If you have been looking for a beach property in the Philippines that actually makes financial sense — a place where you can wake up to the ocean, rent it out when you are not using it, and still have money left over compared to buying from a developer directly — then you need to read this.
I am Kris Chavez, a DMCI Accredited In-House Agent. I have been helping Filipinos and OFWs invest in DMCI properties since 2016. And I want to be direct: this listing is the best resale beach condo opportunity I have personally encountered this year.
Here is exactly why — in full detail — so you can make an informed decision.
What Is Solmera Coast?
Solmera Coast is a DMCI Homes leisure development located in San Juan, Batangas — one of the most prized beach destinations in the Philippines, just 2 to 3 hours from Metro Manila via STAR Tollway.
Unlike typical condominiums in the city, Solmera Coast was designed as a condotel-style leisure property: units come fully furnished, and owners can enroll their units in a rental pool to earn passive income from short-term beach vacationers when the property is not personally being used. This is the kind of asset that serves two purposes simultaneously — a personal beach house and a working investment.
The development sits directly on the coastline with beach and sea views available from select units. The Kartika building is one of several towers within the complex, and Unit 505 on the 5th floor is a beach-facing unit — meaning your primary view from the balcony is the South China Sea.
San Juan, Batangas has seen consistent tourist growth year over year. It sits between Laiya Beach and Playa Laiya — two of the most visited beach strips in Calabarzon. Short-term rental demand from Manila tourists is high, especially on weekends and holidays. Beach-facing units command a significant premium in nightly rental rates over garden or pool-view units.
The Unit: Kartika 505
Unit Specifications
- Unit type: Studio — Type A.1
- Gross area: 34.5 SQM (30 SQM inner + 4.5 SQM balcony)
- Building: Kartika, Solmera Coast
- Floor: 5th floor, Unit 505
- View: Beach-facing (South China Sea)
- Furnishing: Fully furnished — move-in or rent-out ready at turnover
- Turnover: May 2027
- Location: San Juan, Batangas, Philippines
Kartika building — 5th floor plan showing Unit 505 location and beach-facing orientation
Studio Unit Type A.1 layout — 34.5 SQM gross, 30 SQM inner + 4.5 SQM beach-facing balcony
Why Resale? Why Not Buy From DMCI Directly?
This is the most important question to answer — and the answer is simple: you cannot buy from DMCI directly anymore.
Solmera Coast is completely sold out at the developer level. DMCI Homes has no remaining inventory in this project. The only way to own a unit at Solmera Coast today is through the resale market — from an existing owner who purchased during the original launch.
This changes the dynamics significantly:
- No new supply means upward price pressure. As Solmera Coast approaches turnover and the condotel starts operating, demand for units will rise while supply is fixed. Resale prices will only go up.
- You inherit a near-turnover unit. Instead of waiting 3–5 years for a pre-selling project, you are buying a unit that turns over in less than 12 months.
- Fully furnished is already priced in. A new pre-selling studio in a comparable leisure project would still need furniture, appliances, and interior work. This unit arrives ready.
"When a DMCI leisure property is sold out, the next buyer always pays a premium. This seller is offering below that market premium — it is a window that closes as soon as turnover approaches."
The Numbers: What You Actually Pay
Price Comparison
The current DMCI market price for a comparable unit at Solmera Coast is ₱8,806,850.00. This owner is offering their unit at ₱8,486,219.92 — a savings of ₱320,630.08.
Official payment computation sheet — April 2026 · ₱8,486,219.92 offer price with full breakdown
Full Payment Breakdown
This unit follows a structured payment schedule that is very manageable — particularly for buyers who have savings or OFW remittance income to cover the equity phase, with the balance financed through a bank or Pag-IBIG loan.
