AmiSa Private Residences

Amisa Private Residences. Punta Engaño, Lapu-Lapu City, Cebu

29 Active Listing(s)
AmiSa is a development by Robinsons Land and the very first leisure residential community in Mactan amidst the stunning seascape of Punta Engaño that provides a holiday ambiance and a vacation lifestyle. Units have easy access to the Dusit Thani resort beach boardwalk area as well as beach access. Because the development is located at the end of the peninsula, most of the units have fantastic views of the Mactan Channel and Cebu City towards the west, and Hilutungan Channel and Olango Island towards the east.  

To get a feel for the property and the area, come visit Amisa for the afternoon, visit the neighboring Dusit Thani Resort, swim in their expansive infinity pool, and have dinner at Benjarong, known for its excellent Thai cuisine.  If you are short on time, grab a cocktail or a coffee at the lobby bar and enjoy one of the best sunset views as the sun goes down behind Cebu City. Don’t forget to call us and view some units as well! 

1 large adult pool and 1 large kiddie swimming pool
Access to Dusit Thani Beach boardwalk & beach
Access to Dusit Thani Restaurants Benjarong (Thai Upscale), Rami (Korean), Tradewinds Café, Sunset Bar and Restaurant, Lobby Bar, Lobby Café & Ice Creamery
Day use Fee at Dusit Thani Resort is 2,500 per adult and 1,250 per child on weekends with lunch buffet. On weekdays this fee is 1,500 for adults (F&B Credit of 1,000).  

There is a basic gym at Amisa, but if you would like a nicer gym, you can sign up for a membership at Dusit Thani for 30,000 per year, or 4,000 if paid monthly. Included with this membership are 5 pool passes per month as well as discounts at their dining and spa.

Development Plans:
Inspired by Australia’s Gold Coast developments, AmiSa currently has 3 towers (A, B, and C). Tower D broke ground in August 2023 and construction is expected to finish some time in 2027.  The master plan has a total of 6 residential condominiums as well as a commercial space towards the front of the property near the guard house. Currently the development has 479 units in total across buildings A, B, and C. Once all six buildings are complete, there will likely be over 800 units on the footprint of the development; but an important point is that most owners use their units for short periods throughout the year and day to day occupancy is quite low. 

Tower A: 15 Floors (134 Units)
Tower B: 19 Floors (156 Units)
Tower C: 19 Floors (189 Units)
Tower D: 16 Floors (168 Units) - Building expected to be completed in 2027
Tower E:  10 Floors (No Floorplans Yet- 90 units estimated)
Tower F:  10 Floors (No Floorplans Yet- 90 units estimated)

Condo Dues:
80 PHP / sq m / month
This condo association fee is still quite low in general terms, so you can expect future special assessments as there are needed repairs. There was a recent assessment levied by the property management team in May of 2023 for building alterations that current owners are arguing should have been shouldered by the developer, so there is contention between some owners and management when it comes to the management of the development. 

Other Information:
  • Parking is sold separately but there is currently ample free ground level parking.
  • Most owners own this as a second home and the day-to-day occupancy throughout the year is quite low and the development is located in one of the quietest areas of Mactan island with very little through traffic.
  • The property is managed by JLL property management, a contractor, which also manages the neighboring Sheraton Mactan Residences.
  • The property management had suffered setbacks from years of prior mismanagement as well as absentee owners after the pandemic; however, the new property managers and developer are working hard to bring things back on track so that they can complete the development plan for towers D, E and F. The largest of the issues we are aware of include the re-pressurization of the fire sprinkler system as well as damage from typhoon Odette that has yet to be repaired.
  • Make sure to inspect the condition of the unit you are purchasing. Although in theory the construction is uniform, it never is and conditions can be different from unit to unit, particularly if there were absentee owners. 
  • Developer prices for their remaining RFO units in towers A,B, and C are currently almost double the price of secondary sales on a per SQ M basis. Pre-sales in the new tower D are two to three times the price of current secondary sales.

This summary was completed by Hermann Haller on February 12, 2024.  Periodic updates will be made to this entry. Thank you for reading!
Address: Amisa Private Residences
Area: Cebu
Sub-Area Punta Engaño, Lapu-Lapu City
Type of Building: Residential
Year Built: 2013
Zoning: Residential
Pets: Yes
Developer: Robinsons Land
Management Company: JLL
Postal Code: 6015
Parking: General/Open Space

Active Listings in AmiSa Private Residences

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Haller International Realty

A Division of H.H. RESCO

Salinas Drive, Cebu Exchange Tower, Lahug Cebu City Cebu 6000

Mobile: +63 917-106-8136