A beachfront address that cannot be rebuilt
Punta Engaño is one of Cebu’s established luxury resort corridors, and the shoreline is finite. Aruga sits on 270 metres of it, 11 km from the international airport.
Punta Engaño · Lapu-Lapu City · Cebu
Beachfront living,
done Rockwell
Tower 2 is now selling. One hundred and six residences on 270 metres of Mactan shoreline, eleven kilometres from the airport.
- Estate size
- 5.2hectares in Punta Engaño
- Tower 2 floors
- 22floors, 3–7 units per floor
- Total residences
- 106units only in Tower 2
- Target turnover
- May 2031launched November 2025
The estate
A resort that happens to have residents, on 5.2 hectares of Punta Engaño.
Aruga Resort and Residences is Rockwell Land’s beachfront address in Cebu — two residential towers and twenty-two private villas set behind a single guarded entrance, sharing a hotel, a thousand-square-metre grand pool and 270 metres of shoreline.
Tower 2 launched in November 2025 and is the newest inventory on the estate. Twenty-two floors, three to seven residences per floor, one hundred and six units in total. It is a deliberately small building on a site that could have held far more.
Look at the floor areasWhy owners choose it
Six reasons this address holds its value.
Only 106 residences in Tower 2
Three to seven units per floor. Low density is what separates a Rockwell address from a high-rise investment product, and it is what protects resale value.
Generous floor areas as standard
One-bedroom residences begin at 66–73 sqm — larger than most two-bedroom units elsewhere in Cebu. The largest residence runs to 275 sqm with a deck.
Equity spread over 53 months
Twenty per cent of the price is spread across 53 months before turnover, with 70% payable in cash or through bank financing at handover in 2031.
A hotel operating on the same estate
Grand ballroom, five food and beverage outlets, a 1,000 sqm grand pool. Residents live beside a serviced resort rather than a bare condominium podium.
Built and managed by Rockwell Land
Controlled access, CCTV monitoring, standby power and Rockwell property management — the same operating standard as Rockwell Center Makati.
Tower 2 residences
Four layouts with current computations, and the full range behind them.
Prices below are live samples from the July 2026 schedule and already include parking where noted. Figures move with floor level and orientation.
One Bedroom
The entry point into Tower 2. A 73 sqm residence with a pocket door separating the bedroom, a full SMEG-equipped kitchen and a private balcony.
- Total investment
- ₱31,866,495
- Monthly for 53 months
- ₱120,250.92
- Per sqm
- ₱436,527
Includes one parking slot valued at ₱1.5M
Ask about the One BedroomMost requested
Two Bedroom
The most requested layout. 108 sqm with a proper dining area, Bianco Carrara marble vanities and 2.40-metre glass windows facing the water.
- Total investment
- ₱46,670,103
- Monthly for 53 months
- ₱176,113.60
- Per sqm
- ₱432,131
Includes one parking slot valued at ₱1.8M
Ask about the Two Bedroom
Three Bedroom
A 166 sqm family residence with a separate service area, and living spaces wide enough to hold both the Magellan Bay and Hilutungan Channel views.
- Total investment
- ₱76,365,122
- Monthly for 53 months
- ₱288,170.27
- Per sqm
- ₱460,031
Includes two parking slots valued at approx. ₱3.3M. Reflects a stated 2% promotional discount — please reconfirm availability.
Ask about the Three Bedroom
Four Bedroom with Deck
The largest residence in the tower. 275 sqm across the corner of the floor plate, with an outdoor deck that runs the length of the living areas.
- Total investment
- ₱122,615,979
- Monthly for 53 months
- ₱462,701.81
- Per sqm
- ₱445,876
Indicative inventory pricing. Obtain a Rockwell-issued computation for the specific unit before signing.
Ask about the Four Bedroom with DeckEvery Tower 2 layout
| Layout | Approx. floor area | Notes |
|---|---|---|
| 1BR Premiere | 66 sqm | Efficient one-bedroom with balcony |
| 1BR Executive | 71 – 84 sqm | Larger one-bedroom layouts |
| 2BR Premiere | 104 – 112 sqm | Two bedrooms, sea or bay orientation |
| 2BR with Deck | 135 sqm | Extended outdoor deck |
| 3BR Premiere | 144 – 172 sqm | Family layout with maid’s room |
| 3BR with Deck | 177 – 192 sqm | Wide-frontage deck residences |
| 4BR with Deck | 275 sqm | The largest Tower 2 residence |
Overall estate pricing runs from ₱18.8M – ₱247.2M for residences and ₱64M – ₱127.5M for villas.
How it is paid
Ten now, twenty spread over fifty-three months, seventy at turnover.
Choose a residence to see the actual figures. Every number below is calculated from the July 2026 Tower 2 schedule.