| Payment Item | Amount (PHP) | Timing |
|---|---|---|
| Earnest Money / Reservation | ₱200,000.00 | Upon signing |
| Downpayment — Tranche 1 (DP1) | ₱1,086,981.76 | Lump sum |
| Transfer Fee | ₱70,000.00 | Upon transfer |
| Remaining DP — Monthly Installment | ₱287,618.16 | ₱23,968.18/mo × 12 months |
| Monthly Payment | ₱23,968.18 / month | May 2026 – Apr 2027 |
| Closing / Miscellaneous Fees | ₱752,220.00 | Near turnover |
| Loanable Balance (Bank / Pag-IBIG) | ₱6,089,400.00 | At turnover — May 2027 |
| Total Offer Price | ₱8,486,219.92 | All-in |
The monthly downpayment of ₱23,968 is highly manageable on an OFW income. The balance of ₱6,089,400 can be financed through a Pag-IBIG housing loan (up to ₱6M for active members) or a bank housing loan. Kris can walk you through the full loan application process and assist with remote signing of documents.
5 Reasons This Is a Smart Buy Right Now
1. It is sold out from the developer
You simply cannot buy a new Solmera Coast unit from DMCI. The project is 100% sold out at the developer level. This resale listing is one of the few remaining ways to enter the project — and supply will only decrease as more owners hold long-term.
2. Beach-facing units are the rarest and most valuable
Within Solmera Coast, not all units have a beach view. Unit 505 on the 5th floor of Kartika is explicitly beach-facing — the balcony looks directly toward the sea. In the short-term rental market, beach-view units command a 20–40% premium in nightly rates compared to garden or interior-facing units in the same building.
3. Fully furnished means zero setup cost at turnover
Most pre-selling condos require buyers to furnish the unit themselves after turnover — a cost that typically runs ₱200,000 to ₱500,000 for a studio. This unit is fully furnished by DMCI as part of the condotel package. You spend nothing on furniture. On day one of turnover, the unit is guest-ready.
4. You save ₱320,630 versus the current market
This is not a small discount. ₱320,630 is more than a year of monthly downpayments. The seller is pricing below comparable resale listings in Solmera Coast because they need to sell quickly. That urgency is your opportunity.
5. Turnover is in May 2027 — less than a year away
You are not waiting for a distant pre-selling project. You are buying a unit that turns over in approximately 11 months. That means your income clock starts ticking in 2027 — not 2029 or 2030. The sooner the unit is in your name and enrolled in the rental pool, the sooner it starts generating cash flow.
This is a single unit from a single seller. When it is gone, it is gone. As turnover approaches, owners who are still holding Solmera Coast units will have less incentive to sell — and those who do will ask for a premium. Securing this unit now, at the current offer price, closes before that window does.
What About Rental Income?
Solmera Coast operates a condotel rental management program. Once turned over, you can enroll your unit in the pool and earn passive income from beach tourists and vacationers without doing any of the work yourself — DMCI's management arm handles bookings, housekeeping, and guest coordination.
San Juan, Batangas is a year-round destination. While peak season runs from December through April, the town sees steady weekend demand throughout the year. A beach-facing studio like Unit 505 is well-positioned to maintain high occupancy — particularly during the holiday season and Holy Week, when nightly rates spike significantly.
Rental income from a condotel unit in this location can help offset loan amortization, making the asset partially or fully self-sustaining after the loan kicks in at turnover.
Is This Right For You?
This unit is an ideal match for:
- OFWs looking for a Philippine asset that earns while they are abroad — fully managed, beach-facing, no maintenance headache
- Manila-based families who want a beach house without the full cost of a standalone property in Batangas
- Investors seeking a sold-out DMCI leisure property with strong short-term rental yield potential
- Early retirees or near-retirement buyers who want a future vacation home that earns now and becomes personal use later
- First-time beach property buyers who want the credibility and quality of a DMCI development with a payment schedule that fits a regular income
If you do not fit any of those profiles — that is fine. But if you do, and you have been waiting for the "right time" to get into a beach property, I would argue this unit is as close to a right-time-right-price-right-location convergence as I have seen in this market.
Frequently Asked Questions
Ready to Own This Beach Unit?
This is a single listing from a motivated seller. Message Kris directly to confirm availability and get your full computation sheet — no pressure, no fees to buyers.
