Cebu Licensed Real Estate Appraisers

Cebu Licensed Real Estate Appraisers Contact us at 09177704298 or via email at [email protected].

Cebu Real Estate Appraisers is a team of highly experienced PRC-licensed real estate appraisers specializing in real estate appraisal, business valuation, and asset valuation. We are a dynamic team of experts in providing opinion of the market value either for the purpose of selling, buying, insurance, taxation, updating the market value of real estate assets, mortgage, leasing, divorce and annulm

ent proceedings, expropriation, property disputes, estate settlement and succession, liquidation and bankruptcy, and other purposes. VISION – To be the best and preferred real estate appraisal provider in the Philippines. MISSION – We lead the way in providing value to our clients with integrity and professionalism.

JUST COMPENSATION and EXPROPRIATION are not merely legal concepts, they directly affect property rights, land value, bu...
08/05/2026

JUST COMPENSATION and EXPROPRIATION are not merely legal concepts, they directly affect property rights, land value, business operations, and the economic future of property owners.

In the landmark case of Causby v. United States (1946), the United States Supreme Court recognized that government action may already constitute a “taking” even without actual physical occupation of the land. The case involved low-flying military aircraft that substantially interfered with the owner’s use and enjoyment of his poultry farm, rendering the property economically unusable.

The Court ruled that when government action causes substantial deprivation of the practical use and enjoyment of property, JUST COMPENSATION may be required under the principle of Eminent Domain.

This doctrine remains highly relevant today in: ✔️ Expropriation Cases

- Right-of-Way Acquisition
-Infrastructure Projects
-Airport Expansion
-Transmission Line Easements
-Road Widening
-Damage and Nuisance Claims
-Government Acquisition of Private Property

As a Licensed Real Estate Appraiser, Real Estate Consultant, and Court Commissioner, I assist lawyers, courts, government agencies, financial institutions, and property owners in determining FAIR, OBJECTIVE, and DEFENSIBLE PROPERTY VALUATIONS based on jurisprudence, valuation standards, and actual market evidence.

In expropriation and litigation-related valuation, the issue is not limited to ownership alone, but also includes deprivation of use, impairment of enjoyment, consequential damages, and the measurable impact on property rights.

Professional appraisal services are critical in: Determination of Just Compensation

*Court-Appointed Valuation
*Expropriation Proceedings
*Partition Cases
*Estate Settlement
*Market Value Analysis
*Damage Assessment
*Expert Witness Testimony

Understanding jurisprudence strengthens valuation practice and protects property rights.











Complex and progress appraisal are essential skills for every real estate appraiser. A complex appraisal involves valui...
27/03/2026

Complex and progress appraisal are essential skills for every real estate appraiser. A complex appraisal involves valuing unique or non-routine properties where standard methods are not enough, requiring the use of multiple approaches such as cost, income, and market, supported by strong analysis and judgment.

On the other hand, a progress appraisal is used for properties under construction, where the appraiser conducts a site inspection, determines the percentage of completion, computes the as-is value, and estimates the as-completed value based on plans and specifications.

Complex appraisal demands deeper analysis, while progress appraisal requires accurate measurement of completion. Mastering both ensures more reliable and professional valuation results.


20/03/2026

Valuation is the foundation of trust in our financial system. Accurate valuation leads to better decisions in investment, taxation, and development. It is essential that all valuation practitioners master both the International and Philippine Valuation Standards.








How properties are being valued. In real estate appraisal, we don’t guess, we analyze through the three fundamental appr...
20/03/2026

How properties are being valued.

In real estate appraisal, we don’t guess, we analyze through the three fundamental approaches to value (IVS 103):

• Market Approach – What are similar properties selling for?
• Income Approach – How much income can the property generate?
• Cost Approach – How much will it cost to replace it?

Each approach tells a story.
A competent appraiser knows when to use each, and how to reconcile them into one defensible value.

This is where science meets judgment.

There are several students now who are willing to learn the discipline of real estate valuation.In a time when many prof...
17/03/2026

There are several students now who are willing to learn the discipline of real estate valuation.

In a time when many professionals overlook valuation, seeing this group show up, engage, and commit to understanding the “why” behind property value is both rare and inspiring. Valuation is not just about numbers, it is about judgment, integrity, and responsibility.

The future of the profession depends on those who choose to go deeper, not just to transact, but to truly understand.

To my students: you are part of the few who chose the harder path, and that will set you apart.

From my BSREM students to my appraisal partners, they are now signing the appraisal report of their first big appraisal ...
12/02/2026

From my BSREM students to my appraisal partners, they are now signing the appraisal report of their first big appraisal project, covering ₱20 billion in assets, composed of more than 4,000 hospital machines, multiple complex buildings, several prime lots, and development inventories.
Thank you for the teamwork, REAs Charisse Labajo, Joji Ilustrisimo, and Junie Alon.
Excellent work on this project.