Total investment · Two Bedroom, 108 sqm
₱46,670,103
Includes one parking slot valued at ₱1.8M
On booking
Months 1 – 53
Turnover, May 2031
On booking
- Reservation fee₱100,000
- 10% initial, less reservation₱4,567,010.30
Monthly for 53 months
₱176,113.60
20% of the price — ₱9,334,021 — spread interest-free until turnover.
At turnover
- 70% balance₱32,669,072.10
- If financed, 15 yrs @ 8%₱312,202.67/mo
Bank financing is illustrative at 8% per annum over 15 years. Actual rates are set by your bank at drawdown.
Get this computation by emailWalkthrough
See the estate the way it is actually approached — from the water.
Walkthrough video
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Amenities
Two sets of facilities. One is only for residents.
The residential floors carry their own pool, wellness centre and function rooms. The hotel next door adds a ballroom, five dining outlets and a thousand-square-metre pool.
Swimming Pool
180 sqm
Function Room
170 sqm
Wellness Center
Jacuzzi, treatment rooms, sauna — 100+ sqm
Fitness Center
Gym and yoga studio
Two Dining Areas
Residents only
Children’s Play Area
Indoor kids’ room and outdoor lawn
Multimedia Room
Screening and games
Library Lounges
Two quiet lounges
On the hotel side
- Grand Ballroom
- Multipurpose Pavilion
- Grand Pool
- Lobby Lounge
- All-Day Dining
- Specialty Restaurant
- Pool Bar
- Sky Bar & Executive Lounge
Model unit — 2.40-metre glass windows and an accent headboard with recessed lighting.
What you receive
Delivered finished, down to the oven.
Residences are turned over with flooring, cabinetry, appliances and stone surfaces installed. Beachfront-facing units carry additional upgrades, marked below.
Living room
- Wood-like tile flooring
- Painted plaster walls
- TV niche with wooden slats and built-in cabinet
- Pocket doors on all 1BR units
Bedroom
- 2.40-metre glass windows
- Accent headboard with recessed lighting
- Fully laminated closet doors with rope lighting
Kitchen
- Quartz countertop
- SMEG or equivalent appliances
- Rangehood, cooktop, built-in oven, refrigerator
- Mirror or textured tile backsplash
Toilet & bath
- Bianco Carrara marble countertop
- Fully tiled bathroom walls
- Medicine cabinet with rope lighting and accent mirror
Balcony
- Every residence has a balcony
- Glass balustrade with timber handrail
Gallery
The estate as it stands today.
Construction photography of Tower 1, the villas and the completed common areas, plus model unit interiors.
Location
The far end of Punta Engaño, where Mactan stops being a highway.
5097 Punta Engaño Road, Lapu-Lapu City — past Shangri-La and Mövenpick, at the point where Magellan Bay meets the Hilutungan Channel.
Getting there
- Mactan-Cebu International Airport 11 km 20–25 minutes
- Cebu IT Park 20 km 40 min – 1.5 hrs
- Cebu Business Park 20 km 40 min – 1.5 hrs
- Cebu South Road Properties 28 km 50 min – 2 hrs
- Mactan Liberty Shrine 4.4 km 10 minutes
- Crimson Resort & Spa 7.5 km 15 minutes
Drive times vary with bridge traffic. The Mactan-Cebu International Airport figure is the one that matters most to owners flying in.
One hundred and six residences. Availability changes weekly.
Ask for the current inventory list and we will send the floors, orientations and prices still open in Tower 2.
Questions
The ones buyers ask first.
When is turnover?
Tower 2 has a target turnover of May 2031. Tower 1 and the villas are further along — the tower is topped out and the villas, main lobby and residential pool are complete.
What is the payment structure?
A ₱100,000 reservation fee, the balance of the 10% initial investment on booking, 20% of the price spread across 53 months, and the remaining 70% due at turnover in cash or through bank financing.
Can a foreigner buy here?
Yes. Foreign nationals may own condominium units in the Philippines provided foreign ownership in the building does not exceed 40%. The villas, which include land, are restricted to Filipino citizens and majority Filipino-owned corporations.
Is parking included?
The sample computations shown include parking — one slot for the 1BR and 2BR samples, two for the 3BR. Parking is priced separately from the unit and confirmed on the official quotation.
Can I have the unit leased out?
Yes. Aruga operates a hotel on the same estate, and leasing is commonly arranged through Rockwell’s property management or an accredited operator. Terms are agreed closer to turnover.
What other costs should I budget for?
Beyond the price: value added tax where applicable, transfer and registration costs, association dues on turnover, and any bank charges if you finance the 70% balance.
Something not covered here? Send the question through and you will get a written answer, not a call-back script.