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 Residential Land For Sale — Cliffside with Sunset Views
San Francisco, Camotes Island, Cebu, Philippines
Own a Rare Coastal Cliff Property with Direct Ocean Access
Secure a truly special beach residential land for sale in Camotes Island, Cebu, offering dramatic cliffside ocean views, direct access to the sea, and unforgettable west-facing sunsets. Located in a quiet coastal area of San Francisco, Camotes Island, this expansive property presents an exceptional opportunity to build a luxury beach home, private island retreat, or future family estate.
With nearly 65,000 sq ft of coastal land, a wide beach frontage, and an existing native house, this property blends lifestyle living and long-term investment value in one of Cebu’s most promising island destinations.
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Property Details
Property Type: Beach Residential Land for Sale
Location: San Francisco, Camotes Island, Cebu, Philippines
Lot Area:
64,500 sq ft (approx. 5,992 sqm)
Beach Frontage:
Approx. 246 ft (≈ 75 meters) with stairs leading to the sea
Orientation:
West-facing — prime sunset views
Topography:
Mostly flat, buildable terrain
Existing Structure:
Native house with basic utilities
Selling Price
PHP: ₱29,000,000
Approx. USD: ~USD $505,000*
*USD amount is approximate and subject to exchange rate fluctuations.
� Property
Highlights
� Panoramic sunset and ocean views from an elevated cliff
� Direct sea access via stairway from the property
� Wide coastal frontage rarely available in Camotes Island
Native house included (2 bedrooms, 1 bathroom) — ideal for caretaker or temporary stay
� Water supply and septic system already installed
� Concrete road frontage for easy access
� Quiet, nature-surrounded environment for peaceful living
This property offers privacy, scale, and natural beauty—a combination that is becoming increasingly rare in island markets.
� Island Lifestyle Experience
Imagine waking up to the sound of waves below the cliffs, enjoying golden sunsets over the Camotes Sea, and hosting family or guests in a serene coastal setting.
Camotes Island continues to attract retirees, creatives, resort developers, and investors seeking authenticity, tranquility, and strong future appreciation.
� Investment & Development Potential
✔ Ideal for luxury beach residence or retirement estate
✔ Excellent site for future boutique residential development
✔ Rare cliffside property with beach access
✔ Strong land appreciation driven by tourism growth
✔ Suitable for build-now or land-banking strategy
� Ideal Buyers
Families building a private beachfront-inspired home
Overseas Filipinos investing in island real estate
Retirees seeking sunset views and coastal serenity
Investors securing premium land in an emerging market
� Inquire Today — Secure This Rare Coastal Property
Mobile | Viber: View Phone
� WhatsApp: https://wa.me/ View Phone
Private site viewings and detailed briefings available upon request.
Disc
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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