1 Bedroom Condo for sale in Punta Engaño, Cebu, Lapu-Lapu, Cebu
Cebu, Philippines
Guide Price
$569,204
32,160,000 PHP
PROPERTY TYPE
condo
BEDROOMS
1
BATHROOMS
1
Description
Aruga Resort and Residences – Mactan
Aruga Mactan is a luxury beachfront condominium and resort development by Rockwell Land Corporation located in Punta Engaño, Lapu-Lapu City, Cebu. It combines resort living and residential condominium units, ideal for vacation homes, rentals, or investment properties.
Location
Punta Engaño Road, Mactan Island, Lapu-Lapu City, Cebu
About 20–25 minutes from Mactan–Cebu International Airport
Near luxury resorts like
Shangri‑La Mactan Resort and Spa
Mövenpick Hotel Mactan Island Cebu
Dusit Thani Mactan Cebu Resort
Project
Overview
Developer: Rockwell Land
Land Area: around 5.2 hectares
Approx. 270–300 meters private beachfront
Low-density community with
about 276 units
Residential tower: 22 floors
Turnover (Tower 2): around 2031
Unit Types & Sizes
1 Bedroom: ~67–69 sqm
2 Bedroom: ~99–101 sqm
3 Bedroom: ~161–173 sqm
4 Bedroom: up to ~292 sqm
Beachfront Villas: ~131–298 sqm with private pool options
Units usually include:
Floor-to-ceiling windows with ocean views
Large balconies
Premium finishes and appliances
Air-conditioning and modern kitchen setup.
� Resort-Style
Amenities
Private white sand beachfront access
Sea-facing swimming pools
Gym & yoga studio
Residents’ lounge
Function rooms / events pavilion
Children’s play area
Landscaped open spaces and walking areas.
� Building
Features
24/7 security and CCTV monitoring
Electronic access control
100% backup power
Basement parking
High-speed elevators and fire safety systems
Why investors like Aruga Mactan
Rare private beachfront property in Cebu
Developed by Rockwell (premium brand)
Ideal for vacation home, Airbnb, or rental investment
Close to airport and luxury resorts 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
Glendie Agom
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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