready)
✔ Orientation: West-facing (direct sunset views)
✔ Price: ₱28,000,000 (≈ USD $485,000)*
✔ Title & Docs: Complete & ready for transfer
*USD conversion approximate; subject to exchange rates
Residential
Features
Ground Floor:
• 2 Air-Conditioned Bedrooms
• Shared Toilet & Bath
• Open Living + Dining + Kitchen Layout
• Sea-View Terrace
Second Floor:
• Large Open Flexible Space
• Balcony w/ Garden + Ocean Views
• Expandable for future bedrooms or entertainment
Other
Highlights:
• Semi-Furnished (beds, sofa, dining set included)
• Garage (fits 1 car + 2 scooters; w/ storage)
• Direct Main Road Access
� Outdoor & Land
Features
• Landscaped garden w/ dragon fruit, mango & palm trees
• Tropical flowers + greenery
• Natural stone seating under mature trees
• Wide beachfront section that can be enhanced for:
– Swimming
– Shore lounge areas
– Sunset dining
– Water activities
� Experience Island Coastal Living
Live where days are filled with sea breeze, quiet mornings, and panoramic sunsets across the Camotes Sea. The property supports:
✔ Long-term residence
✔ Remote work lifestyle
✔ Family retreats
✔ Weekend escapes
A serene island environment without sacrificing access to town conveniences.
Location & Surrounding Attractions
Close to Camotes’ top tourist sites:
Santiago White Beach
Tulang Diot Island
Bukilat Cave
Mangodlong Beach Resorts
Lake Danao Eco-Park + Zipline
Nearby Town Services (San Francisco):
✔ Market & Groceries
✔ Hospital & Pharmacy
✔ Restaurants & Cafés
✔ Hardware Supplies
✔ Schools & College
�
Accessibility
Camotes Island is reachable via multiple ports:
• Danao → Consuelo Port (fastest)
• Cebu City → Poro Port
• Mactan → Poro (private/seasonal routes)
Upcoming developments continue to improve connectivity—boosting tourism, rentals, and land values.
� Investment & Development Potential
Ideal for:
✔ Family Beach Home
✔ Vacation/Second Home
✔ Retirement Estate
✔ Airbn
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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