Land for sale in Union, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$513,274
29,000,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
� Beach Cliff Lot for Sale with Native House – San Francisco, Camotes Island, Cebu �
Own a Rare Beachfront Cliff Property with Stunning Sunset Views and Direct Ocean Access!
Discover this exceptional beach cliff lot located on the tranquil west coast of Camotes Island, Cebu — a peaceful paradise known for its crystal-clear waters and relaxed island living. Spanning nearly 6,000 sqm, this property offers a perfect opportunity for a vacation home, boutique resort, or private retirement estate.
Selling Price: ₱29,000,000 (≈ $505,000 USD)
� Lot Area: 5,992 sqm (≈ 64,500 sq. ft.)
Bonus: Includes a small native house with basic
amenities
� Property
Highlights:
� Panoramic Sunset & Ocean Views — breathtaking from the cliff’s edge
� Approx. 75 meters of Beach Frontage with stairs leading to the sea
� Flat Terrain — ideal for development of villas, resort, or a private home
� Native House (2 bedrooms, 1 bath) included — perfect as temporary lodging or caretaker’s home
� Water and Septic Systems Installed
� Accessible
Location with concrete road frontage
� Peaceful area surrounded by nature — ideal for rest and retreat
� Why Invest in Camotes Island?
Camotes Island is one of Cebu’s fastest-growing tourist destinations, attracting both local and international visitors with its pristine beaches, diving spots, and island serenity. As tourism infrastructure expands, properties like this are becoming increasingly rare and valuable.
Whether you plan to develop a beach resort, build your dream vacation home, or landbank for long-term appreciation, this property offers unmatched potential and a postcard-worthy view of the Camotes Sea’s sunset horizon.
Location: San Francisco, Camotes Island, Cebu, Philippines
� Inquire Today:
View Phone
(Mobile | Viber)
� WhatsApp: https://wa.me/ View Phone
Disclaimer:
All information is deemed reliable but not guaranteed. Property details, pricing, and availability 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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