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Grand Residences Cebu by Bonilie, Pres. Roxas Street, Cebu City (2026)

30/09/2024

🙏🙏🙏

29/03/2024

Grant us the grace to understand the depth of your sacrifice and to live in gratitude for your love on this Good Friday, Amen. 🙏

21/03/2024

Important Notice:

It is crucial to exclusively engage with licensed Real Estate Practitioners to safeguard your valuable Real Estate investments. Your investments are precious, so ensure they are protected by working only with qualified professionals who hold the necessary licenses and expertise in the field. By doing so, you can have peace of mind knowing that your Real Estate transactions are in safe hands, allowing you to make informed decisions and secure your financial future.

Trust licensed Real Estate Practitioners to guide you through your investment journey and protect your interests every step of the way. 💚

18/03/2024

Did you know? 💡
✔️ That you can avail Housing Loan up to 6 Million multiple housing loan!

Yes you can loan 1,2,3, or 6 units — Housing Loans basta 6M total amount.

But of course depende padin ito sa monthly income mo kung approve ka sa 6M na total loanable amount or if above the required income yung unit na i-aavail mo. Mas higher the income mas higher the chance of approval! 👍🏻

16/02/2024

Important Notice:

It is crucial to exclusively engage with licensed Real Estate Practitioners to safeguard your valuable Real Estate investments. Your investments are precious, so ensure they are protected by working only with qualified professionals who hold the necessary licenses and expertise in the field. By doing so, you can have peace of mind knowing that your Real Estate transactions are in safe hands, allowing you to make informed decisions and secure your financial future.

Trust licensed Real Estate Practitioners to guide you through your investment journey and protect your interests every step of the way. 💚

30/01/2024

📣To all BUYERS & INVESTORS:

DID YOU KNOW?

⚠️IF you are buying an agricultural land converted and subdivided for residential land, you will be required for a copy of subdivision plan, licenses & a mapped out copy of the residential drainage system before you can apply for water, electricity and other utilities?

That's why it is highly discouraged to buy/sell "Yuta-data-data" most specially if with no LICENSE TO SELL from HLURB. But if you insist because it's the cheapest, BUY AT YOUR OWN RISK PLUS MULTIPLE ADD-ON EXPENSES and PENALTIES FOR THE PERSON SELLING (Ingnorance of the Law, excuses no one)

✅ LICENSE TO SELL (LTS).
Always look for HLURB License to SELL to make sure you have a LEGIT investment.

✅Check the LAND TITLE.
The land title contains the total land area of the land you are trying to purchase.

✅CERTIFICATE OF RE-CLASSIFICATION.
The subdivided lot should have the certificate of reclassification from agricultural land to residential land from LGU. You need to check for this inorder to make sure that you will be able to install utilities and apply for them from the providers of the city/municipality.

✅ SUBDIVISION MASTERPLAN.
You need to check on subdivision plans. Which includes plans for the drainage systems, access roads and road right of way.

⚠️Please keep in mind that there are developers that sells LOT ONLY projects. And some have installment mode of payment. As long as you have all documents present most specially the HLURB License to SELL #, your investment is pretty much in good shape.

01/12/2023

To all Millennials👋
Invest while young and able👌
Invest while you can get longer payment terms👌
Invest while you still have time on your side
To enjoy and reap the benefits of your investment 👌

Don't be afraid to get started, let me help you make your first investment a worthy one 🔑

18/10/2023

🚨🔍 ATTENTION Property Buyers: Know What "CLEAN TITLE" Truly Means! 🔍🚨

Before you label a property as having a "clean title," make sure it meets ALL of these crucial criteria:

✅ Owners in the title are ALIVE and CAN LEGALLY SIGN documents.
✅ NO disputes associated with the title, along with a "certified true copy" of the title.
✅ ALL real estate taxes are up-to-date. Always insist on the latest real estate tax clearance.
✅ For married owners (on or after 1987), the property is considered conjugal, and BOTH spouses should sign sale documents. In case of an owner's passing, heirs must file and pay the estate tax for ALL properties.
✅ If property estate taxes remain unpaid, it can't be termed "CLEAN."
✅ Remember, your annual real estate tax differs from estate tax (BIR FORM 1801). Estate tax applies when the owner in the title has passed away. Late filing can lead to substantial penalties.

Ensure you understand these critical details before claiming a property has a clean title. Knowledge is your strongest ally in real estate! 📚🏡

19/02/2023

What’s the difference between READY FOR OCCUPANCY and Pre-selling house?

✅ RFO house means ‘Ready For Occupancy’ which means the house or your condominium is already constructed and ready for you to move in.

🔴 Advantages & Disadvantages for RFO units

Advantages :

You can view your unit since it’s already constructed.
You know where it is.
You can move in right away, you can move in from 2 weeks – 3 months.
You can start to have your unit rented. If you’re purchasing your unit for investment purposes you can have rental income right away instead of waiting for 2-4 years for pre-selling units.

