Land for sale in Lubogan, Davao del Sur, Davao City, Davao del Sur
Davao, Philippines
Guide Price
$654867
37000000 PHP
PROPERTY TYPE
land
BEDROOMS
1
BATHROOMS
1
Description
Ascenda is a 204-hectare master-planned, nature-inspired estate by Ayala Land Inc. (ALI) in partnership with Anflocor. Located in Toril, Davao City, it is officially ALI’s largest mixed-use development in Mindanao and is envisioned as "Davao's Nature-Inspired Southern Gateway."
Ascenda is a 204-hectare master-planned, nature-inspired estate by Ayala Land Inc. (ALI) in partnership with Anflocor. Located in Toril, Davao City, it is officially ALI’s largest mixed-use development in Mindanao and is envisioned as "Davao's Nature-Inspired Southern Gateway."
Masterplan
Overview & Components:
The estate is divided into two primary districts designed to balance urban commerce with lush, natural landscapes:
~65-Hectare Town Center: The commercial and cultural heart of the estate. It
features:
~Prime Commercial & Shophouse Lots: Designed for retail, offices, and boutique hospitality.
~Eco Park: A landmark feature designed by internationally acclaimed firm Henning Larsen (inspired by Singapore’s Bishan Park), serving as a central hub for recreation and environmental preservation.
~Greenways & Shopping Streets: Walkable corridors lined with restaurants, cafés, and local/global retail brands.
~Community Church: A key spiritual and civic landmark along the main drive.
~139-Hectare Residential District: * Virendo by Ayala Land Premier: The flagship residential project—a 37.4-hectare luxury horizontal enclave. It is the first Ayala Land Premier village in Mindanao, offering elevated lots with views of Mt. Apo and the Davao Gulf.
Ascenda by Ayala Land – Property
Highlights:
*Ayala Land’s newest master‑planned estate in a high‑growth corridor
*Prime commercial and mixed‑use lots ideal for long‑term capital appreciation
*Strategic
location near major highways, business parks, schools, and commercial centers
*Future‑ready infrastructure with wide roads, reliable utilities, and sustainable planning
*Strong demand drivers from surrounding residential and economic activity
*Early‑phase entry offering exceptional value and appreciation potential
*Backed by Ayala Land’s proven estate development and management
Location & Strategic
Accessibility:
Ascenda is positioned as a critical growth node in the rising southern corridor of Davao.
~Strategic Gateway: Located in Toril, approximately 16 kilometers from the Davao City center.
~Infrastructure Advantage: It is the first major estate to benefit directly from the Davao Bypass Road, which, alongside the Coastal Road and Maharlika Highway, is expected to cut travel time from the city proper from 45 minutes down to just 25 minutes.
~Economic Context: It captures the momentum of Davao’s rapid economic growth and its status as one of the safest cities in the Philippines.
Sheryl Ortilla
Ayala Land Estates Inc.
In-house Advisor Consultant Commercial Investment
PRC# 25250
Schedule your ocular visit, today!
DISCLAIMER:
All details, including prices, availability, and offers, are for general information an
Living in Davao
The largest city in Mindanao and one of the Philippines' safest and most orderly, with a low cost of living -- you can live well on $1,000-1,500/month. Tropical fruit capital of the country with great local food and friendly locals. English is widely spoken, and there's a small but established expat community.
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
Sheryl Ortilla
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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