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MARCO POLO CEBU, St. nino , brgy. basak, Lapu-lapu City, Cebu (2026)

09/08/2025

Amenities in Tower 5.

Avail Now!

09/08/2025

Submit your Letter of Intent and avail of our Introductory Price or Pre-Selling Rate per Square Meter of our latest Marco Polo Residences Tower 5.

This exclusive offer provides a unique opportunity to invest in premium real estate at a fraction of the future market value.
Marco Polo Residences Tower 5 by Federal Land promises luxurious living with top-notch amenities, breathtaking views, and unique kind of convenience.

Whether you're looking to secure a prime location for your dream home or seeking a lucrative investment, this pre-selling rate is an opportunity not to be missed.

Act now to take advantage of this limited-time offer and be a part of a prestigious community that combines elegance, comfort, and sophistication in every detail.
For Letter of Intent submission,
you may reach us thru:
Mobile : +63909933301

09/08/2025

Marco Polo Master's Bedroom Lay-out.

31/07/2025

Refine Your Lifestyle at Marco Polo Parkplace
Discover the perfect harmony of luxury, resort-inspired living, unparalleled views, and complete privacy — all in one prestigious address.

Now offering a this 2-Bedroom Unit for as low as ₱49,000 per month.

23/09/2024

Ready to Buy Land in the Philippines? 5 Essential Steps for a Smoother Purchase Experience!

First-time land buyers in the Philippines may find the whole land purchasing process intimidating with so many laws and regulations to consider, not to mention the paperwork that comes with it. It’s overwhelming, but here's what you need to know:

1. Know the Purpose of Your Land Purchase
Understand why you're buying land; it will help you find the right property at a good price and with a long-term plan in mind. It's wise to consult with an expert who can explain the financial aspect of your investment.

2. Understand the Types of Land in the Philippines

There are three main categories of land in the Philippines: public, private, and ancestral. Public land is owned by the government and used for public projects. Private land is owned by individuals or corporations and used for residential or commercial purposes. Ancestral land is owned by indigenous communities and subject to special laws.

3. Familiarize Yourself with Legalities and Paperwork

Once you've identified the type of land you're interested in, research local laws and regulations that apply to the purchase, including zoning laws, building codes, and other restrictions. Make sure the title is free of liens or encumbrances. Obtain a copy of the title, deed of sale, tax declaration, and Certificate of Land Ownership Award (CLOA) from the necessary government offices. Ensure all the required paperwork is completed and meets legal requirements.

4. Financing Your Land Purchase

Buying a land property requires funds for both purchasing and maintaining. There are options for financing, including bank loans, government loans, and private financing. Determine the best option for your situation.

5. Understand the Tax Implications of Buying Land

Understand the different taxes that may apply, including capital gains tax, real estate tax, and transfer tax, and how they will affect your purchase. This will help you avoid unanticipated fees or penalties.

By following these steps, first-time land buyers in the Philippines can make the process of buying land much easier. Make sure to take your time and do your research to ensure a successful land purchase.

゚viralシ

19/09/2024

The Mentigi Point Details ...

Beach front development project
Total land area of 16 Hectares
Located in Brgy Agujo Daan Bantayan Cebu

Estimated of 300+ Lot only and less than 40 House & Lot .

ROADWIDE...
Main road : 15 meters wide
Inner road : 10 meters wide

AMENITIES
Entrance with Guard House
Clubhouse
Jogging trail
Open pavilion
Childrens play ground
Basketball court
Swimming pool
Palm tree-line boulevard
Landscape garden
Commercial strip
Boardwalk area

DISTANCE ..
500 meters from highway road and Kandaya Resort ⛵

Nearby Hospital, Schools, Resorts, Market, Restaurant and new Daan Bantayan Astrodome

Lot Cut minimum of : 150sqm
LOI Price : 25,740/sqm

House and Lot
Lot area 180-200sqm
Floor area 75sqm to 106sqm
LOI Price 14M to 17M

Requirements
2 ids
LOI Form
Undated check 50K
Payee : Duros Land Properties Inc.

