Best Condos in Mactan Island for Investment

Mactan Island, located just across the bridge from Cebu City, has become one of the most attractive real estate investment destinations in the Philippines. Known for its white-sand beaches, world-class resorts, and the Mactan-Cebu International Airport, the island has developed into a prime location not only for tourism but also for residential and investment opportunities. For investors seeking condominiums with strong rental yields, long-term appreciation, and lifestyle appeal, Mactan Island offers some of the best options in the region.

In this guide, we’ll explore the best condos in Mactan Island for investment, the reasons behind their popularity, and practical considerations before buying.

Why Invest in a Condo in Mactan?

Before diving into the top projects, let’s consider why Mactan condos are gaining attention from both local and international investors:

1. Tourism-Driven Rental Demand
   Mactan is home to numerous luxury resorts and beaches, attracting millions of tourists annually. Condos near these areas enjoy consistent short-term rental demand through platforms like Airbnb.

2. Airport Proximity
   With the international airport right on the island, Mactan is a natural hub for business travelers and expatriates, driving demand for long-term rentals.

3. Infrastructure and Accessibility
   Two major bridges connect Mactan to Cebu City, with a third bridge (the Cebu-Cordova Link Expressway) further improving access. This enhances property value and makes commuting easier.

4. Lifestyle Appeal
   Many condos in Mactan are built with resort-style amenities, offering residents direct access to beaches, pools, gyms, and retail shops.

5. High Appreciation Potential
   As more developers and investors flock to Mactan, property values are steadily rising. Early investors stand to benefit from capital gains.

Best Condo Developments in Mactan Island

1. Aruga Resort and Residences – Mactan (by Rockwell Land)

Aruga Resort and Residences is one of the most prestigious condo projects on the island. Developed by Rockwell Land, a high-end developer known for luxury projects in Manila, this development combines residential units with resort features.

• Highlights:

  • Beachfront location with private access.

  • Hotel-like amenities including infinity pools, restaurants, and concierge services.

  • Strong appeal to affluent expats and long-term investors.

• Investment Potential:
  Units here command premium prices, but rental yields are strong due to its luxury branding and resort facilities. Ideal for investors targeting high-net-worth renters.

2. Amani Grand Resort Residences

Amani Grand is a mid-market condo development located near the airport. It balances affordability with accessibility, making it popular among investors looking for long-term rental demand.

• Highlights:

  • Close proximity to Mactan-Cebu International Airport.

  • Resort-style amenities like pools, landscaped gardens, and fitness areas.

  • More affordable pricing compared to luxury beachfront projects.

• Investment Potential:
  Amani Grand appeals to expats, flight crew, and professionals who prefer a convenient location near the airport. It’s also attractive for mid-range Airbnb listings.

3. Mövenpick Residences Mactan

This project is part of the Mövenpick Hotel complex, giving condo owners access to resort-level services. Located in Punta Engaño, a prime area of Mactan, it caters to both luxury renters and vacationers.

• Highlights:

  • Branded residences tied to an international hotel chain.

  • Beachfront location with iconic Ibiza Beach Club.

  • Fully serviced apartments with strong short-term rental potential.

• Investment Potential:
  Highly attractive for Airbnb and holiday rentals. The hotel branding ensures strong occupancy and premium rental rates.

4. Tambuli Seaside Living

Tambuli is one of the first residential resort communities in Mactan with a private beachfront exclusively for residents. It is designed for both permanent living and short-term stays, making it versatile for investors.

• Highlights:

  • 11-hectare property with a wide beachfront.

  • Multiple swimming pools, water sports facilities, and wellness centers.

  • Strong community atmosphere with both expats and locals.

• Investment Potential:
  Popular among digital nomads and families, Tambuli offers strong long-term appreciation due to its scale and beachfront exclusivity.

5. One Pacific Residences (Megaworld)

Located within The Mactan Newtown, One Pacific Residences is part of Megaworld’s integrated township project. This mixed-use community includes offices, malls, and restaurants, making it a self-sustaining neighborhood.

• Highlights:

  • Part of The Mactan Newtown township.

  • Access to retail, dining, and business hubs within walking distance.

