4 Bedroom House for sale in Subabasbas, Cebu, Lapu-Lapu, Cebu
Cebu, Philippines
Guide Price
$407,080
23,000,000 PHP
PROPERTY TYPE
house
BEDROOMS
4
BATHROOMS
5
Description
Wow!
PACIFIC GRAND VILLAS LAPU-LAPU CITY
Lot Area: 260 sqm
Floor Area: 323 sqm
House
Features:
· 4BR plus Maids room all bedrooms have T&Bs
· 5 full bathrooms (free standing bathtub in master's bathroom and regular bathtub in another bathroom)
· 4 multi point water heaters
· Powder Room
· Customized king size bed w/ Slumberland mattress
· Customized kids bunk bed
· Sofa and Dining set from Furniture Republic
· Mobelhaus Kitchen
· Dirty Kitchen
· Monoform staircase w/ lighting
· Big balcony 45sqm
· Laundry Area
· car garage
. Keyless entry
· Insulated ground floor w/ Vapour barrier
· Duratile roofing from Union Galvasteel
· Termite protection with Reticulation Pipe System installed
· Subdivision has 3 entrance/exit
· Clubhouse, swimming pool, parks, basketball court, and tennis court
· Near schools and hospitals
· Very near to CCLEX
Deliverables:
· 1 Cassette type AC ground floor
· 3 AC split type units
· Glass partitions in bathrooms
· Double vanity unit and LED mirror in master's bathroom
· Tank and water system
Price: Php 23M
Preferably Spot Cash
Buyer to shoulder the taxes and transfer charges.
Price may change without prior notice. Telephone number: View Phone
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
Marisa Ocaya Pitogo
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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