19/09/2024

𝗛𝗼𝘄 𝘁𝗼 𝗧𝗿𝗮𝗻𝘀𝗳𝗲𝗿 𝗥𝗲𝗮𝗹 𝗘𝘀𝘁𝗮𝘁𝗲 𝗧𝗶𝘁𝗹𝗲𝘀 𝗶𝗻 𝘁𝗵𝗲 𝗣𝗵𝗶𝗹𝗶𝗽𝗽𝗶𝗻𝗲𝘀 (𝗙𝗿𝗼𝗺 𝗮 𝗦𝗮𝗹𝗲)

Properly transferring a real estate title in the Philippines is a critical step to ensure legal ownership and avoid future disputes. This process can be complex and time-consuming, but it is essential to prevent any potential legal issues and financial losses. Here's a simplified guide to help you through the process and ensure a smooth transition of ownership.

𝗣𝗼𝘁𝗲𝗻𝘁𝗶𝗮𝗹 𝗣𝗿𝗼𝗯𝗹𝗲𝗺𝘀

𝙐𝙣𝙧𝙚𝙜𝙞𝙨𝙩𝙚𝙧𝙚𝙙 𝙎𝙖𝙡𝙚𝙨: If a property sale isn't registered and the title isn't transferred, future disputes can arise, especially if the original parties pass away.
𝙄𝙣𝙘𝙤𝙢𝙥𝙡𝙚𝙩𝙚 𝘿𝙤𝙘𝙪𝙢𝙚𝙣𝙩𝙨: Purchasing a property without verifying all documents can lead to issues if supporting documents are missing.
𝘾𝙤𝙧𝙥𝙤𝙧𝙖𝙩𝙚 𝙎𝙖𝙡𝙚𝙨: If a corporation sells a property but dissolves before the title transfer is complete, the buyer may face difficulties.

𝗦𝘁𝗲𝗽-𝗯𝘆-𝗦𝘁𝗲𝗽 𝗚𝘂𝗶𝗱𝗲

𝙄. 𝙋𝙧𝙚𝙥𝙖𝙧𝙖𝙩𝙞𝙤𝙣

1. 𝘿𝙤𝙘𝙪𝙢𝙚𝙣𝙩𝙨 𝙛𝙤𝙧 𝘿𝙚𝙚𝙙 𝙤𝙛 𝙎𝙖𝙡𝙚:

-Deed of Absolute Sale
-Acknowledgment of Payment
-Affidavit of Non-Tenancy (if applicable)
-Affidavit of Land Holdings (if applicable)

2. 𝙎𝙞𝙜𝙣𝙞𝙣𝙜 𝘿𝙤𝙘𝙪𝙢𝙚𝙣𝙩𝙨:

-Both parties sign the Deed of Sale and Acknowledgment Receipt.
-Seller signs the Affidavit of Non-Tenancy (if applicable).
-Buyer signs the Affidavit of Land Holdings (if applicable).

3. 𝘼𝙙𝙙𝙞𝙩𝙞𝙤𝙣𝙖𝙡 𝘿𝙤𝙘𝙪𝙢𝙚𝙣𝙩𝙨

-2 government-issued IDs of both parties
-Tax Identification Number (TIN) of each party
-Original Owner’s Duplicate of Title
Marriage Contract (if applicable)
-Previous Certificate Authorizing Registration (CAR)
-Tax Declaration
-Real Property Tax (RPT) Receipts
-Special Power of Attorney (SPA) if applicable

4. 𝙉𝙤𝙩𝙖𝙧𝙞𝙯𝙖𝙩𝙞𝙤𝙣: Notarize all signed documents.

𝗜𝗜. 𝗣𝗮𝘆𝗺𝗲𝗻𝘁 𝗖𝗼𝗺𝗽𝘂𝘁𝗮𝘁𝗶𝗼𝗻𝘀 𝗮𝗻𝗱 𝗖𝗲𝗿𝘁𝗶𝗳𝗶𝗲𝗱 𝗖𝗼𝗽𝗶𝗲𝘀

1. 𝘽𝙪𝙧𝙚𝙖𝙪 𝙤𝙛 𝙄𝙣𝙩𝙚𝙧𝙣𝙖𝙡 𝙍𝙚𝙫𝙚𝙣𝙪𝙚 (𝘽𝙄𝙍):
-Get computation for Documentary Stamp Tax (DST) and Capital Gains Tax (CGT).

2. 𝘾𝙞𝙩𝙮 𝙏𝙧𝙚𝙖𝙨𝙪𝙧𝙚𝙧’𝙨 𝙊𝙛𝙛𝙞𝙘𝙚:
-Get computation for Transfer Tax and Tax Clearance.

3. 𝘾𝙞𝙩𝙮 𝘼𝙨𝙨𝙚𝙨𝙨𝙤𝙧’𝙨 𝙊𝙛𝙛𝙞𝙘𝙚:
-Obtain a Certified True Copy of the Tax Declaration.

