Land for sale in Esperanza, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$61,327
3,465,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
Property
Description
This property is located just a few meters from the main road with an existing right of way, providing convenient access.
The front portion of the lot (near the roadside) has a rocky surface, while the remaining area is generally flat and suitable for residential development.
Although the property is not overlooking at ground level, constructing a two-storey house would allow you to enjoy beautiful ocean and island views facing Tulang Diot and Tulang Daku Village.
The property is situated in a quiet and developing residential area where many neighbors are foreigners with Filipina spouses, creating a balanced local and international community.
Within the Area
A good restaurant
Beach resorts
Hardware store
Local sari-sari stores
Elementary and high schools
Port of Sonog
Timubo Cave
Calvary Mountain
Free diving school
Tulang Diot Island is only a few minutes away from the property, where you can enjoy paddling, snorkeling, diving, and occasionally see sea turtles.
Travel Time to Key Locations
San Francisco town proper – 20 mins
CTU College – 16 mins
Public Hospital – 16 mins
Camotes Medical Center (private hospital) – 15 mins
Camotes Airport – 19 mins
Prince Hypermart – 21 mins
Lake Danao – 14 mins
Bakhaw Beach – 5 mins
Consuelo Port – 20 mins
Timubo Cave – 5 mins
About Camotes Island
Camotes Islands is a group of islands located in Cebu Province.
From Cebu City, travel takes approximately:
2 hours by car to Danao Port
1.5 to 2 hours by ferry to Camotes Island
Camotes Island offers white sand beaches, island hopping to Tulang Diot, freshwater caves such as Timubo and Paraiso Cave, Lake Danao, diving spots, and a peaceful provincial environment. Important establishments such as hospitals, schools, markets, banks, and supermarkets are available on the island. 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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