Project showcase
Aruga Resort and Residences – Mactan, Tower 2
A resort-residential project showcase from Rockwell Land in Punta Engano, presented here for project discovery only.
Pre-selling advisory
Pre-selling condos and developments in Cebu
Understand launch pricing, payment schedules, developer delivery risk, and reservation checks before committing to a Cebu pre-selling condo or new development.
- Flagship developments
- Staged payment terms
- PRC-licensed advisors · LTS verification
Why reserve early
Three reasons buyers reserve early
Launch-stage pricing, staged payments, and first pick of inventory – weighed against the delivery risk you can verify before committing to a reservation.
The lowest published price
Developers sell each tower in phased releases, and the first phases carry the lowest prices. Later releases are typically repriced upward as the structure rises — so an early reservation locks in a figure the same unit rarely sees again.
Terms spread over years
Instead of one large sum at signing, the down payment is usually settled in instalments across the build. Bank financing on the balance waits until turnover, so your capital goes in gradually rather than all at once.
First choice, brand-new
Reserve early and you hold the widest pick of floor level, orientation, and layout — corner units and preferred views sell first. At completion you take a brand-new home under the developer’s warranty.
Live inventory
Pre-selling units on the market now
A dated snapshot of pre-selling units marketed across Cebu. These three listing pages were checked on 20 July 2026; browse the full set and confirm current availability before reserving.
Pre-Selling
₱12,100,000
Cebu Business Park, Cebu City
1 Bed · 1 Bath · 50 sqm
Pre-Selling
₱10,980,800
Mactan, Lapu-Lapu City
1 Bed · 1 Bath · 54 sqm
Pre-Selling
₱14,994,560
Banilad, Cebu City
Studio · 1 Bath · 35 sqm
Availability checked 20 July 2026. Prices, floor areas, and unit status can change as inventory moves; confirm the current quotation and availability before paying a reservation fee.
Payment planning
How a pre-selling purchase is paid
The full cash-flow sequence – reservation to turnover – made legible before you commit to anything.
01
Reservation
A reservation fee locks your unit, floor, and price.
02
Down payment through construction
The down payment is spread interest-free across the build — commonly over the construction period, developer-dependent.
03
Balance at turnover
The remaining balance falls due near turnover, via bank, Pag-IBIG, or in-house financing.
| Stage | Typical share of contract price | When |
|---|---|---|
| Reservation fee | A fixed fee, credited to the down payment | At booking |
| Down payment | Commonly 10%–30%, spread interest-free | Across construction (often 12–36 months) |
| Balance | The remaining 70%–90% | At/near turnover — bank, Pag-IBIG, or in-house |
Installment buyers are protected by the Maceda Law (RA 6552) — see Buyer protection below.
01
Small fee, large commitment
Reservation fees can feel simple, but buyers should understand refund rules, deadlines, and required documents before paying.
02
Construction-stage cash flow
Equity payments are usually spread during construction. Cebu Grand Realty should help buyers compare the schedule against realistic income and savings.
03
Balance settlement
The balance may require bank financing, developer terms, or cash at turnover. Confirm that timing with your advisor before you sign.
Exact schedules, reservation fees, and financing options differ by developer and by tower. Your advisor confirms the current terms for each development before you commit — nothing here is a quotation.
Developments we represent
Seven flagship addresses, walked and vetted
A curated look at towers spanning Cebu Business Park, IT Park, and Mandaue. Each has a dedicated page with unit types, amenities, and location. These seven are a starting point — explore the broader set through our Buildings & Communities directory, then confirm current inventory with an advisor.
Pre-Selling
Cebu Business Park · Alveo Land
Artist’s perspective
Developer Alveo Land
Solinea
Resort-inspired towers beside Ayala Center, carrying Ayala Land’s eight decades of estate planning. Cerule, the final tower, runs from studios to three-bedroom suites.
Pre-Selling
Cebu Business Park · Arthaland
Lucima
Designed by Saraiva + Associados around a wellness-and-sustainability brief: 263 residences from 38 to 542 sqm, each with 2.9-meter ceilings.