4. 𝙍𝙚𝙜𝙞𝙨𝙩𝙧𝙮 𝙤𝙛 𝘿𝙚𝙚𝙙𝙨:
-Get computation for Registration Fee and a Certified True Copy of the existing Title.

𝗜𝗜𝗜. 𝗣𝗿𝗲𝗽𝗮𝗿𝗲 𝗣𝗮𝘆𝗺𝗲𝗻𝘁𝘀

1. 𝘿𝙚𝙖𝙙𝙡𝙞𝙣𝙚𝙨:

-CGT: 30 days after notarization of Deed of Sale.
-DST: 5th day of the following month from notarization.
-Transfer Tax: 60 days from ex*****on of Deed of Sale.
-Registration Fee: 1 year from CAR release date + 6 months extension if approved by BIR.

𝗜𝗩. 𝗣𝗿𝗼𝗰𝗲𝘀𝘀 𝗣𝗮𝘆𝗺𝗲𝗻𝘁𝘀

1. 𝘽𝙄𝙍:
-Submit required documents to ONETT for computation.
-Pay DST and CGT at the Accredited Agent Bank.
-Return to BIR to file documents and obtain the new CAR.

2. 𝘾𝙞𝙩𝙮 𝙏𝙧𝙚𝙖𝙨𝙪𝙧𝙚𝙧’𝙨 𝙊𝙛𝙛𝙞𝙘𝙚:
-Submit Deed of Sale and IDs.
-Pay Transfer Tax and get the Transfer Tax Clearance.

3. 𝙍𝙚𝙜𝙞𝙨𝙩𝙧𝙮 𝙤𝙛 𝘿𝙚𝙚𝙙𝙨:
-Submit CAR, Deed of Sale, and Transfer Tax Clearance.
-Pay the registration fee.

𝗩. 𝗙𝗼𝗹𝗹𝗼𝘄 𝗨𝗽

1. 𝙍𝙚𝙜𝙞𝙨𝙩𝙧𝙮 𝙤𝙛 𝘿𝙚𝙚𝙙𝙨:
-Follow up on the new Title application.
-Once released, file a copy with the City Assessor’s Office.

𝗩𝗜. 𝗡𝗲𝘄 𝗧𝗮𝘅 𝗗𝗲𝗰𝗹𝗮𝗿𝗮𝘁𝗶𝗼𝗻

1. 𝘾𝙞𝙩𝙮 𝘼𝙨𝙨𝙚𝙨𝙨𝙤𝙧’𝙨 𝙊𝙛𝙛𝙞𝙘𝙚:
-Present the new Title to get a new Tax Declaration.

𝗙𝗶𝗻𝗮𝗹 𝗥𝗲𝗺𝗶𝗻𝗱𝗲𝗿𝘀
Pay close attention to details to avoid delays.
Bring original documents when in doubt.
Be patient due to potential wait times.

By following these steps, you can ensure a smooth and proper transfer of the real estate title.

Ctto:

06/09/2024

Who wants to own a property in Daan Bantayan that is near to Medillin Airport and Malapascua.

Just message me for Loi.

31/01/2024

Architect's 24-advice to 2024 house dreamers.

Before you manifest your House in 2024! You need to know these.

1.If you want convenience, buy a house and lot. You can move-in right after the turnover.Less hassle than building from ground zero.

2.If you have a parcel of land/lot, initially you would want to get an Architect to design your home. The technical plans (Architectural to engineering design) will be handed over to you. (Blueprints, specifications and bill of materials etc.)

3.The probable cost of the house construction will be given to you by your Architect. (30k to 45k per sqm is the most realistic cost)

4.The house can be built by reputable contractors through bidding (3 contractors are recommended then select 1)

5.After choosing the builder, you need to comply with the PERMITS such as building permit, barangay permits, fire safety evaluation certificate etc. (Refer to your local government for requirements)

6.Compliance with these, we can now start your house construction. Bring your deep pockets na.

7.Always keep in mind to hire a third party project manager if you're not a technical person in relation to construction. Your architect and engineer can always help you.

8.Remind yourself,structural work is expensive, architectural finishing is luxury. 😄

9.Keep your budget in check, progress billing of your contractor must be aligned to the actual accomplishment.

10.As the owner,you also have the responsibility to pay what's completed progress.

11.If you have changes to the actual work that's not specified on the plans, the contractor has the liberty to ask for additional cost. This is called "change order/variance".

