Condo for sale in Mactan, Cebu, Lapu-Lapu, Cebu
Cebu, Philippines
Guide Price
$208,850
11,800,000 PHP
PROPERTY TYPE
condo
BEDROOMS
1
BATHROOMS
1
Description
The Reef Island Resort - Mactan: A Luxury Beachfront Lifestyle
Welcome to The Reef Island Resort Mactan, a stunning beachfront development that offers a seamless blend of resort-style living and urban convenience. Located within VistaMar Subdivision in Dap-dap, Mactan, Lapu-Lapu City, The Reef is more than just a residence—it is a lifestyle that brings you closer to nature, with panoramic ocean views, first-class amenities, and a world of luxury at your fingertips. Whether you seek an opulent vacation home or a high-return investment property, The Reef Island Resort Mactan is an unparalleled choice.
The Reef is designed to provide an exclusive island escape while keeping you connected to city conveniences. With elegantly crafted residential units, high-end resort amenities, and a direct beachfront access, The Reef is a unique opportunity for those who desire the best in luxury waterfront living.
This residential resort is a prime investment choice, with limited ready-for-occupancy (RFO)
units available in its two towers: Reef Tower 1 and South Reef Tower 2.
Key Project Details
-Location: VistaMar Subdivision, Dap-dap, Mactan, Lapu-Lapu City, Cebu
-Property Type: Residential Condominium with Resort
Features
Available Unit Types:
-Studio Units (Seaview & City View)
-1-Bedroom Units with Balcony
-Amenities &
Features: Private beachfront, infinity pools, high-end gym & spa, Abaca Group-managed restaurant, aqua sports activities, and more.
Building
Features
The Reef Island Resort Mactan is a world-class development designed for modern luxury and seamless comfort.
-Glass walls & glass railings for unobstructed sea views
-Spacious balconies in all units to extend living spaces outdoors
-Multiple high-speed elevators
-Hotel-quality property management
-100% back-up power
-24/7 security system
-Podium-level parking
-Commercial spaces including restaurants & cafés
-Exclusive lobby and reception area
Resort-Style
Amenities
At The Reef, every day feels like a vacation with an exclusive selection of premium resort
amenities designed for leisure and relaxation.
Waterfront
Features:
-Direct access to the private white sand beach
-Huge infinity pool overlooking the ocean
-Children’s pool & play area
-Boardwalk lounge area connected to the beachfront
-Aqua sports
facilities including jet skis, speed boats, kayaks, wakeboarding, and more
Wellness & Recreation:
-State-of-the-art fitness gym with panoramic sea views
-Luxury spa with botanical & aromatherapy treatments
-Sky lounge bar & function rooms
-Outdoor seating & landscaped gardens
-The Arcade & Kids’ Club
Dining & Social Spaces:
-The Kitchen – A signature restaurant by Abaca Group, offering gourmet Southeast Asian cuisine
-The Bakery – Serving freshly baked pastries and handcrafted coffee
-Beachfront Bar – Ideal for cocktail nights & sunset gatherings
Location &
Accessibility
-Strategically located in Mactan, Cebu, The Reef provides the perfect balance between city lif
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
Broker Junie Alon, CPA, REB
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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