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Mivela Garden Residences, Banilad, Mandaue City, Cebu City (2026)

27/04/2026

🏠 𝐓𝐇𝐄 𝐌𝐀𝐂𝐄𝐃𝐀 𝐋𝐀𝐖 ( 𝐑.𝐀. 𝐍𝐨. 𝟔𝟓𝟓𝟐)

Ang Maceda Law o Realty Installment Buyer Protection Act ay nagbibigay-proteksyon sa mga bumibili ng real estate properties na hulugan o installment basis, lalo na kung sila ay hindi nakabayad sa tamang oras. Layunin nito na maging makatarungan ang proseso at maiwasan ang agarang pagkakansela o pag-forfeit ng lahat ng bayad.

🔑 𝙎𝙖𝙠𝙡𝙖𝙬 𝙣𝙜 𝘽𝙖𝙩𝙖𝙨
Sakop nito ang mga bumili ng:
• Residential real estate (bahay, lupa, condo)
• Ibinenta sa pamamagitan ng installment payments

❗ 𝙃𝙞𝙣𝙙𝙞 𝙨𝙖𝙠𝙤𝙥:
• Industrial at commercial properties
• Rent-to-own schemes (depende sa structure ng kontrata)

💰 𝙂𝙧𝙖𝙘𝙚 𝙋𝙚𝙧𝙞𝙤𝙙 (𝙒𝙞𝙩𝙝𝙤𝙪𝙩 𝙄𝙣𝙩𝙚𝙧𝙚𝙨𝙩)
Bibigyan ng palugit ang buyer para makahabol sa bayad:

• Less than 2 years na nakabayad
→ 60 days grace period mula sa due date

• At least 2 years na nakabayad
→ 1 month grace period kada isang taon ng bayad

✔ Walang dagdag na interes sa loob ng grace period

💰𝙆𝙖𝙧𝙖𝙥𝙖𝙩𝙖𝙣 𝙨𝙖 𝙍𝙚𝙛𝙪𝙣𝙙 (𝘾𝙖𝙨𝙝 𝙎𝙪𝙧𝙧𝙚𝙣𝙙𝙚𝙧 𝙑𝙖𝙡𝙪𝙚)
Kung ang buyer ay nakapagbayad na ng at least 2 years:
• May karapatan sa 50% refund ng lahat ng nabayad
• Dagdag na 5% bawat taon pagkatapos ng 5 years (hanggang 90% maximum)

👉 Ito ang tinatawag na cash surrender value

🚫 𝙈𝙜𝙖 𝙆𝙞𝙣𝙖𝙠𝙖𝙞𝙡𝙖𝙣𝙜𝙖𝙣 𝘽𝙖𝙜𝙤 𝙆𝙖𝙣𝙨𝙚𝙡𝙖𝙝𝙞𝙣 𝙖𝙣𝙜 𝙆𝙤𝙣𝙩𝙧𝙖𝙩𝙖:

Hindi automatic ang cancellation. Dapat ang seller ay:
• Magpadala ng notarized notice of cancellation o demand for rescission
• Bigyan ang buyer ng 30 araw mula sa pagtanggap para magbayad
• Ibalik ang nararapat na refund bago maging epektibo ang cancellation

🏡 𝙍𝙞𝙜𝙝𝙩 𝙩𝙤 𝙍𝙚𝙞𝙣𝙨𝙩𝙖𝙩𝙚
May pagkakataon pa ang buyer na:
• Bayaran ang mga hindi nabayarang hulog sa loob ng grace period
• Ibalik ang bisa ng kontrata at ipagpatuloy ang pagmamay-ari

🔁 𝙆𝙖𝙧𝙖𝙥𝙖𝙩𝙖𝙣 𝙣𝙖 𝙄-𝙖𝙨𝙨𝙞𝙜𝙣 𝙤 𝙄-𝙗𝙚𝙣𝙩𝙖 𝙖𝙣𝙜 𝙆𝙖𝙧𝙖𝙥𝙖𝙩𝙖𝙣

Ang buyer ay puwedeng:
• Ibenta o i-assign ang kanyang rights sa ibang tao
• O i-update ang kontrata kung pinapayagan

📝 𝙋𝙧𝙤𝙩𝙚𝙠𝙨𝙮𝙤𝙣 𝙇𝙖𝙗𝙖𝙣 𝙨𝙖 𝘽𝙞𝙜𝙡𝙖𝙖𝙣𝙜 𝙋𝙖𝙜-𝙛𝙤𝙧𝙛𝙚𝙞𝙩
Hindi maaaring basta na lang:
• Kanselahin ang kontrata agad-agad
• Kunin lahat ng bayad nang walang due process

✔ Layunin ng batas na siguraduhin ang katarungan at proteksyon ng buyers

08/11/2025

🏠💡 Did you know?