  • Strong management and developer reputation (Megaworld).

• Investment Potential:
  Very attractive for business travelers and professionals. Investors benefit from consistent rental demand due to the township’s integrated setup.

6. 8 Newtown Boulevard

Also located within The Mactan Newtown, 8 Newtown Boulevard is designed with Japanese-inspired interiors and wellness features. It’s especially popular among retirees and Japanese expats.

• Highlights:

  • Japanese-inspired design with wellness amenities like onsen pools.

  • Ocean-view units and sky garden.

  • Conveniently located within the township.

• Investment Potential:
  Strong demand from retirees and long-stay expats. Investors can expect stable occupancy for long-term rentals.

7. Mactan Newtown Beachfront Condos

The township’s beachfront condos provide direct access to the shore, which is a rare feature in a master-planned urban setting. These units often carry a premium price but yield strong appreciation potential.

• Highlights:

  • Exclusive access to Mactan Newtown Beach.

  • Seamless blend of city conveniences and beach lifestyle.

  • Ongoing development means rising property values.

• Investment Potential:
  Long-term capital gains are strong as the township continues to expand and attract businesses.

Tips for Condo Investors in Mactan

1. Define Your Target Market
   Decide whether you are targeting short-term tourists (Airbnb), business travelers, or long-term expats. This will influence the type of condo you buy.

2. Check Developer Reputation
   Established developers like Rockwell, Megaworld, and Ayala Land provide more security in terms of build quality and property management.

3. Consider Location Carefully
   Beachfront units command premium prices but also deliver high returns in tourism rentals. Airport-adjacent condos may appeal more to professionals.

4. Understand Ownership Rules
   Foreigners can legally own condo units in the Philippines, provided foreign ownership in the building does not exceed 40%.

5. Factor in Property Management
   If you plan on renting your unit to tourists, consider hiring a property management company to handle check-ins, maintenance, and marketing.

Conclusion

Mactan Island is rapidly evolving into a hotspot for condo investment, driven by its international airport, booming tourism industry, and resort lifestyle. From ultra-luxury projects like Aruga Resort and Mövenpick Residences to mid-market options like Amani Grand and The Mactan Newtown, investors have a wide range of choices to fit their strategy and budget.

Whether you’re aiming for short-term holiday rentals or long-term tenants, Mactan condos offer strong rental yields, lifestyle appeal, and long-term appreciation. As infrastructure and development continue to expand, now is an excellent time to secure a foothold in this growing market.

FAQ: Best Condos in Mactan Island for Investment

Straight answers to the most common investor questions about buying, renting, and managing condominium units on Mactan Island.

1) Why is Mactan Island a good place to invest in condos?

Mactan pairs beach lifestyle with economic drivers: an on-island international airport, world-class resorts, and growing mixed-use townships. This combination supports both short-term holiday rentals and long-term leases for expatriates and professionals. Ongoing infrastructure—bridges, roads, and retail nodes—helps occupancy, pricing power, and liquidity for resales.

2) Can foreigners legally own a condo in Mactan?

Yes. Foreigners can own condominium units as long as total foreign ownership in the condominium corporation does not exceed 40%. Because direct land ownership is restricted for foreigners, condos are the most straightforward title-based option. Always confirm the foreign ownership ratio with the developer or condo corporation before purchase.

3) What condo types align with different strategies?

• Luxury beachfront and branded residences: premium nightly rates, strong global traveler appeal, high-end amenities, and notable resale liquidity.
• Resort-style communities: multiple pools, gyms, beach or beach-club access; popular with families, retirees, and digital nomads seeking longer stays.
• Township condos: walkable to offices, retail, schools, and parks; stable long-term tenant base and professional management.
• Airport-adjacent mid-market: consistent occupancy from airline staff and frequent business travelers; practical for year-round demand.

4) What are typical price ranges?

As indicative ranges, luxury beachfront projects often transact around PHP 250,000–350,000 per square meter, mid-range developments around PHP 120,000–180,000 per square meter, and emerging pre-selling projects around PHP 80,000–120,000 per square meter. Studios commonly sell for roughly PHP 4–6 million, while two-bedroom beachfront units can exceed PHP 15 million. Ocean views, floor height, and project brand can materially change pricing.