Firming up our appraisal and training capabilities for 2026 with our team. With more than 20 core licensed appraisers, p...
04/01/2026

Firming up our appraisal and training capabilities for 2026 with our team. With more than 20 core licensed appraisers, plus partners outside Cebu, we can now cover larger areas for both appraisal and training services.








A lesson to all appraisal practitioners: an opinion of value is considered an expert and professional opinion only if it...
29/12/2025

A lesson to all appraisal practitioners: an opinion of value is considered an expert and professional opinion only if it is market-based, applies standard methodologies appropriate to the appraisal purpose, and is rendered with independence and objectivity.

For accuracy and reliability, the data used must be credible, validated, and verified. Appraisal is not a guessing exercise. Each appraisal purpose requires a specific and appropriate basis of value.

For SEC reportorial requirements, the proper basis is market value, not investment value. The use of extraordinary or hypothetical assumptions moves the conclusion further away from market value. Market value is not the same as investment value.

RA 12289 or ARROW was just signed by the President. Kapag na-expropriate ang property mo para gawing right-of-way, ang i...
02/12/2025

RA 12289 or ARROW was just signed by the President. Kapag na-expropriate ang property mo para gawing right-of-way, ang i-o-offer sa’yo ng gobyerno ay ang scheduled fair market value under R.A. 12001, na na-sign into law last year at ongoing na ang implementation. Ibig sabihin, ang ibabayad sa’yo ay ‘yong halagang nakalagay sa tax declaration ng property. Wala na yong zonal value. Article 3, Section 9 of the 1987 Constitution clearly says “no private property shall be taken without just compensation.”

The question now is this:
‘Yong values ba sa tax dec ay fair and just to the owner?
Maybe yes, maybe no, depende kung na-implement ng ang RA12001, updated ang value sa tax declaration ng property at acceptable sa’yo ang offer.

Kung tingin mo hindi ito “just compensation,” you can refuse the offer and bring the matter to court. The Constitution is superior to RA 12289 and RA 12001. Hindi mo mapipigilan ang gobyerno sa pag-expropriate ng property mo for public use, pero pwede mong ipaglaban ang karapatan mo to receive just compensation.

Ayon sa mga jurisprudence ng Supreme Court, just compensation = fair market value at the time of taking + legal/economic interest.
Kaya kung tatagal ang proseso at matagal magbayad ang gobyerno, may interest pa on top of the FMV during the time of taking.

Huwag malito. Ang Scheduled Fair Market Value ay ‘yong values na ginagawa ng gobyerno bilang basis for taxation; dito kinukuha ang halagang inilalagay sa tax declaration ng property. Check your tax declaration, makikita mo doon ang mga numbers na ‘yan, at yan rin ang basehan sa pag-compute ng Assessed Value o Taxable Value at ng annual real property tax mo. Iba ‘yon sa actual o true market value na ina-arrive ng isang appraiser kapag ina-appraise nila ang tunay na halaga ng property mo, based on real market evidence, recent comparable sales, site conditions, improvements, at current economic trends.








When a property collapses after a typhoon or landslide, its value falls. Under Philippine laws such as the National Buil...
08/11/2025

When a property collapses after a typhoon or landslide, its value falls. Under Philippine laws such as the National Building Code, a property built on an unsafe or unstable site must first be corrected or reinforced before it can ever be occupied again. The Disaster Risk Reduction and Management Act mandates local governments to identify and restrict hazardous areas like landslide-prone slopes, while the Local Government Code empowers cities and municipalities to enforce zoning through their Comprehensive Land Use Plans. HLURB zoning standards also guide hillside developments to ensure safety and structural integrity.

From an appraisal standpoint, this kind of event affects both the fundamental elements of value and the core principles of valuation. The elements of D.U.S.T. — Demand, Utility, Scarcity, and Transferability — explain why property has value. When a disaster strikes, demand weakens as buyers avoid risk-prone locations. Utility declines because the property becomes unsafe or unfit for its intended use. Scarcity loses meaning when the land is deemed hazardous and unbuildable. Transferability also suffers since banks hesitate to finance, insurers limit coverage, and local zoning may restrict rebuilding. These elements remind us that even if ownership remains, the economic worth of the property can vanish once its usability and safety are compromised.

