Land for sale in San Isidro, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$194,690
11,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
� BEACH CLIFF LOT WITH PANORAMIC SEA VIEWS – SAN FRANCISCO, CAMOTES ISLAND, CEBU
Elevated Coastal Property | Ocean View Development Land | Prime Island Investment
Location: San Francisco, Camotes Island
Own a Rare Cliffside Coastal Estate in One of Cebu’s Rising Island Destinations
Perched above the sea in the tranquil town of San Francisco, this expansive beach cliff property captures sweeping panoramic ocean views, fresh sea breezes, and the raw natural beauty that makes Camotes Island one of Cebu’s fastest-growing tourism hotspots.
Imagine waking up to endless blue horizons, golden sunsets over the water, and complete privacy surrounded by nature. Whether you envision a luxury vacation home, a boutique resort, a cliffside villa compound, or a long-term land investment, this property offers scale, elevation, and unmatched potential.
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Property Details
Lot Area: 62,043 sq ft (5,764 sqm)
Topography: Flat and usable land
Setting: Elevated cliffside with panoramic ocean views
Environment: Peaceful, private, and surrounded by nature
Investment
Overview
Total Price: ₱11,000,000
Approx. USD Equivalent: $640,339.04 USD
Large coastal landholdings at this price point are becoming increasingly rare in Camotes Island, especially with elevation and unobstructed sea views.
Why This Property Stands Out
✔ Elevated cliffside with dramatic ocean panoramas
✔ Expansive flat and buildable land
✔ Ideal for boutique resort, glamping site, or private villa estate
✔ High tourism growth area in Camotes Island
✔ Strong long-term appreciation potential
✔ Peaceful island lifestyle with development upside
� The Lifestyle & Investment Appeal
Camotes Island continues to attract both local and international travelers seeking white sand beaches, unspoiled coastlines, and relaxed island living—while remaining accessible from Cebu City.
A cliffside property of this scale offers flexibility for:
• Luxury private retreat
• Boutique hospitality development
• Wellness or yoga sanctuary
• Eco-resort concept
• Long-term land banking
With tourism steadily expanding, early positioning in premium-view land can provide significant upside over time.
� Inquiries & Viewing
Serious inquiries only. Site visits available by appointment.
Mobile | Viber: View Phone
� WhatsApp: https://wa.me/ View Phone
Disclaimer
Price, availability, and terms are subject to change without prior notice. USD conversion is provided as reference only and may vary depending on exchange rates. Lot measurements are approximate and for marketing purposes.
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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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