Pre-Selling
Ouano Avenue, Mandaue City · RLC Residences
Artist’s perspective
Mantawi Residences
Four towers on 1.3 hectares along Ouano and F.E. Zuellig Avenues — a soon-to-rise development in Mandaue’s emerging waterfront district, offered off-plan.
Pre-Selling
Pope John Paul II Ave. · Rockwell
Developer Rockwell
IPI by Rockwell
A 2.8-hectare Rockwell estate bringing the developer’s signature standard to Cebu — the pedigree that anchors much of what makes a pre-selling bet worth taking.
Coming Soon
Bacayan, Cebu City · Cebu Landmasters
North Grove at Pristina Town
Two garden-inspired towers — Lumina and Terra — over a retail podium inside Cebu Landmasters’ Pristina Town estate in Bacayan. Temporary Licenses to Sell issued (TLTS Nos. 048–049); construction is underway. Artist’s perspective shown.
Pre-Selling
Bauhinia Drive, Kasambagan · Shang Properties
Artist’s perspective
Developer Shang Properties
Shang Bauhinia Residences
A 1,069-residence luxury tower on Bauhinia Drive, with studios through three-bedroom signature homes overlooking Cebu Country Club.
Pre-Selling
India Street, Cebu IT Park · CLI + NTT UD Asia
Cebu IT Park location
Developer Cebu Landmasters + NTT UD Asia
The Wave Towers
Nagomi, the first 709-unit tower, brings Japanese-inspired residential design to India Street inside Cebu IT Park, with completion targeted for 2030 or earlier.
Project showcase
More Cebu projects to explore
Ten additional developments for project discovery across Cebu City, Mandaue, Lapu-Lapu, Danao, and Consolacion. Open the official developer source for project background, or ask our team for a current, source-checked briefing.
Project showcase
Avida Towers Riala Tower 5
The Tower 5 showcase within Avida Towers Riala, an Avida Land residential community in Cebu IT Park.
Project showcase
The Rise at Monterrazas
A hillside residential project showcase in Guadalupe, Cebu City, linked to the development's official project site.
Project showcase
Mandtra Residences
A Cebu Landmasters residential project showcase in Tipolo, Mandaue City.
Project showcase
Mivela Garden Residences
A garden-residential project showcase by Cebu Landmasters in Banilad, Cebu City.
Project showcase
Calle 104
A Cebu Landmasters mixed-use project showcase in Cebu City.
Project showcase
Mirani Steps Danao
A Cebu Landmasters residential project showcase in Danao City, expanding the page beyond Metro Cebu.
Project showcase
Velmiro Heights Consolacion
A Cebu Landmasters house-and-lot community showcase in Consolacion, Cebu.
Project showcase
La Victoria Global Residences
A Spanish-inspired residential project showcase in Megaworld's Mactan Newtown estate.
Project showcase
The Pearl Global Residences
A residential project showcase in Megaworld's Mactan Newtown estate.
Project showcase notice. Inclusion is for general project discovery only. It does not mean Cebu Grand Realty currently holds inventory or is the appointed sales representative. No unit availability, pricing, reservation status, license status, construction milestone, or turnover claim is made here. Confirm current information directly with the developer or through a licensed advisor before relying on it.
Who is building it
In pre-selling, the developer is the product
Off-plan value rests on one thing: the developer finishing what the brochure promises, on time and to standard. So every recommendation we make begins with the company behind the tower, not the render.
Solinea carries Alveo Land and Ayala Land’s estate pedigree of more than eighty years; IPI by Rockwell brings the Rockwell standard to Pope John Paul II Avenue. Every development we represent is vetted for delivery history before it reaches this page — we are the brokerage, not the developer, and our brief is your interest.
Every project
Checked for LTS before we list it
- Ayala Land
- Alveo Land
- Rockwell
- Cebu Landmasters
Your protections
Buying off-plan is regulated — here is what protects you
Pre-selling projects in the Philippines are regulated. Most non-exempt projects require a DHSUD License to Sell; PD 957 sets completion obligations and buyer remedies, while RA 6552 gives qualifying installment buyers statutory grace and cancellation rights. We verify the project documents and explain the current terms before you reserve.
