Lot Sizes, Shapes & Dimensions

Long Beach in San Vicente, Palawan is quickly becoming one of the hottest real estate markets in the Philippines. Known for its stunning 14.7-kilometer stretch of white sand, Long Beach is attracting both local and international investors. Whether you're planning to develop a luxury resort, a beachfront hotel, or a commercial property along the highway, understanding the lot sizes, shapes, and dimensions in the area is key to making a smart investment.

In this guide, we’ll explore the common property configurations in Long Beach, the challenges investors may face with lot sizes, and the potential rewards of securing prime beachfront and commercial lots.

The Significance of Lot Size and Frontage

For beachfront properties, frontage—the width of the property facing the beach—is one of the most important factors investors consider. Similarly, for commercial properties along the main road, road exposure is crucial for visibility and accessibility. A good understanding of lot dimensions is essential to maximizing the value of the land you purchase.

Key Factors:

• Beachfront Frontage: For beachfront lots, having significant frontage ensures better views, beach access, and space for development.
• Highway Exposure: For commercial properties, lots with ample road frontage along the highway will have higher visibility and foot traffic, making them ideal for businesses like hotels, restaurants, and shops.

Common Lot Sizes in Long Beach

The lot sizes in Long Beach are typically large, which is both an opportunity and a challenge for investors. Due to the vast stretches of undeveloped land, many of the properties available are still unsubdivided, resulting in huge tracts of land.

1. Unsubdivided Large Lots:

• 1 to 5 Hectares: Most of the properties in Long Beach are large parcels of land ranging from 1 hectare (10,000 square meters) to 5 hectares (50,000 square meters), with some even larger. These lots are ideal for investors looking to develop large-scale resorts or commercial complexes, as they provide a vast area to work with.

• Smaller Lots Are Rare: Small lots (500 square meters or less) are extremely rare. Most of the properties are still in their original form, and only a few have been subdivided. As a result, investors looking for smaller lots may have to either subdivide larger properties or wait for a subdivided listing to appear, which can come at a premium price.

2. Typical Lot Shapes: Pencil-Cut Properties

Most properties in Long Beach are rectangular in shape and stretch from the beach to the inland areas (often extending all the way to rice fields or forested areas). This “pencil-cut” orientation means that even large lots may have narrow frontages along the beach or road, with a long, narrow shape extending inland.

See the actual Cadastral Map below:

Lot Sizes, Shapes & Dimensions (Pencil Cut)

• Rectangular Lots: These properties often have frontages of 40 to 50 meters on the beach, but may extend several hundred meters inland, sometimes even beyond the existing road.
• Challenges with Subdivisions: For investors looking to purchase a smaller portion of a larger lot, this lengthwise orientation can make subdivision challenging. If you slice a beachfront portion from a larger property, the remaining inland portion may lose significant value due to reduced beach access.

Beachfront and Road Frontage Dimensions

The frontage of a property—whether it's along the beach or the road—is a critical aspect that determines the property's visibility, access, and potential for development. Here are some common frontage dimensions based on lot size.

1. Beachfront Properties:

• Small Beachfront Lots (Less than 1 Hectare): Smaller beachfront properties that are less than 1 hectare in size typically have a frontage of 17 to 25 meters. These lots are highly desirable due to their manageable size and prime location, offering direct access to the beach without the need for larger investments.

• Larger Beachfront Properties: A 3-hectare lot may provide 30 to 40 meters of beachfront frontage, while a 5-hectare property can have 100 to 200 meters of frontage, making these larger lots perfect for high-end resorts or luxury developments. The more frontage you have, the greater the potential for multiple beachfront structures, such as villas or beachfront cottages.

2. Commercial Lots Along the Highway:

• Similar to beachfront properties, commercial lots along the highway often have narrow frontages with a lengthwise orientation. Smaller commercial properties typically have 17 to 25 meters of frontage, while larger lots offer greater visibility and space for businesses that require high traffic exposure.

3. Value of Frontage:

• Properties with wide frontages are generally more valuable because they offer greater visibility and better development potential. Investors looking for smaller properties that offer a significant amount of frontage should act quickly, as these listings are rare and highly sought after.

Subdividing Large Lots: Opportunities and Challenges

For investors looking for smaller parcels of land, purchasing a portion of a larger, undeveloped property is an option. However, subdividing lots in Long Beach comes with both opportunities and challenges.

1. Higher Prices for Sliced Portions:

• When purchasing a sliced portion of a larger property, especially one that includes beachfront or highway frontage, the price per square meter is often higher. This is because the remaining portion of the property, which may be inland and lack direct access to the beach or road, becomes less valuable.

2. Impact on Future Development:

• Slicing a small portion from a larger lot may reduce the overall development potential of the remaining property. For example, if the beachfront section is sold, the inland section may lose its appeal and value. Investors should weigh the long-term implications of such transactions carefully.

3. Frontage as a Key Selling Point:

• In beachfront and commercial lots, frontage is the key to maximizing both the utility and value of the property. Investors who secure properties with longer frontages—even if they are smaller in overall area—can benefit from greater development flexibility, whether it's for a resort, hotel, or commercial space.

Tips for Investors: Making the Most of Lot Sizes and Frontage

When looking to invest in Long Beach, understanding the nuances of lot size, shape, and frontage is essential. Here are some key tips to help you make the best decision:

1. Prioritize Frontage Over Lot Size:

• When investing in beachfront or commercial lots, frontage is often more important than the total size of the property. A lot with 15 to 18 meters of frontage may be small but can offer a prime location and excellent beach or road access. Securing lots with good frontage ensures greater flexibility for future development.

2. Consolidate Lots for Larger Developments:

• For investors aiming to develop large resorts or commercial complexes, consolidating adjacent lots can be a strategic move. By acquiring multiple smaller lots, you can increase frontage and build a larger, more cohesive development.

3. Understand the Value of Subdividing:

• If you're purchasing a large lot with the intention of subdividing it, be mindful of the potential impact on the remaining property’s value. Properties with reduced frontage or inland sections may be harder to sell in the future, especially if they lose their beach or road access.

4. Look for Rare Smaller Listings:

• If you come across a listing for a smaller lot (less than 2,000 square meters) with 15 to 18 meters of beachfront frontage, it’s a great investment opportunity. These types of properties are rare and offer the chance to own a prime piece of Long Beach without the need to buy an entire hectare.

Lot Sizes, Shapes, and Dimensions Are Key to Smart Investments

Investing in Long Beach is an opportunity to secure prime real estate in one of the Philippines’ most beautiful and rapidly developing destinations. Whether you're planning to build a luxury resort, a commercial establishment, or a vacation home, understanding the lot sizes, shapes, and dimensions in this area is crucial.

With the right strategy—whether it’s prioritizing frontage, consolidating lots, or making the most of small, prime properties—you can ensure that your investment in Long Beach will be a valuable and rewarding one. The ongoing development and rising demand for beachfront properties make now the ideal time to invest in San Vicente, Palawan.