Is buying a property in Mabolo a good investment?

Last updated on December 20, 2023

Yes, the analysis of Cebu's property market is included in our pack

If you've enjoyed the local culture and scenic beauty of Mabolo, you may have contemplated making this peaceful Cebu City neighborhood your serene retreat, relishing its tranquil ambiance and community charm.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for the Philippines, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Mabolo?

Mabolo, an area in Cebu City, has garnered significant attention as a hotspot for property buyers, and for good reasons.

Its rise in popularity, particularly in the last decade, stems from a blend of factors that make it stand out in the real estate market.

One of the key attributes of Mabolo is its strategic location. Nestled in the heart of Cebu City, it offers easy access to major business districts, shopping centers, schools, and hospitals.

This centrality is a major draw for people who value convenience and accessibility in their daily lives. It's a contrast to more remote areas of Cebu, where such amenities might be harder to reach.

This convenience factor has been a significant pull for many buyers, especially those looking to balance work and personal life without spending hours in transit.

Additionally, Mabolo has a unique charm that sets it apart from other areas in Cebu. It's a blend of urban and residential settings, offering the hustle and bustle of city life alongside quieter, more residential spaces.

This variety appeals to a wide range of buyers, from young professionals seeking vibrant city life to families desiring a peaceful neighborhood vibe.

When we talk about when Mabolo became popular, it's interesting to note that its rise coincided with the overall growth of Cebu City as a commercial and IT hub.

Over the past decade, as Cebu City attracted more businesses and expatriates, Mabolo emerged as a favored location due to its proximity to these new developments. The question of whether this hype will remain is answered by the ongoing developments and investments in the area.

These continuous improvements suggest that Mabolo is not just a passing trend but a long-term player in the real estate market.

The kind of people attracted to Mabolo is diverse. It's home to a mix of local residents, expatriates, and business professionals. This diversity creates a cosmopolitan atmosphere, making it an exciting and dynamic place to live.

However, like any area, Mabolo has its weaknesses. The rapid development has led to increased traffic congestion, a common issue in growing urban centers.

Moreover, the rising popularity of the area might lead to higher property prices, which could be a deterrent for some potential buyers.

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Why is Mabolo a nice place to live?

Mabolo has become a preferred residential area for a variety of reasons, its lifestyle and culture offer a unique blend of urban living and local charm.

In Mabolo, you can experience the hustle and bustle of city life while still enjoying a sense of community. The area has a vibrant mix of modern and traditional elements, reflecting the rich heritage of Cebu combined with contemporary influences.

The expatriate community in Mabolo is thriving. Due to its central location and the availability of amenities catering to diverse needs, it attracts expats from all over the world. This international presence adds to the cultural diversity of the area, making it an exciting and inclusive place to live.

When it comes to cost of living, Mabolo offers a range of options. While it is generally more affordable than some of the upscale areas in Cebu City, the cost can vary depending on the specific location within Mabolo and the type of accommodation. It's possible to find both budget-friendly and premium living options here.

Safety is a concern for anyone looking for a new place to live, and Mabolo is considered relatively safe. Like any urban area, it's wise to be mindful of personal safety and security, but overall, residents find it a secure place to live.

The amenities and facilities available in Mabolo are a significant draw. For education, you have schools like Cebu International School and Saint Benedict Childhood Education Centre.

Health care needs are well-served by nearby hospitals like Perpetual Succour Hospital and Cebu Velez General Hospital. For shopping and leisure, SM City Cebu and Ayala Center Cebu are just a short drive away.

Infrastructure quality in Mabolo is quite good, especially compared to other parts of Cebu. The roads are generally well-maintained, and there's ongoing effort to improve them further.

Utilities like electricity and water supply are reliable. Internet connectivity, which is crucial in today’s world, is also commendable with several service providers offering high-speed options.

Mabolo's accessibility is another of its strengths. It's well-connected to other parts of Cebu, making it easy to travel around the city.

For those who need to travel further, it's conveniently located near major transport hubs, including the Mactan-Cebu International Airport, which is about a 30-minute drive away.

Public transportation options in Mabolo are varied. You can easily find taxis, and there are numerous jeepney routes that pass through the area. For those preferring a more modern approach, ride-sharing services are readily available and widely used.

