Land for sale in Esperanza, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$212,212
11,990,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
Beach Cliff Lot for Sale in Camotes Island, Cebu | Oceanfront Sunset Views | Rare Coastal Investment
� Own a Stunning Cliffside Beach Property with Direct Sea Access
Experience the raw beauty of island living with this rare beach cliff lot in Camotes Island—featuring dramatic ocean views, golden sunsets, and a unique natural landscape that sets it apart from ordinary beachfront properties.
Perfect for a luxury private villa, vacation home, or boutique resort development, this property offers both lifestyle and long-term investment value.
Prime
Location –Brgy Esperanza, San Francisco, Camotes Island, Cebu
✔ Just a few meters from the main road
✔ With road right-of-way for easy access
✔ Walking distance to Esperanza Village
✔ Around 20 minutes to town proper & port
✔ Near top destinations like Tulang Diot Island
✔ Surrounded by white-sand beaches and tourism spots
�
Property Details
� Lot Area: 2,900 sqm (≈ 31,215 sq. ft.)
Price: ₱12,000,000 (≈ $210,000 USD)
� Type: Beach Cliff / Oceanfront Lot
� Access: With legal road right-of-way
� Unique Beach Cliff
Features
Elevated Cliffside Ocean Views – Unobstructed panoramic sea and sunset views
Direct Sea Access via Natural Tunnel – Rare geological feature leading to the water
Flat to Rocky Terrain – Ideal for creative architectural designs
Lush Tropical Setting – With coconut and hardwood trees
Peaceful, Private Environment – Perfect for an exclusive retreat
⚡ Utilities & Development Potential
✔ Electricity and water lines available
nearby
✔ Easily accessible from the main road
✔ Ready for residential or tourism development
� Ideal For
Luxury cliffside villa or private estate
� Boutique resort or Airbnb property
� Vacation home or retirement getaway
� Land banking in a fast-growing island destination
Why This Property is a Smart Investment
✔ Rare beach cliff property with unique natural
features
✔ High tourism growth in Camotes Island
✔ Strong demand for ocean-view and Airbnb properties
✔ Limited supply of coastal cliffside lots
Inquire Now
Secure this one-of-a-kind beach cliff property in Camotes Island before it’s gone.
Mobile | Viber: View Phone
� WhatsApp: https://wa.me/ View Phone
Disclaimer
Prices, availability, and
property details are subject to change without prior notice.
USD conversion is approximate and may vary based on exchange rates.
Lot measurements and
features are approximate and should be independently verified.
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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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