6 Bedroom House for sale in Luyang, Cebu, Carmen, Cebu
Cebu, Philippines
Guide Price
$1,592,920
90,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
6
BATHROOMS
6
Description
� For Sale: Brand-New Luxury Beach House in Carmen, Cebu
� Absolute Beachfront | Fully Furnished | Solar-Powered | Move-In Ready
Location: Luyang, Carmen, Cebu
Price: ₱90,000,000 (Approx. $1.6M USD – exchange rate may vary)
� Your Private Beachfront Sanctuary Awaits
Wake up to the sound of waves and stunning ocean views in this brand-new luxury beach house located along the peaceful coast of Carmen, Cebu. Designed for ultimate comfort and elegance, this fully furnished bungalow offers resort-style living, modern sustainability, and a pristine beachfront lifestyle.
�
Property Details:
Lot Area: 2,173 sqm (~23,393 sq ft)
Floor Area: 474 sqm (~5,102 sq ft)
Bedrooms: 4 spacious bedrooms with ensuite bathrooms
Additional Rooms:
1 Maid’s Room
1 Driver’s Room
Bathrooms:
4 Ensuite Baths
1 Common Toilet & Bath
1 Dedicated Bath/Shower Room
Features &
Amenities:
�♂ Private Swimming Pool with Jacuzzi
� Fully Landscaped Garden Facing the Ocean
❄ 5 Split-Type Inverter AC Units + 1 Freestanding AC
☀ 10KW Solar Power System – Energy-efficient & sustainable
� Spacious Parking – Up to 10 vehicles
Why This Property is a Rare Coastal Gem:
✔ Absolute beachfront – enjoy direct access to the sea
✔ Move-in ready – no waiting, fully furnished with modern interiors
✔ Eco-conscious living – equipped with solar energy
✔ Ideal for investment – perfect as a private villa, Airbnb rental, or retirement home
✔ Generous indoor-outdoor space – built for entertaining and tranquil coastal living
Schedule a Private Viewing Today
This is more than a home—it's a lifestyle. A rare beachfront property offering peace, privacy, and potential.
Message us now to book a site tour or request full property details.
Own your beachfront dream in Carmen, Cebu—before it’s gone.
Disclaimer:
All property details, pricing, and availability are subject to change without prior notice. USD price is an estimate and may vary depending on the current exchange rate. 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
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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