A ₱10 million budget is where Cebu condo choices change shape. On our project pages as of 3 October 2026, 128 unit types in 57 Cebu projects are listed at ₱10,000,000 or less, and 66 of them sit between ₱5M and ₱10M. This is the first bracket with 2-bedroom units (17 of them), and it brings 1-bedrooms in central Cebu City districts such as Lahug, Mabolo, General Maxilom and, just, Cebu IT Park. The trade-off: a central 1-bedroom or a smaller central 2-bedroom, versus a larger 2-bedroom on Mactan or in Mandaue — and in IT Park and Cebu Business Park, ₱10M still mostly buys a studio.
Key points
- All 17 two-bedrooms on our pages that fit are listed above ₱5M, from ₱5.5M (Mactan) to ₱10M (IT Park and Mactan).
- 27 more 1-bedroom types appear between ₱5M and ₱10M, 14 of them in Cebu City.
- Two-bedroom sizes range from about 36 sqm to 68 sqm. A small 2-bedroom can cost more per square metre than a large one farther out.
- At this price, monthly equity during construction can be large — work out the cash flow before you reserve.
How we counted
As in our under-₱3M and under-₱5M guides, we counted every unit type on our Cebu condominium pages whose recorded starting price is ₱10,000,000 or less, at unit level, leaving out parking, sold-out projects, projects outside Cebu province and units priced only as “Inquire” or “On Request”. Seven of the entries below are listed as “₱10M” or “₱10M+” — a rounded figure that may sit slightly above or below ₱10,000,000 — so treat them as borderline.
What opens up between ₱5M and ₱10M
| Area | Studios | 1-bedroom | 2-bedroom | Other |
|---|---|---|---|---|
| Cebu City | 13 | 14 | 7 | 1 loft |
| Mandaue City | 2 | 7 | 3 | 2 “premiere” units |
| Lapu-Lapu City (Mactan) | 3 | 6 | 7 | 1 three-bedroom |
| Total (66) | 18 | 27 | 17 | 4 |
Unit types listed above ₱5,000,000 and up to ₱10,000,000 on our project pages as of 3 October 2026. Ten further 1-bedroom types are listed under ₱5M; see the under-₱5M guide.
All 17 two-bedroom units under ₱10M
| Project and location | Unit type | Size | Listed from | Status on our page |
|---|---|---|---|---|
| Lapu-Lapu City (Mactan) | ||||
| Primeworld District Mactan — Brgy. Agus | 2-Bedroom | 45–58 sqm | ₱5.5M | Ready / pre-selling |
| Brentwood Mactan — Basak | 2-Bedroom | 48–58 sqm | ₱5.9M | Ready for occupancy |
| Royal Oceancrest Mactan — Sudtunggan Rd., Basak | 2-Bedroom | 50–65 sqm | ₱7M | Ready / in progress |
| Royal Oceancrest Mactan 2 — Marigondon | 2-Bedroom | 60 sqm | ₱8.78M | Pre-selling |
| Balai Punta Engaño — Punta Engaño Rd. | 2-Bedroom | 50–65 sqm | ₱10M | Pre-selling |
| Paseo Grove Mactan — Humay-Humay Rd., Basak | 2-Bedroom | 50–65 sqm | ₱10M | Pre-selling |
| Soltana Nature Residences — M.V. Patalinghug Jr. Ave., Marigondon | 2-Bedroom | 44.73–48.47 sqm | ₱10M+ | Pre-selling |
| Mandaue City | ||||
| The Midpoint Residences — A.S. Fortuna St., Banilad | 2-Bedroom | 36–50 sqm | ₱5.6M | Pre-selling |
| Bamboo Bay Community — Hernan Cortes St. | 2-Bedroom | 44 sqm | ₱7.5M | Ask for availability |
| Balai Mandaue Central — A.S. Fortuna St., Banilad | 2-Bedroom | 43.73 sqm | ₱8.8M+ | Pre-selling |
| Cebu City | ||||
| Primeworld Pinnacle — Dr. Abella St. | 2-Bedroom | 55–68 sqm | ₱7.5M+ | Pre-selling |
| Primeworld Pointe — La Guardia 1st St., Lahug | 2-Bedroom | 37 sqm | ₱8M | Pre-selling |
| Kalea Heights — Guadalupe | 2-Bedroom (mid unit) | 61.50 sqm | ₱8,070,000–₱11,430,000 | Pre-selling |
| BE U Talamban — National Highway, Talamban | 2-Bedroom | 37.27 sqm | ₱8.6M | Pre-selling |
| Le Menda Residences Nivel Hills — Nivel Hills | 2-Bedroom | 54.09 sqm | ₱9,151,777 TCP | Pre-selling |
| Horizons 101 — General Maxilom Ave. | 2-Bedroom | 41.80 sqm | ₱9.3M | Ready for occupancy |
| Avida Towers Riala — Cebu IT Park | 2-Bedroom | 47 sqm | ₱10M | Pre-selling |
Starting prices listed on our project pages as of 3 October 2026 — developer list prices with no quote date; developer price lists change, so ask for a current dated computation. “+” means “and up”; “TCP” means total contract price. Our pages do not state whether these prices include VAT, parking or other charges, and a listed price does not mean a unit is still available.