5) What rental yields are realistic?

In prime locations with beach access and strong amenities, short-term rentals can achieve roughly 8–12% gross annual yields. Long-term leases to expats and professionals often range around 5–7% gross. Your net yield will depend on association dues, utilities, furnishing costs, management fees, and vacancy assumptions, so underwrite conservatively and test multiple scenarios.

6) Is Airbnb or short-term rental allowed in every building?

No. Rules vary by building. Hospitality-oriented or branded residences may allow short stays and even partner with operators, while strictly residential developments can restrict rentals to monthly or longer terms. Review the condominium corporation’s house rules and any local ordinances, and obtain written confirmation before committing if short-stay income is central to your plan.

7) How important is proximity to the airport?

Very important. Condos within a 10–15 minute drive of Mactan–Cebu International Airport attract airline crew, frequent flyers, and visiting executives. This proximity supports high occupancy for long-term leases and smoother turnover for managed short stays, helping stabilize cash flow even during softer tourist seasons.

8) Which micro-locations are considered prime?

• Punta Engaño: luxury beachfront and branded projects; highest nightly rates and strong resale traction.
• Maribago / Buyong: resort corridors with family-friendly amenities and beach clubs; good holiday-rental depth.
• Lapu-Lapu City (airport belt): practical mid-market stock with dependable long-term demand from professionals.
• Integrated townships: master-planned settings that combine beach access with offices, schools, and retail for everyday convenience.

9) How does appreciation on Mactan compare to Cebu City?

Cebu City’s core is mature and steady, supporting consistent appreciation. Select Mactan submarkets—especially beachfront and branded inventory—can outpace city averages due to limited shoreline, lifestyle branding, and strong international demand. Pre-selling phases may add upside if the developer executes on time and to spec.

10) What are the key risks?

• Tourism cyclicality: short-stay income can fluctuate with travel trends and seasonality.
• Delivery risk: timelines on pre-selling projects may shift; prioritize reputable developers with proven Cebu track records.
• Carrying costs: association dues, utilities, insurance, and maintenance affect net returns.
• Competition: new supply requires sharper product positioning and a professional operating plan.

11) What documents will I need to buy a condo?

For developer sales: a valid passport or government ID, a Tax Identification Number (TIN), a reservation agreement, a contract to sell, and proof of funds or income if financing. For resales: the Condominium Certificate of Title (CCT), deed of sale, association-dues clearance, and updated real property tax receipts. Always verify identities and settle arrears before closing.

12) Can foreigners obtain financing?

Many foreigners purchase in cash or use developer installment plans during pre-selling. Some local banks lend to foreigners who have Philippine income, residency, or strong documentation. Compare total cost of capital, processing time, and prepayment terms before deciding. If you plan to rent, ensure your amortization schedule aligns with realistic net cash flow.

13) What ongoing costs and taxes should I model?

• Condo association dues: commonly around PHP 80–120 per square meter per month, depending on amenities and service levels.
• Real property tax: based on assessed value; confirm rates with the local government.
• Income tax on rentals: choose the applicable regime for your profile and keep records of allowable deductions.
• Insurance and preventive maintenance: protect cash flow and preserve asset condition over time.
• Transaction taxes on sale: understand capital gains tax and other transfer-related costs when planning your exit.

14) Should I hire a property manager?

Yes, particularly if you live overseas or plan short-term rentals. Professional operators handle marketing, guest communication, housekeeping, turnover, and compliance. Management fees—often 15–25% of rental income—can be offset by higher occupancy, better reviews, and fewer operational gaps. Review service-level agreements and reporting standards before signing.

15) Pre-selling vs ready-for-occupancy (RFO): how do I choose?

Pre-selling typically offers lower entry prices, staged payments, and appreciation potential tied to construction milestones, but it carries delivery and specification risk. RFO provides immediate use or rental income, reduces timeline risk, and allows for physical inspection before purchase, though it often comes at a higher price. Align the choice with your horizon, risk tolerance, liquidity, and operating strategy.