Cebu Real Estate Information

Comprehensive information for empowerment of property buyers, sellers, and salespersons


Cebu Properties


 CEBU CITY HOUSE AND LOT 

Acacia Drive

Jasmine 4BR

Kentwood Banawa H&L

Lily 4BR

Rose 3BR Duplex

Courtyards of Pasadena

Michael Jame

Murano 4BR Riverdale

Sapphire 3BR Riverdale

Emerald 4BR Riverdale

Riverdale Subdivision

Ruby 4.5BR Riverdale

Gavina 5BR Riverdale

Fatima 5BR Riverfront

Elaisa  5BR Riverfront

Drina   4BR Riverfront

Carmela 3BR Riverfront

Marga  2BR Riverfront

Cebu City Lot 180 sqm 4sale

North Belleza Talamban


  

CEBU NORTH HOUSE & LOT

88 Hillside Mandaue City

Aduna Beach Villas

Amoa Subdivision

Anami Homes Jugan

Aspen Heights  (Lot only)

Aspen Heights Fiona H&L rfo

Aspen Heights Aurora H&L rfo

Casa Cerro Compostela

Casili Residences

El Montegrande 200 sqm Lot

El Monteverde de Cebu

Elizabeth View Homes

Florence Canduman

Garden Bloom Villas

Grania 2BR Bungalow

Lunah 2-storey 4BR

Mandaue Lot 7,825 sqm

Monte Verde House

Northfield Residences

Redwood Subdivision

Richwood Homes

The Heritage (Lot only)

Villa Azalea

Villa Melissa Liloan

Virtacci Hills

Yanessa Country Homes  

 

 


MACTAN HOUSE & LOT

Acasys Homes

Alegria Palms 1

Alegria Palms 2

Anami Homes Mactan

Astele

Bali Residences

Beverly Place

Blessed Sacrament

City Homes Mactan

CKL Homes

Collinwood Subdivision

Goldmine Residences

Happy Homes Soong

Island Homes

La Aldea del Mar

Modena Subd Lapu-lapu

Navona Subdivision

Pacific Grande 2

Park Place Twin Homes

Solare

Summerville Cordova

Sunberry Homes

Teakwood Subdivision


CEBU SOUTH HOUSE & LOT
  

88 Brookside Talisay SRP

Azienda Firenze house

Azienda Genova 

4BR H&L overlooking sea

Baywalk Talisay

Beachfront house Talisay

Carmen Village Talisay

Fairview Village Talisay

City Homes Minglanilla

Malibu Residence

San Fernando 2.5 hec

South Covina

The Heights

The Villagio

Velmiro Heights

Villa Donna Talisay

Villa Purita Minglanilla

Vista Grande Overlooking

Woodway Townhomes

 

 

 

 

 CONDOMINIUMS

Amisa Condo

Apple One Banawa

Arterra Residences 

Atelier Residences

Avalon Condo Ayala

Avida Towers

Azalea Place

Bamboo Bay

Bayanihan Flats

Bloq Residences Talamban

Bloq Residences Sikatuna

Bloq Residences Mandaue

Eagles Nest

Grand Residences

La Mirada

Midori Residences

Myvan Cityscape

Myvan Cityscape 2

Myvan Grand Tower

One Oasiis

Pacific Grande condo

Penthouse Woodcrest

Saekyung Village One

Like Rent to own Condo

The Persimmon

The Trillium Residences

Vertu Residences

Woodcrest 2BR condo rfo

 

 

RAW LAND FOR SALE

 

Casili Mandaue 7,825 sqm

SanFernando 2.5 hec. cheap


 

HOUSES & APARTMENT

2BR apartment for rent in Mandaue

4BR aparment for rent Mabolo 

Studio condo for rent in Mandaue 6K

Studio condo for rent in Mandaue 8K

1BR condo for rent in Mandaue 10K

1BR condo for rent in Mandaue 15K 

2BR condo rent in Mandaue 20K

Studio condo rent Subangdako 10K

1BR condo rent Subangdako 12K

IT Park Lahug 1BR condo

Metropolis 4BR house for rent 40K

 

 

 

 

 



How To Estimate Real Estate Values in the Philippines

 