Disadvantages :

It’s more expensive than pre-selling. RFO units tend to be 20-30% more than pre-selling houses
Less flexible payment terms – You have to pay the 20% equity within 1-12 months only.
For a 2 million peso townhouse you have to pay 20% as equity or downpayment and then the 80% will be your loan. If you take out a Pag-Ibig loan or a bank loan. 20% equity is 400K.

Because it’s already RFO the developers would want you to pay the 400K within 1-12 months. If you divide 400k by 1 year it’s equal to 33K per month. After that you get to pay your loan.

🔴 Advantages & Disadvantages for Pre-selling units

Advantages:

Pre-selling is the BEST price you can get for a particular project. It’s the lowest price you can get.
Pre-selling units in real estate prices goes higher and higher. The longer you wait, the higher the price becomes. The earlier you buy a pre-selling unit the lowest price you can get.
Pre-selling units are 20-30% less than RFO units.
Pre-selling units have very flexible payment terms. You get to pay your down payment the 400k by 2 – 4 years.
For example you buy the same 2M townhouse and you get your pre-selling very early so you get the 4 year term.

Instead of paying the 33K for 1 year you get to pay 8K per month for 4 years.

The total is the same 400K but it’s a lot easier in the pocket.

If you’re earning 30K per month and you’re going to pay 8K for your future house and the rest is for your living expenses.

It’s a good deal.

One more advantage for pre-selling units is you get to choose your unit early because you’re one of the first buyer of that particular project you get to choose a PRIME location.For example you want a corner lot or you can go for a condo unit for the sea view, a house near the pool.
You have to choose the BEST units cause you’re buying pre-selling

Disadvantages :

Pre-selling units typically take 2-5 years to be completed
Sometimes there are some construction delays with the developers like bad weather and problems with the logistics.

20/01/2023

Invest in the beautiful island of CEBU! 🥭
Message me and let’s talk about your investment. We have a lot to offer. 😊

01/01/2023

A prosperous new year to everyone!

23/11/2022

Real Estate 101 ✨
💥Transfer of Title From mother Title to individual Subdivided Lot

The duration of the Transfer Process depends on the Nature and Origin of the Title.

In most cases, the ”Mother” title or the title that covers the entire property is usually under the name of the deceased parents or relatives of the Seller. This scenario takes the longest time to process. To wit:

1. Ex*****on of the EXTRAJUDICIAL SETTLEMENT OF ESTATE either for Partition or Sale. The ex*****on may take time becuase it requires the presence of all the heirs who have shares or interest of the property.

2. Next would be the Publication of the ExtraJudicial Settlement of Estate and the Processing and Payment of the Estate Tax.

3. Simultaneously, if the heirs agreed to a certain partition , they must Hire a competent Geodetic Engr., to survey and plot the Subdivision plan based on the agreed partition. Then, it will be submitted to DENR for approval. (This will usually take 3-12 months depending on the DENR.)

4. Upon completing the Publication Requirements, the heirs can now proceed with the BIR to settle the estate tax and wait for eCar to be released. (Usually 3-6 weeks)

5. Once the eCar is released, you may now proceed to the Registry of Deeds to update the Title. From the Old Title named after the deceased parents to the HEIRS.

6. Once the DENR will release the approval of the Partition/Subdivision plan, the heirs may now proceed to the Registry of Deeds (ROD) to apply for the Splitting of Title. This may take up to 6 weeks.

7. After the Titles are individualized and released, the heirs may now proceed to the Assesors for assessment, inspection and issuance of individual Tax Declaration.

8. Note: properties under estate taxes and subdivided among heirs will be annotated with encumbrances for its Liabilities under Sec. 4 Rule 74 for 2 years. This is a protection to all the heirs or creditors that are not aware or not uncluded in partition.

9. If you buy a portion of this property, you may now start the Transfer Process which may include the ff:

9A. Ex*****on of the final Deed of Sale with Title no. And description of the actual portion.

9B. Payment of Capital Gains Tax, Documentary Stamp Tax and other transfer Fees.

9C. After settling the BIR transfer Tax, you may now obtain your eCAR from from the BIR. (3-8 weeks)

9D. Once the eCAR is available, you may now proceed to the ROD for the transfer of title. (3-8 weeks)

9E. After the Release of the Title, you have to proceed to the Assessors office for inspection, assessment and issuance of new Tax Declaration.

The entire processing usually take 18-36 months depending on how fast you can comply with all the requirements.

Grand Residences Cebu by Bonilie

30/09/2024

29/03/2024

21/03/2024

18/03/2024

16/02/2024

30/01/2024

01/12/2023

18/10/2023

19/02/2023

20/01/2023

01/01/2023

23/11/2022

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