The spread in size matters as much as the spread in price. Dividing each starting price by the smallest listed size gives a rough guide of about ₱122,000 per sqm at Primeworld District Mactan and Brentwood Mactan, against roughly ₱213,000–₱231,000 per sqm for the compact central 2-bedrooms at Avida Towers Riala, Primeworld Pointe, Horizons 101 and BE U Talamban. (The starting price and the smallest size may not belong to the same unit, so use this only to decide which floor plans to ask for.) A 37 sqm 2-bedroom has small rooms; check whether both bedrooms fit a bed and storage before you pay for the second room.
1-bedroom units between ₱5M and ₱10M
| Project and location | Unit type | Size | Listed from | Status on our page |
|---|---|---|---|---|
| Cebu City | ||||
| Kalea Heights — Guadalupe | 1-Bedroom (mid unit) | 33.50 sqm | ₱5,728,000+ | Pre-selling |
| Primeworld Pinnacle — Dr. Abella St. | 1-Bedroom | 32–42 sqm | ₱6M+ | Pre-selling |
| Mivela Garden Residences — Banilad | 1-Bedroom | 30–38 sqm | ₱7M | Pre-selling |
| North Grove at Pristina Town — Brgy. Bacayan | 1-Bedroom (Lumina Tower 1) | 34.41 sqm | ₱7M | Pre-selling |
| The Median Flats — St. Lawrence St., Lahug | 1-Bedroom | 30–38 sqm | ₱7M | Pre-selling |
| The Persimmon Cebu — M.J. Cuenco Ave., Mabolo | 1-Bedroom loft | 40–67 sqm | ₱7.9M | Pre-selling |
| Horizons 101 — General Maxilom Ave. | 1-Bedroom | 30.10 sqm | ₱8.2M | Ready for occupancy |
| Avida Towers Riala — Cebu IT Park | 1-Bedroom | 40 sqm | ₱9M | Pre-selling |
| Calle 104 — Ramos St., Cogon | 1-Bedroom | 55 sqm | ₱9M+ | Pre-selling |
| Le Menda Residences Uptown — Cebu Transcentral Highway | 1-Bedroom with balcony (furnished) | 42 sqm | ₱9,889,820 | Pre-selling |
| Le Menda Residences Hipodromo — Hipodromo | 1-Bedroom | 41 sqm | ₱9.89M+ | Pre-selling |
| Be Residences Lahug — Lahug | 1-Bedroom | 35–45 sqm | ₱10M | Ready / in progress |
| City Clou — D. Jakosalem St., Zapatera | 1-Bedroom | 35–45 sqm | ₱10M | Pre-selling |
| Taft East Gate — Cardinal Rosales Ave. cor. Pope John Paul II Ave., Mabolo | 1-Bedroom | 47 sqm | ₱10M | Pre-selling |
| Mandaue City | ||||
| Astra Centre — A.S. Fortuna St. | 1-Bedroom | 36 sqm | ₱6M | Pre-selling |
| Mandtra Residences — P. Basubas St., Tipolo | 1-Bedroom | 30–38 sqm | ₱6M | Pre-selling |
| Bamboo Bay Community — Hernan Cortes St. | 1-Bedroom | 36 sqm | ₱6.2M | Ask for availability |
| Casa Mira Mandaue — Brgy. Ibabao | 1-Bedroom | 35.67 sqm | ₱6.5M+ | Pre-selling |
| Balai Mandaue Central — A.S. Fortuna St., Banilad | 1-Bedroom | 33–34 sqm | ₱6.7M+ | Pre-selling |
