AmiSa Private Residences by Robinsons Land Corporation (RLC) is a leisure residential community located at the northern tip of Barangay Punta Engaño, in Lapu-Lapu City on Mactan Island. Designed to offer a true vacation lifestyle, the development enjoys a serene, resort-like atmosphere with direct access to the Dusit Thani Resort boardwalk, beachfront, and restaurants.
Because of its location at the end of the peninsula, AmiSa enjoys cleaner air and a quieter setting, free from through traffic. Most units offer sweeping panoramic views—westward across the Mactan Channel and Cebu City skyline, and eastward toward the Hilutungan Channel and Olango Island.
To truly experience the area, we recommend spending the day at Dusit Thani with a beach day pass. From there, it’s just a five-minute walk to AmiSa—schedule a visit with us ahead of time and walk over at your convenience. After your viewing, return to the resort for a sunset dinner at Benjarong, renowned for its authentic Thai cuisine.
Short on time? Enjoy a cocktail or coffee at The View, Dusit Thani’s open-air lobby bar, relax at the Sunset Sports Bar, or treat the kids to ice cream at the Deli. Each venue offers one of the best vantage points on the island to watch the sun set behind the hills of Cebu and the city skyline.
Amisa Amenities
- Large adult swimming pool
- Large children’s pool (currently under renovation; expected completion December 2025)
- Gym (under renovation; expected completion December 2025)
- Game room (under renovation; expected completion December 2025)
- Grilling area and tennis court (under renovation; expected completion December 2025)
Amisa residents also enjoy access to the Dusit Thani beach, restaurants, and the NuStar Resort shuttle service. Use of resort amenities such as the gym and swimming pool is available for an additional membership fee (see details at the end of this writeup).
Development Plans
AmiSa currently consists of three completed towers—Tower A (2011), Tower B (2012), and Tower C (2013)—with each tower completed roughly a year apart. Tower D broke ground in August 2023 and is projected to be completed by 2027.
The master plan includes a total of six residential towers, along with a planned commercial space near the main entrance by the guard house. As of now, there are 474 residential units across Towers A, B, and C, which places the development on the lower-density side for a beachfront property.
Once all six towers are completed, the total unit count is expected to reach around 800. However, it's important to note that most owners use their units only occasionally as vacation homes. Daily occupancy remains low—currently below 10%—making the community exceptionally quiet and peaceful, with minimal foot traffic and a consistently relaxed atmosphere.
Condo Dues
- Tower A: 15 Floors (131 Units)
- Tower B: 19 Floors (155 Units)
- Tower C: 19 Floors (188 Units)
- Tower D: 16 Floors (176 Units) - Building expected to be completed in 2027
- Tower E: 10 Floors (No floorplans yet – approx. 90 units estimated)
- Tower F: 10 Floors (No floorplans yet – approx. 90 units estimated)
Condo Dues
₱80 per square meter per month
This monthly condo association fee is relatively low and covers basic operating expenses such as security, electricity, water for common areas, landscaping, and so on. However, given the modest fee structure, future special assessments should be expected to cover major repairs or capital improvements. This is common in many developments in the Philippines, where long-term capital budgeting is often lacking.
The last special assessment was done in May 2023. It was for building modifications related to fire escape pressurization and window coverings—costs some unit owners believe should have been covered by the developer. This led to ongoing discussions between residents and property management about accountability and cost sharing.
Other Information
Other Information
Clubhouse Repairs
The clubhouse is under renovation as of June 30, 2025, and is expected to be completed by December 2025. The gym is also closed during this time since it’s located inside the clubhouse. The damage was caused by Typhoon Odette (December 2021). Repairs were partly funded by insurance and the rest by the developer. As of now, no cost has been passed on to residents.
The clubhouse is under renovation as of June 30, 2025, and is expected to be completed by December 2025. The gym is also closed during this time since it’s located inside the clubhouse. The damage was caused by Typhoon Odette (December 2021). Repairs were partly funded by insurance and the rest by the developer. As of now, no cost has been passed on to residents.
Property Management
As of May 31, 2025, Staten Property Management Inc. (a subsidiary of Robinsons Land) manages the development. Previously, it was managed by Jones Lang LaSalle (JLL), but there were frequent staff changes and management issues. RLC likely took over to improve the property as they launch Tower D. In the future, it may make sense to manage each building separately to avoid newer buildings shouldering the costs of older ones.
As of May 31, 2025, Staten Property Management Inc. (a subsidiary of Robinsons Land) manages the development. Previously, it was managed by Jones Lang LaSalle (JLL), but there were frequent staff changes and management issues. RLC likely took over to improve the property as they launch Tower D. In the future, it may make sense to manage each building separately to avoid newer buildings shouldering the costs of older ones.
Occupancy
Most owners use their units as vacation homes. Day-to-day occupancy is low, and the area is peaceful, with very little traffic due to its location at the end of the peninsula.
Most owners use their units as vacation homes. Day-to-day occupancy is low, and the area is peaceful, with very little traffic due to its location at the end of the peninsula.
Parking
Parking is sold separately, but there is currently free ground-level parking available for residents and guests.
Parking is sold separately, but there is currently free ground-level parking available for residents and guests.
Unit Condition
It’s important to inspect the condition of the specific unit you are buying. While buildings are built to similar specs, unit conditions vary—especially for units that have been unoccupied for long periods.
It’s important to inspect the condition of the specific unit you are buying. While buildings are built to similar specs, unit conditions vary—especially for units that have been unoccupied for long periods.
Developer Prices vs. Resale
Developer prices for ready-for-occupancy (RFO) units in Towers A, B, and C are almost double the resale market prices. Pre-selling units in Tower D are two to three times more expensive than resale units.
Developer prices for ready-for-occupancy (RFO) units in Towers A, B, and C are almost double the resale market prices. Pre-selling units in Tower D are two to three times more expensive than resale units.
Dusit Thani – Mactan Cebu Resort Information
Beach & Restaurant Access
As a resident of AmiSa, you have walking access to the Dusit Thani resort boardwalk and beachfront. You can also enjoy several restaurants within walking distance:
AmiSa has a basic gym (under renovation), but residents can also join the Dusit Thani fitness center:
This summary was completed by Hermann Haller on August 5, 2024. Periodic updates will be made to reflect any changes. Thank you for reading!
As a resident of AmiSa, you have walking access to the Dusit Thani resort boardwalk and beachfront. You can also enjoy several restaurants within walking distance:
- Benjarong – Upscale Thai cuisine
- Rami – Korean barbecue
- Tradewinds Café – Casual all-day dining
- Sunset Bar & Restaurant – Beachfront dining
- The View – Open-air lobby bar
- The Deli – Café and ice cream shop
- Weekends: ₱2,850 per adult, ₱1,425 per child (ages 5–12)
Includes Saturday international lunch buffet or Sunday set menu - Weekdays: ₱2,150 per adult (includes ₱1,000 F&B credit), ₱1,075 per child (includes ₱700 F&B credit)
AmiSa has a basic gym (under renovation), but residents can also join the Dusit Thani fitness center:
- ₱30,000 per year or ₱4,000 per month
- Includes 5 complimentary pool passes per month and discounts on dining and spa services
This summary was completed by Hermann Haller on August 5, 2024. Periodic updates will be made to reflect any changes. Thank you for reading!
| Address: | Amisa Private Residences |
| Area: | Cebu |
| Sub-Area | Punta Engaño, Lapu-Lapu City |
| Developer: | Robinsons Land |
| Management Company: | Staten Property Management |
