Land for sale in Southern Poblacion, Cebu, San Francisco, Cebu
Cebu, Philippines
Guide Price
$97,345
5,500,000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
This 1,244 sqm seafront cliff lot offers wide panoramic views of the ocean. The cliff has a depth of around 5 to 6 meters and a frontage of
about 10 meters, giving the property a strong and elevated position by the sea.
The land is planted with coconut trees, bananas, and other local trees, creating a refreshing tropical atmosphere. At present, there is no stair access to the water, but a future owner can build one for direct entry to the sea. From here, you can enjoy swimming, snorkeling, diving, or kayaking.
The terrain includes flat ground, a slope, and rocky cliffside areas. On the way down toward the cliff, there is a small land crack of
about one meter that may require a simple concrete bridge for safe access, but it does not affect the overall usability of the lot.
The property has direct road access, with water and electricity connections available, making development convenient. It is only
about 10 minutes from the town of San Francisco, close to essential services while still offering peace and privacy.
Key
Features
Lot size: 1,244 sqm
Cliff frontage: 5–6 meters high | 10 meters wide
Mixed terrain: flat, slope, rocky cliffside
Small land crack (approx. 1 meter) – can be improved with a concrete bridge
Planted with coconut, banana, and other tropical trees
No stair access yet (option to build)
Direct road access
Utilities (water and electricity) ready
10 minutes to San Francisco town 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
Inmar Advertising & Marketing
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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