| Bamboo Bay Community — Hernan Cortes St. | 1-Bedroom with garden | 64 sqm | ₱8.5M | Ask for availability |
| Astra Centre — A.S. Fortuna St. | 1-Bedroom (large) | 47 sqm | ₱9M | Pre-selling |
| Lapu-Lapu City (Mactan) | ||||
| Amani Grand Resort Residences — Maribago | 1-Bedroom | 32–42 sqm | ₱5.5M+ | Pre-selling |
| Balai Punta Engaño — Punta Engaño Rd. | 1-Bedroom | 30–38 sqm | ₱6M | Pre-selling |
| Paseo Grove Mactan — Humay-Humay Rd., Basak | 1-Bedroom | 30–40 sqm | ₱6M | Pre-selling |
| Soltana Nature Residences — Marigondon | 1-Bedroom | 30.20–31.33 sqm | ₱6.4M+ | Pre-selling |
| El Sol Condominium — Punta Engaño | 1-Bedroom | 32.24 sqm | ₱8.36M+ | Pre-selling |
| Costa Mira Mactan Tower 3 — Suba-Basbas | 1-Bedroom | 39.29–63.21 sqm | ₱8.9M | Pre-selling |
Same basis as the table above: starting prices on our project pages as of 3 October 2026, no quote dates, inclusions not stated, availability not implied.
How far ₱10M reaches into the central districts
- Cebu IT Park: studios at The Wave Towers (24–30 sqm, from ₱7M+) and Avida Towers Riala (22 sqm, from ₱5M); one 1-bedroom (Avida Towers Riala, 40 sqm, ₱9M) and one 2-bedroom (Avida Towers Riala, 47 sqm, ₱10M). Other IT Park 1-bedrooms on our pages start at ₱11M+.
- Cebu Business Park: studios only at this budget — Cerule at Solinea from ₱6.4M+. The cheapest Business Park 1-bedroom we list is ₱11.5M+.
- Lahug: 1-bedrooms at The Median Flats (₱7M) and Be Residences Lahug (₱10M), a 37 sqm 2-bedroom at Primeworld Pointe (₱8M), and a 30 sqm studio at 32 Sanson by Rockwell (₱8M+).
- Mabolo: a 1-bedroom loft at The Persimmon (₱7.9M) and a 47 sqm 1-bedroom at Taft East Gate (₱10M).
- General Maxilom / Capitol area: Horizons 101 is recorded as ready for occupancy, with a 30.10 sqm 1-bedroom from ₱8.2M and a 41.80 sqm 2-bedroom from ₱9.3M; BE Uptown Park in Capitol Site lists a 24 sqm studio suite at ₱8.8M.
Mandaue, for comparison, offers 1-bedrooms of 30–38 sqm from ₱6M (Mandtra Residences, Astra Centre) along the A.S. Fortuna and Tipolo corridors. One correction to a common mix-up: J Tower Residences is on L. Jayme Street in Mandaue City, not in IT Park; its studios are listed from ₱4,068,000 on our project page.
Projects worth a closer look
The cash flow at this price level
At ₱5M–₱10M, the monthly equity during construction can be heavier than a later loan payment. Developers set very different structures — on our pages they include 10% over 48 months, 12% over 60 months, 15% over 24 months and 20% over 36 months — so the same price can mean very different monthly amounts.