How to Estimate the Value of  Real Estate Properties in the Philippines
   Knowing how to appraise the value of real estate properties is very important on the part of the Real Estate Broker to be able to recommend the best property at a given budget as well to the buyers themselves so they can make the right investment decision.  The skill in determining values of properties help the real estate brokers/agents determine saleable properties and organize their arsenal of selling prowess to prioritize on these saleable properties. As important would be the buyers who should also get to know the real value of what they have bought.
There are three approaches for determining value:
1)      The cost approach
2)      Sales comparison approach
3)      Income Approach
In cost approach, the value of a property can be estimated by summing the land value and the depreciated value of improvements. The land value is usually based on the prevailing market value in the area distinct from the zonal value set by the government. For house and lot properties, it is best to separate the land from the building/improvement and add them up together after knowing its individual values. For example, if you want to know the value of a house and lot in a subdivision in Mactan, a 3 bedroom house, 5 years old,  with a floor area of 80 square meters and a lot area of 120 square meters. First, you will have to estimate the prevailing selling price of middle end subdivision in the area. Assuming the average is P6,000 per square meter, the value of the land would be 120 X 6,000 = P720,000.00   Then, estimate the value of the house. The acceptable prices ranges are as follows:
Low Cost housing : P16,000.00 to P25,000 per square meter
Middle End housing: P26,000.00 to P35,000 per square meter
High End housing: P36,000.00 to P45,000 per square meter
The basis of the above figures is the average price offerings of major real estate developers in Cebu
So, for the lot area of 80 square meters X P30,500.00 average price per square meter = P2,440,000.00
Then add the value of the lot = P720,000 = P3,160,000.00 excluding VAT which is 12%
Since the example above states that the property is already 5 years old, depreciation value shall then be deducted as follows:
Depreciation = P3,160,000 / 50 years = P63,200.00 cost of depreciation per year.
Depreciation cost for 5 years = P63,200.00 X 5 = P316,000.00
Therefore the appraised value of the property in this example shall be P3,160,00.00 less P316,000.00 depreciation = P2,884,000.00
 
The Sales Comparison Approach
The approach recognizes that a typical buyer will always compare by asking prices and seek to purchase the property that meets his or her wants and needs for the lowest cost possible. The actual selling prices happening in the same local area can be obtained from public records, buyers, seller, real estate brokers and/or agents, appraisers, and others. Important details of each comparable sale are described in the appraisal report by licensed real estate appraisers.  Since comparable sales are not always identical to the subject property, adjustments are sometimes made for date of sale, location, style, bathrooms, square foot, site size, etc. The main idea is to simulate the price that would have been paid if each comparable sale were identical to the subject property.If the adjustment to the comparable is superior to the subject, a downward adjustment is necessary. Likewise, if the adjustment to the comparable is inferior to the subject, an upward adjustment is necessary. From the analysis of the group of adjusted sales prices of the comparable sales, the state licensed real estate appraiser selects an indicator of value that is representative of the subject property.
    For example, the subject property in comparison has a bigger lot area, then compute the difference and deduct from the price to make an upward adjustment. If the subject property has a smaller floor area, then compute the difference from the price to make a downward adjustment.  You will also have to compare the basic facilities, amenities, and other features of the property that make it more valuable than the other property. A careful balancing of all the variables is important in arriving at a good appraisal value based on sales comparison approach.
The income capitalization approach is used to value commercial and investment properties. Because it is intended to directly reflect or model the expectations and behaviors of typical market participants, this approach is generally considered the most applicable valuation technique for income-producing properties, where sufficient market data exists to supply the necessary inputs and parameters for this approach.
In a commercial income-producing property this approach capitalizes an income stream into a value indication. This can be done using revenue multipliers or capitalization rates applied to the first-year Net Operating Income. The Net Operating Income (NOI) is gross potential income (GPI), less vacancy and collection loss (= Effective Gross Income) less operating expenses (but excluding debt service, income taxes, and/or depreciation charges applied by accountants).
 
Author: Engr. & Real Estate Broker Manuel Jr Arengo 
License No. 0007808
 Mobile No. 0922-2556555
Email: cebubesthomes@gmail.com
 

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