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Best Time to Buy Properties Dito

San Jose, Coron | 11ha | ₱40M | ~150m road frontage If you’re looking for a true landbank play in Coron—not a “tiny, overpriced resort lot,” but a parcel you can masterplan, phase, and monetize—this is the type of property that actually pencils out. We’re offering 11 hectares (110,000 sqm) in San Jose, Coron, Palawan with approximately 150 meters of frontage along a main concrete 2-lane road, priced at ₱40,000,000. That’s roughly ₱364/sqm—a wholesale entry point for a road-front asset in a market where small lots price like retail and large tracts often suffer from access risk. 1) Frontage = the value engine and the exit strategy. In real estate development, access and frontage are what you can monetize first. With ~150m road frontage, you can create a frontage strip that carries the project cashflow early—then hold or develop the backland. Think of the site as two assets in one: Front strip (monetizable early): roadside commercial/service lots, small warehouse/supply hub, staff housing, mixed-use frontage, transport/logistics support. Backland: low-impact eco concept, farm/estate model, phased residential, or future JV with an operator. 2) Coron demand isn’t hypothetical—it’s proven through air traffic and tourism flow. The Busuanga gateway airport serving Coron recorded ~587k passenger movements in 2024 (sum of airline totals in CAAP’s annual passenger movement table). That throughput sustains the tourism economy and the less-visible demand that developers actually profit from: housing, supplies, warehousing, staff accommodation, support services, and expansion corridors. 3) Your pricing sits in the “bulk + access” band, not the distressed band. Publicly-listed comparables in the Coron/Calamianes area show bulk-land asking prices that vary widely based on title quality and access. Your implied price (~₱3.64M/ha) aligns closely with other “bulk + road access” listings in nearby markets (e.g., Busuanga/Culion comps with road access and/or titled positioning). Meanwhile, some large tracts marketed with weaker documentation (e.g., tax declaration) sit much lower per hectare—exactly why your frontage + de-risked documentation package is what protects value. What Coron developers must respect (and how you de-risk it) Palawan projects are not “build-first” environments. Development feasibility commonly hinges on clearances under the Strategic Environmental Plan / ECAN framework and local zoning/locational clearances. A developer-ready seller wins by pre-answering the risk questions. Your developer-ready due diligence packet should highlight: Proof of title status / clean chain (or the cleanest defensible pathway) + verification route (LRA process). Site survey + bearings + verified frontage measurement (developers buy certainty). Initial screening for land classification / constraints consistent with intended use, and a clear pathway for required clearances under Palawan’s framework. A practical developer concept: Phase 1 (0–24 months): Frontage Monetization Subdivide/lease frontage for: convenience retail, services, storage, transport hub, staff housing, mixed-use micro-commercial. Goal: generate cashflow and validate the corridor while holding the backland. Phase 2 (24–60 months): Backland Value Creation Either: (a) eco-low impact development, (b) planned residential / estate lots, or (c) packaged JV with a tourism/hospitality operator once permits and market timing align. This structure is exactly why ₱40M is defensible: you’re not pricing it like a farm lot—you’re pricing it like a phased landbank with a cashflowable frontage. How to position the ₱40M ask to developers The anchor line: “₱364/sqm for an 11-hectare tract with ~150m frontage on a main concrete road in Coron’s growth market—priced for developers, not retail buyers.” Then back it with macro demand proof (airport throughput) and the comp band showing this sits in the reasonable “bulk + access” bracket. For inquiries, please email or call 📩 rncbarraquias@gmail.com 📱0917 690 3668 Viber WhatsApp Globe 👩🏻‍💻FB Messenger:   / 1anrxnbc9h   Salamat po! Music from the Epidemic Sound. Try it for free: https://share.epidemicsound.com/w48pjx Ciao!