Overall, Mabolo offers a balanced lifestyle with its mix of urban convenience, cultural diversity, and a range of amenities. It's a place that caters to a variety of lifestyles and preferences, making it an attractive option for those considering a move to Cebu.

How much does it cost to buy real estate in Mabolo?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in the Philippines.

Buying property in Mabolo can be an exciting prospect due to the variety of options available and the area's growing popularity.

In Mabolo, you'll find a range of residential properties, including apartments, houses, and even luxury villas. Each type caters to different lifestyles and preferences, making Mabolo a versatile location for potential property buyers.

In terms of demand, apartments, particularly condominiums, are highly sought after in Mabolo. This trend is largely due to the urban lifestyle that many residents and investors are seeking.

The convenience of living in a condominium, with amenities like security, maintenance, and sometimes even retail and leisure facilities, appeals to young professionals, small families, and expatriates.

Additionally, the lock-up-and-leave nature of condos is attractive to those who travel frequently or have a transient lifestyle.

Mabolo has a mix of both new developments and resale properties. Recently, there has been a surge in new condominium developments, catering to the growing demand for modern, urban living spaces. These new projects often come with a premium price tag but offer the latest in design and amenities.

The price range for properties in Mabolo varies, prices per square meter for condominiums can range anywhere from PHP 80,000 to PHP 120,000 or more, depending on the developer, the unit's size, and the level of luxury.

Houses and luxury villas, given their larger size and often more exclusive features, can reach significantly higher prices.

Over recent years, property values in Mabolo have been on an upward trend. This increase is due to several factors, including the area's growing popularity, ongoing development projects, and overall economic growth in Cebu City.

The demand for housing in urban areas, combined with the limited supply of land, has also contributed to this rise in property values.

Looking forward, there are several upcoming developments and city planning changes that might impact property values in Mabolo.

For example, new condominium projects by reputable developers are in the pipeline, which could introduce more premium living options to the area.

Additionally, improvements in infrastructure and transportation, like the planned Metro Cebu Expressway, could make Mabolo even more accessible, potentially boosting property values further.

Predicting the real estate market is always a bit of a challenge, but given the current trends, it's reasonable to expect that property values in Mabolo will continue to rise in the coming years.

Factors that indicate a potential increase in value include the ongoing development of new residential and commercial projects, improvements in infrastructure, and the steady influx of both local and foreign investors.

Where is the best area to buy a property in Mabolo?

When considering the best area to buy property in Mabolo, it's important to recognize that different parts of Mabolo offer varied atmospheres, property types, and pricing structures.

This diversity means that the "best" area can vary depending on your personal preferences and needs.

Mabolo is a unique blend of urban and residential zones. In its more urban parts, you'll find modern condominiums and apartments that cater to those seeking a vibrant, city-centric lifestyle.

These areas are often closer to commercial centers and main roads, offering easy access to amenities like malls, restaurants, and nightlife. The property prices here tend to be higher due to the convenience and modernity of the living spaces.

On the other hand, the residential zones of Mabolo are quieter and more laid-back. These areas typically feature single-family homes and townhouses, offering a more traditional living experience.

The atmosphere here is more relaxed and community-oriented, making it a great choice for families or those who prefer a quieter environment. Property prices in these areas can vary widely, depending on the size and condition of the property.

As for up-and-coming areas within Mabolo, certain pockets are seeing new developments, especially modern condominium complexes. These areas are becoming increasingly popular, particularly among young professionals and investors.

They offer the allure of new construction with contemporary amenities and are often strategically located for ease of access to the rest of the city.

If you're looking to buy property in Mabolo, areas near key amenities like SM City Cebu and Ayala Center Cebu are highly sought after. These areas offer the convenience of being close to major shopping centers, schools, and hospitals, making them ideal for those who prioritize accessibility and a vibrant urban lifestyle.

Conversely, areas that are farther from the city center or major roadways might not be as advisable for those who rely on easy access to the city’s amenities.

While these areas might offer more affordable property options, they can be less convenient in terms of transportation and access to facilities.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for the Philippines.

