4 Bedroom House for sale in Luyang, Cebu, Carmen, Cebu
Cebu, Philippines
Guide Price
$1,592,920
90,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
6
Description
� Luxury Beachfront House and Lot for Sale — Carmen, Cebu, Philippines
Exclusive Fully Furnished Beachfront Estate | ₱90,000,000 (~USD $1.6M*)
Where Timeless Luxury Meets the Sea
Wake up to endless ocean views, gentle sea breezes, and the soothing sound of waves in this rare luxury beachfront house and lot for sale in Carmen, Cebu. Set on a massive beachfront estate with nearly 3,000 square meters of land, this fully furnished, resort-style property offers privacy, space, and elegance—perfect as a private family estate, retirement sanctuary, or high-value beachfront investment.
Priced at ₱90,000,000 (approximately USD $1.6 million), this is a once-in-a-generation opportunity to own a true beachfront masterpiece in one of Cebu’s most exclusive and tranquil coastal locations.
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Property Details
Property Type: Luxury Beachfront House and Lot for Sale
Location: Carmen, Cebu, Philippines
Lot Area:
2,173 sqm titled (≈ 23,388 sq ft)
Actual surveyed area is closer to ~3,000 sqm (≈ 32,292 sq ft)
Floor Area:
565 sqm (≈ 6,081 sq ft)
Selling Price:
₱90,000,000
Approx. USD: ~$1,600,000*
✔ Seller pays Capital Gains Tax & Documentary Stamps
Elegant Home
Features
4 Spacious Bedrooms, each with:
Ensuite bathrooms
Closets
High-end finishes
Maid’s Quarters & Driver’s Quarters with separate
facilities
2 Fully Equipped Kitchens plus storage room
Fully Furnished & Move-In Ready
Includes furniture, appliances, linens, towels, and décor
Expansive Living & Dining Areas with inverter air-conditioning
Hot & Cold Showers in all bathrooms
Energy-Efficient Inverter AC Units in all rooms (except staff quarters)
� Resort-Style Outdoor
Amenities
Private Swimming Pool & Jacuzzi overlooking the sea
Landscaped Roof Deck & View Deck for sunsets and entertaining
Poolside Shower & Toilet
4-Car Covered Garage
Parking Space for Up to 20 Vehicles — ideal for events or large gatherings
Why This Beachfront House and Lot Is Exceptional
✔ Rare direct beachfront ownership in Cebu
✔ Nearly 3,000 sqm of prime coastal land
✔ Fully furnished luxury estate — no additional setup needed
✔ Ideal for:
Private luxury residence
Retirement beachfront home
High-end vacation rental or resort-style Airbnb
✔ Strong long-term appreciation potential
✔ Privacy, scale, and exclusivity rarely found in today’s market
� Carmen, Cebu — A Rising Luxury Coastal Destination
Carmen offers a peaceful beachfront lifestyle while remaining accessible to Cebu City. As demand for luxury beachfront properties in Cebu continues to rise, estates of this size, quality, and
location are becoming increasingly rare—making this property both a lifestyle upgrade and a strategic investment.
Schedule a Private Viewing
Own a beachfront estate where luxury, privacy, and nature come together.
Mobile | Viber: View Phone
� WhatsApp: https://wa.me/ View Phone
Private viewings by appointment only.
Disclaimer
All prices, availability, property details, land an
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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