4 Bedroom House for sale in Pulpogan, Cebu, Consolacion, Cebu
Cebu, Philippines
Guide Price
$619,469
35,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
4
Description
About Royale Cebu Estates Royale Cebu Estates
Features and
Amenities
Modern Tropical Contemporary House and Lot for sale inside a high - end Subdivision
Location: Cebu Royale Estates Subdivision, Consolacion
Price: 35M
Lot area: 361 sqm
Floor area: 444.23 sqm
Special
Features:
With swimming pool
With overlooking view
With Roof deck
3-car garage
All rooms have their own toilet and bath and have their own balcony facing the pool
General
Features:
First floor
Living Room
Main Kitchen
Accessory Kitchen
Dining Area
Laundry Area
Spacious Staff Room
Powder room
1 Bedroom with Toilet & Bath
Second floor
Master's Bedroom with walk-in-closet and Toilet & bath
2 Bedrooms with own toilet and bath
Third floor
Roof deck with overlooking view
Powder room
Mini Bar
CGT to be shouldered by seller
DST and other fees to be shouldered by the buyer
Royale Cebu Estates is a premier residential development located in Poblacion Occidental, Consolacion, Cebu, offering luxurious house and lot units within a master-planned community. Known for its captivating blend of modernity and tradition, Royale Cebu Estates is situated in a tranquil yet dynamic part of Cebu, allowing residents to enjoy the best of both worlds. Often referred to as the "land of the rising sun," Consolacion is emerging as a hub for urban development, making it the perfect
location for those seeking a high-quality lifestyle in a serene environment.
The development offers stunning views of the surrounding landscape and is designed to be a self-sustaining community, providing residents with world-class amenities, a peaceful environment, and easy access to Cebu’s bustling urban areas. Royale Cebu Estates combines modern infrastructure with the natural beauty of the area, making it a top choice for families, retirees, and professionals looking for a luxurious and peaceful place to call home.
Royale Cebu Estates boasts an impressive array of first-class amenities, ensuring a comfortable and active lifestyle for its residents. The community is well-planned and designed to cater to both relaxation and recreational activities. Some of the key
features include:
Multi-function Clubhouse with Jacuzzi and Sauna Bath
Olympic-sized Swimming Pool, perfect for both leisure and fitness swimming
Covered Basketball Gymnasium for sports enthusiasts
Covered Twin Tennis Court for tennis lovers
Fully equipped workout gym for both men and women, encouraging a healthy and active lifestyle
Mini-golf course with cabanas for relaxation and leisure
Landscaped entrance gate with a guardhouse, ensuring security and aesthetic appeal
Cemented roads with curbs and gutters, promoting smooth and easy navigation within the community
Cemented sidewalks with promenade shade trees, offering scenic walking areas
Complete electrical
facilities and centralized water systems for uninterrupted utilities
Underground storm drainage system, preventing flooding and maintaining cleanliness
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
Charlie Aparicio
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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