12.Along the way you will be having delays, it may be the cause of your decision making or the contractor's delay due to various instances. Just in case this happens, add a clause to your contract for "liquidated damages". This corresponds to the cost of delay each day.

13.When choosing materials, seek for the quality made. It's your lifetime investment,not just a mere cheap one. If money is not a problem, "top of the line specs", i suggest 😄 Don't take your chances to substandard-china made faux.

14.Aesthetic is ok, function is better.

15.When dealing with contractors and engineers you need to acquire the harmony of collaboration. Para walang sa sakit sa ulo, build trust and rapport.

16.Peace of mind is the product of hiring professionals.

17.Professional's duties of building your house.
Architect - Predesign, design and construction
Project manager - Design to construction
Contractor - Construction to post construction
Property manager - Post construction

18.Your house must have a warranty,it must be agreed upon if how long, 3 months,6 months or 1 year.

19.Workmaship and material defects are okay for warranty. But if you caused the damage to the components, it may fall under additional charges.

20.Your house is done and you want to design/decorate your interiors,ask for the help of an Interior Designer, they are the expert on this field!

21.Make your house smart, purchase energy efficient appliances and control everything through wireless fidelity. Don't forget sustainable energy from solar panels.

22.Maintain your house brand new, schedule yearly house maintenance cleaning,monthly utility check and upscaling to quality material finishes.

23.Always remember this, a house is a liability if it doesnt give you revenue.

24.Last but not the least,small or huge, make your house a HOME of memories.

-Raw House Architect,2023

13/12/2023

FYI!

PAG-IBIG HOUSING LOAN TIPS‼️
If kumuha ka ng house sa subdivision through PAG-IBIG, take note of these tips:

📌Always pay your monthly amortization and monitor it online via virtual pag-ibig website. They don't send monthly bills so pay your monthly amortization diligently para di lumobo utang mo.

📌Yung binabayaran mo na monthly amortization, naku ang liit lang ng napupunta nyan sa principal. I asked the staff sa pagibig and they told me about the breakdown of my P9,555.34 Monthly Amortization:

P7,166.67 interest
P235.80 Fire
P360 insurance
P1,792.87 Principal 😭
= P9,555.34 total monthly Amortization

Diba ang liit ng kaltas sa principal. Ang laki ng bayad sa interest. 😭

📌This is how you compute your monthly interest. Bigay ko na example yung amin.

1.6M = principal (total amount ng utang namin)
5.375% = annual interest
divided by 12 months

1.6M x 5.375% ÷ 12 = P7,166.67

📌That's why, it is highly recommended to pay in advance sa principal mismo if you have extra money para lumiit din ang interest na binabayaran mo. For example, after 5 years, 1M na lang principal mo so 1M x 5.375% ÷ 12 = P4,479.17

📌Di bababa ang monthly amortization mo BUT because smaller na ang interest, BIGGER na ang kaltas sa principal mo.

📌If you have extra money and you want to pay in advance, go directly to pag-ibig office and sabihin EXCESS TO PRINCIPAL yung payment mo.

---For example, magbabayad ka ng 50k and
10k ang monthly amortization,
the excess which is 40k will be deducted directly sa principal amount mo. So nakabayad ka na ng monthly Amortization, nabawasan pa principal mo.

📌Iwasan mag advance payment sa monthly amortization sa bayad centers. Mababa lang nababawas nyan sa principal mo. Bayad ka na lang sa principal.

---For example, if nag bayad ka sa payment centers ng 50k for your monthly amortization, meaning you don't need to pay for 5 months kasi nag advance ka na sa monthly amortization mo. Pero ang liit lang ng kaltas nyan sa principal mo.

📌You can pay the principal ONLY IN PAG-IBIG OFFICE not in bayad centers.

📌For example, nakabayad ka na ng monthly mo sa bayad center last April 1 tapos may extra money ka pala before your due date and you want to pay in advance, pwede pa yan. Punta ka ng pagibig office and say you'll pay DIRECT TO PRINCIPAL. Para whole amount na mabayad sa principal.

This is based on clients experience and based sa sabi ng staff sa pagibig. I hope this can help you guys. We need to be financially literate para di tayo mabaon sa utang 🙂

MARCO POLO CEBU

09/08/2025

09/08/2025

09/08/2025

31/07/2025

23/09/2024

19/09/2024

19/09/2024

06/09/2024

31/01/2024

13/12/2023

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