4 Bedroom House for sale in Luyang, Cebu, Carmen, Cebu
Cebu, Philippines
Guide Price
$1,592,920
90,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
6
Description
Luxury Beachfront Estate for Sale – Carmen, Cebu
A Rare Paradise Where Elegance Meets the Sea
Escape to your own exclusive beachfront haven in Carmen, Cebu. This fully furnished, resort-style estate sits on nearly 3,000 sqm of prime beachfront property, offering expansive living areas, breathtaking ocean views, and unmatched privacy. Whether as a private retreat, vacation sanctuary, or luxury investment, this estate is truly one of a kind.
Property Details
Lot Area: 2,173 sqm (≈ 23,388 sq. ft.) – actual surveyed size closer to 3,000 sqm!
Floor Area: 565 sqm (≈ 6,081 sq. ft.)
Price: ₱90,000,000 (≈ $1.6M USD)
Seller covers Capital Gains Tax & Documentary Stamps
Estate
Features
4 Expansive Bedrooms – Each with ensuite bath, closet, and premium finishes
Maid’s & Driver’s Quarters – With separate
facilities for privacy
2 Fully Equipped Kitchens + Storage Room – Ideal for entertaining and big gatherings
Furnished to Perfection – Includes linens, towels, appliances, and décor
Elegant Living & Dining Areas – With inverter air-conditioning for comfort
� Outdoor & Leisure
Amenities
Private Swimming Pool & Jacuzzi – Resort-style relaxation at your doorstep
Landscaped Roof Deck & View Deck – Perfect for sunset watching & stargazing
Poolside Shower & Toilet – Designed for convenience
4-Car Garage + Extra Parking for 20 Vehicles – Spacious and secure
Hot & Cold Showers in All Bathrooms – Luxury in every detail
Inverter AC Units in All Rooms (except staff quarters) – Energy-efficient cooling
Why This Estate?
✔ Rare beachfront property with nearly 3,000 sqm of land
✔ Fully furnished and move-in ready luxury home
✔ Perfect for families, retirees, or as a premium vacation rental
✔ Exceptional privacy, elegance, and long-term value
Schedule a Private Viewing Today!
Don’t miss this rare chance to own a beachfront paradise in Cebu.
Disclaimer: Property details, availability, and pricing are subject to change without prior notice. USD equivalent is approximate and may vary with 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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