Even if your house gets damaged or destroyed by a typhoon, earthquake, or flood…
👉 You STILL owe the bank or Pag-IBIG.
Yes — even if your home is gone, your housing loan doesn’t disappear.

You borrowed money, and that loan remains your responsibility until it’s fully paid.

That’s why when you buy a house through Bank Financing or Pag-IBIG, having the right insurance coverage is a must!

Here’s what every homeowner should understand 👇

🏦 1️⃣ MRI (Mortgage Redemption Insurance)
This protects your family if something happens to you (the borrower).

If you pass away before the loan is paid off, the MRI settles the remaining balance — so your loved ones won’t inherit the debt or risk losing the home. 🙏

🌪️ 2️⃣ Fire and Acts of Nature (AON) Coverage
This protects your property itself — in case it’s damaged or destroyed by fire, earthquake, flood, or typhoon.

Without this, the bank or Pag-IBIG will still collect loan payments even if your house is unlivable. 😢

📋 Here’s how it works:
✅ You file a claim for the damage.
✅ The insurance company pays the bank or Pag-IBIG directly (since your property is the collateral).
✅ If the claim amount covers your remaining loan — good news, your loan is settled!
✅ But if it’s less, you’ll have to pay the difference.

💡 Real talk:
Insurance pays for the damage, but your loan stays until the lender is fully paid.
MRI protects your family, and AON protects your home. Both are essential for your peace of mind and financial security. ❤️

✨ Tip:
Whether your home is under Bank or Pag-IBIG financing, review your insurance today.
Make sure you’re protected with MRI + Acts of Nature coverage.

Photo credits to the owner.

13/10/2025

🏡 Who Is Liable for Property Damage Caused by Natural Disasters — Buyer or Developer?

In the Philippines, earthquakes, typhoons, and floods are natural occurrences that can cause serious property damage. One of the most common question from real estate buyers — especially those purchasing preselling or newly built homes — is:

“If the house or condo is damaged by a natural disaster, who is responsible for the repair — the buyer or the developer?”

💡 The General Rule

The liability depends on when the damage happens — before or after turnover.

Before Turnover:
The developer or seller bears responsibility for any loss or damage to the unit. The buyer has not yet taken ownership or control, so all risks remain with the developer.

After Turnover or Acceptance:
Once the buyer has formally accepted the property (through turnover documents or occupancy), the buyer becomes responsible for any future damages — including those caused by natural disasters or accidents.
It’s at this stage that buyers should consider obtaining fire and earthquake insurance coverage to protect their investment.

🏗 Why This Matters

Many buyers overlook the “Risk of Loss” clause in their Contract to Sell or Deed of Absolute Sale, which defines who bears the risk at various stages.
Understanding this clause ensures you know your rights and responsibilities when unforeseen events happen — like the earthquake that recently shook parts of Cebu or other calamities.

🧾 Pro Tip:

Before signing your contract, please check:

The turnover date and documentation

If the developer has an insurance policy during construction

Whether your financing institution (bank or Pag-IBIG) requires homeowner’s insurance.

⚠️ Disclaimer:
This article is for information purposes only and should not be construed as legal advice. Readers are encouraged to consult qualified professionals or legal counsel for specific concerns. Availability, terms and policies may vary per developer or property.

CCTO

゚

07/09/2025

Live the Life You Deserve at Mivela Garden Residences❣️

📍 Prime Location: Cebu City
Looking for a smart property investment or a stylish new home?Mivela Garden Residences offers the perfect blend of urban convenience and resort-style comfort.

✅ Strategic location near IT Park, malls, hospitals & top schools
✅ Resort-style amenities: swimming pool, gym, landscaped gardens & more
✅ Modern, secure condo living with 24/7 security
✅ Ideal for professionals, OFWs, young families, and savvy investors

💡 Why rent when you can own a condo in Cebu's most sought-after address?

📲 Message us today for updated inventory and exclusive promos!
🔑

18/07/2025

Trending Topic Ngayon!
Panukalang Batas -20pct tax on Savings Account Deposit. An endless argument whether you GAIN or LOSS.

₱50,000 GONE 😱— wala ka pang ginagawa, nabawasan ka na!

Don't let taxes eat your earnings.
💡 Be smarter. Invest in real estate.

🏘 Tangible. Appreciating. Income-generating.

📈 Habang tumatagal, lalong lumalaki ang value!

Real estate investment can bring several benefits to an investor, an attractive investment option for those looking to build wealth and generate passive income.

