Land for sale in Esperanza, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$300,885
17,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
3 BEDROOM BEACH HOUSE
Price: Php 17,000,000 - $ 296,834
We are selling a 3-bedroom cliff house with a
floor area of 226.5 sqm, situated on a 2,879 sqm lot. The property
features 26 meters of ocean frontage with a 3.4-meter cliff depth at low tide, offering panoramic ocean views and breathtaking sunsets every day.
2-STORY BEACH HOUSE
Price: Php 20,000,000 - $ 350,502
This two-story beach house sits on a 1,171 sqm lot with a 115 sqm floor area, offering direct main road access and stunning views of the sea, garden, and sunset.
5,230 SQM TITLED WHITE SAND BEACHFRONT LOT
Price: Php 19,900,000 - $ 356,666
The property covers a lot size of 5,230 sqm and is ideal for a luxurious or a glamping resort.
Additionally, there is an existing house and a toilet on the property.
Beach Property with Romantic Native House
Price: Php 29,00,000 - $ 509,000
This large plot covers 5,992 square meters and
features a charming tropical native house with a
floor area of
about 60 square meters.
The house includes two bedrooms, one bathroom, a lovely sea-view balcony, and it is fully furnished.
3BR Modern House with Swimming Pool
Price: Php 13,900,000 - $ 250,722
This 3-bedroom modern house
features an air-conditioned living room, a dining area, and a fully equipped kitchen.
The property covers a lot size of 440 sqm with a
floor area of 167 sqm, in the first floor is a terrace with a sea view.
Beachfront House – Your Home & Business
Price: Php 17,000,000 – $298.683
This beachfront property on the west side of Camotes Island, Cebu, offers both residential comfort and business potential. With a lot area of 1,692 sqm and
about 25 meters of beachfront, it
features direct access to the sea, a low cliff with concrete stairs, and wide views of the horizon—perfect for enjoying Camotes’ breathtaking sunsets.
Two Houses with White Sand Beach
Price: Php 25,000,000 – $ 401,000
This property
features 2 elegant houses with a minimalist design on a beautiful white sand beach.
The main house, with a
floor area of 161.08 sqm, includes 2 air-conditioned bedrooms, 2 bathrooms, and a fully equipped kitchen.
The smaller house covers 49.4 sqm and offers 2 air-conditioned rooms, 2 bathrooms, and a terrace. 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
Inmar Advertising & Marketing
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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