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a house and lot in cebu bakit inde mabenta

wintan2006 · 20 · 3705


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on: Feb 10, 2012, 10:13 AM

                   Guys,i will need your opinion.A friend of mine in Cebu bought a 232 sqm lot to be used for their build and sell business.This is their first case.They looked for a contractor to build the house on a 100 sqm lot.bale isa muna ang papatayuan nila ,they've been pre selling the house but until now it's not yet sold.It is fully built na at magdadalawang taon na.1 and a half year to be exact.The exterior is really nice.ang daming tumitingin pero bakit inde mabenta?almost all the people who saw the house were saying"nice exterior",nice facade...

                   Eto ang details:2 Storey House and Lot,Lot Area: 100sqm,Floor Area: 158sqm,From Ayala Business Center........6km. approx. 11 mins.They are selling it for 4.5M pesos.

                Is it the price? your opinion will be greatly appreciated.  :thankyou:




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Reply #1 on: Feb 10, 2012, 10:28 AM
ano ba ang allowed na payment terms ng friend mo?
kung cash lang, mukha talagang mahirap since liliit na agad ang market. only those with x2 the amount would be willing to buy the property in cash.
better siguro ang chances if they would allow bank loan.
cash pa rin naman makukuha ng friend mo ung payment nya. sa bank mag-kakaroon ng utang si buyer.


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Reply #2 on: Feb 10, 2012, 10:32 AM
               pwede po ang bank loan.i didn't mention na cash ang payment. :hello:.

              here are the other details:
              House Specs:
1 Master's Bedroom with own Toilet & Bath
2 Bedrooms with common Toilet & Bath
Living Room
Dining Area
Powder Room on the ground floor
Maid's Quarter with own Toilet & Bath
Service Area

MCWD water system ready
Drainage ready

Other Salient Features;
* wide stairway passage
* spacious rooms
* hi-ceiling/large windows for good ventilation
* quality construction materials used for construction and interiors
* easy and near access to main road
* safe neighborhood
* Maid's quarter is outside the main house with own T&B
* Service door leads to kitchen from garage
« Last Edit: Feb 10, 2012, 10:36 AM by wintan2006 »


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Reply #3 on: Feb 10, 2012, 10:38 AM
Mam wintan, opinyon ko lang mam... to acquire thru bank loan, pag-ibig or in house financing, bihira na po ang cash payment nowadays lalo pa house and lot.


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Reply #4 on: Feb 10, 2012, 10:56 AM

                mga sirs,i'vebeen reading my post for many times and i couldn't see  i mentioned in there that it is in cash payment :huh:

                Teka to get this straight po....pwede po mag  apply for a  bank loan or pag ibig.Inde po ito in Cash. :hello:


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Reply #5 on: Feb 10, 2012, 05:55 PM
i sense that the problem is the PRICE.

You see, the lot size is 100 sq.m. only and i assume that the floor area is 100 sq.m. rin

example, you buy the lot 100 sq.m. x 5,000 per sq.m. = 500,000
              then you build a house 100 sq.m. x 15,000 per sq.m. = 1,500,000
              direct cost is 2,000,000

you sell it at 4,500,000 (it's now more than double the cost of a typical housing project). eh bibilang talaga ng taon ito bago mabenta.

scale down the price to a reasonable level, say 3M if cash and 3.5M if financing.


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Reply #6 on: Feb 10, 2012, 06:35 PM
^ at icheck rin nya yung neighboring properties, kung ano prices. baka maraming bahay jan na malayo sobra ang presyo/mas mura.
parang zonal value, may average price for a specific area.

saka check rin kung sapat yung selling effort. they might need to use other or more selling avenues (internet, newspaper, etc)


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Reply #7 on: Feb 10, 2012, 07:03 PM

                   Thanks so much for sharing your opinion. :hello:

                   Sir bauer,the floor area is 158 sqm ,so if we are going to compute it again
                                      158sqm x 15k=2.37M
                                                          +500K (for the lot)
                                    total cost   = 2.87M 

                   i would also like to hear the opinion of some real estate agents here,too.

                   She told me that she had asked the opinion of the person who is giving them a seminar on real estate and the person told her the price is reasonable.

                  What i am thinking here is their capital.Building a house costs a lot than building 5 houses at the same time.Kung mataas ang capital nila ,they don't have a choice but to sell the house at a  price higher than the ones being sold by big developers.

                 when they started this build and sell business, i don't know if they have thought about their target market.



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Reply #8 on: Feb 10, 2012, 09:30 PM
your friend needs to reach the right market. very important yung target market nya. basic in business yan. know your niche market.

advise ko sa friend  mo, pa-rent out nya muna yung property habang inde pa na-sell or make a promo ads like rent-to-own to make it more appealing.


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Reply #9 on: Feb 10, 2012, 09:37 PM
^wintan, may kamahalan nga yan, saan ba particular location  sa Cebu? Mas may malalaki at magandang pwesto with that price tag.


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Reply #10 on: Feb 10, 2012, 10:13 PM

                     ^lupin, It's 2km from Ateneo de Cebu


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Reply #11 on: Feb 10, 2012, 10:24 PM
mahal nga yan with that price, although I'm not sure if that location if going to city side from Ateneo or going up north doon sa rural.


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Reply #12 on: Feb 11, 2012, 12:58 AM
                               when they started this build and sell business, i don't know if they have thought about their target market.           

Totoo ang sapantaha mo. hindi muna nag aral, nagsimula agad.

kaya ito ang masaklap, ang kanilang capital ay naging 'tuition fee'.  it's a very expensive learning process due to lack of understanding in the realty market.

ang suggestion ko? benta na nila at a reduce mark up or profit equivalent to the time deposit earnings in the bank.  5% to 10% profit lang para mabilis nila makuha funds. then next time, pag aralan mabuti para mas maganda ang kanilang profit.

ganyan talaga. pag naghinayang sila sa tutubuin, matagal ang kanilang waiting time.

it's a buyers market right now. daming brand new houses/condo sa market.


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Reply #13 on: Feb 11, 2012, 03:49 AM
                     ^lupin, It's 2km from Ateneo de Cebu

just specify which location and it will determine its marketability, 2km from ateneo de cebu could be in Pasil area which is perceived to be the haven ng mga masasamang elemento sa lipunan. . .


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Reply #14 on: Feb 11, 2012, 08:58 AM

                   The location is in Sta maria Village  :hello:.

                  I am writing her case here without her knowledge.That's why i can't post a photo.she was asking me yesterday how i find their house and I said pretty good( i got taste,guys).Then she asked me a 1 million dollar question" how come inde namin mabenta?"

                I was just so concerned because i love that friend and i wanted to help.I don't live in Cebu so i don't know the exact location.


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