Land for sale in Union, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$442,478
25,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
� Residential Beach Lot For Sale — White Sand Beachfront | Camotes Island, Cebu
Build Your Dream Beach Home | Ideal for Private Estate or Vacation Retreat
Live where every day feels like a holiday. This prime white sand beachfront residential lot in San Francisco, Camotes Island offers the perfect canvas for your future beach house, retirement home, or exclusive family vacation estate. With 5,230 sqm (~56,314 sq. ft.) of titled land and an estimated 20 meters of pristine shoreline, you can enjoy unobstructed ocean views, gentle sea breeze, and powder-soft sand right at your doorstep.
Whether you envision a tropical home surrounded by palm trees, a weekend getaway villa, or a beachfront sanctuary for generations to come — this property brings that vision to life.
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Property Details
Lot Area: 5,230 sqm (≈ 56,314 sq. ft.)
Beach Frontage: approx. 20 meters
Selling Price: ₱25,000,000 (≈ USD $440,000)*
Access: Attached to provincial road (4m ROW)
Location: San Francisco, Camotes Island, Cebu, Philippines
A rare beachfront parcel with exceptional value and future potential.
� Property
Features
� White sand beachfront with crystal-clear waters
Ideal for residential beach home or private vacation property
� Flat, buildable terrain with natural shade trees
� Deep-water side — possible future docking or watersport area
� Road frontage for convenient transport access
� Electricity & water utilities
nearby
A serene setting with everything ready — just design and build your dream coastal home.
� Lifestyle Experience
Imagine morning coffee by the shore, swimming in calm turquoise waters, weekend barbecues on the sand, or watching golden sunsets from your veranda. This property brings the island life you've always dreamed of — peaceful, private, and truly beautiful.
Close to top tourist attractions:
Santiago White Beach
Bukilat Cave
Lake Danao
Tulang Diot Island
A perfect balance of nature, adventure, and tranquility.
� Investment Upside
✔ Perfect for family estate or beach house development
✔ High appreciation potential in Camotes’ growing market
✔ Build now or land-bank for future value
✔ Option to develop vacation rentals for passive income
Secure premium beachfront land while prices remain attractive.
� Inquire Now – Your Beachfront Dream Starts Here
Mobile | Viber: View Phone
� WhatsApp: https://wa.me/ View Phone
Schedule a site viewing or request a virtual tour anytime.
Disclaimer
All information is deemed reliable but not guaranteed. Prices, availability, and measurements (including USD conversion) may change without prior notice.
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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