Of the five Mactan projects we listed as “beachfront properties to watch” in June 2025, only Tambuli Seaside Living actually has its own beach. Balai Punta Engaño is near the coast but not on it, and Balai Cordova, Royal Oceancrest Mactan and Paseo Grove Mactan are inland projects with resort-style pools and gardens. That does not make the other four poor choices — they list for less, and some suit owner-occupiers or long-term tenants better — but they should be bought as what they are.
This is a 2025 list, fact-checked on 3 October 2026. We kept the original five projects so readers who saw the first version can see what changed, re-checked each one against the developer’s own website or published reporting, replaced the 2025 prices with the figures on our project pages, and removed an unsupported claim about short-term rental yields.
Key points
- Direct beachfront: Tambuli Seaside Living (Maribago).
- Coastal, not beachfront: Balai Punta Engaño.
- Inland resort-style: Balai Cordova, Royal Oceancrest Mactan, Paseo Grove Mactan.
- Listed starting prices on our pages range from ₱3M to ₱7.57M (3 October 2026), but entry prices are for the smallest units and change with each price list.
The five projects at a glance
| Project | What we said in 2025 | What the check found | 2025 “from” | Listed from, 3 Oct 2026 |
|---|---|---|---|---|
| Tambuli Seaside Living | Direct beach access, private beach | Beachfront — 200 m natural beachfront reported | ₱8M | ₱7.57M (studio) |
| Balai Punta Engaño | Scenic coastal address near luxury resorts | Coastal — developer says “near the beach” | ₱4M | ₱4M (studio) |
| Balai Cordova | “The CCLEX play” | Inland — near the Cordova end of CCLEX | ₱3.5M | ₱3.7M (studio) |
| Royal Oceancrest Mactan | Best-value resort-style living | Inland resort-style, Basak | ₱3M | ₱3M (studio) |
| Paseo Grove Mactan | Near The Outlets and the airport | Inland, Basak, beside the second Mactan economic zone | ₱3M | ₱3M (studio) |
2025 figures are as published in the original article. Current figures are developer list prices on our project pages as of 3 October 2026; they do not show availability and usually exclude parking and some charges. The two columns are not a like-for-like price change.
1. Tambuli Seaside Living — beachfront
Tambuli is an 11-hectare resort community in Buyong, Maribago, on Mactan’s east coast. In 2022 SunStar reported the developer’s plan for seven towers in phase 1 with 1,350 residential and condotel units, and a 200-metre natural beachfront. It is the only one of the five that meets a strict beachfront test. Ask which tower and stack your unit is in — not every unit faces the sea — and get the leasing and short-stay rules in writing.
2. Balai Punta Engaño — near the coast, not on it
BE Residences describes Balai Punta Engaño as a “home near the beach”, with units facing either the central amenity court or Cebu City and the mountains. Punta Engaño is Mactan’s north-eastern peninsula and is home to several beach resorts, which is the appeal; but the building has no beach of its own. If shoreline matters, ask which beach you would actually use and on what terms.
3. Balai Cordova — inland, on the CCLEX side
The 2025 article was right that Balai Cordova’s case rests on the Cebu–Cordova Link Expressway (CCLEX) rather than the beach: BE Residences places it minutes from the Cordova end of the bridge. It is a mid-rise residential community, not a beach property. Note that our project page records the barangay as Gabi, while BE Residences gives Brgy. San Miguel — confirm the address on the contract documents.
4. Royal Oceancrest Mactan — resort-style, inland
Despite the name, Royal Oceancrest Mactan is an inland development in Basak with pools and landscaped walkways. Its advantages are a lower entry price and, per the developer, completed buildings — useful if you want to see the actual unit and amenities before buying.
5. Paseo Grove Mactan — inland, next to an economic zone
Priland places Paseo Grove a few metres from Mactan Economic Zone II, the 63-hectare PEZA-registered estate in Lapu-Lapu City, which points to a practical tenant pool of zone employees rather than beach tourists. Treat it as a workforce-housing or owner-occupier option, not a resort purchase.
If you want a beach: the alternatives
The other Mactan projects on our site with beach frontage documented by their developers are Costa Mira Beachtown Mactan (Cebu Landmasters, Suba-Basbas), Aruga Mactan (Rockwell, Punta Engaño) and The Residences at Sheraton Cebu Mactan Resort (AppleOne Mactan, Punta Engaño). They list from ₱6.5M to ₱19M on our pages as of 3 October 2026. Our Mactan beachfront guide compares them and explains what “private beach” can and cannot mean under Philippine law.
What we removed from the 2025 version
- The line that Mactan short-term rental yields “remain among the strongest in the Visayas” — we have no dated, sourced data set that shows it.
- Labels such as “the most exclusive address on this list” and “best value”, which were opinions presented as facts.
Frequently asked questions
Which of the five projects is actually beachfront?
Only Tambuli Seaside Living in Maribago. Reporting on the project cites a 200-metre natural beachfront. Balai Punta Engaño is described by its developer as near the beach, and Balai Cordova, Royal Oceancrest Mactan and Paseo Grove Mactan are inland projects with pools and gardens.
Is Balai Punta Engaño on the beach?
No. BE Residences describes it as a home near the beach, built around a central amenity court, with views of that court or of Cebu City and the mountains. Punta Engaño has beach resorts nearby, so ask which beach you would use and on what terms.
Did these projects get more expensive since 2025?
The listed starting prices on our pages are similar to or slightly different from the 2025 figures, but they are not like-for-like: a “from” price depends on which unit types and towers are on the current price list. Do not read the difference as appreciation. Ask the developer for a dated price list for the exact unit.
Where can I find condos that are actually on the beach in Mactan?
Besides Tambuli, the projects with developer-documented beach frontage on our site are Costa Mira Beachtown Mactan (Cebu Landmasters), Aruga Mactan (Rockwell) and The Residences at Sheraton Cebu Mactan Resort (AppleOne Mactan). Our Mactan beachfront guide compares them.
Want the beach, or the resort look?
Tell us which matters more and your budget. We will send each shortlisted project’s site plan, license-to-sell details and a dated computation, so you can compare true beachfront with near-beach and inland options on the same terms.
Ask for a Mactan shortlist WhatsApp +63 917 550 8229Sources and notes
- SunStar — Tytans Properties to turn over Tambuli condo units by 2023 — 18 Aug 2022; Tytans Properties and Development Inc.; 11 ha in Maribago; “200-meter natural beachfront”
- Tambuli Seaside Living — developer site — Buyong, Maribago, Lapu-Lapu City; four-hectare amenity area; accessed 5 Oct 2026
- BE Residences — Balai Punta Engaño — one tower, 19 floors, 444 units; “home near the beach”; accessed 5 Oct 2026
- BE Residences — Balai Cordova — Brgy. San Miguel, Cordova; five towers of 5–12 floors; pre-selling; TLTS No. 025 and 026; accessed 5 Oct 2026
- PrimaryHomes — Royal Oceancrest Mactan — Sudtunggan Rd., Brgy. Basak, Lapu-Lapu City; ready for occupancy per developer; accessed 5 Oct 2026
- Priland — Paseo Grove — Humay-Humay Rd., Brgy. Basak; one-hectare site, six towers; under construction; accessed 5 Oct 2026
- Original article — published 20 June 2025; 2025 prices quoted from it are historical and were not re-verified against 2025 price lists
- Current prices — developer list prices recorded on our project pages, as of 3 October 2026; no quote dates are stored and prices change