A ₱9,000,000 unit with 20% equity over 36 months (the structure recorded on our Avida Towers Riala page) needs ₱1,800,000 of equity, or ₱50,000 a month, before the reservation fee and any other charges. The 80% balance of ₱7,200,000 is due at turnover. Financed by a bank at an assumed 7% over 20 years, it would cost about ₱55,822 a month; at 8%, about ₱60,224; over 15 years at 7%, about ₱64,716 — before insurance and association dues.
The same ₱9M unit under 10% equity over 48 months would need about ₱18,750 a month during construction, but would leave a larger ₱8.1M balance to finance. Neither is better in itself; what matters is which one your income and savings can carry, and whether a bank will approve the balance at turnover. Our bank financing guide covers appraisal gaps and repricing.
Before you reserve
- Ask for the floor plan of the exact unit — especially for 2-bedrooms under 45 sqm — and the size used in the price.
- Get a dated computation with the reservation fee, monthly equity, any lump sums, other charges and the balance at turnover.
- Ask whether VAT, parking and “other charges” are included in the quoted price; our listing data rarely says.
- For pre-selling projects, get the License to Sell number and the contractual turnover date; for “ready” projects, confirm the unit itself is finished.
Frequently asked questions
Can I buy a 2-bedroom condo in Cebu for under ₱10 million?
Yes. As of 3 October 2026, 17 two-bedroom unit types on our project pages are listed from ₱10,000,000 or less, starting at ₱5.5M (Primeworld District Mactan, 45–58 sqm). None is listed under ₱5M. Sizes vary widely — from 36–37 sqm to 55–68 sqm — so compare floor plans, not just the bedroom count.
Can I get a 1-bedroom inside Cebu IT Park or Cebu Business Park for ₱10M?
In IT Park, only one on our pages: Avida Towers Riala’s 40 sqm 1-bedroom, listed from ₱9M as of 3 October 2026. The next IT Park 1-bedrooms start at ₱11M+ (The Wave Towers) and ₱13.5M+ (38 Park Avenue). In Cebu Business Park, ₱10M buys a studio (Cerule at Solinea from ₱6.4M+); the 1-bedrooms we list there start at ₱11.5M+.
Is J Tower Residences in Cebu IT Park?
No. J Tower Residences is on L. Jayme Street in Mandaue City, beside J Centre Mall. Its studios are listed from ₱4,068,000 on our J Tower Residences page as of 3 October 2026.
How much cash do I need during construction for a ₱9M unit?
It depends on the developer’s terms. As an illustration only: with 20% equity spread over 36 months — the structure recorded on our Avida Towers Riala page — a ₱9M unit needs about ₱50,000 a month during construction, before reservation and other charges, and then an ₱7.2M balance at turnover. At an assumed 7% over 20 years, that balance would cost about ₱55,822 a month.
Shortlist 1- and 2-bedrooms that fit ₱10M
Tell us where you work or study and how many bedrooms you need. We will pull current price lists for the units that fit, and send a dated comparison of size, price per square metre, payment schedule and turnover date.
Request a shortlist WhatsApp +63 917 550 8229Sources and notes
- PropertEase project pages (listing data) — unit-level starting prices as recorded on our project pages, reviewed 3 October 2026; developer list prices with no quote dates; excludes parking, sold-out projects, projects outside Cebu province and units shown as “Inquire” or “On Request”
- Taft Properties — Horizons 101 — developer’s project page; General Maxilom Avenue, Cebu City
- DMCI Homes — DMCI Homes debuts in Cebu City with Kalea Heights — 4.6-hectare project on Good Shepherd Road, Barangay Guadalupe; DMCI Homes states turnover starting December 2029
- Avida Land — Avida Towers Riala — Brgy. Apas, Cebu IT Park; marketed as ready for occupancy
- Alveo Land — Solinea — Solinea in Cebu Business Park; Cerule is its latest tower
- Cebu Landmasters — Mandtra Residences — Basubas St., Tipolo, Mandaue City
- PrimaryHomes — Brentwood — Basak, Lapu-Lapu City; ready for occupancy
- Illustration — the ₱9M cash-flow example assumes 20% equity over 36 months and a bank loan for the 80% balance at 7% or 8% over 20 years (standard amortization formula); price-per-square-metre figures divide a starting price by the smallest listed size, which may not be the same unit