Condo for sale in Mactan, Cebu, Lapu-Lapu, Cebu
Cebu, Philippines
Guide Price
$194,690
11,000,000 PHP
PROPERTY TYPE
condo
BEDROOMS
1
BATHROOMS
1
Description
οΏ½ ππππ πππ πππππππ πππππ!
π ππ ππππ: Fully-Furnished Beachfront Studio Condo at The Reef Residences, Mactan, Cebu οΏ½
Wake up to stunning ocean views in this spacious 45 sqm studio with a wide balconyβperfect for morning coffee or sunset wine. Located on the 16th floor, this beachfront gem is ready for move-in and comes fully equipped with modern essentials!
UNIT
HIGHLIGHTS:
Ocean-facing studio unit
Wide balcony with breathtaking views
Fully furnished (TV, fridge, bed, sofa bed, induction stove, bathtub & more!)
Split-type aircon for maximum comfort
Direct beachfront access
Price: PHP 11M (ALL taxes and fees included)
Escape the city and own your personal paradise by the sea. Donβt miss out!
Contact us now for inquiries or to schedule a private viewing.
View Phone
Viber/Whatsapp/Line
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) β 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) β requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the PhilippinesβKey Fact
English is an official language and widely spoken β 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 AbroadβPhilippines 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
- Β·Transfer tax: 0.5-0.75%
- Β·Documentary stamp: 1.5%
- Β·Capital gains tax: 6% (seller, but often negotiated)
- Β·Registration: ~0.25%
- Β·Notary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
β±5,000-15,000/yr
HOA / Condo Fees
β±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 β 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 β 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 β the complete pre-move checklist.
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