Area	Atmosphere	Property Types	Price Range
Urban Zones	Vibrant, City-Centric	Condominiums, Apartments	Higher
Residential Zones	Quiet, Community-Oriented	Single-Family Homes, Townhouses	Varied
Near SM City & Ayala Center	Convenient, Urban	Modern Condominiums, Apartments	High
Farther from City Center	Less Convenient, Quieter	More Affordable Housing Options	Lower
New Developments	Modern, Trendy	Contemporary Condominiums	Medium to High

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Is there a strong rental demand in Mabolo?

In Mabolo there is indeed a strong rental demand, characterized by a mix of short-term and long-term rental needs; the area's appeal to a diverse range of tenants plays a significant role in this demand.

The demand for short-term rentals is primarily fueled by tourists and business travelers. Mabolo's proximity to major commercial centers and tourist attractions in Cebu City makes it an ideal location for visitors seeking convenient, comfortable stays.

On the other hand, the demand for long-term rentals is driven largely by professionals working in the nearby business districts, expatriates, and students attending local universities.

The target demographic for rental properties in Mabolo is quite varied. You have young professionals and business executives who prefer modern living spaces with easy access to the city's amenities.

These individuals often look for properties that offer a balance of comfort and convenience, such as well-maintained condominiums with facilities like a gym, pool, and security services.

Then there are expatriates, who tend to favor upscale apartments or residential units that provide a sense of community and are in close proximity to international schools, shopping centers, and healthcare facilities.

In terms of specific areas within Mabolo, properties near major roads, commercial hubs like SM City Cebu and Ayala Center Cebu, and the business district are particularly in demand. These locations offer the ease of urban living, which is a significant draw for many potential tenants.

Regarding amenities, features that can help reduce vacancy rates include high-speed internet connectivity, secure parking, fitness centers, and communal spaces like gardens or lounges.

These amenities cater to the lifestyle expectations of the target demographic and can significantly enhance the attractiveness of a rental property.

As for the potential returns on investment, properties in Mabolo can yield attractive returns, although specific numbers can vary.

Generally, well-located and well-maintained properties can expect a steady appreciation in value and competitive rental incomes. The exact return on investment depends on factors like the property's location, size, condition, and the type of amenities offered.

Currently, modern condominiums and apartments are seeing increasing demand in the rental market of Mabolo. These properties, especially those offering additional facilities and in prime locations, are likely to yield better returns due to their appeal to the growing demographic of young professionals and expatriates in the city.

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Is it easy to buy a property as foreigner in Mabolo?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in the Philippines.

Buying property in Mabolo, Cebu as a foreigner involves navigating specific regulations and understanding the local real estate market.

In the Philippines, there are certain restrictions and regulations that apply to foreign buyers, which can influence the ease of purchasing property.

However, they can legally own condominium units or apartments in high-rise buildings as long as the foreign proportion in that condominium corporation does not exceed 40%.

This means that in Mabolo, like in other parts of the Philippines, foreigners can invest in condominiums, which are a popular choice in urban areas.

The purchasing process for foreigners is similar to that for local buyers, involving finding a property, making an offer, and then going through the legal process of transferring ownership.

However, it's crucial for foreign buyers to be aware of the 40% foreign ownership rule in condominium projects.

One of the primary risks associated with property investment in Mabolo, especially for foreigners, is navigating the legal and regulatory framework. Misunderstanding the ownership laws can lead to significant issues.

Additionally, there are risks related to the property market itself, such as fluctuations in property values and rental yields, and potential issues with property management if the buyer is not residing in the Philippines.

Common pitfalls include not thoroughly researching the property, neglecting to verify the developer's track record, or failing to understand the full terms of the property purchase, including any maintenance fees or property taxes.

A unique aspect to be aware of in the Philippines is the prevalence of "rights-only" properties, which are properties sold without a title. These transactions can be riskier and more complicated, especially for foreign buyers.

Working with a local real estate agent or lawyer is highly recommended. They can provide valuable insights into the local market, help navigate the legalities of the purchase process, and ensure that all documentation is in order. Their expertise can be particularly beneficial in avoiding common pitfalls and ensuring a smooth transaction.

Common exit strategies for property investors in Mabolo include selling the property for capital gains or renting it out for regular income. Given the area's popularity and growth, both strategies can be viable.

However, it's essential to keep in mind that selling a property can be subject to capital gains tax, and renting out requires effective property management, especially if the owner is not based locally.