On the other hand, the Philippine Valuation Standards (PVS) highlight the Principles of Highest and Best Use, Substitution, and Externalities, which explain how value is affected. The principle of highest and best use dictates that a property’s value is based on its most feasible, legal, and productive use, a condition lost when the site becomes unstable or restricted by hazard zoning. The principle of substitution shows that no rational buyer will choose a risky property when safer, buildable alternatives exist. Meanwhile, externalities such as soil instability, slope erosion, and disaster risk create external obsolescence, reducing both the property’s desirability and its overall market value.

Appraisers measure these effects by assessing the extent of physical damage, the remaining economic life of improvements, and the cost of stabilization or rehabilitation. Using the Cost Approach, they determine the replacement cost new of improvements and then deduct for physical, functional, and external depreciation, especially where natural hazards have reduced the site’s effective utility. They may also use the Market Data Approach, analyzing comparable properties affected by similar risks and adjusting for condition, location, and safety. The resulting valuation reflects the property’s realistic worth in light of its diminished utility and increased risk.

If you are the owner, act with calm precision. First, report the damage to your LGU and insurance provider, especially if your policy includes “acts of God” coverage. Second, commission a geotechnical and structural appraisal to determine site stability and residual usability. Third, coordinate with your local zoning office before planning reconstruction. Fourth, document all damage thoroughly, photos, engineering reports, and appraisal findings will support for insurance claims.

If you are a buyer, don’t be swayed by what appears to be a “bargain.” Always check zoning classifications, MGB hazard maps, and updated appraisal reports. Request a geotechnical clearance and engineering certification to ensure the land’s safety and usability before investing. Remember: a cheap lot in a danger zone is not a good deal, it’s a risk disguised as opportunity.

The Principle of Substitution stands true: no prudent buyer will invest in danger when safer, functional properties exist. The law, the market, and professional valuation ethics all agree, protect life first, verify stability next, and never rebuild or buy on ground that nature has already rejected.









If your house or vehicle was destroyed by a flood or typhoon, and you stop paying your loan, the bank or Pag-IBIG Fund w...
07/11/2025

If your house or vehicle was destroyed by a flood or typhoon, and you stop paying your loan, the bank or Pag-IBIG Fund will still consider it a breach of contract.

Even if the property is gone, the loan obligation remains, because the loan is a financial agreement, not dependent on the physical state of the property.

For housing loans:

The bank or Pag-IBIG may still collect payments or foreclose if you default.

When you let your house or car be foreclosed after a flood or typhoon, it doesn’t just end with losing the property, it hits your credit standing and credibility hard. Foreclosure is recorded as a major default, and your credit score can drop drastically, staying low for up to five to seven years. Banks, cooperatives, and even Pag-IBIG may hesitate to approve your next loan, labeling you as high-risk. Your financial credibility takes a serious dent, making it harder to rebuild trust with lenders and institutions. And if you do get another loan later, expect tougher terms, higher interest rates, bigger down payments, and more rigid requirements. Foreclosure doesn’t just take your home; it takes a piece of your financial reputation. Always explore alternatives like insurance claims, loan restructuring, or dacion en pago before surrendering your property, because protecting your name is protecting your future.

If you had Mortgage Redemption Insurance (MRI) and Fire/Allied Perils Insurance (which usually includes flood or typhoon coverage), you can file a claim with the insurance company.

If your insurance covers the damage, the insurance proceeds will pay off or reduce your loan balance.

For auto loans:

If your car is insured with comprehensive coverage, file a total loss claim.

The insurance company may pay the remaining balance to the bank, or you may receive the residual value after settlement.

If you only have TPL (Third Party Liability) insurance, you will not be covered for flood damage — and you must still continue paying the loan.

Recommendations/Suggestions

1. File an Insurance Claim Immediately.

Contact your insurance company and bank to report the damage.

Prepare photos, videos, and official reports (e.g., barangay or LGU certification of calamity).

Don’t delay—insurance companies usually require filing within 7–30 days from the incident.

2. Notify Your Bank or Pag-IBIG Fund.

Explain your situation in writing.

Some lenders offer grace periods, payment moratoriums, or loan restructuring for disaster victims.

3. Apply for Loan Restructuring or Calamity Assistance.

Pag-IBIG and most banks have calamity loan programs or restructured payment terms for borrowers affected by natural disasters.

This can reduce monthly payments or extend your term.

4. Do Not Abandon Communication.

Ignoring your lender can lead to foreclosure or bad credit records.

Being proactive shows good faith and often results in better arrangements.

5. If Uninsured, Seek Legal or Financial Advice.

Consult a licensed real estate appraiser/financial advisor/lawyer to estimate the loss.

Dr. Rodel G. Revilla
DBA, MMREM, REC, REA, REB, LPT, PFM
Appraiser l Consultant









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2nd Floor, Baseline Condominium, Juana Osmena Street
Cebu City
6000

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