1.65-Hectare Beachfront Estate in Busuanga, Palawan | Sunset Views, Private Access & Redevelopment Potential

Improved 1.65-Hectare Beachfront Estate – Offered Primarily for Its Land, Site Infrastructure, Existing Improvements and Redevelopment Potential

Executive Overview

Corporate-owned beachfront estate in Sitio South Tagpao, Concepcion, Busuanga, Palawan, within the Coron–Busuanga–Calamian Islands corridor. Approx. 1.65 ha / 16,500 sqm / 4.08 acres, with west-facing sea/sunset views, hillside privacy, mature landscaping, access, water facilities, marine improvements and two residences.

The property is positioned primarily as a land-and-redevelopment opportunity. The houses require repairs and may require substantial renovation or redevelopment before meeting applicable structural, building, safety, utility, environmental and occupancy requirements. They should be assessed mainly as redevelopment assets, not turnkey accommodation.

Property & Technical Profile
Main house: built 2013; approx. 250 sqm; 3 bedrooms; 2 bathrooms; Royal Blue tile finishes; west-facing.
Guest house: built 2014; separate accommodation; water tank; greywater system; west-facing.
Site: beachfront/hillside terrain with tropical trees, palms, flowering landscape, coconut, banana, cashew and calamansi; sea, hill and mountain views.
Reported improvements: freshwater/deep well facilities, water storage, boat shed, generator/storage sheds, concrete/stone jetty, floating-pier provision and approx. 2 km engineered access road.

No exclusive rights are represented over foreshore, shoreline, reefs, mangroves, submerged lands or coastal waters; marine works remain subject to condition and permitting.

Legal & Due Diligence

Seller/project records identify corporate ownership and residential use and reference Tax Declaration 18-07-005-02-75 and Property ID 066-07-005-10-013. A project survey plan separately shows a 16,565-sqm Lot 3 under Tagpao Azul Sea Corp., but its linkage to this 16,500-sqm marketing property is not conclusively established. Current zoning/R-6 status, ECAN/CLUP controls, boundaries, shoreline limits, easements, access, taxes, permits and permitted use require verification.

Access & Transportation

Project route research places Concepcion proper/pier about 3–5 km / 10–15 min away; Francisco B. Reyes (Busuanga) Airport (USU) about 40–45 km / 60–75 min by road; and Coron Town/Port roughly 38–43 km / 60–75 min. Earlier Seller materials cited a 40–45-minute airport transfer; actual times vary. Current sources confirm Manila–Busuanga service and Cebu/Clark links; international travelers connect through Philippine gateways.

Concepcion Pier is the nearest practical public marine gateway; on-site jetty/pier use remains subject to condition, tide, weather and regulatory review.

Utilities & Connectivity

On-site, reported: freshwater/deep wells, water storage, guest-house greywater system and for backup generator/storage. Area-wide: Busuanga is served by BISELCO; property-specific connection/capacity at the property. Project research identifies Globe and Smart mobile/internet/Starlink Satellite service municipally; estate-level signal and fixed/fiber availability require testing. ERC records show continuing BISELCO/CIPC power-supply proceedings—a regional factor, not a confirmed property upgrade.

Nearby Amenities & Attractions

Near the Dipuyay/Dipuyai River Marina–Concepcion boating/hospitality cluster, Busuanga Bay-area resorts, marina services, diving, fishing and boating. Project materials place the Okikawa Maru wreck only minutes away by boat, subject to departure point and sea conditions. Coron Bay/Calamianes offer wreck diving, reefs, islands, beaches, lagoons and island-hopping; DOT continues to market Coron/Busuanga and Palawan. Exact attraction/resort distances should be route-verified.

Potential Uses / Buyer Suitability

All concepts are subject to zoning, environmental, ECAN/PCSD, coastal, engineering, building, tourism and other approvals:

Private buyers/retirees: rehabilitated beachfront residence, family compound, vacation or retirement estate.
Hospitality developers: boutique/eco/wellness resort, dive lodge, small hotel, villas or low-density hospitality.
Developers: residential/hospitality redevelopment using existing access and site works.
Investors/family offices/land bankers: phased redevelopment, corporate retreat or long-term coastal holding.
Brokers: differentiated improved beachfront inventory with nearby expansion potential.
Market & Investment Positioning

The August 2026 project CMA supports a land-led valuation approach because the houses require substantial work. Public evidence reviewed was mainly asking-price—not verified closed-sale—data: broader Busuanga asking evidence and ~₱3,500/sqm for stronger beachfront offerings. These are marketing references, not an appraisal or guaranteed price. Value is sensitive to documents, beachfront extent, access, utilities, marine works, structure condition, coastal/environmental constraints and permitted use.

Coastal scale, Coron–Busuanga tourism visibility, marine recreation, airport access and civil improvements support differentiated positioning; no appreciation, income or investment return is represented.

Infrastructure & Development Drivers
Busuanga Airport: CAAP's 2026 program includes parking and modular passenger-terminal expansion procurement; the terminal package shows failed bidding, so timing is uncertain.
Ports: PPA records show continuing Busuanga Port Development activity plus Coron Port repair/maintenance contracting; current status should be reconfirmed.
Power: BISELCO/CIPC proceedings may influence regional supply but do not establish a property-specific upgrade.

Expansion Opportunity

Approx. 3.81 ha / 38,102 sqm of additional nearby beachfront land is separately available in two project parcels (See attached Survey Pland: Lot 2 about 20,000 sqm and Lot 1 about 18,102 sqm), subject to separate pricing, document verification, due diligence and approvals.

Please contact us for pricing details, Sale Positioning & Proposed Terms.

Disclosure & Call to Action

Offered AS-IS, WHERE-IS. Information is believed reliable but includes Seller-provided, historical, approximate and independently researched data requiring verification. Specifications, distances, condition, utilities, pricing and terms may change. Buyers should conduct independent legal, title, survey, boundary, structural, engineering, environmental, coastal, tax, zoning, permitting, utility and financial due diligence. Development concepts require applicable Philippine approvals.

Qualified buyers, investors, developers, family offices, brokers or authorized representatives may request the complete property package, pricing, documents, site inspection and transaction procedures.