Selling Price

San Vicente, Palawan, particularly Long Beach, has emerged as a prime real estate destination due to its pristine white sand beaches, growing infrastructure, and high tourism potential. Whether you're looking for a beachfront property, a commercial lot, or inland rice field parcels, it's important to understand the pricing dynamics and terms of sale to make a sound investment decision. With large infrastructure projects underway, such as Megaworld’s Paragua Coastown, prices are expected to surge in the coming years, making now an ideal time to invest.

This guide provides an in-depth look into the factors affecting selling prices, how the size and location of a property can influence its value, and the common terms of sale for real estate transactions in San Vicente.

Understanding the Pricing Trends: Small vs. Large Parcels

1. Small Parcels are Scarce and Pricey

One of the key features of the real estate market in Long Beach is the limited availability of small parcels of land. Properties under 2,000 square meters are increasingly rare, and their scarcity drives their prices higher than the prevailing rates for larger lots. While buying a small beachfront or commercial lot may seem more manageable, the cost per square meter is often significantly higher because these smaller properties are highly sought after and difficult to find.

2. Large Parcels Offer More Value

On the other hand, larger parcels of land—typically 1 hectare (10,000 square meters) or more—are comparatively cheaper on a per-square-meter basis. This is because larger lots require more capital investment, making them more attractive to big investors looking to develop resorts, hotels, or mixed-use properties. For smaller investors, purchasing a larger lot can provide long-term value, especially if the property can be subdivided later for resale at higher rates.

3. Comparable Pricing Based on Location

The location of the property plays a significant role in determining its price. Beachfront properties in areas like New Agutaya and San Isidro tend to be more expensive compared to Poblacion and Alimanguan. This is largely due to the proposed road network within 1 kilometer of the shore, which includes a 40-meter road development and access roads connecting the inland areas to the beach. Properties along these proposed roads are in high demand, as investors anticipate a significant rise in value once the infrastructure is completed.

For properties located outside the Tourism Enterprise Zone (TEZ), such as Macatumbalen, Kemdeng, Port Barton, Boayan, Caruray, Binga, and New Canipo, prices are generally lower than those in Long Beach. While these areas may lack the same level of development and access as the TEZ, they offer potential for future growth, especially as infrastructure expands.

Comparable Sales Peincing Model

Comparable Sales (Comps) Pricing Model: In many cases, the selling price of properties in San Vicente is based on the comparable sales or sales comparison approach, wherein the current price is determined by looking at similar properties that have recently been sold. This pricing model helps sellers gauge the market value by analyzing previous sales of properties with similar characteristics, such as location, lot size, and beach frontage. Since beachfront properties in areas like Long Beach are in high demand, resale prices tend to be set higher based on the most recent transactions in the area.

For example, if a nearby beachfront property sold for ₱5,000 per square meter, sellers might use this as a benchmark to set their own selling price, especially if their property shares similar features. The comparable sales approach can drive prices up in areas experiencing rapid development, as each new sale sets a higher price precedent for the next transaction. This model is particularly evident in San Vicente, where increasing infrastructure projects and the growing presence of high-end resorts have led to a noticeable rise in property values.

Factors Influencing Selling Prices

When determining the selling price of a property in San Vicente, several factors come into play. These include not just location and size, but also accessibility, documentation, and who covers the associated costs and fees.

1. Proximity to Key Developments and Roads

Properties located near key infrastructure developments, such as the proposed 40-meter road or close to beach access roads, tend to have higher values. As these roads will provide better access for tourists and developers, proximity to these areas can significantly increase the property’s potential for commercial use, especially for resorts, restaurants, and hotels.

2. Distance to the Beach

Naturally, properties with beachfront access command the highest prices, but even those located within walking distance of the beach, particularly along main roads or access points, can be highly valuable. Investors looking to purchase lots within 1 kilometer of the beach are already seeing a steady increase in prices, particularly in areas where future development is expected.

3. Ownership Documentation

Another crucial factor is whether the property is titled or tax declared. Titled properties tend to be more expensive, as they come with more secure ownership rights. However, tax-declared properties—which are typically cheaper—can still be a good investment if they are classified as Alienable and Disposable (A&D), meaning they can eventually be titled. Buyers should ensure that any tax-declared property they purchase is eligible for titling.

4. Costs Covered by the Seller

One key consideration for buyers is whether the seller covers the taxes and fees associated with the sale. Most sellers in San Vicente offer properties on a NET OF ALL TAXES, FEES, AND INCIDENTAL EXPENSES basis, which means the buyer is responsible for all Capital Gains Tax (CGT), Documentary Stamp Tax (DST), Transfer Tax, notarial fees, and survey costs. Some sellers may include these costs in the selling price, but this generally results in a higher overall price. Understanding who pays for these additional costs is important when evaluating the total investment required.

Terms of Sale: What to Expect in San Vicente

Real estate transactions in San Vicente typically follow two common structures:

1. Cash Sale

A cash transaction is the preferred method for many property sellers, particularly for high-value beachfront or commercial lots. Cash transactions allow for a quick closing, which is advantageous for both parties. With the real estate market growing rapidly, sellers often prioritize cash buyers who can close the deal swiftly before prices rise further.

2. 50% Down Payment, 50% in 30 Days

For buyers who may need a bit more time to gather funds, many sellers offer terms requiring a 50% down payment, with the remaining 50% due within 30 days. This option provides some flexibility for investors while still ensuring that the transaction is completed within a reasonable timeframe.

Price Increases Due to Ongoing Developments

With the arrival of large-scale developments, such as Megaworld’s Paragua Coastown in Kemdeng, property prices in San Vicente have already begun to rise. Before construction on Paragua Coastown started, commercial lots in Kemdeng were priced at around ₱3,000 per square meter. Since the announcement of this massive township project, prices have surged to ₱5,000 per square meter, and they are expected to climb even higher as 2027 approaches, when the first set of presold properties is turned over.

Anticipated Price Hikes:

• Resort Developments: As more high-end resorts and commercial establishments are completed, the demand for nearby lots will skyrocket, driving up prices across the board.
• Infrastructure Projects: The completion of the proposed road networks and access roads will make previously hard-to-reach areas more accessible, increasing their market value.

Investors looking to secure property in San Vicente would do well to act sooner rather than later, as prices are only set to rise as development in the area accelerates.

Timing is Everything

The real estate market in San Vicente, Palawan, particularly along Long Beach, presents a unique and lucrative opportunity for investors. However, the limited availability of smaller lots, coupled with the rising demand spurred by major development projects, means that prices are only going to climb higher in the coming years.

Whether you’re eyeing a beachfront property, a commercial lot, or even a rice field property with future development potential, understanding the selling prices and terms of sale is key to making a smart investment. With prices increasing as the area's infrastructure improves, now is the time to act before the market becomes saturated and prices reach new highs.