DHSUD License to Sell
Before marketing or selling units in most non-exempt subdivision and condominium projects, a developer must secure a DHSUD License to Sell. We check the exact project and tower before a reservation — and you can review DHSUD’s guidance and public list yourself.
Payments protected by law
PD 957 requires covered projects to follow their approved plans and completion period and generally requires an adequate performance bond before a License to Sell. If a developer fails to develop as approved and on time, Section 23 protects payments from forfeiture after due notice and gives the buyer an option to seek reimbursement of covered payments with legal interest.
Maceda Law installment rights
RA 6552 (Maceda Law) applies to covered installment sales. With fewer than two years of installments, the grace period is at least 60 days. At two years or more, the law provides earned grace time and, on qualifying cancellation, a cash surrender value starting at 50% and increasing after five years. Statutory notice and timing rules apply.
Before a reservation, ask to review the exact project or tower License to Sell, approved plans and schedule, payment and financing terms, and written cancellation or refund terms. Information reviewed 20 July 2026 against DHSUD LTS guidance, PD 957, RA 6552, and RA 4726. General information only, not legal advice. Meet our advisory team.
Due diligence
What we check before a reservation fee is paid
Introductory pricing only pays off if the building gets built and the terms hold. Before any money changes hands, your advisor works through a fixed checklist — and confirms the DHSUD Licence to Sell for each development on file.
DHSUD Licence to Sell and project documentation where applicable.
Developer track record, construction stage, and turnover obligations.
Payment schedule, financing timing, transfer costs, and buyer cash-flow fit.
Leasing and resale outlook for the exact address, not only the brochure.
If a development does not hold up to scrutiny, we tell you to walk away. Past price behaviour is not a guarantee of future value.
Frequently asked questions
Can an OFW or foreign buyer purchase a pre-selling condo?
Often, subject to the project structure and statutory foreign-ownership limits. RA 4726 ties condominium ownership to the permitted ownership of the common areas; foreign interest cannot exceed the applicable legal limit. OFWs who remain Filipino citizens are not treated as foreign buyers. We confirm the project structure and current availability before you reserve.
What happens if the project is delayed or not completed?
If a developer fails to develop the project according to the approved plans and completion period, PD 957 Section 23 can prevent forfeiture after the buyer gives due notice and allows the buyer to seek reimbursement of covered payments with legal interest. The remedy depends on the facts and contract, so obtain legal advice for a dispute.
What if I can't keep up with the payments?
For covered installment sales, RA 6552 provides at least a 60-day grace period when fewer than two years of installments have been paid. At two years or more, earned grace time applies and a qualifying cancellation includes a cash surrender value starting at 50% of total payments. Notice, timing, and contract facts matter.
How do I know the developer is legitimate?
Ask for the exact project or tower License to Sell. Most non-exempt subdivision and condominium projects need a DHSUD LTS before units may be marketed or sold. Check the project details against DHSUD’s guidance and public list; we also show the document on request.
Can I use Pag-IBIG or a bank loan for a pre-selling unit?
Often, yes — the balance at turnover may be financed through a bank, Pag-IBIG for eligible accredited projects, or developer terms. Approval, timing, and costs depend on the project and your qualification. Review the Cebu property financing guide, then confirm the live route and figures before committing.
What does Cebu Grand Realty charge me as the buyer?
For developer inventory, Cebu Grand Realty’s brokerage commission is ordinarily paid by the developer rather than charged as a separate buyer commission. Buyers may still owe reservation, financing, tax, registration, transfer, and contract-specific charges. Your advisor should itemize those costs before you pay.
Next live step
Weighing a pre-selling purchase?
Launch pricing, payment schedules, developer track records – reviewed with a licensed Cebu advisor before you reserve, so every commitment is grounded in verified facts.
Cebu Grand Realty · #8 The Regency Crest, Paseo Saturnino, Cebu City · info@cebugrandrealty.com
