12 Bedroom House for sale in Union, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$309,735
17,500,000 PHP
PROPERTY TYPE
house
BEDROOMS
12
BATHROOMS
11
Description
This beachfront property on the west side of Camotes Island, Cebu, offers both residential comfort and business potential. With a lot area of 1,692 sqm and
about 25 meters of beachfront, it
features direct access to the sea, a low cliff with concrete stairs, and wide views of the horizon—perfect for enjoying Camotes’ breathtaking sunsets.
Property
Features
2-Storey House
Ground Floor (Owner’s Residence):
Mini-store
Fully equipped kitchen
Entertainment bar
2 bedrooms
2 bathrooms
Second Floor (Guests):
1 large room for 13 guests, with toilet/bath
1 couple’s room, with toilet/bath
1 room for 5 guests, with toilet/bath
1 unfinished room (expansion potential)
Terrace with sea views
Ground Floor – Adjacent to Dining Area:
1 large guest room for 20 guests, with toilet/bath
Open dining and karaoke area
Green House (3 Guest Rooms)
Room 1: Good for 12 guests, with toilet/bath
Room 2: Good for 4 guests, with toilet/bath
Room 3: Good for 3 guests, with toilet/bath
Native House
2 guest rooms (2 pax each), with 2 toilets/baths
Cliffside Cottage
Outdoor dining or private gathering space with ocean views
Capacity &
Facilities
12 rooms total (11 finished + 1 unfinished)
11 bathrooms/toilets
On-site resto-bar
Mini-store with outdoor seating
Karaoke/dining area
Dedicated kitchen for guest use
Summary
This property is ideal for both private living and running a tourism business. With multiple guest rooms, a resto-bar, mini-store, guest-use kitchen, and entertainment areas, it is ready to host large groups and generate income. Expansion opportunities and its prime beachfront
location make it a solid investment, while the sea views and sunsets ensure a memorable guest experience. 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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