To succeed in real estate investing, it's essential to:

📌 *Educate yourself*: Learn about the real estate market, investment strategies, and local laws and regulations.
📌 *Set clear goals*: Define your investment goals, risk tolerance, and exit strategy.
📌*Build a team*: Work with experienced professionals, such as real estate brokers, attorneys, and contractors.
📌*Conduct thorough research*: Analyze market trends, property values, and potential returns on investment.
📌*Diversify your portfolio*: Spread your investments across different property types, locations, and strategies.

However, the best real estate investment portfolio depends on your financial goals, risk tolerance and investment horizon.

Rather than putting all your hard earned money in the Bank to save, with the current imposed law of 20% tax on all savings accounts, regardless of whether you are a middle-income earner or someone slightly above the poverty line, no one escaped. It is indeed a SMART MOVE to INVEST IN REAL ESTATE NOW❣️

Ultimately, a well-diversified real estate portfolio can help you achieve your financial goals and navigate the dynamic real estate market, generate passive income and build your wealth with a sense of security and control over your investments.

🔑 Real estate is not just safe—it's smart. Be WISE. Don’t just save. INVEST❣️

LET'S TALK! PM US NOW❣️

゚゚

15/07/2025

When you Deposit your money to the bank, you are not a customer, you are a supplier of CASH.

Kumita ang bank ng 7%-10%, may balato ka na 0.5% to 1% , less taxes pa.

That is why, it is wise to be an INVESTOR than a DEPOSITOR.

If may excess cash ka monthly, better to invest than deposit. Para mas malaki ang tubo ng pera mo.

Sa REAL ESTATE investments, your money will earn revenues at an average of 10% per annum.

Be smart, Invest on Real Estate.

12/06/2025

🏠 DEED OF SALE, CONDITIONAL SALE, OR CONTRACT TO SELL? Know the Difference!

When buying or selling property, the kind of document you use matters. Here’s a quick guide to help you understand which document fits your transaction best:

🔹 DEED OF ABSOLUTE SALE
This is used when the sale is final and full payment has been made. Ownership is transferred to the buyer right away.
✅ Best for: Cash sales or when full payment has already been settled.

🔹 DEED OF CONDITIONAL SALE
This is used when ownership is transferred immediately, but with certain conditions (e.g., balance payment in installments). If the buyer fails to meet the condition, the seller may rescind the contract.
✅ Best for: Sales where the seller allows the buyer to take ownership early, subject to conditions.

🔹 CONTRACT TO SELL
Here, the seller retains ownership until the buyer completes payment or meets agreed conditions. No ownership transfer until obligations are fulfilled.
✅ Best for: Installment payments or financing—protects the seller until full payment is made.

⚖️ REMEMBER:
Choosing the right document helps protect both buyer and seller. Don’t sign anything without understanding its legal effect.

Credit to the Owner

11/06/2025

Malaya tayong mangarap, magpahayag, at magmahal sa bayan. Ipagdiwang natin ang Araw ng Kalayaan — para sa kasaysayan, para sa kinabukasan. 🇵🇭

29/03/2025

Why don't you Set Your Day Welcoming your New Mivela Garden Home???
With all the Towers now standing proudly waiting to be someone's home, redefining garden living where one can relish lush greeneries and wide open spaces while enjoying its serene and refreshing ambiance.

We still have available Pre-Selling Units for you to Choose. Located at the Uptown area of the City just behind Gaisano Countrymall in Banilad, Cebu City where everything is just within the distance.

Contact or Message Us Now‼️

゚

24/12/2024

Season’s greetings from Mivela Garden Residences! 🎄 Wishing you all a Merry Christmas filled with warmth and happiness. As we wrap up this year, we’re grateful for the support and trust you've shown. Here’s to more beautiful homes, new beginnings, and a successful year ahead! 💝

02/10/2024

An Exciting ToursDay Reminder‼️

Mga Boss, Utang napod ta ug Balay, Yuta or Condo. Ayaw na usa nang iphone, auto ug uban pang kapritso nga walay klaro.

Diri nata sa maka pa swerti sa future ninyo‼️
Kanang motubo ang value ug presyo ug maka ayo ninyo.

Ayaw na pag duha-duha mga Boss, sangpit na kay andam ra gyud mi mo abag dili sa pag bayad sa utang ninyo kundili sa pag abag asikaso ug atiman sa inyong gusto nga maka utang ug balay or condo para nimo.🙋🤩

Mivela Garden Residences

27/04/2026

08/11/2025

13/10/2025

07/09/2025

18/07/2025

15/07/2025

12/06/2025

11/06/2025

29/03/2025

24/12/2024

02/10/2024

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